Updated September 2026
Forty-eight units, three floor plans, and three sales in the last year from $225,000 to $265,000. We value your condominium from Dove Hollow's own plan-by-plan sales, its condition and its association file, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Dove Hollow condominium in The Forest has recently been worth about $225,000 to $265,000, and where yours sits depends first on its floor plan and then on its condition and its association file. The Southwest Florida MLS counts 3 Dove Hollow closings in the 12 months to September 23, 2026, at $225,000, $230,000 and $265,000, and 10 over 48 months at a median of $297,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Dove Hollow is 48 condominium units in six two-story buildings of eight on Timberlakes Drive, built in 1981 and 1982, and every building repeats the same three floor plans at the same unit numbers. So what your unit is worth comes down to which plan you own, what has been done to it, and what the Dove Hollow association’s documents show. The buildings, the association, the flood map and daily life are covered in full on our Dove Hollow at The Forest guide, and the whole gated community is on our The Forest community guide. This page is about the number, and how we arrive at it for your unit. If you are ready to sell, read how we sell Dove Hollow homes; if you are buying, read our Dove Hollow buyer guide.
Three Dove Hollow units closed in the 12 months to September 23, 2026: a one-story 1,420 square foot unit in Building 2 at $265,000 in February 2026, a two-story 1,418 square foot unit in Building 5 at $225,000 in April 2026, and a one-story 1,420 square foot unit in Building 6 at $230,000 in May 2026. Each closed below its final list price, at 94.68% to 98.25%, after 34 to 265 days on market. Three sales are not a market rate, so we list them rather than reduce them to one average.
A 48-month median of $297,500 describes four years of Dove Hollow, not your unit today. Five of those ten sales closed in 2024 at $290,000 to $355,000, and the three sales of 2026 closed at $225,000 to $265,000, so the median sits above every recent sale. It also blends plans: all ten MLS closings were the two smaller plans, and the largest plan, 1,964 heated square feet with three bathrooms, did not close through the MLS once in four years.
We use every Dove Hollow closing in the Southwest Florida MLS since September 2022, Lee County’s recorded qualified sales and its 2026 roll, the two Dove Hollow units listed for sale today, the look-alike units at Dove’s Nest next door, your unit’s own condition and permits, and the two association layers your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your unit number, your unit’s condition and updates, and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072 or use our free home valuation request. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Dove Hollow condominium because the valuation is built from every Dove Hollow and Dove’s Nest closing in the Southwest Florida MLS over four years, checked unit by unit against Lee County’s parcel roll and recorded sales, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. If you are comparing teams across the city before you choose who values your home, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 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 market: 10 MLS closings over four years, Lee County’s 12 qualified recorded sales beside them, and the two listings for sale today, each with its source and date.
Jesse McGreevy writes it, from the MLS closings, the county record and your unit’s own documents, and Marc Comisar walks the unit when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
With 3 closings in the last 12 months across 48 units, one closing in the 12 months before that, and no MLS closing at all in calendar 2025, there is no deep pool of recent comparables for a buyer or an appraiser to lean on. The first window counting back that holds ten sales is the full 48 months. In a condominium this size, the next sale of your plan becomes the comparable for every neighbor who sells after you, so a valuation that is right the first time is worth more here than on a busy single-family street.
This valuation page gives you the number. Our seller page, how we sell Dove Hollow homes, covers marketing, negotiation, costs and the two estoppels. If your home is elsewhere inside the gates, start with what a home in The Forest is worth, which applies the same method to every recorded neighborhood. Owners in the other Forest condominiums have their own valuation pages, including what a Partridge Place home is worth, what a Sparrowood home is worth and what a Waters Edge at The Forest home is worth.
These are the facts that decide most Dove Hollow prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll and recorded sales, FEMA’s flood map or Florida statute, and each repeated with its source further down this page. Read them before you read any online estimate of your unit.
A Dove Hollow condominium is valued by starting from the closed sales of the same floor plan, placing the unit in its building, reconciling MLS and county square footage, grading condition and openings, reading the association and flood file, adjusting older sales for time, and testing the result against the listings at Dove Hollow and at Dove’s Nest next door.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
The unit number tells you the plan, because the county records the same plan at the same number in all six buildings. A one-story 1,420 square foot unit, number 102 or 103, starts from the two one-story sales of the last four years, $265,000 in February 2026 and $230,000 in May 2026. A two-story 1,418 square foot unit, number 101, 104, 201 or 204, starts from its eight MLS sales, $180,000 to $355,000, the latest $225,000 in April 2026. A 1,964 square foot unit, number 202 or 203, has no MLS sale of its own in four years, and we say so rather than borrow a number.
Dove Hollow’s buildings are numbered 1 to 6 from east to west on Timberlakes Drive. Buildings 1 and 2 were finished in 1981 and Buildings 3 to 6 in 1982, per the county roll, and each building holds the same eight-unit layout. The building matters less for the plan than for its paperwork: its roof, its openings and its elevation certificate, which the association keeps.
The Lee County parcel roll records 1,418, 1,420 and 1,964 heated square feet. Listing agents have entered 1,464, 1,510 and 1,643 square feet of living area on units the county records at 1,418. We price from the county plan and report the MLS figure beside it, so your price per foot compares like with like.
After roughly 44 to 45 years of owner updates, finish is the largest variable inside a plan. Kitchens, baths, flooring, air conditioning and water heaters separate the bottom of a plan’s range from the top. The two-story 1,418 plan’s sales ran from $122.95 to $236.25 per square foot of living area over four years, a spread that plan size cannot explain and condition and timing can. We grade finish against the Dove Hollow units that actually sold.
Every Dove Hollow building was finished in 1981 or 1982, about twenty years before the first statewide Florida Building Code took effect on March 1, 2002. Replaced windows and shutters, with permits, association approval and a wind-mitigation report, answer a buyer’s first insurance question. Lee County publishes no bulk layer of window or roof permits, so we pull your building’s permits one address at a time.
The county records a carport on all 48 unit records and a garage on none, so a carport is the baseline, not a premium, and a buyer comparing a Forest condominium with a garage will price that in. The one-story units trade on single-level living; the county values them almost level with the two-story 1,418 units, at median 2026 just values of $191,445 and $190,308.
A buyer underwrites two association layers, Dove Hollow Condominium Association, Inc. and The Forest’s master association, and neither publishes its fee, budget or reserve schedule. Those facts are the same for every unit in the condominium, so they set Dove Hollow’s level rather than your unit’s place in it, but a missing estoppel, budget or insurance summary at launch costs days on market.
Dove Hollow’s closed sales span four years and a clear step down. The two-story 1,418 plan sold at $305,000 in March 2024, $310,000 in September 2024 and $290,000 in October 2024, and at $225,000 in April 2026. A 2024 sale is not a 2026 comparable without a time adjustment, and at Dove Hollow the adjustment runs downward.
On September 23, 2026 the MLS showed two Dove Hollow listings, a two-story 1,418 unit at $289,000 and a one-story 1,420 unit at $225,000, and two one-story Dove’s Nest listings at $240,000 and $279,900 on the same plan. Your number has to make sense to a buyer standing in all four, because a buyer shopping one Dove condominium tours the other.
Dove Hollow condominiums sold three times in the 12 months to September 23, 2026, at $225,000, $230,000 and $265,000, for $720,000 in closed volume, per the Southwest Florida MLS. Two were one-story 1,420 square foot units and one a two-story 1,418 unit, at $158.67 to $186.62 per square foot of living area and 94.68% to 98.25% of list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Plan (county) | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft (MLS) | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
February 2026 | Building 2 (1981) | One-story, 1,420 sq ft | 3 bed, 2 bath | 1,420 | $279,900 | $265,000 | $186.62 | 94.68% | 265 |
April 2026 | Building 5 (1982) | Two-story, 1,418 sq ft | 2 bed plus den, 2 bath | 1,418 | $229,000 | $225,000 | $158.67 | 98.25% | 34 |
May 2026 | Building 6 (1982) | One-story, 1,420 sq ft | 3 bed, 2 bath | 1,420 | $242,000 | $230,000 | $161.97 | 95.04% | 105 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; plan matched by address and unit number to the Lee County parcel roll. Price per square foot is each sale’s price divided by its MLS living area.
Three sales cannot describe a market by themselves, which is why we read them one by one and widen the window before we state a level. The three sit in a $40,000 band. The highest, the one-story unit at $265,000, took 265 days; the lowest, the two-story unit at $225,000, took 34. That pattern, a slower sale at a higher price and a faster sale at a lower one, is the choice every Dove Hollow seller faces this year.
None of the three closed at or above its final list price: they closed at 94.68%, 95.04% and 98.25% of it, 1.75 to 5.32 percent below. The record holds the final list price, not the original one, so a long market time such as the February sale’s 265 days can hide earlier reductions.
The 24-month window adds one sale, a two-story 1,418 unit at $290,000 in October 2024, for 4 sales from $225,000 to $290,000. The 36-month window holds 8 sales, from $225,000 to $355,000, because it reaches back into the 2024 sales. The full 48-month pull, 10 sales, is the first window with ten or more, and it carries a median of $297,500, the mean of $290,000 and $305,000.
Lee County’s recorded, qualified sales show 12 Dove Hollow sales from September 24, 2022 to June 25, 2026, the newest sale in the county file, at a median of $277,500. Matched to MLS closings by unit, date and price, 2 of the 12 never appeared in the MLS: a two-story 1,418 square foot unit in Building 4 recorded in January 2023 at $215,000, and a 1,964 square foot unit in Building 5 recorded in June 2024 at $200,000. One more differs in price: a Building 4 unit that closed in the MLS at $310,000 in September 2024 is recorded at $300,000 on the same date. We read both records, because a seller who assumes the MLS shows every comparable can miss one.
Every Dove Hollow sale in the Southwest Florida MLS over the 48 months to September 23, 2026 is listed below: ten closings from June 2023 to May 2026, from $180,000 to $355,000, at a median of $297,500. All ten were the one-story 1,420 or two-story 1,418 plans; the 1,964 square foot plan did not close through the MLS once.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Plan (county) | Living sq ft (MLS) | Final list | Sold | $/sq ft (MLS) | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
June 2023 | Building 3 | Two-story, 1,418 | 1,418 | $349,000 | $335,000 | $236.25 | 95.99% | 54 |
August 2023 | Building 3 | Two-story, 1,418 | 1,464 | $210,000 | $180,000 | $122.95 | 85.71% | 9 |
February 2024 | Building 6 | Two-story, 1,418 | 1,643 | $355,000 | $355,000 | $216.07 | 100.00% | 112 |
March 2024 | Building 1 | Two-story, 1,418 | 1,418 | $315,000 | $305,000 | $215.09 | 96.83% | 67 |
April 2024 | Building 3 | Two-story, 1,418 | 1,510 | $349,900 | $339,900 | $225.10 | 97.14% | 81 |
September 2024 | Building 4 | Two-story, 1,418 | 1,418 | $325,000 | $310,000 | $218.62 | 95.38% | 22 |
October 2024 | Building 4 | Two-story, 1,418 | 1,418 | $295,000 | $290,000 | $204.51 | 98.31% | 37 |
February 2026 | Building 2 | One-story, 1,420 | 1,420 | $279,900 | $265,000 | $186.62 | 94.68% | 265 |
April 2026 | Building 5 | Two-story, 1,418 | 1,418 | $229,000 | $225,000 | $158.67 | 98.25% | 34 |
May 2026 | Building 6 | One-story, 1,420 | 1,420 | $242,000 | $230,000 | $161.97 | 95.04% | 105 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026; plan matched by address and unit number to the Lee County parcel roll. Closed sales are public record; buyer and seller names are not given.
Window, ending September 23, 2026 | Closings | Range | Median sold |
|---|---|---|---|
12 months | 3 | $225,000 to $265,000 | not published, fewer than ten sales |
24 months | 4 | $225,000 to $290,000 | not published, fewer than ten sales |
36 months | 8 | $225,000 to $355,000 | not published, fewer than ten sales |
48 months, the full pull | 10 | $180,000 to $355,000 | $297,500 (middle pair $290,000 and $305,000) |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Our house rule publishes a median only for a window of ten or more sales; below that, the sales themselves are the evidence.
Over the full 48-month pull, the ten Dove Hollow closings carried a median sold price of $297,500, the mean of the middle pair, $290,000 and $305,000, which equals no single sale. The median price per square foot of living area was $209.80, the mean of $204.51 and $215.09; the median sale-to-list ratio 96.41%; the median time on market 60.5 days; and one of the ten, the February 2024 sale at $355,000, closed at its full asking price. Closed volume over the four years was $2,834,900.
Seven of the ten closings fell in 2023 and 2024, when Dove Hollow sold higher, and none fell in 2025. A four-year median therefore leans on the older, higher sales. It is the right figure for describing Dove Hollow’s record, and the wrong figure for pricing a unit this season, which is why a valuation starts from the plan’s recent sales and adjusts the older ones for time.
The lowest sale, $180,000 in August 2023, closed at 85.71% of list after 9 days, the steepest discount in the record. The highest, $355,000 in February 2024, closed at full price after 112 days on a unit listed at 1,643 square feet of living area that the county records at 1,418. Both are two-story 1,418 units, so the $175,000 between them is condition, timing and terms, not plan.
A Dove Hollow condominium is worth what its plan and condition support: over the 48 months to September 23, 2026, the two-story 1,418 square foot units sold eight times through the MLS at $180,000 to $355,000, the one-story 1,420 units twice, at $230,000 and $265,000, and the 1,964 square foot three-bath units not once.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
Plan (county roll) | Unit numbers, every building | Units | Stories | Beds and baths (county) | MLS closings, 48 months | Range | Median 2026 just value |
|---|---|---|---|---|---|---|---|
One-story, 1,420 sq ft | 102 and 103 | 12 | 1 | 3 bed, 2 bath (one unit recorded as 2 bed) | 2 | $230,000 to $265,000 | $191,445 |
Two-story, 1,418 sq ft | 101, 104, 201 and 204 | 24 | 2 | 3 bed, 2 bath | 8 | $180,000 to $355,000 | $190,308 |
Two-story, 1,964 sq ft | 202 and 203 | 12 | 2 | 3 bed, 3 bath | 0 | one county-recorded sale, $200,000, June 2024 | $244,019 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026, each matched by address and unit number to its plan on the Lee County parcel roll; just values from the 2026 roll. Fewer than ten sales sit in any one plan, so we list ranges rather than medians.
Twelve units, 102 and 103 in every building, are recorded at one story. Two sold through the MLS in four years, both in 2026: $265,000 in February after 265 days and $230,000 in May after 105 days, at $186.62 and $161.97 a foot. The one listing on the plan on September 23, 2026 asks $225,000, on the one unit the county records with two bedrooms rather than three. Single-level living widens the buyer pool, and at Dove’s Nest next door, the same plan sold five times over four years, from $192,500 to $320,000.
Twenty-four units, half the condominium, are recorded at 1,418 heated square feet over two stories. Eight sold through the MLS in four years: $335,000 and $180,000 in 2023, $355,000, $305,000, $339,900, $310,000 and $290,000 in 2024, and $225,000 in April 2026. Across both Dove condominiums the same plan sold 13 times through the MLS in four years at a median of $310,000 and $216.07 a foot, but those sales lean to 2023 and 2024. The one Dove Hollow listing on the plan asks $289,000.
Twelve units, 202 and 203 in every building, carry 1,964 heated square feet with three bedrooms and three baths, the largest homes at Dove Hollow. None sold through the MLS in four years. The county file records one Dove Hollow transfer, $200,000 in June 2024, whose condition and terms are not public, and one at Dove’s Nest on the same plan, $330,000 in May 2026, also outside the MLS. Two private sales $130,000 apart are not a price; they are a reason to value a 1,964 unit from its own condition and the county’s spread between plans.
The county values the 1,964 plan at a median of $244,019, about 28 percent above the 1,418 plan’s $190,308 by our arithmetic, on about 38 percent more heated area. The one-story and two-story smaller plans sit within about $1,100 of each other. That spread is the county’s mass-appraisal view, not a market price, but it is the only consistent yardstick the record offers for the large plan, and we show a 1,964 owner exactly how we use it.
Across all three plans, the four-year spread of sold prices, $180,000 to $355,000, is far wider than any difference between plans. In a 1981 or 1982 building, the unit’s own updates, the building’s roof and the association’s reserves decide more of the price than the square footage does. The plan tells us where to start; the unit tells us where it ends.
The Lee County roll values Dove Hollow’s 48 units at a median 2026 just value of $191,445, from $187,545 to $255,802, and its recorded sales add two off-MLS deeds to the ten MLS closings. Just value is a mass-appraisal figure set for taxation, so we use it to compare plans, never to price one unit.
Data updated: September 2026 (Lee County parcel roll and recorded qualified sales, queried September 2026)
Building | Street address | Year built | Units | Plans in the building | Mean ground under the building (ft NAVD88) |
|---|---|---|---|---|---|
1 | 16424 Timberlakes Drive | 1981 | 8 | two 1,420, four 1,418, two 1,964 | 6.42 |
2 | 16430 Timberlakes Drive | 1981 | 8 | two 1,420, four 1,418, two 1,964 | 6.45 |
3 | 16436 Timberlakes Drive | 1982 | 8 | two 1,420, four 1,418, two 1,964 | 6.39 |
4 | 16442 Timberlakes Drive | 1982 | 8 | two 1,420, four 1,418, two 1,964 | 6.76 |
5 | 16448 Timberlakes Drive | 1982 | 8 | two 1,420, four 1,418, two 1,964 | 6.59 |
6 | 16454 Timberlakes Drive | 1982 | 8 | two 1,420, four 1,418, two 1,964 | 6.70 |
Source: Lee County parcel roll (address, year built, plans) and the county’s building footprint layer (mean ground under each footprint), September 2026. Ground elevation is not a finished-floor elevation.
The 2026 sales ran above the roll: one-story units the county values at a median of $191,445 sold at $230,000 and $265,000, and a two-story 1,418 unit on a plan the county values at a median of $190,308 sold at $225,000. The roll ranks the plans, but it is not a price, and it will not tell you what a buyer will pay. It is dated January 1 and set for taxation.
Sixteen of the 48 units carry a Florida homestead exemption on the county roll, against 10 of 48 at Dove’s Nest. Owner mailing addresses run 23 in Florida and 25 in 13 other states and one Canadian province, led by Illinois, New Jersey and Indiana. For a valuation that matters twice: seasonal owners list and buy in the winter and spring, and a buyer’s tax bill resets on purchase, which weighs on a buyer replacing a long-held homestead.
The two county-only sales, $215,000 for a 1,418 unit in January 2023 and $200,000 for a 1,964 unit in June 2024, carry no list price, no days on market and no marketing record. We use them as context for what a neighbor accepted privately, never as medians, and we tell you which ones an appraiser is likely to find. The large-plan deed matters most, because it is the only 1,964 sale at Dove Hollow in four years.
Price per square foot at Dove Hollow is mostly a time and condition index, because the two plans that sold are almost the same size. Over the 48 months to September 23, 2026 the median was $209.80 a square foot of MLS living area on 10 sales; the three sales of the last 12 months ran $158.67 to $186.62.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Over 48 months: $209.80 a foot, 10 sales, the mean of $204.51 and $215.09. The five 2024 sales ran $204.51 to $225.10 a foot; the three 2026 sales $158.67 to $186.62. The per-sale figures across four years ran from $122.95, a two-story unit in August 2023, to $236.25, another two-story unit in June 2023. We compute each sale’s own ratio and take the median of those, never total dollars over total feet.
Two square-foot figures describe the same Dove Hollow unit, and they do not always agree. The county records 1,418, 1,420 and 1,964 heated square feet. MLS living area is entered by the listing agent: three of the ten closed listings entered 1,464, 1,510 and 1,643 square feet on units the county records at 1,418. Every per-foot figure on this page uses MLS living area, because that is what a buyer’s agent and an appraiser see on the listing, and a listing that enters a larger area shows a lower price per foot than the county figure would.
Place your unit among the recent sales of its plan, read off the price per foot of its closest matches, and multiply by the county’s heated area for your plan. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the association file and time.
Dove Hollow’s 48-month $209.80 a foot sits near Waters Edge’s $202.91 and the Heron’s $199.28 and above Fairway Woods’ $143.48, because Dove Hollow’s units are compact: the median unit that sold had about 1,419 square feet of living area. A small unit usually shows a high price per foot and a low total price, so compare Dove Hollow with its neighbors on both.
Dove Hollow values have stepped down since 2024. The five 2024 closings ran $290,000 to $355,000, no Dove Hollow unit closed through the MLS in 2025, and the three 2026 closings ran $225,000 to $265,000, so the top of the 2026 range sits $25,000 below the bottom of the 2024 range, by our arithmetic, on the same two plans.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Plans sold | Range | $/sq ft range (MLS living area) | Sale-to-list range | Days on market range |
|---|---|---|---|---|---|---|
2022, from September 24 | 0 | none | no MLS closing | |||
2023 | 2 | two 1,418 | $180,000 to $335,000 | $122.95 to $236.25 | 85.71% to 95.99% | 9 to 54 |
2024 | 5 | five 1,418 | $290,000 to $355,000 | $204.51 to $225.10 | 95.38% to 100.00% | 22 to 112 |
2025 | 0 | none | no MLS closing | |||
2026, to September 23 | 3 | two 1,420, one 1,418 | $225,000 to $265,000 | $158.67 to $186.62 | 94.68% to 98.25% | 34 to 265 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026; plan matched by address and unit number to the Lee County parcel roll. No calendar year holds ten sales, so we publish ranges, not medians.
The two-story 1,418 plan is the cleanest series, because it carries eight of the ten sales. It sold at $335,000 in June 2023, at $355,000, $305,000, $339,900, $310,000 and $290,000 through 2024, and at $225,000 in April 2026. The April 2026 sale closed at 98.25% of list after 34 days, which says the price was where buyers were, not that the unit was underpriced.
The one-story 1,420 plan has only the two 2026 sales, $265,000 and $230,000, so it has no Dove Hollow series of its own before this year. The same plan at Dove’s Nest sold at $225,000 and $192,500 in early 2023, $320,000 in November 2023, $299,000 in October 2024 and $200,000 in June 2026, which shows the same rise into 2023 and 2024 and the same step down since.
No Dove Hollow MLS closing fell between September 24, 2022 and June 2023; the first MLS closing in the window was June 27, 2023, a two-story unit at $335,000. Lee County’s file records one qualified deed in that gap, the January 2023 sale at $215,000, which never appeared in the MLS. Without its terms we do not use it as a comparable. No Dove Hollow unit in the 48-month MLS record sold twice.
An owner who bought before 2023 may still hold a gain, but an owner who bought in 2024 is likely pricing below that purchase. The 2026 sales, $225,000 to $265,000, are the evidence a buyer’s appraiser will use first, alongside the 2024 sales adjusted for time. A valuation that anchors on the 2024 prices invites a long market time, as the February 2026 sale’s 265 days showed; one that ignores the plan’s higher 2024 level can leave money behind on a well-updated unit.
Dove Hollow condominiums took 34, 105 and 265 days on market in the 12 months to September 23, 2026, and closed at 94.68% to 98.25% of list on 3 closings. Over 48 months the median was 60.5 days and 96.41% of list on 10 closings, and on September 23, 2026 two units were for sale, about 8 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window | Closings | Days on market | Sale-to-list | Closed at or above final list |
|---|---|---|---|---|
12 months to September 23, 2026 | 3 | 34, 105 and 265 | 94.68% to 98.25% | 0 of 3 |
12 months to September 23, 2025 | 1 | 37 | 98.31% | 0 of 1 |
24 months to September 23, 2026 | 4 | 34 to 265 | 94.68% to 98.31% | 0 of 4 |
36 months to September 23, 2026 | 8 | 22 to 265 | 94.68% to 100.00% | 1 of 8 |
48 months to September 23, 2026 | 10 | median 60.5 (middle pair 54 and 67) | median 96.41% (middle pair 95.99% and 96.83%) | 1 of 10 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price. Medians are published only for the window with ten or more sales.
A 96.41% median over four years says Dove Hollow buyers negotiate about three to four percent off a final list price. Nine of ten closed below asking. The one full-price sale, February 2024, came at the top of the market; the steepest discount, 85.71% in August 2023, came on a nine-day sale that suggests a seller who needed to move. A list price set where the plan’s recent sales are sells closer to asking than one set where the plan used to be.
Condominium and building | Plan (county) | Beds and baths (MLS) | Living sq ft (MLS) | Asking | Asking $/sq ft | Days on market |
|---|---|---|---|---|---|---|
Dove Hollow, Building 4 | Two-story, 1,418 | 3 bed, 2 bath | 1,418 | $289,000 | $203.81 | 116 |
Dove Hollow, Building 1 | One-story, 1,420 | 2 bed, 2 bath | 1,420 | $225,000 | $158.45 | 61 |
Dove’s Nest, Building 4 | One-story, 1,420 | 2 bed plus den, 2 bath | 1,420 | $279,900 | $197.11 | 17 |
Dove’s Nest, Building 4 | One-story, 1,420 | 3 bed, 2 bath | 1,420 | $240,000 | $169.01 | 307 |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026, pulled September 23, 2026; no Dove Hollow or Dove’s Nest listing was pending that day. Asking price per square foot is our arithmetic on MLS living area.
The Dove Hollow two-story unit asks $289,000, $24,000 above the highest 2026 Dove Hollow closing and near the 2024 level, and it has been listed 116 days. The Dove Hollow one-story unit asks $225,000, at the level of the April 2026 sale. The four look-alike listings run $225,000 to $289,000, and a Dove Hollow seller competes with all of them.
Two listings against 3 closings in the last 12 months is about 8.0 months of supply, by our arithmetic. Against the 48-month pace, 10 sales in 48 months, the same two listings are about 9.6 months. By the usual rule of thumb, more than six months leans toward buyers, and with only a handful of sales a year one listing or one sale moves the ratio a long way, so we treat it as a reading, not a verdict.
Seven of the ten Dove Hollow MLS closings of the last four years fell between February and June, and none closed in November, December, January or July. A closing lags its contract by several weeks, so a Dove Hollow unit that is valued, prepared and listed by early January meets the largest pool of seasonal buyers. The master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season.
Price to the band your plan can honestly reach this year, present the unit for the season, and have both estoppels, the budget and the insurance summary ordered before the first showing. In a market this thin, the right price at launch usually sells faster and nets more than a high price followed by reductions; the April 2026 sale at 34 days and the February 2026 sale at 265 days are the proof on the same street.
A Dove Hollow buyer compares Dove’s Nest first, because the two share a street, a building design and the same three floor plans at the same unit numbers. They are separate condominiums with separate declarations, associations, budgets, reserves and assessments. Over 48 months Dove Hollow sold at a median $18,000 higher, and in 2026 the two sold in the same band.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026; state condominium registry and Division of Corporations, read September 2026)
Measure | Dove Hollow | Dove’s Nest |
|---|---|---|
Homes | 48 units, six buildings of eight | 48 units, six buildings of eight |
Addresses on Timberlakes Drive | 16424 to 16454, running east to west | 16460 to 16490, running north |
Year built (county) | 1981 (Buildings 1 and 2) and 1982 (Buildings 3 to 6) | 1983 and 1984 |
Declaration | Official Records Book 1569, Page 2023 | Official Records Book 1701, Page 283 |
Association (Division of Corporations) | Dove Hollow Condominium Association, Inc., document 756249, filed February 9, 1981 | Dove’s Nest Condominium Association, Inc., document 766992, filed February 15, 1983 |
State condominium registry | Dove Hollow Condo, 48 units, recorded December 28, 1981 | its own registration, recorded December 5, 1983 |
Association layers and estoppels at resale | Two: the Dove Hollow association and the master association | Two: the Dove’s Nest association and the master association |
Condominium assessment | Its own; not published | Its own; not published |
Floor plans (county) | 1,420 one-story; 1,418 two-story; 1,964 two-story, three baths | the same three plans at the same unit numbers |
Common-element land (county) | 6.45 acres | 6.88 acres |
Median 2026 just value (mass appraisal, not a price) | $191,445 | $192,298 |
Homestead exemptions (2026 roll) | 16 of 48 | 10 of 48 |
MLS closings, 48 months | 10, median $297,500 (middle pair $290,000 and $305,000) | 10, median $279,500 (middle pair $260,000 and $299,000) |
Median $/sq ft of living area, 48 months | $209.80 | $196.96 |
Median sale-to-list, 48 months | 96.41% | 96.07% |
Median days on market, 48 months | 60.5 | 83 |
Closed at or above final list, 48 months | 1 of 10 | 2 of 10 |
MLS closings, last 12 months | 3: $225,000, $230,000 and $265,000 | 2: $200,000 and $260,000 |
County qualified sales to June 25, 2026 | 12, median $277,500; 2 never in the MLS | 13, median $299,000; 5 never in the MLS |
1,964 plan, recorded sales in 48 months | one county-only deed, $200,000, June 2024 | one county-only deed, $330,000, May 2026 |
Listings on September 23, 2026 | 2: $225,000 and $289,000 | 2: $240,000 and $279,900 |
Months of supply, last 12 months’ pace | about 8.0 | about 12.0 |
County development orders | none on record | parking reseal and restripe, closed December 2023 |
Median ground, 2018 LiDAR (ft NAVD88) | 6.5 | 6.3 |
Flood zone | Zone AE, 11 ft base flood elevation | Zone AE, 11 ft base flood elevation |
Milestone and reserve-study law | Does not apply (two stories) | Does not apply (two stories) |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026, each sale resolved by address to its condominium; Lee County parcel roll (units, years, plans, just values, homestead, common elements) and recorded qualified sales, September 24, 2022 to June 25, 2026; Division of Corporations records for both associations; the state condominium registry extracts; Lee County’s development orders layer and 2018 LiDAR spot elevations. Months of supply is active listings divided by the average monthly closings of the last 12 months.
A buyer should choose Dove Hollow for the east-to-west run of buildings, an association with more owner-occupants on the roll, 16 of 48 homesteads against 10, and a four-year record that held a higher median and a faster median sale. A buyer should choose Dove’s Nest at The Forest when a specific unit there is better updated or better priced, or when its own budget and its 2023 parking work suit them. Your Dove Hollow valuation has to show that buyer why your unit, in your association, is the better buy at your price.
The two condominiums look alike and are not alike on paper. Crossing from 16454 to 16460 Timberlakes Drive changes the declaration, the association, the budget, the reserves, the insurance policy and the assessment. A buyer comparing two identical 1,418 square foot units, one in each, is really comparing two associations’ finances, and neither publishes them. The seller who puts the Dove Hollow budget, reserve schedule, insurance summary and estoppel figures in front of the buyer first wins that comparison.
In 2026 the two condominiums traded in the same band: Dove Hollow at $225,000 to $265,000 on three sales, Dove’s Nest at $200,000 and $260,000 on two. Across both, the five 2026 sales ran $200,000 to $265,000. The four look-alike listings on September 23, 2026 asked $225,000 to $289,000. That is the band your buyer will hold in mind, whichever condominium your unit is in.
Dove Hollow’s 48-month median of $297,500 sat $18,000 above Dove’s Nest’s $279,500, and its median price per square foot about $12.84 higher, by our arithmetic. Five Dove Hollow sales in 2024 at $290,000 to $355,000 explain most of it; Dove’s Nest sold only once in 2024. With ten sales apiece, neither difference is large enough to call one condominium more valuable on price alone, which is why the unit and the association file decide each sale.
Dove’s Nest’s buildings are two to three years newer, it closed two of ten sales at or above asking against Dove Hollow’s one, and its record shows parking resurfaced in 2023. A Dove Hollow seller answers with paperwork: two estoppels and a budget in the file on day one, the building’s roof and resurfacing records from the association, the unit’s window permits and a wind-mitigation report. Dove’s Nest owners have their own guide at our Dove’s Nest at The Forest guide.
The Southwest Florida MLS spells the neighbor “Dove Nest,” and with a shared street, design and plans the two are easy to blur in a search. We market a Dove Hollow unit by its own condominium’s record, its 1981 declaration, its own association, its owner base and its own sales, and we never let a blended Dove sales figure stand in for yours.
A buyer who wants more space tours Fairway Woods at The Forest, 118 condominium units that sold at a 48-month median of $350,000 and $143.48 a foot on larger plans; its owners have a guide to what a Fairway Woods at The Forest home is worth. A buyer at the entry end tours Partridge Place, whose 1,161 square foot units sold at a 48-month median of $157,500, a figure that includes eight sales in November and December 2022, weeks after Hurricane Ian, at $75,000 to $145,000. Quail Cove, the other 1982 condominium of eight-unit buildings, recorded nine MLS sales over four years from $190,000 to $370,000.
Online estimates miss on Dove Hollow condominiums because they read three plans under one name, listing square footage that does not match the county’s plans, a look-alike neighbor whose sales can be pulled in by mistake, four-year-old sales that sit above today’s market, and a county roll that is set for tax, not price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
The MLS carries every Dove Hollow unit under one subdivision name, and a model that averages it blends a one-story 1,420 unit, a two-story 1,418 unit and a 1,964 three-bath unit that has not sold through the MLS in four years. A model that has never seen a 1,964 sale has nothing to price one from.
A model divides by whatever square footage its source carries. At Dove Hollow, listings have entered 1,464, 1,510 and 1,643 square feet on units the county records at 1,418. The same unit can look expensive or cheap per foot depending on which figure a model picked up.
A unit number such as 101 invites a buyer, or a model, to read a ground-floor flat into it. The county roll records units 101 and 104 at two stories and units 102 and 103 at one story, so the leading digit is not a floor. We read the plan from the county record and the floor plan, never from the number alone, and a listing that guesses wrong loses a buyer’s trust in the rest.
Dove’s Nest shares Dove Hollow’s street, design and plans, and the MLS names it “Dove Nest.” A model or a buyer that pulls the wrong Dove condominium pulls the wrong comparables and the wrong association. A Dove Hollow unit is valued from Dove Hollow’s sales first, with Dove’s Nest as a cross-check, never as a substitute.
Seven of Dove Hollow’s ten MLS closings were in 2023 and 2024, and none was in 2025. A model that weights all ten will anchor on prices that no 2026 sale reached. The 2026 sales, $225,000 to $265,000, are the market a buyer is in now.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, run from $187,545 to $255,802, with a median of $191,445. The 2026 sales ran $225,000 to $265,000. The roll is useful for ranking plans, not for pricing one unit.
A model cannot see impact windows and a wind-mitigation report, a renovated kitchen, a new air conditioner, the association’s budget and reserve schedule, the roof date on your building, or an estoppel with nothing owed. At Dove Hollow those are the difference between the top and the bottom of a plan’s range.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with your plan’s sales and your unit’s documents. If it is high, better to know before you list than after a season on the market.
A Dove Hollow buyer prices in two association assessments, the Dove Hollow condominium fee and The Forest’s master assessment, plus a Lee County tax bill that resets at sale, the San Carlos Park fire levy, a multi-family solid waste charge, private sewer, and flood and HO-6 insurance. Neither association publishes its fee, and the Dove Hollow budget and reserves are not in any public record.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
The Dove Hollow condominium assessment is not published; it appears in the association’s annual budget and on the estoppel certificate issued with every resale. The master association does not publish its assessment either; the amount appears in its annual budget and on the estoppel certificate issued with every resale. Florida caps each estoppel fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, under section 718.116 for the condominium and section 720.30851 for the master association. The master estoppel is ordered through FirstService Residential’s resale and lender documents page.
Neighborhood associations’ special assessments are not published; buyers can find them in the association’s estoppel certificate and meeting minutes. At Dove Hollow the question a buyer’s lender asks is about the building: when the roofs were last replaced, what the reserve schedule holds and whether any assessment is proposed. None of that is in a public record we reached, so a seller who has the current budget, the reserve schedule and the last two years of minutes in the file before listing removes a reason to discount.
Florida’s Save Our Homes cap resets to just value on a change of ownership under section 193.155, so a buyer’s tax bill will usually be higher than a long-time homesteaded seller’s. On the 2026 roll one homesteaded 1,964 square foot Dove Hollow unit with a just value of $243,288 carries an assessed value of $151,990. The bill also carries the San Carlos Park Fire Protection and Rescue Service District levy of 2.3590 mills for fiscal year 2025/26, $471.80 on $200,000 of taxable value by our arithmetic, and Lee County’s multi-family solid waste charge of $15.76 per unit plus a $2.55 administrative charge per account; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service; its rates are not published online, so we ask every seller for twelve months of bills. The Dove Hollow association granted Hotwire Communications, Ltd. a communication easement dated December 19, 2023 and recorded January 3, 2024, instrument 2024000002095, and whether Hotwire service is billed through the association is not published. The Forest is a non-bundled community: buying a unit does not require joining the club, so no club value is built into a Dove Hollow price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $1,575 on a $225,000 sale, $1,610 on $230,000 and $2,082.50 at the $297,500 four-year median. Our full cost walk-through is on our guide to selling a Dove Hollow home.
Each layer is set by a different party on a different billing cycle, and neither association publishes a schedule. A single total assembled from guesses would look precise and be wrong for someone. We put each layer, its source and its estoppel route side by side instead, and fill in the real figures from your association’s documents.
No. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records all six Dove Hollow buildings at two stories. In The Forest, only Sparrowood’s three buildings reach three stories, so a Dove Hollow seller carries neither requirement into the sale.
Data updated: September 2026 (Florida Statutes; Lee County parcel roll and building footprint layer, queried September 2026)
Section 553.899 requires milestone structural inspections of condominium buildings three habitable stories or more in height, and section 718.112(2)(g) requires a structural integrity reserve study for the same class of building and states that it does not apply to buildings less than three stories in height. Dove Hollow’s two-story buildings fit that exclusion.
Since those laws took effect, the first structural question a Florida condominium buyer asks is whether the building has passed its milestone inspection and whether its reserve study is funded. At Dove Hollow the honest answer is that neither applies, which removes two lines of doubt that buyers of three-story condominiums elsewhere have to price.
Being outside the statutes does not make reserves optional. The size of Dove Hollow’s reserves is set by its own budget and owner vote, and a buyer will still ask for the current budget and reserve schedule, the roof records, the insurance declarations and whether any special assessment is proposed or levied. Those documents show whether buildings finished in 1981 and 1982 have been kept up, and at Dove Hollow they are the only place that answer lives.
The flood zone affects a Dove Hollow valuation at the condominium level: every building sits in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, so every financed buyer carries flood insurance. What a buyer reads next is the ground under the buildings and the insurance file.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective November 17, 2022; Lee County building footprint layer and 2018 LiDAR spot elevations; U.S. Geological Survey Short-Term Network, Hurricane Ian)
Every Dove Hollow building reads Zone AE, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area, on FEMA’s National Flood Hazard Layer, on panel 12071C0438H. Lee County’s building footprint layer tags all six buildings “AE-EL11 (SFHA).” The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so an elevation certificate prepared before then compares the building with the old line.
Mean ground under the six buildings runs from 6.39 feet at Building 3 to 6.76 feet at Building 4, per Lee County’s building footprint layer, about 4.2 to 4.6 feet below the base flood elevation by our arithmetic, and the county’s 2018 LiDAR spot elevations give a median of 6.5 feet for the parcels. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate.
The U.S. Geological Survey surveyed no Hurricane Ian high-water mark at Dove Hollow. The nearest mark in the agency’s Short-Term Network record for Ian is about half a mile southwest on a Waters Edge building, at 9.5 feet NAVD88, 2.89 feet above the ground at that wall. It measures water outside one building elsewhere in The Forest; it does not say what happened at Dove Hollow, and no public record we reached does.
Under section 718.111(11), the association insures the condominium property under its master policy and each owner insures the interior, contents and improvements under a unit-owners policy. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. Florida makes flood coverage mandatory for Citizens personal-lines policies in the Special Flood Hazard Area under section 627.351(6) but exempts the condominium unit-owners form. We publish no premium, because a premium quoted without the master policy and the elevation certificate is a guess.
Dove Hollow is in Lee County Evacuation Zone A, per the county’s evacuation zones layer. Buyers read that line on every Forest listing; it does not separate one Forest condominium from another, but seasonal owners should register a key holder with the association before the summer, and a buyer will ask who that is.
Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County, per the county’s substantial improvement page: work costing 50 percent or more of a building’s market value brings the structure under current flood rules. In a condominium that threshold is measured against the building, so it is the association’s concern, which is one more reason buyers ask for the association’s insurance and reserve file.
Give buyers the association’s master policy declarations and your unit-owners policy early, ask the association whether the building has an elevation certificate, and commission a wind-mitigation report on your unit’s openings under section 627.0629. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
A Dove Hollow seller owes every buyer Florida’s flood disclosure at or before contract, and, because Dove Hollow is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest financial information and the question-and-answer sheet. A missed delivery hands the buyer a cancellation right and a second chance to negotiate the price.
Data updated: September 2026 (Florida Statutes; Florida Division of Corporations and state condominium registry records, retrieved September 2026)
This is information, not legal advice; a closing agent or real estate attorney should confirm how the rules apply to your unit. It belongs on a valuation page because a buyer with a way out negotiates the price again.
For a condominium resale, section 718.503 requires the seller to give the buyer the declaration, articles of incorporation, bylaws and rules, the association’s most recent year-end financial information and its frequently asked questions and answers document. If they are not delivered before signing, the buyer may cancel within the period the statute sets. Because Dove Hollow has more than 25 units, the association must also post its official records in an owner-only area of a website or app under section 718.111(12)(g), which a seller can open for a buyer’s review.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. Every Dove Hollow building is in Zone AE, so we have it completed before the first showing.
Lee County’s index lists the Dove Hollow declaration at Official Records Book 1569, Page 2023, with a second instrument at Book 1586, Page 56 and the condominium plat at Condominium Plat Book 7, Page 216, held in the Lee County Clerk’s official records. The state’s condominium registry lists a project named Dove Hollow Condo with 48 units, licensed May 28, 1981 and recorded December 28, 1981, whose managing entity is Dove Hollow Condo Assn, Inc., per its project record; the registry files it under Seminole County, so a statewide search by name finds it. The declaration and rules are not published online, so we pull the recorded documents on day one and read the transfer and leasing provisions into the contract timeline.
The items that move a Dove Hollow number before listing are the document file, the insurance and wind paperwork, condition inside the plan’s range, association approval letters for past alterations, a clean separation from Dove’s Nest in the marketing, and timing for the season. None of them changes the plan you own; each changes where in that plan’s range your unit sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Order both estoppel certificates, the budget with the reserve schedule, the insurance declarations, the last two years of minutes and the declaration with every amendment before the first showing. Fees are not published at either layer, so the unit that answers the fee and reserve questions on day one competes against units that cannot.
Ask the association for the building’s elevation certificate and its roof date, and commission a wind-mitigation report on your unit’s openings. All three feed straight into a buyer’s insurance quote, and all three are documents rather than claims.
The 2026 sales ran $158.67 to $186.62 a foot and the 2024 sales $204.51 to $225.10, on the same plans. Fresh paint, flooring repairs, a clean inspection and working air conditioning usually pay; a full kitchen remodel aimed at the 2024 prices rarely returns its cost in this market, because the recent sales, not the old ones, set the ceiling a buyer’s appraiser will read.
Alterations that touch the building, windows, doors, shutters, flooring over another unit or the exterior normally need association approval under the declaration and rules before the county permit, and Florida sets associations’ hurricane-protection duties in section 718.113. The Dove Hollow approval procedure is not published, so find the letters for any past work; a missing letter becomes a negotiation point.
Seven of the ten Dove Hollow MLS closings of the last four years fell between February and June. A unit valued and prepared in the fall and listed by early January meets the seasonal buyers at the right time, and it meets them before the next Dove’s Nest listing does.
A free in-person Dove Hollow valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the unit, checks the plan, the openings, the approvals and the building file, and you receive a written opinion of value with your plan’s sales at Dove Hollow and Dove’s Nest and a recommended list price.
Your plan’s MLS and county sales at Dove Hollow and at Dove’s Nest, with dates and sources; the live competition in both condominiums; the two association layers and tax reset your buyer will underwrite; your building’s flood position and ground; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost 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.
If you decide to sell, our Dove Hollow seller page sets out the marketing, negotiation, costs and the estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Dove Hollow sale, and we publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Dove Hollow owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 10 Dove Hollow closings and all 10 Dove’s Nest closings in the Southwest Florida MLS over four years, matched each one to its plan on the Lee County parcel roll by unit number, and laid Lee County’s qualified recorded sales for both condominiums over the top.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the valuations. Reach him at (239) 898-6072, and read his 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. He walks homes, meets contractors and inspectors, and handles showings for owners who are out of state for the summer. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page, and for the wider market see our Fort Myers real estate guide.
These are the questions Dove Hollow owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll and recorded sales, the association’s state filings, FEMA’s map and Florida statute, each with its window and source stated in the sections above.
Recent Dove Hollow sales ran from $225,000 to $265,000 in the 12 months to September 23, 2026, on 3 closings. Your plan, then your unit’s condition and the association file, place you in or around that range.
Start from the closed sales of your plan at Dove Hollow and Dove’s Nest, adjust for condition, openings and the association file, and test against the four look-alike listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Three MLS closings from September 24, 2025 to September 23, 2026: a one-story unit at $265,000 in February 2026, a two-story 1,418 unit at $225,000 in April 2026 and a one-story unit at $230,000 in May 2026.
Because it is the first window counting back that holds ten or more sales. The last 12 months hold 3, the last 24 months 4 and the last 36 months 8; the 48-month pull holds 10, at a median of $297,500.
Our house rule publishes a median only for a window of ten or more sales. With three sales in the last 12 months, the sales themselves, $225,000, $230,000 and $265,000, say more than a middle number would.
Yes, at Dove Hollow it does. The county records units 102 and 103 as one-story 1,420 square foot units, 101, 104, 201 and 204 as two-story 1,418 units, and 202 and 203 as two-story 1,964 units with three baths, in every building.
No. The county records units 101 and 104 at two stories and units 102 and 103 at one story, so the leading digit is not a floor. The floor plan and a walk-through settle it.
The two one-story sales of the last four years were both in 2026, at $265,000 and $230,000. At Dove’s Nest the same plan sold five times from $192,500 to $320,000 over four years, and the two listed today ask $240,000 and $279,900.
Its eight MLS sales over four years ran $180,000 to $355,000, the latest $225,000 in April 2026. The five 2024 sales ran $290,000 to $355,000, so time is the biggest adjustment on this plan.
No 1,964 unit at either Dove condominium closed through the MLS in four years. The county file records $200,000 at Dove Hollow in June 2024 and $330,000 at Dove’s Nest in May 2026, both private. We value a 1,964 unit from the smaller plans, the county’s spread between plans and its condition, and we show each step.
A median of $209.80 per square foot of MLS living area over 48 months. The three sales of the last 12 months ran $158.67 to $186.62 a foot.
The record shows it rather than explains it: five 2024 closings at $290,000 to $355,000, none in 2025, and three 2026 closings at $225,000 to $265,000, with longer market times. Dove’s Nest shows the same step down on the same plans.
We do not publish a forecast. The April and May 2026 sales, at $225,000 and $230,000, closed at 98.25% and 95.04% of list, which says buyers met sellers who priced to the current market.
Because the MLS files three plans under one name, listings have entered living areas that do not match the county’s plans, a look-alike neighbor shares the street, and most of the sales a model reads are from 2023 and 2024.
No. The 2026 just values, from $187,545 to $255,802 with a median of $191,445, are mass-appraisal figures for tax. The 2026 sales ran $225,000 to $265,000.
The three sales of the last 12 months took 34, 105 and 265 days on market, and the median over 48 months was 60.5 days. Add the time for both estoppel certificates.
A median of 96.41% of the final list price over 48 months; the three sales of the last 12 months closed at 94.68% to 98.25%. One of ten sales in four years closed at full asking price.
Two on September 23, 2026: a two-story 1,418 unit asking $289,000 and a one-story 1,420 unit asking $225,000. Two one-story Dove’s Nest units asked $240,000 and $279,900. Listings change weekly.
For a prepared unit priced to its plan’s recent sales, yes; for a unit priced at 2024 levels, the 116 days the current $289,000 listing has spent on market is the answer. Two listings against three closings a year is about 8 months of supply, which leans toward buyers.
Seven of the ten MLS closings of the last four years fell between February and June, and none in November, December, January or July. A unit valued in the fall and listed by early January meets the season’s buyers.
Some do. Lee County recorded 12 qualified Dove Hollow sales from September 24, 2022 to June 25, 2026, and 2 of them never appeared in the MLS, including the only 1,964 square foot sale of the four years.
Over 48 months Dove Hollow’s median was $297,500 against $279,500 at Dove’s Nest, and its median price per foot about $12.84 higher, on ten sales apiece. In 2026 the two sold in the same band, so the unit and the association file decide each sale.
Because your buyer joins your association, not your neighbor’s: its own declaration, budget, reserves, insurance and assessment. A buyer comparing two identical units across the property line is comparing two associations’ finances.
The county records a carport on every Dove Hollow unit and a garage on none, so it is the baseline here. It matters when a buyer compares a Forest condominium with a garage, and we price that comparison in.
They help when they are permitted, approved by the association and documented in a wind-mitigation report, because they feed a buyer’s insurance quote. Every Dove Hollow building predates the first statewide Florida Building Code of March 1, 2002.
Only toward the top of your plan’s recent range. Paint, flooring and working systems usually pay; a remodel aimed at 2024 prices rarely does, because the 2026 sales set the ceiling an appraiser reads.
No. They apply to condominium buildings three or more stories in height, and every Dove Hollow building is recorded at two stories.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H, effective November 17, 2022, on mean ground of 6.39 to 6.76 feet under the six buildings.
No public record we reached says. USGS surveyed no high-water mark at Dove Hollow; the nearest, about half a mile southwest on a Waters Edge building, read 2.89 feet above ground. Your flood disclosure under section 689.302 is where your own history goes.
Neither the Dove Hollow condominium association nor the master association publishes its fee. Each amount appears in the association’s budget and on the estoppel certificate issued with every resale.
Two: one from Dove Hollow Condominium Association, Inc. and one from The Forest’s master association. Florida law caps what either may charge.
The Forest is a non-bundled community, so buying a unit does not require joining the club, and no club value is built into a Dove Hollow price.
Likely higher if you hold a homestead exemption, because Florida’s Save Our Homes cap resets to just value on a change of ownership. Sixteen of Dove Hollow’s 48 units carry a homestead exemption.
A valuation for pricing strategy; an appraisal only if you need a formal opinion for an estate, a divorce or a lender. Your buyer’s lender will order its own appraisal either way.
The one who can show you every Dove Hollow and Dove’s Nest sale of your plan, from both the MLS and the county, with sources. Compare teams on the public record before you choose.
Get a written valuation from your plan’s sales, order both estoppels and the association documents, and ask for the building’s elevation certificate and roof date and a wind-mitigation report. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Dove Hollow with Dove’s Nest and the other condominiums inside The Forest’s gates ask these three questions most often, and the answers come from the same MLS pull, county roll and FEMA map used for the seller answers above. For a full buyer plan, call Marc Comisar at (239) 287-5873.
No. The Forest is a non-bundled community, per the club’s membership page and the master association’s resident portal; membership is a separate choice.
On recent price, a unit on either smaller plan, where the 2026 sales ran $225,000 to $265,000; on space, a 1,964 unit with three baths, which rarely comes to market. Read how we represent buyers in Southwest Florida and our Dove Hollow buyer guide.
By the building address: 16424, 16430, 16436, 16442, 16448 and 16454 Timberlakes Drive are Dove Hollow; 16460 to 16490 are Dove’s Nest. Then confirm the association named on the estoppel certificate.
Every Dove Hollow figure on this page traces to a primary source below, listed as of September 27, 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded sales and map services, the association’s filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Dove Hollow owner always opens the official, current copy. We host nothing ourselves, and the declaration itself is held by the Lee County Clerk’s official records.
Document | What it proves for a Dove Hollow valuation | Official authority |
|---|---|---|
Dove Hollow Condominium Association, 2026 annual report | The association’s current filing status, separate from Dove’s Nest | |
Dove Hollow Condominium Association, 2025 annual report | An unbroken filing record | |
State condominium extract carrying the Dove Hollow Condo record | The 48-unit registration, recorded December 28, 1981 | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for every Dove Hollow building | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5 flood-premium discount | |
San Carlos Park Fire District FY2025/26 final budget | The 2.3590-mill fire levy on a Dove Hollow tax bill | |
Lee County Evacuation Zone A map | The evacuation zone a buyer reads on every Forest listing | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, re-entry rules and the population estimate | |
Florida Statutes 718.503, disclosure prior to sale | What a Dove Hollow buyer must receive before the contract | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 689.302, flood disclosure | The seller’s flood disclosure duty | |
Florida Building Commission, code effective dates | Why every Dove Hollow building predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Dove Hollow sits inside the south Fort Myers golf market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides a Dove Hollow sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a page at McGreevy and Comisar on Facebook.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) 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. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026 (Southwest Florida MLS Matrix), and from Lee County parcel and recorded-sales files queried September 2026. Brokered by Domain Realty.