Forest Glen, Naples Florida
Bishopwood West at Forest Glen trades a few coach homes a year and none was listed on 26 September 2026. McGreevy and Comisar value yours from the MLS and county sales of your plan, free and in writing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a coach home at Bishopwood West at Forest Glen, the honest answer to what it is worth starts with two questions no online estimate asks: which plan, and which of the three condominiums. Bishopwood West is 104 coach homes in 26 two-story buildings of four, built 2000 to 2002, in three plans the county measures at 1,869, 1,897 and 2,193 square feet, split between Loblolly Bay Drive and Bishopwood Court West. Few of them come up for sale. Across the 60 months to 26 September 2026, the first window that holds ten or more Bishopwood West closings, the Southwest Florida MLS recorded 15 closings at a median of $595,000, from $450,000 to $630,000, at a median 98.44 percent of the final list price, and only one closed in the latest twelve months. Everything about the neighborhood itself, from the three declarations to the flood map, lives on our Bishopwood West at Forest Glen neighborhood guide, and the whole community sits on our Forest Glen Golf and Country Club community guide. This page does one job: it shows how a Bishopwood West coach home is actually valued, sale by sale, from the Southwest Florida MLS and Collier County’s recorded deeds, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Bishopwood West at Forest Glen coach home is worth what its plan, its street, its building’s flood zone and its condition support. Across 15 Southwest Florida MLS closings in the 60 months to 26 September 2026, Bishopwood West sold at a median of $595,000, from $450,000 to $630,000, and Collier County recorded 12 qualified resales in 36 months at a median of $594,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
We tracked every one of the 35 Bishopwood West closings the Southwest Florida MLS recorded in the ten years to 26 September 2026, and all 12 of the county’s qualified Bishopwood West resales in the 36 months since September 2023, before we wrote a single figure on this page.
Bishopwood West resolves into two families of plan on two streets. The two-bedroom-plus-den plan, entered at 1,869 square feet, closed four times in 60 months, every one on Loblolly Bay Drive in Bishopwood West I: $509,500 in April 2022, $505,000 in November 2022, $485,000 in June 2025 and $450,000 in March 2026. The three-bedroom plans closed eleven times, from $465,100 in December 2021 to $630,000 in March 2023, and the eight three-bedroom closings since 2023 all landed between $550,000 and $630,000. A renovated two-bedroom-plus-den can still sell close to an untouched three-bedroom, which is exactly why we price from the plan and then walk the home.
The 60-month median of $595,000 is the eighth of fifteen sales, and it describes the three-bedroom 2,193 square foot plan far better than the 1,869 square foot plan, which has not closed above $509,500 in five years. It also leans on 2022 and 2023, when this neighborhood was closing at or above list. The five closings of the latest 24 months had a median of $550,000, and the only closing of the latest twelve months was $450,000. A seller who prices from the 60-month median without reading the plan and the year is pricing someone else’s home in someone else’s market.
We value a Bishopwood West coach home from three records laid over one another. The Southwest Florida MLS gives us brokered closings with the final list price, the sold price, days on market and the living area each listing agent entered. Collier County’s recorded, state-qualified sales give us the transfers that never touched a listing, and the 2026 preliminary roll gives us base area, assessed value, taxes and homestead status for all 104 homes. The association, flood and condominium records give us the governance layers, the building’s FEMA zone and the resale file your buyer will underwrite. Then we walk the home, because the kitchen, the baths, the roof history of the building, the storm protection and the view are the variables no record captures.
McGreevy and Comisar should value your Bishopwood West at Forest Glen coach home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, plan by plan and street by street, we read the three condominium records, the commons association and the flood file before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your coach home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole Bishopwood West market, 35 MLS closings over ten years and 12 qualified county resales over three, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale in Bishopwood West, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the condominium, commons and master association paperwork your buyer will ask for. Marc Comisar walks the coach home and judges condition, storm protection and outlook against what has actually closed in your plan. Read more on the about McGreevy and Comisar page.
Bishopwood West is the most owner-occupied condominium family in Forest Glen: 58.7 percent of its 104 homes carry a homestead exemption on the 2026 preliminary roll, the highest share of any Forest Glen condominium family, and owners who live here year round rarely sell. The MLS recorded one Bishopwood West closing in the twelve months to 26 September 2026, and on that date not one Bishopwood West home was listed for sale. That cuts both ways. Your listing competes with nothing inside the neighborhood, and it also has no recent sale of its own plan to lean on, so the buyer’s appraiser reaches back a year or more and across the gate to Barrington. The number has to be right on the first day, because there is no neighbor’s listing to reset the conversation.
This page answers what your coach home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, the three estoppels and the Chapter 718 package, read our guide to selling your home in Bishopwood West at Forest Glen. If you are buying your next home inside the same gates, perhaps moving from a three-bedroom coach home to a Jungle Plum single-family home or from a condominium to a Periwinkle villa, start with buying a home in Bishopwood West at Forest Glen so the sale and the purchase run on one timeline. For the community-wide valuation picture across all seven neighborhoods, see our Forest Glen home valuation page.
These are the Bishopwood West at Forest Glen valuation facts that decide most prices on Loblolly Bay Drive and Bishopwood Court West, each drawn from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, or the state condominium and flood records, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A Bishopwood West at Forest Glen coach home is valued by narrowing the product and widening the window: same plan, same condominium, matched building flood zone and condition, then sales across enough months to be meaningful, adjusted for the neighborhood’s own recorded trend and tested against Barrington’s identical plans and the empty Bishopwood West shelf.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The street does not settle it. Bishopwood West I sits on Loblolly Bay Drive, addresses 3902 to 3914, beside the four-story Britannia condominiums that share the same street, and Bishopwood West II and III sit on Bishopwood Court West, addresses 3954 to 3990. Bishopwood East is across the community on Bishopwood Court East. A model keyed to “Loblolly Bay Drive” blends a coach home with a Britannia elevator condominium, and a model keyed to “Bishopwood” blends a coach home with a garden home. We confirm the condominium from the deed’s legal description before choosing a single comparable.
The state roll carries three plans across all 104 homes: 1,869 square feet (34 homes), 1,897 square feet (18) and 2,193 square feet (52). In the MLS the 1,869 square foot plan appears as a two-bedroom-plus-den, and the 1,897 and 2,193 square foot plans as three-bedroom homes. Listing agents do not always enter the county’s number: the MLS rows include 1,848, 1,900 and 2,183 square foot entries as well as the county’s three. We sort each sale back to its plan by bedroom count and condominium, then compare like with like.
Each Bishopwood West home belongs to one of three condominiums, Bishopwood West I, II or III, each with its own declaration, its own board and its own budget, all under the umbrella Bishopwood West Commons Association. Two coach homes of the same plan in different condominiums can carry different assessments, different reserve positions and a different flood zone. We read the building before we read the price.
Every Bishopwood West building holds four homes, two on the ground floor and two above, with no elevator. Some buyers pay for the upper level’s outlook and privacy, others for no stairs. The MLS rows we publish withhold unit numbers, and the county roll values units by plan rather than by floor or view, so no Bishopwood West floor or view premium can be calculated from this record. We match the floor and the outlook from the closed listings themselves and say so when the sample is too thin to measure.
Every Bishopwood West building is now 24 to 26 years old, built in one tight window that straddles Florida’s first statewide building code of March 2002. The Florida Building Code design wind speed here is 163 mph, inside the wind-borne debris region, so replacement windows and doors must be impact-rated or protected. The kitchen, the baths, the flooring, the air conditioning, the water heater and any impact glass or shutters separate two homes of the same plan by tens of thousands of dollars. No record captures them, so we see the home.
Every Bishopwood West buyer inherits three bills: the phase’s condominium assessment, the Bishopwood West Commons Association fee, and the Forest Glen master association and club dues, billed together on one quarterly statement. None of the three publishes its budget on a public page, and the figures that circulate online cite no document, so we do not repeat them. The number for your home lives in each association’s adopted budget and on its estoppel certificate, and we put it in your valuation file before we price.
On FEMA’s current map, panel 12021C0418J, effective February 8, 2024, 10 of the 26 Bishopwood West buildings are mapped Zone AH, including all nine buildings of Bishopwood West III. FEMA issued Letters of Map Amendment in 2012 that removed Bishopwood buildings from the flood hazard area under the old map, and FEMA’s current layer lists those letters as not incorporated into the 2024 map. Whether your building is AH or X decides whether a lender requires flood insurance, so the zone goes into the file with the price.
With one closing in twelve months, a ninety-day comparable search returns nothing. We widen the window inside your plan to 36, 60 or 120 months and adjust older sales with Bishopwood West’s own record, which the MLS carries year by year from 2016. That matters here because a 2023 comparable from the peak overstates today’s market and a 2020 comparable badly understates it: the 2,193 square foot plan closed at $360,000 in December 2020, $630,000 in March 2023 and $585,000 and $595,000 in 2025.
Finally we test the opinion of value against Barrington at Forest Glen, the community’s other coach-home neighborhood, which uses the same 1,897 and 2,193 square foot plans, and against the Forest Glen listings a buyer can tour this week. On 26 September 2026 no Bishopwood West home was listed, and Barrington’s two actives, both 1,897 square feet, asked $550,000 and $575,000. A price that ignores what the buyer can see next door, or that assumes the 2022 bidding window still exists, is a price that sits.
Bishopwood West at Forest Glen coach homes are worth different amounts by plan. On the Southwest Florida MLS over 60 months, the 1,869 square foot two-bedroom-plus-den plan closed at $450,000 to $509,500, and the three-bedroom plans at $465,100 to $630,000, with every three-bedroom closing since 2023 between $550,000 and $630,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 1 | $450,000 (one sale) | one sale | $240.77 | 95.77% | 98 |
24 months | 5 | $550,000 | $450,000 to $595,000 | $266.76 | 95.65% | 98 |
36 months | 7 | $585,000 | $450,000 to $627,000 | $271.32 | 95.77% | 54 |
60 months | 15 | $595,000 | $450,000 to $630,000 | $272.61 | 98.44% | 23 |
120 months | 35 | $361,000 | $235,000 to $630,000 | $181.79 | 97.09% | 42 |
Source: Southwest Florida MLS Matrix, Development Forest Glen, closings to 26 September 2026, retrieved 29 September 2026, each assigned to Bishopwood West by condominium and street. Sold to list divides the sold price by the final list price. The 60-month window is the first to hold ten or more Bishopwood West closings; with 15 closings its median is the eighth sale. The 12, 24 and 36-month windows hold fewer than ten, so their sales are listed individually below.
Bishopwood West at Forest Glen closed 15 coach homes on the MLS in 60 months, from $450,000 on Loblolly Bay Drive to $630,000, and not one was listed for sale on 26 September 2026, so the only number that matters is the one built from your plan, your condominium and your building. The fastest start is the Home Valuation form at the top of this page, or our free Bishopwood West at Forest Glen valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan, with the sources named, plus the association, flood and tax picture your buyer will underwrite. If you would rather talk first, call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples or call Marc at (239) 287-5873 so the sale and the purchase run on one timeline.
The 1,869 square foot plan is the entry price to Bishopwood West, and in 60 months every closing of it was on Loblolly Bay Drive in Bishopwood West I. Four closed: $509,500 in April 2022 after 9 days at 109.6 percent of list, $505,000 in November 2022 after 80 days, $485,000 in June 2025 after 3 days at 97.2 percent of a $499,000 list, and $450,000 in March 2026 after 98 days at 95.8 percent of a $469,900 list. The plan has stepped down each time it has traded since 2022, which is the single most important fact for a 1,869 square foot seller. Over ten years it also closed at $235,000 in January 2020 after 212 days, a reminder of how far the neighborhood has come.
The 1,897 square foot plan, 18 homes on the state roll, is the smaller three-bedroom plan, and it has carried the highest price per square foot in the neighborhood. Two closed at the county size in 60 months: $605,000 in March 2023 after 3 days, and $615,000 in May 2024 after 23 days at its full $615,000 list. A third three-bedroom Bishopwood West III home, entered at 1,848 square feet, closed at $550,000 in December 2024 after 369 days, the longest wait of the window. Those three sales run from $297.62 to $324.20 per MLS living square foot, our arithmetic on the rows, above every 2,193 square foot sale of the period.
The 2,193 square foot plan is Bishopwood West’s largest and most common, 52 of the 104 homes, and it appears on both streets. In 60 months it closed eight times at the county size or the 2,183 square foot entry: $465,100 in December 2021, $596,000 in April 2022, $615,000 in December 2022, $600,000 in February 2023, $630,000 in March 2023 on Loblolly Bay Drive, the highest Bishopwood West price on record, $627,000 in January 2024, $585,000 in April 2025 after 275 days and $595,000 in July 2025 after 28 days. The last two were on Bishopwood Court West, and both closed below $600,000 after the plan had held above it for two years.
The county record counts a different population and is the only source that captures qualified sales that never touched the MLS. Over the 36 months since September 2023, the first county window with ten or more qualified Bishopwood West sales, it records 12 qualified resales at a median of $594,000, from $450,000 to $750,000, and none was a first sale from a builder. The newest Bishopwood West recording in the county file is dated March 13, 2026. The Florida Department of Revenue’s 2026 preliminary roll file, which keeps the two most recent sales on every parcel, adds a closer window: five state-qualified Bishopwood West sales in 2025 and early 2026, at a median of $575,000, from $450,000 to $595,000.
County measure | Bishopwood West | Window |
|---|---|---|
Qualified resales, first window with 10 or more | 12, median $594,000, $450,000 to $750,000 | 36 months since September 2023 |
Builder-direct first sales | 0 | same 36 months |
State-qualified sales, roll file | 5, median $575,000, $450,000 to $595,000 | 2025 to early 2026 |
By condominium, roll file | I: 1 at $450,000; II: 3, median $575,000, $545,000 to $585,000; III: 1 at $595,000 | 2025 to early 2026 |
Median 2026 preliminary assessed value | $424,400 (range $228,335 to $461,670) | 2026 preliminary roll |
Median 2026 preliminary tax estimate | $4,042.83 | 2026 preliminary roll |
Homestead share | 58.7% of 104 homes | 2026 preliminary roll |
Source: Collier County Property Appraiser recorded, DOR-qualified improved sales, index built 24 September 2026; Florida Department of Revenue 2026 preliminary tax roll file; Collier County 2026 preliminary roll. Assessed value is the county’s figure for tax purposes, never a price: every Bishopwood West MLS closing since 2022 closed above the median assessed value.
In roughly the same 36 months the county counted 12 qualified Bishopwood West resales and the MLS 7 closings, and the county’s $750,000 high sits $120,000 above any Bishopwood West MLS closing on record. Every one of the county’s twelve was a resale, not a builder sale, so part of this neighborhood’s market trades without a Bishopwood West MLS record, whether as a private sale or under a different coding. The county file does not say which. For a seller that is the reason we read both layers: the county for what sold and at what price, the MLS for how long it took and how close to asking it closed, and never one layer’s price per square foot against the other’s.
Price per square foot tells you where a Bishopwood West at Forest Glen coach home sits against its own plan, not what it is worth. The MLS median was $272.61 per living square foot over 60 months (n=15) and $240.77 on the one closing of the latest twelve months, and the 1,897 square foot plan has carried the highest rate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The MLS divides the sale price by the living area the listing agent entered. The county divides by its own base area. At Bishopwood West the two usually agree, but not always: three-bedroom homes appear on the MLS at 1,848 and 2,183 square feet as well as the county’s 1,897 and 2,193, and one two-bedroom-plus-den appears at 1,900 against the county’s 1,869. Neither figure is wrong and neither may be divided into the other system’s price, so always ask which square foot a quoted figure divides by.
In the 60-month window the two 1,897 square foot closings ran $318.92 and $324.20 per MLS living square foot, and the 2,193 square foot closings ran $266.76 to $287.28 apart from the December 2021 sale at $212.08, our arithmetic on the rows. The 1,869 square foot two-bedroom-plus-den ran $240.77 to $272.61. On our reading, buyers pay for the third bedroom first and the extra 296 square feet second, so the 1,897 square foot plan buys the bedroom count at the lowest ticket, and its rate per foot shows it.
On MLS living area, Bishopwood West’s median ran $181.79 over ten years, $272.61 over 60 months, $271.32 over 36, $266.76 over 24 and $240.77 on the single sale of the latest twelve months. Year by year the median rose from $155.04 in 2019 and $164.16 in 2020 to $287.28 in 2023 and $297.62 in 2024, then eased to $266.76 in 2025. The per-foot level set in 2022 and 2023 has drifted down, not collapsed, and the most recent sale, a 1,869 square foot home, sits at the bottom of the recent range.
Compare your living area only with homes of the same plan, and use the per-foot figure to rank them, not to price yours. Never apply a 1,897 square foot rate to a 2,193 square foot home, never apply the MLS figure to the county’s base area, and treat any figure built on four sales or fewer as a direction rather than a rate. At Bishopwood West, that is every plan in every window shorter than ten years.
Bishopwood West at Forest Glen coach homes recorded 15 Southwest Florida MLS closings in the 60 months to 26 September 2026, from $450,000 to $630,000, and five in the latest 24 months, from $450,000 to $595,000 at a $550,000 median. Every one is listed below, because in a neighborhood this thin each sale is a comparable.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Closed | Street | Condominium | Beds | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
16 Mar 2026 | Loblolly Bay Drive | Bishopwood West I | 2 plus den | 1,869 | $469,900 | $450,000 | 95.8% | 98 |
31 Jul 2025 | Bishopwood Court West | Bishopwood West III | 3 | 2,193 | $635,000 | $595,000 | 93.7% | 28 |
27 Jun 2025 | Loblolly Bay Drive | Bishopwood West I | 2 plus den | 1,869 | $499,000 | $485,000 | 97.2% | 3 |
11 Apr 2025 | Bishopwood Court West | Bishopwood West II | 3 | 2,193 | $650,000 | $585,000 | 90.0% | 275 |
23 Dec 2024 | Bishopwood Court West | Bishopwood West III | 3 | 1,848 | $575,000 | $550,000 | 95.7% | 369 |
17 May 2024 | Bishopwood Court West | Bishopwood West III | 3 | 1,897 | $615,000 | $615,000 | 100.0% | 23 |
31 Jan 2024 | Bishopwood Court West | Bishopwood West III | 3 | 2,183 | $630,000 | $627,000 | 99.5% | 54 |
31 Mar 2023 | Loblolly Bay Drive | Bishopwood West I | 3 | 2,193 | $640,000 | $630,000 | 98.4% | 13 |
28 Mar 2023 | Bishopwood Court West | Bishopwood West III | 3 | 1,897 | $625,000 | $605,000 | 96.8% | 3 |
24 Feb 2023 | Bishopwood Court West | Bishopwood West II | 3 | 2,183 | $600,000 | $600,000 | 100.0% | 60 |
28 Dec 2022 | Loblolly Bay Drive | Bishopwood West I | 3 | 2,193 | $619,900 | $615,000 | 99.2% | 6 |
30 Nov 2022 | Loblolly Bay Drive | Bishopwood West I | 2 plus den | 1,869 | $515,000 | $505,000 | 98.1% | 80 |
29 Apr 2022 | Loblolly Bay Drive | Bishopwood West I | 3 | 2,193 | $525,000 | $596,000 | 113.5% | 5 |
22 Apr 2022 | Loblolly Bay Drive | Bishopwood West I | 2 plus den | 1,869 | $465,000 | $509,500 | 109.6% | 9 |
29 Dec 2021 | Loblolly Bay Drive | Bishopwood West I | 3 | 2,193 | $399,000 | $465,100 | 116.6% | 8 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. Street only; building and unit numbers are withheld. Final list is the list price at close, after any reductions. Eight of the 15 closings were on Loblolly Bay Drive and seven on Bishopwood Court West.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the most recent Bishopwood West closing. On 16 March 2026 a 1,869 square foot, two-bedroom-plus-den Bishopwood West I coach home on Loblolly Bay Drive closed at $450,000 after 98 days on market, against a final list price of $469,900, 95.77 percent of list. Four facts stand out. It was the only Bishopwood West closing in the twelve months to 26 September 2026. It came $35,000 below the same plan on the same street nine months earlier, which closed in June 2025 at $485,000 after 3 days at 97.2 percent of a $499,000 list. It works out to $240.77 per living square foot, the lowest Bishopwood West rate since 2021 and below Forest Glen’s twelve-month median of $242.68. And it took 98 days, more than twice Forest Glen’s twelve-month median of 47.5, in a season when the community closed seven homes in March alone. Three lessons sit in one sale: the plan set the band, the prior sale of the same plan was not a floor, and a list price about $20,000 above where buyers met it was negotiated back over three months even with no competing Bishopwood West listing.
Closed | Street | Condominium | Beds | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
15 Mar 2021 | Bishopwood Court West | Bishopwood West II | 3 | 2,193 | $399,900 | $385,000 | 96.3% | 42 |
22 Dec 2020 | Bishopwood Court West | Bishopwood West III | 3 | 1,897 | $349,700 | $344,850 | 98.6% | 9 |
11 Dec 2020 | Loblolly Bay Drive | Bishopwood West I | 3 | 2,193 | $364,900 | $360,000 | 98.7% | 60 |
30 Nov 2020 | Bishopwood Court West | Bishopwood West II | 2 plus den | 1,869 | $335,000 | $320,000 | 95.5% | 106 |
9 Oct 2020 | Bishopwood Court West | Bishopwood West III | 3 | 1,897 | $360,000 | $352,000 | 97.8% | 62 |
30 Sep 2020 | Bishopwood Court West | Bishopwood West II | 3 | 2,193 | $359,000 | $350,000 | 97.5% | 204 |
21 Apr 2020 | Bishopwood Court West | Bishopwood West III | 3 | 1,897 | $327,900 | $310,000 | 94.5% | 155 |
28 Jan 2020 | Loblolly Bay Drive | Bishopwood West I | 2 plus den | 1,869 | $260,000 | $235,000 | 90.4% | 212 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. These eight complete the 2020 and 2021 record. The same plans that closed at $310,000 to $385,000 in 2020 and early 2021 closed at $585,000 to $630,000 from 2023 on.
Closed | Street | Condominium | Beds | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
18 Jul 2019 | Bishopwood Court West | Bishopwood West II | 3 | 2,193 | $364,900 | $350,000 | 95.9% | 111 |
1 May 2019 | Bishopwood Court West | Bishopwood West III | 3 | 2,193 | $339,900 | $330,000 | 97.1% | 54 |
27 Mar 2019 | Loblolly Bay Drive | Bishopwood West I | 2 plus den | 1,869 | $299,000 | $279,000 | 93.3% | 582 |
26 Feb 2019 | Bishopwood Court West | Bishopwood West III | 3 | 1,897 | $329,900 | $315,000 | 95.5% | 36 |
12 Sep 2018 | Bishopwood Court West | Bishopwood West II | 3 | 2,193 | $359,900 | $350,000 | 97.2% | 22 |
10 Jul 2018 | Bishopwood Court West | Bishopwood West II | 2 plus den | 1,869 | $339,900 | $327,000 | 96.2% | 0 |
14 Jun 2018 | Bishopwood Court West | Forest Glen | 3 | 2,193 | $350,000 | $340,000 | 97.1% | 181 |
6 Jun 2018 | Loblolly Bay Drive | Bishopwood West I | 3 | 2,193 | $339,900 | $310,000 | 91.2% | 14 |
30 Nov 2017 | Bishopwood Court West | Bishopwood West III | 3 | 2,193 | $349,000 | $315,000 | 90.3% | 475 |
19 May 2017 | Bishopwood West | Bishopwood West II | 3 | 2,193 | $369,000 | $361,000 | 97.8% | 16 |
7 Apr 2017 | Bishopwood Court West | Bishopwood West II | 2 plus den | 1,869 | $389,900 | $362,500 | 93.0% | 19 |
28 Oct 2016 | Bishopwood Court West | Bishopwood West II | 2 plus den | 1,900 | $359,900 | $340,000 | 94.5% | 9 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. These twelve complete the 35 closings of the ten-year record. One 2018 row carries only the community name in the MLS subdivision field and is assigned to Bishopwood West by its street; one 2017 row was entered with the street as “Bishopwood West”. The two longest waits in ten years, 582 and 475 days, both came in the flat 2017 to 2019 market.
Across ten years, 35 closings on 104 homes is about three and a half a year, and no calendar year produced more than seven. Seven of the eleven calendar years in the record produced three closings or fewer. That is the rhythm of this neighborhood, and it is why a Bishopwood West valuation reads the whole list rather than a median: the buyer’s appraiser will read the last sale of your plan, whenever it happened, and your file has to explain every dollar above or below it.
Bishopwood West at Forest Glen coach homes took a median of 23 days on market and sold at a median of 98.44 percent of their final list price across 15 MLS closings in the 60 months to 26 September 2026, against 21 days and 97.09 percent across Forest Glen’s 151 closings in the same window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A median of 98.44 percent sounds like a market where buyers pay close to asking. It is partly a memory of 2021 and 2022: three of the 15 closings, from December 2021 to April 2022, sold at 109.6 to 116.6 percent of list within nine days. Since 2023 no Bishopwood West home has closed above 100 percent of list, two closed at exactly 100 percent, and the ratios ran from 90.0 to 100.0 percent. Across the five closings of the latest 24 months the median was 95.65 percent, and the lowest, 90.0 percent, belonged to a 2,193 square foot home listed at $650,000 that closed at $585,000 after 275 days.
This is the yardstick a Bishopwood West seller should use, because it compares named Forest Glen neighborhoods on the decision variables that set a listing strategy, all from the same ten-year MLS pull.
Neighborhood | 24 months: closings, median | 60 months: closings, median | Median $ per MLS living sq ft, 60 months | Median sold to final list, 60 months | Median days on market, 60 months | First window with 10 or more |
|---|---|---|---|---|---|---|
Bishopwood West | 5, $550,000 | 15, $595,000 | $272.61 | 98.44% | 23 | 60 months |
Barrington | 10, $540,000 | 17, $545,000 | $263.57 | 95.74% | 32.5 | 24 months |
Bishopwood East | 15, $400,000 | 34, $412,750 | $288.51 | 95.23% | 20 | 24 months |
Britannia | 20, $310,000 | 63, $337,000 | $253.68 | 97.17% | 21 | 12 months |
Periwinkle Villas | 9, $550,000 | 16, $517,500 | $306.39 | 96.92% | 13 | 36 months |
All Forest Glen | 60, $411,250 | 151, $412,500 | $274.85 | 97.09% | 21 | 12 months |
Source: Southwest Florida MLS Matrix, Development Forest Glen, closings to 26 September 2026, retrieved 29 September 2026, each assigned to its neighborhood by condominium and street. Bishopwood West carries the highest 60-month median of any Forest Glen condominium or villa neighborhood and the fewest closings in this table, 15 against Barrington’s 17 on a similar product and 92 homes. On time to sell, Bishopwood West’s 60-month median of 23 days sits close to Forest Glen’s 21, but its latest 24 months ran a median of 98 days against Barrington’s 34.
On 26 September 2026 Bishopwood West had no active listing against one closing in twelve months, so its months of supply cannot be computed and is effectively zero. Forest Glen as a whole held 13 active listings against 32 closings, about 4.9 months of supply; Barrington held two actives, about 4.0 months, and Bishopwood East four, about 6.9 months, on the same pull. A Bishopwood West seller is the only choice a coach-home buyer has in this neighborhood this week, which argues for a confident price and against an optimistic one.
The slowest Bishopwood West closing of the 60 months was a three-bedroom Bishopwood West III home entered at 1,848 square feet: listed at $575,000, it closed at $550,000 in December 2024 after 369 days. A 2,193 square foot Bishopwood West II home listed at $650,000 closed at $585,000 after 275 days in April 2025. At the other end, a 1,897 square foot Bishopwood West III home closed in 3 days at $605,000 in March 2023, and a 1,869 square foot Loblolly Bay Drive home closed in 3 days at $485,000 in June 2025. The record does not say why each took the time it did, and we will not invent a reason. What it shows is that the listings that asked the most sat the longest and gave the difference back.
Of the 15 closings in the 60-month window, 12 closed from December through May: three in December, one in January, one in February, three in March, three in April and one in May, with one each in June, July and November and none from August to October, our count of the rows. Closing dates trail contracts by weeks, and Forest Glen’s own Rentals Wanted board shows repeat seasonal renters asking for February and March stays, so a coach home that is priced, documented and photographed by October meets the most buyers.
At Bishopwood West the list price is the opening line of a short negotiation, and since 2023 the market has taken up to ten percent off it. With no competing listing inside the neighborhood, the ceiling is the last closing of your plan and Barrington’s closings of the same plan, and the evidence for anything above them has to be on paper when the buyer’s agent asks. The Bishopwood West homes that sat longest were the ones whose asking price and evidence disagreed.
Bishopwood West at Forest Glen values rose sharply from 2021, peaked in 2023 and 2024 and have eased since, on the Southwest Florida MLS: the yearly median ran $344,850 in 2020, $552,750 in 2022, $605,000 in 2023, $615,000 in 2024, $585,000 in 2025 and $450,000 on the single 2026 sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Year | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
2016 | 1 | $340,000 | one sale | $178.95 | 94.47% | 9 |
2017 | 3 | $361,000 | $315,000 to $362,500 | $164.61 | 92.97% | 19 |
2018 | 4 | $333,500 (mean of $327,000 and $340,000) | $310,000 to $350,000 | $157.32 | 96.67% | 18 |
2019 | 4 | $322,500 (mean of $315,000 and $330,000) | $279,000 to $350,000 | $155.04 | 95.70% | 82.5 |
2020 | 7 | $344,850 | $235,000 to $360,000 | $164.16 | 97.49% | 106 |
2021 | 2 | $425,050 (mean of the two) | $385,000 to $465,100 | $193.82 | 106.42% | 25 |
2022 | 4 | $552,750 (mean of $509,500 and $596,000) | $505,000 to $615,000 | $272.19 | 104.39% | 7.5 |
2023 | 3 | $605,000 | $600,000 to $630,000 | $287.28 | 98.44% | 13 |
2024 | 3 | $615,000 | $550,000 to $627,000 | $297.62 | 99.52% | 54 |
2025 | 3 | $585,000 | $485,000 to $595,000 | $266.76 | 93.70% | 28 |
2026 to Sep 26 | 1 | $450,000 | one sale | $240.77 | 95.77% | 98 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. Every year holds seven closings or fewer, so each yearly median is a record of what traded, not a trend line; with an even count the median is the mean of the middle pair.
The MLS rows show how the rise happened. From December 2021 to April 2022, three Bishopwood West homes closed above their final list price, all on Loblolly Bay Drive: a 2,193 square foot home listed at $399,000 closed at $465,100 in 8 days, 116.6 percent; a 1,869 square foot home listed at $465,000 closed at $509,500 in 9 days, 109.6 percent; and a 2,193 square foot home listed at $525,000 closed at $596,000 in 5 days, 113.5 percent. That window lasted one season. Since 2023 no Bishopwood West home has closed above 100 percent of list.
Against the 2024 yearly median of $615,000, the 2025 median of $585,000 sits about 5 percent lower, and the 2,193 square foot plan, the best like-for-like series, has gone from $630,000 in March 2023 to $585,000 and $595,000 in 2025. Bishopwood West still trades far above 2020: the 2025 median is about 70 percent above 2020’s $344,850, our arithmetic on the MLS medians. An owner who bought before 2021 holds a large gain; one who bought a 1,869 square foot home at $509,500 in the 2022 window does not, and a valuation that pretends otherwise helps no one.
Forest Glen’s community-wide MLS median ran $238,000 in 2021, $380,000 in 2022, $415,000 in 2023, $470,000 in 2024, $427,500 in 2025 and $375,500 in 2026 to 26 September, with median days on market rising from 10.5 in 2021 to 64 in 2026 and the median sale to list falling from 98.37 percent in 2022 to 93.26 percent in 2026. Bishopwood West followed the same curve with fewer sales and a higher level: the community’s 2026 softening is visible in its one 2026 sale.
For a Bishopwood West seller the trend is the time adjustment. A 2023 or 2024 comparable overstates today’s market, most of all for the 1,869 square foot plan, and a 2022 bidding-window sale above list is no guide at all to today’s negotiation. A 2025 comparable of your plan is the best evidence there is, and Barrington’s 2026 closings of the same 1,897 and 2,193 square foot plans, $490,000 to $560,000, are the freshest outside check. The series is how we adjust an older sale for time, and it is never a substitute for walking the home.
Bishopwood West at Forest Glen has held a far higher price and a lower turnover than Bishopwood East at Forest Glen: Bishopwood West’s 60-month MLS median was $595,000 on 15 closings against Bishopwood East’s $412,750 on 34, and in 2026 Bishopwood West’s one sale held at $450,000 while Bishopwood East’s four closed at a $292,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Bishopwood West at Forest Glen | Bishopwood East at Forest Glen |
|---|---|---|
Homes | 104 coach homes in 26 two-story buildings of four | 192 garden homes in 16 two-story buildings of twelve |
Condominiums and umbrella | Bishopwood West I, II and III under Bishopwood West Commons Association | Bishopwood East I, II and III under the Bishopwood East neighborhood association |
Streets | Loblolly Bay Drive (28) and Bishopwood Court West (76) | Bishopwood Court East |
Plans, state roll | 1,869, 1,897 and 2,193 sq ft | 1,261 to 1,599 sq ft |
Built | 2000 to 2002 | 2000 to 2005 |
MLS, 12 months | 1 closing, $450,000, 98 days | 7 closings, median $386,000, median 105 days, 93.01% of list |
MLS, 24 months | 5 closings, median $550,000, 95.65% of list | 15 closings, median $400,000, 93.61% of list |
MLS, 60 months | 15 closings, median $595,000, 98.44% of list | 34 closings, median $412,750, 95.23% of list |
Median $ per MLS living sq ft, 60 months | $272.61 | $288.51 |
MLS, 2026 to 26 Sep | 1 closing at $450,000 | 4 closings, median $292,000, 89.60% of list |
First MLS window with 10 or more | 60 months | 24 months |
County, first window with 10 or more | 36 months, 12 resales, median $594,000 ($450,000 to $750,000) | 24 months, 13 resales, median $404,000 ($304,000 to $460,000) |
Active on 26 Sep 2026 | None | 4, at $315,000 to $405,000, about 6.9 months of supply |
Median 2026 preliminary assessed value | $424,400 | $310,485 |
Homestead share | 58.7% | 29.7% |
Buildings mapped Zone AH, 2024 FEMA map | 10 of 26 | 10 of 16 |
Florida milestone and reserve study laws | Outside (two-story) | Outside (two-story) |
Sources: Southwest Florida MLS Matrix, retrieved 29 September 2026; Collier County Property Appraiser recorded sales, index built 24 September 2026; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer.
The two share a name and a club, and nothing else about the product. A Bishopwood East at Forest Glen garden home is 1,261 to 1,599 square feet in a building of twelve; a Bishopwood West coach home is 1,869 to 2,193 square feet in a building of four. Bishopwood East sells more often and faster in a good year, and it carries the higher price per foot because its homes are smaller. But in the last two years Bishopwood East has carried a shelf of listings and sold below 94 percent of list, while Bishopwood West has had nothing listed and has held its level better on the few sales it produced. Why buyers pay the premium is our reading, not a proven cause: more room, fewer neighbors per building and the highest owner-occupancy of any Forest Glen condominium family. A Bishopwood East owner reading the same question from the other side should use our Bishopwood East at Forest Glen home valuation page.
A buyer who chooses Bishopwood West wants a three-bedroom coach home or a two-bedroom-plus-den over 1,800 square feet inside Forest Glen’s bundled club, in a building of four, and accepts waiting for one to come up. A buyer who chooses Bishopwood East wants the lowest entry into the same club and gate and more listings to choose from. We price a Bishopwood West home against Bishopwood West’s own record and Barrington’s identical plans, not against Bishopwood East, because the two do not compete for the same buyer; what Bishopwood East does tell a Bishopwood West seller is how far a Forest Glen condominium market can soften when the shelf fills up.
The comparison enters the number in one place. A buyer touring Forest Glen on one morning sees Bishopwood East’s four listings at $315,000 to $405,000 and asks what the extra $150,000 or more buys. Your listing answers with the plan, the bedroom count, the building of four and the flood file for your building, in writing, before the question becomes a price reduction. The Barrington at Forest Glen coach homes, on our Barrington at Forest Glen guide, are where the buyer checks whether your price is fair.
Online estimates miss on Bishopwood West at Forest Glen coach homes because automated models cannot see what drives price here: one closing a year to learn from, a street shared with Britannia’s elevator condominiums, a name shared with Bishopwood East’s garden homes, three association layers, a bundled club, and a flood zone that changes building by building.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A model needs recent nearby sales, and Bishopwood West produced one MLS closing in the twelve months to 26 September 2026. When the model has no fresh sale of your plan, it reaches for whatever sold nearby, and in Forest Glen that means a Britannia condominium or a Bishopwood East garden home, both products that sell for far less. Whatever sold last pulls every estimate toward it.
Bishopwood West I’s seven buildings sit on Loblolly Bay Drive among the Britannia buildings, which are four-story elevator condominiums of 1,170 to 1,567 square feet that closed at a $279,900 median in the latest twelve months. A model keyed to the street treats a Britannia sale as a comparable for a 1,869 or 2,193 square foot coach home, and the reverse, even though the two are different condominiums with different declarations and different buyers.
“Bishopwood” names two neighborhoods on opposite sides of Forest Glen. Bishopwood East’s garden homes closed at a $292,000 median in 2026; Bishopwood West’s one 2026 sale closed at $450,000. A model or a search that groups them by name values the wrong product before it starts.
Every Bishopwood West sale conveys Forest Glen club membership with the home: the homeowners’ master association holds title to the course and clubhouse, and the club calls Forest Glen “a gated, membership-inclusive community.” The value and the carrying cost of that membership, plus the condominium and commons fees, sit inside every sale price, and none of them is a standard data field. A model comparing your coach home with a non-club condominium nearby is comparing two different bundles.
The county’s 2026 preliminary roll places Bishopwood West’s median assessed value at $424,400, with a range of $228,335 to $461,670 across the 104 homes, and it cannot see a renovated kitchen, impact glass or an upper-floor outlook. Every Bishopwood West MLS closing since 2022 closed above that median. A model that leans on assessed values starts low and stays there.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse direct at (239) 898-6072.
A Bishopwood West at Forest Glen buyer prices five carrying costs into an offer: the phase’s condominium assessment, the Bishopwood West Commons Association fee, the Forest Glen master association and club dues, flood insurance on an AH-mapped building, and property tax reset to the purchase price. None of the association amounts is published; the estoppel certificates state them for your home.
Data updated: September 2026 (Florida DBPR estoppel certificate fee schedule; Collier County 2026 preliminary roll; Forest Glen Master Board 2016 notice; FEMA National Flood Hazard Layer)
Layer | What it covers | Public figure |
|---|---|---|
Bishopwood West I, II or III condominium assessment | Building insurance, reserves and exterior maintenance under that phase’s declaration | Not published; stated on the condominium estoppel |
Bishopwood West Commons Association | The umbrella association over all three phases, owner of the 1.92-acre Tract 5 at 3917 Loblolly Bay Drive | Not published; stated on the commons estoppel |
Forest Glen master association and club dues | Course, clubhouse, preserves, roads and club operations, billed quarterly on one statement | Not published; stated on the master estoppel |
Estoppel certificates | Three per sale: condominium, commons and master | Capped at $299 each, plus $119 expedited and up to $179 more if delinquent |
Community Development District | None covers Forest Glen | $0 |
Sources: Forest Glen Master Board 2016 notice referring to “your quarterly dues”; Florida DBPR estoppel certificate fee schedule; Collier County Community Development Districts layer. Cambridge Management handles the Bishopwood associations on the state record.
Forest Glen funds major club projects by assessing every member. In 2016 the master board approved a $949,376 outdoor dining facility plus an $80,000 contingency and assessed every member $1,290, billed $215 a quarter for six quarters. A 2017 amendment to the master declaration set a special-assessment spending limit of $400,000, indexed to the Consumer Price Index from 2019, above which member approval rules apply. That is history, not a current charge, but a buyer’s attorney will ask whether any master, commons or condominium assessment is pending, so the answer belongs in your listing file.
Florida’s Save Our Homes cap follows the owner, not the home. At Bishopwood West 58.7 percent of the 104 homes carry a homestead exemption, so a majority of sellers hold a capped bill that the buyer will not inherit. The median 2026 preliminary tax estimate for the neighborhood is $4,042.83. Adopted 2025 millage for Forest Glen was 10.5058 mills, and the county’s 2026 preliminary roll computes estimates at 10.4020 mills, with final rates set at the September hearings. A buyer’s first bill is set on the new assessed value, so a long-held homestead’s low bill is not a selling point you can pass on.
No Community Development District covers Forest Glen, so there is no district bond assessment on any Bishopwood West bill, and a sampled 2025 Loblolly Bay Drive condominium bill carried no non-ad valorem line at all. That absence lowers your buyer’s carrying cost against newer East Naples communities and belongs in your listing presentation.
For one of the ten AH-mapped Bishopwood West buildings, flood insurance is mandatory on a federally backed mortgage unless a current letter removes the structure. Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, a 25 percent discount on eligible flood policies, and across all 5,463 flood policies in ZIP 34114 that took effect from June 2025 to May 2026 the median annual cost was $1,528. Citizens requires flood coverage on its remaining homeowner policies from January 1, 2027; condominium unit-owner policies are exempt. Every condominium association must carry adequate property insurance, so a buyer will ask for the master policy’s declarations page for your phase.
A Bishopwood West at Forest Glen seller owes a buyer the Chapter 718 condominium resale package, because each of the three Bishopwood West condominiums is a condominium under Chapter 718; the commons association and the Forest Glen master association above them are Chapter 720 associations, and section 720.401 does not apply to an association regulated under Chapter 718, a fork your closing agent resolves for your sale.
Data updated: September 2026 (Florida Statutes sections 718.503, 718.116, 720.401, 720.30851 and 689.302, retrieved Sep 2026; Florida DBPR condominium filings extract)
Under section 718.503, a Bishopwood West resale buyer is entitled to receive the declaration, articles, bylaws and rules for the phase, the annual financial statement and budget, the association’s question-and-answer sheet and the Division’s governance form, and under the current statute any milestone inspection summary and the most recent structural integrity reserve study, or a statement that none exists. A contract signed before the documents arrive can be cancelled by the buyer within the statute’s review period. None of the three Bishopwood West condominiums publishes these documents, so we start the package the week you decide to sell.
Forest Glen Golf and Country Club Master Association is the mandatory master association for all 799 Forest Glen homes, including Bishopwood West’s 104, and Bishopwood West Commons Association sits between it and the three condominiums; both are Chapter 720 associations. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary “before executing the contract for sale,” supplied “by the parcel owner if the sale is by an owner that is not the developer,” with a voidability clause in conspicuous type in the contract. If the summary is not provided first, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right cannot be waived. Section 720.401 also states that it does not apply to an association regulated under Chapter 718, and your own Bishopwood West condominium association is exactly that. Which disclosure regime governs your sale, and whether the commons and master associations’ summary is owed alongside the condominium package, therefore depends on how your closing agent reads the two statutes for a condominium inside two Chapter 720 layers. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice, and this page makes no claim about what the recorded Bishopwood West or master declarations restate on the point.
A Bishopwood West sale needs three estoppels: one from your condominium association, Bishopwood West I, II or III, under section 718.116(8); one from Bishopwood West Commons Association under section 720.30851; and one from the Forest Glen master association. Each is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. In Collier County custom the estoppel fee is a seller cost unless the contract says otherwise, so we order all three the day a contract is signed.
Bishopwood West I’s condominium plot plan is recorded at Official Records Book 2775, Page 2723; Bishopwood West II’s declaration at Official Records Book 2808, Page 706; and Bishopwood West III’s plot plan at Official Records Book 3075, Page 989, with its declaration of condominium, naming Lennar Homes, Inc. as Developer, recorded July 18, 2002. The master declaration was recorded at Official Records Book 2536, Page 1955, amended and restated in 2010 at Official Records Book 4566, Page 2673, and amended in 2017 at Official Records Book 5411, Page 1883. Each is available from the Collier County Clerk’s Official Records, and your buyer’s attorney will pull the one for your phase.
Since October 1, 2024, section 689.302 requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance on the property. At Bishopwood West that form sits beside your building’s FEMA zone, the 2012 letter for your building if one exists and its not-incorporated status on the 2024 map. Raise those items before the buyer does, with the documents in hand.
What moves a Bishopwood West at Forest Glen coach home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: the building’s roof and reserve records, a four-point and wind mitigation report, the flood file for your building, the Chapter 718 package from your phase, and presentation timed to the winter season.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Letters of Map Amendment; Collier County 2026 preliminary roll; Forest Glen Golf and Country Club Real Estate and Rentals Wanted pages)
At Bishopwood West the building exterior and roof are typically association items, set by your phase’s declaration, so the roof’s age, its permit and the reserve schedule belong to the whole building of four. We ask your condominium association for its roof and exterior history, its current budget, its reserve position and its master insurance summary before you list, because a buyer’s lender will ask for the same items. Every Bishopwood West building is in its mid-twenties, so the question will come.
Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and air conditioning, and a wind mitigation report that records roof covering, roof-to-wall connection, secondary water resistance and opening protection. Because owners have upgraded on different schedules since 2000, two coach homes of the same plan can carry very different premiums. Gather the permit numbers, dates and invoices for any impact glass, shutters or air conditioning.
Pull the FEMA zone for your own building from the Map Service Center and keep any 2012 letter for your building in the listing file; the Bishopwood West III letter is FEMA case 12-04-6433A. FEMA’s letters describe the local flood source as ponding and overland flow, not storm surge, and surveyed ground at the 2012 letter buildings across Forest Glen ran 12.0 to 13.8 feet NAVD88, above the only base-flood-elevation line FEMA draws across Forest Glen on the current map, 10.5 feet. Many AH-mapped buildings therefore appear to be candidates for a new letter, a per-building engineering question for your association and a surveyor. Collier County places Forest Glen in hurricane evacuation Zone D, and the state’s regional storm-surge planning layer includes the area in its Category 3 surge zone.
With no Bishopwood West listing active on 26 September 2026, your coach home would be the only one a buyer can tour in this neighborhood. That is leverage for a well-documented listing and a trap for an optimistic one, because the buyer’s agent will price you against the last sale of your plan and Barrington’s closings of the same plan. We put both in the listing file on day one.
The club’s Rentals Wanted board shows repeat seasonal renters seeking one- to three-month February and March stays, often golf-inclusive, and renters obtain club privileges through a membership transfer whose fee the club does not publish. Forest Glen recorded 14 MLS lease closings in the two years to 26 September 2026, all two-bedroom condominiums of 1,170 to 1,534 square feet, so none was a Bishopwood West coach home. Lease terms are set in each phase’s declaration and are not published. We publish no rent-versus-sell yield for Bishopwood West, because the record holds no lease of its plans to build one from.
Twelve of Bishopwood West’s 15 closings in 60 months fell between December and May. Have the coach home photographed, documented and priced before the winter buyers arrive. The club also invites owners to list homes on its own website and posts open houses on Fridays for weekend showings; those owner listings are part of the market you compete with, and we use the board alongside full MLS exposure.
A free in-person Bishopwood West at Forest Glen valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the coach home, Jesse builds the analysis from your plan’s closings and Barrington’s, and you receive a written opinion of value with sources.
A written opinion of value for your coach home, built from the MLS and county sales of your plan, matched for condominium, floor and building flood zone, adjusted for time with Bishopwood West’s own series, tested against Barrington’s identical plans and the Forest Glen listings on the market, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: your three association layers from the budgets, any pending assessment, the flood file for your building and the tax reset. And a plain recommendation on list price and timing, including the case for waiting until the season if the evidence says wait.
Use the Home Valuation form at the top of this page, our free Bishopwood West at Forest Glen valuation request, or call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Few Bishopwood West homes come up for sale, so if you are the next owner who sells, call us first. If you have already decided to sell, our plan for selling your home in Bishopwood West at Forest Glen covers pricing, marketing, the three estoppels and the condominium package in full.
A Bishopwood West owner moving within Forest Glen should plan both transactions together, and a homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit. Read buying a home in Bishopwood West at Forest Glen for the purchase side, or call Marc at (239) 287-5873.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Bishopwood West or Forest Glen sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Bishopwood West at Forest Glen valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the condominium, commons and master association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Bishopwood West coach home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the neighborhood itself, from the three declarations to the flood map, return to our Bishopwood West at Forest Glen neighborhood guide; for the wider market, see our Naples real estate guide.
These are the valuation questions Bishopwood West at Forest Glen owners actually ask, answered from the Southwest Florida MLS, Collier County’s recorded sales and 2026 preliminary roll, FEMA’s records and the state condominium and statute records. Nothing here is tax or legal advice, and none of it replaces a written valuation of your coach home.
It depends on your plan, your condominium, your building’s flood zone and your condition. Over 60 months to 26 September 2026 Bishopwood West’s 15 MLS closings had a median of $595,000, from $450,000 to $630,000: the 1,869 square foot two-bedroom-plus-den at $450,000 to $509,500 and the three-bedroom plans at $465,100 to $630,000. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072, for a written number on your home.
Ask for a written opinion of value built from sales of your plan, on both the MLS and the county record, matched for condominium, floor, building flood zone and condition, adjusted for time with Bishopwood West’s own series, tested against Barrington’s identical plans, with every source named. We provide that free, with no obligation to list.
One. A 1,869 square foot, two-bedroom-plus-den Bishopwood West I coach home on Loblolly Bay Drive closed on 16 March 2026 at $450,000 after 98 days, 95.77 percent of its $469,900 final list price.
Because the stats window widens until it holds ten or more closings, and the twelve, 24 and 36-month windows held one, five and seven. The 60-month window holds 15, at a $595,000 median, and every sale in the shorter windows is listed individually on this page.
On the MLS, $595,000 over 60 months (n=15), $585,000 over 36 months (n=7), $550,000 over 24 months (n=5) and $361,000 over ten years (n=35). On the county record, $594,000 over the 36 months since September 2023 (n=12).
$272.61 per MLS living square foot over 60 months (n=15), and $240.77 on the single closing of the latest twelve months. The 1,897 square foot plan has run highest, $318.92 and $324.20 on its two closings at the county size.
Yes, by a wide margin. Over 60 months the 1,869 square foot two-bedroom-plus-den closed at $450,000 to $509,500 and the 2,193 square foot three-bedroom at $465,100 to $630,000, with its seven closings since April 2022 between $585,000 and $630,000.
Every 1,869 square foot closing in 60 months was on Loblolly Bay Drive in Bishopwood West I, which pulls that street’s median down: $507,250 across eight Loblolly Bay Drive closings against $600,000 across seven on Bishopwood Court West, our arithmetic on the rows. Compare plan with plan, not street with street.
The three phases were built within two years of each other with overlapping plans, so the phase matters less than the plan, the building’s flood zone and the condominium’s budget and reserves. All nine Bishopwood West III buildings are mapped Zone AH on the 2024 FEMA map, which a financed buyer will price.
The record on this page cannot say. The MLS rows we publish withhold unit numbers and the county roll values units by plan, so we match the floor from each closed listing and say so when the sample is too thin to measure.
A median of 23 days on market across 15 MLS closings in 60 months, but a median of 98 days across the five closings of the latest 24 months. Individual closings in 60 months ran from 3 to 369 days.
A median of 98.44 percent of the final list price over 60 months (n=15), 95.77 percent over 36 months (n=7) and 95.65 percent over 24 months (n=5). Since 2023 no Bishopwood West home has closed above 100 percent of list.
None on 26 September 2026. Forest Glen had 13 active listings that day: six in Britannia, four in Bishopwood East, two in Barrington and one in Jungle Plum East.
They have eased from the 2023 and 2024 peak. The yearly MLS median went from $615,000 in 2024 to $585,000 in 2025, and the one 2026 sale closed at $450,000 for the smallest plan. The 2,193 square foot plan went from $630,000 in 2023 to $585,000 and $595,000 in 2025.
From December 2021 to April 2022 three Bishopwood West homes closed above their final list price, at 109.6 to 116.6 percent, all within nine days. No closing since 2023 has exceeded 100 percent of list, so a 2022 sale is not a guide to today’s negotiation.
Barrington at Forest Glen is the like-for-like check. It uses the same 1,897 and 2,193 square foot plans, closed six coach homes in the latest twelve months from $490,000 to $560,000 at a $540,000 median, and had two 1,897 square foot homes listed at $550,000 and $575,000 on 26 September 2026.
Very little, because the product is different: Bishopwood East garden homes are 1,261 to 1,599 square feet in buildings of twelve and closed at a $386,000 median in the latest twelve months. They matter to your buyer only as the lower-priced alternative inside the same gate.
No. The 2026 preliminary median assessed value for Bishopwood West is $424,400, and every Bishopwood West MLS closing since 2022 closed above it. Assessed value is the county’s figure for tax purposes, useful for ranking and useless as a list price.
In roughly the same 36 months the county recorded 12 qualified Bishopwood West resales against 7 MLS closings, with a county high of $750,000 above any MLS closing. Some Bishopwood West resales trade without a Bishopwood West MLS record; the county file does not say which, so we read both layers and never mix their square feet.
It shapes who buys and what they can pay. Membership comes with ownership, the homeowners’ master association owns the course and clubhouse, and every member is assessed for major club projects, as in 2016. The value and the cost of the membership ride in the price.
Not published. Your phase’s condominium association, Bishopwood West Commons Association and the Forest Glen master association each set their own budget, and the three estoppel certificates state the current amounts for your home.
Three: your condominium association, Bishopwood West Commons Association and the Forest Glen master association, each capped at $299 plus rush or delinquency charges. In Collier County the estoppel fee is customarily a seller cost unless the contract says otherwise.
The Chapter 718 package for your phase: declaration, articles, bylaws, rules, budget and financial statement, the question-and-answer sheet, the governance form and any structural integrity reserve study or a statement that none exists. Whether the commons and master associations’ section 720.401 summary is also owed is a fork your closing agent resolves; section 720.401 does not apply to a Chapter 718 association. This is not legal advice.
Both laws apply to condominium buildings of three habitable stories or more. The Bishopwood West buildings are two-story, based on unit numbering and building records, and we did not find any of the three condominiums in the state’s reserve study reporting database. The buyer is still entitled to any study that exists, or a statement that none does.
It depends on the building. On FEMA’s map effective February 8, 2024, panel 12021C0418J, 10 of the 26 Bishopwood West buildings are Zone AH, including all nine Bishopwood West III buildings. Confirm your building on the Map Service Center before listing.
Not by itself. FEMA’s current layer lists the 2012 Letters of Map Amendment for Forest Glen buildings as not incorporated into the 2024 map, and lenders read the current map unless a revalidation letter or a new letter exists for your building.
On an AH-mapped building, yes: a federally backed mortgage requires it. Across ZIP 34114 the median NFIP policy cost $1,528 a year, and Collier County’s Class 5 rating gives eligible policies a 25 percent discount.
It resets to the purchase. The median 2026 preliminary tax estimate for Bishopwood West is $4,042.83 at 10.4020 preliminary mills, and 58.7 percent of Bishopwood West homes carry a homestead exemption whose cap the buyer does not inherit. That is the mechanism, not a quote for any home.
Before the season. Twelve of the 15 Bishopwood West closings in 60 months fell between December and May, so a coach home priced and documented by October meets the most buyers.
Nothing in the public record we reviewed prohibits it. Showings run through the tenant and the gate, the buyer takes the lease, and your phase’s association sets any approval step. Confirm the lease terms in your declaration.
Understand the record first: none of Forest Glen’s 14 MLS lease closings in two years was a Bishopwood West coach home, lease terms are set in each declaration, and a tenant gains club privileges only through a membership transfer whose fee the club does not publish.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $4,165 on a $595,000 sale. In Collier County the buyer customarily pays for the owner’s title policy. Add the three estoppels, prorated dues and taxes, and any negotiated commissions or credits, all set out in a written net sheet before you list.
It moves your home within its plan’s band rather than out of it. Every building dates from 2000 to 2002, so a documented kitchen, bath, impact glass or air conditioning update separates your home from an untouched one of the same plan. We compare your updates with the recent sales of your plan before recommending a price.
Get a written valuation built from your plan’s sales, confirm your building’s FEMA zone, gather any wind mitigation report, and ask your phase’s association for its budget, reserves, insurance summary and resale package. Start with the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
Every figure on this Bishopwood West at Forest Glen valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s records, Florida Statutes and state agencies, FEMA and federal records, or the club’s own published pages. Nothing is drawn from a listing aggregator’s figures or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 29 September 2026, are cited rather than linked because the MLS is members-only. County recorded-sale figures are cited as the Collier County Property Appraiser sales file, index built 24 September 2026, and roll figures as the Collier County and Florida Department of Revenue 2026 preliminary rolls.
Every Bishopwood West at Forest Glen document below links its official custodian, the State of Florida, Collier County, FEMA or the club, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves. The three Bishopwood West condominium declarations and the master declaration are available through the Collier County Clerk’s Official Records at the book and page cited above.
Document | What it proves for a Bishopwood West valuation | Official authority |
|---|---|---|
Florida DBPR condominium filings extract | The three Bishopwood West condominiums of record and their unit counts, 28, 40 and 36 | |
Florida DBPR estoppel certificate fee schedule | The $299, $119 and $179 caps on each of your three estoppels | |
Master association Articles of Incorporation, 1999 | The Forest Glen master association every Bishopwood West owner belongs to | |
Master association 2009 Certificate of Amendment | The master association’s amended articles | |
Forest Glen Master Board notice, 2016 | The all-member $1,290 assessment and the quarterly dues statement | |
Forest Glen site map | Where Loblolly Bay Drive and Bishopwood Court West sit inside the gates | |
Collier County 2026 Flood Protection Newsletter | The February 8, 2024 map date, the flood insurance discount and the county’s flood services | |
FEMA Community Rating System eligible communities, April 2026 | Collier County’s Class 5 rating and the 25 percent discount | |
Florida Statutes section 689.302 | The seller’s flood disclosure at or before contract | |
Florida Statutes section 718.503 | The condominium resale document package | |
Florida Statutes section 718.116 | The condominium estoppel certificate and its fee cap | |
Florida Statutes section 720.401 | The disclosure summary before contract and its Chapter 718 exception | |
Florida Statutes section 553.899 | The milestone inspection law and its three-story threshold | |
Florida DBPR SIRS reporting page | Where condominium reserve studies are reported to the state | |
Florida Department of Revenue, 2025 Collier millage codes | Millage code 39 and the adopted 10.5058 mills | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead |
Three documents that matter most are not public: your condominium association’s budget, reserves, insurance summary and resale package, from the association; your three estoppel certificates, from the condominium, commons and master associations on request; and the FEMA zone determination for your specific building, confirmed by a lender or surveyor.
You reach the Bishopwood West at Forest Glen valuation team by using the Home Valuation form at the top of this page, requesting a free Bishopwood West at Forest Glen valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. Few Bishopwood West homes come up for sale in any year, so the next owner who sells should call us first.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the neighborhood on our Bishopwood West at Forest Glen guide, and about the community on our Forest Glen Golf and Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.