Updated September 2026
Forty-eight three-bedroom units, three floor plans, two MLS sales in the last year at $200,000 and $260,000 and a $330,000 county-recorded sale of the large plan. We value your condominium from Dove's Nest's own sales, 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’s Nest condominium in The Forest has recently been worth about $200,000 to $330,000, depending mostly on its floor plan and its condition. The Southwest Florida MLS counts 2 Dove’s Nest closings in the 12 months to September 23, 2026, at $200,000 and $260,000, and 10 in the full 48-month pull at a median of $279,500, while Lee County recorded a $330,000 sale of the larger 1,964 square foot plan in May 2026 that never reached the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
Dove’s Nest is 48 three-bedroom condominium units in six eight-unit buildings on Timberlakes Drive, built in 1983 and 1984, in three plans the county records at 1,418, 1,420 and 1,964 heated square feet. What your unit is worth comes down first to which of those three plans you own, then to its condition, its updates and the association’s file. The buildings, the association, the flood map and daily life are covered in full on our Dove’s Nest 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’s Nest homes; if you are buying, read our Dove’s Nest buyer guide.
Two Dove’s Nest units closed on the MLS in the 12 months to September 23, 2026: a 1,418 square foot unit in the building at 16472 Timberlakes Drive at $260,000 in May 2026, and a 1,420 square foot unit at 16460 Timberlakes Drive at $200,000 in June 2026. Both closed below their final list prices, at 94.55% and 95.69%, after 99 and 135 days on market. Two sales are not a market rate, so we list them rather than reduce them to one average.
Two of Dove’s Nest’s three plans are nearly the same size on paper, 1,418 and 1,420 square feet, yet over four years three of the five 1,418 square foot MLS sales closed at $315,000 or more, while four of the five 1,420 square foot sales closed at $299,000 or less. The county roll records the 1,418 units as two stories and the 1,420 units as one, and buyers have paid differently for them. The third plan, 1,964 square feet with a third bath, has not closed on the MLS in four years at all. A single Dove’s Nest number that ignores the plan describes none of the three.
We use every Dove’s Nest closing in the Southwest Florida MLS since September 2022, Lee County’s recorded qualified sales and its 2026 roll, the two units listed for sale today, the sales of the identical plans next door at Dove Hollow, your unit’s own condition and permits, and the association’s budget, insurance and reserve file. 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 address, your plan, 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’s Nest condominium because the valuation is built from every Dove’s Nest closing in the Southwest Florida MLS over four years, checked plan by plan against Lee County’s parcel roll and recorded sales, and read beside the association’s file, 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 unit, 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 13 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 2 MLS closings in the last 12 months across 48 units, and 2 in the 12 months before that, there is no deep pool of recent comparables for a buyer or an appraiser to lean on. In a condominium this small the next Dove’s Nest sale becomes the comparable for every neighbor who sells after you, and a unit next door at Dove Hollow, with the same plans, will be pulled into the same appraisal. A valuation that is right the first time is worth more here than almost anywhere else inside the gates.
This valuation page gives you the number. Our seller page, how we sell Dove’s Nest 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, or with our valuation pages for Fairway Woods at The Forest, The Heron at The Forest, Partridge Place, Waters Edge at The Forest and Sparrowood. For the neighbors your buyer will also tour, see our guides to Dove Hollow and Quail Cove.
These are the facts that decide most Dove’s Nest 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’s Nest condominium is valued by starting from Dove’s Nest’s own closed sales, weighted toward the most recent, placing the unit in its plan, reconciling MLS and county square footage, grading condition and openings, reading the association’s fee, insurance and reserve file, adjusting older sales for time, checking the identical plans next door at Dove Hollow, and testing the result against the listings inside The Forest’s gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
The first comparables are Dove’s Nest’s own closings, because they share its association, its budget, its buildings and its street. The two MLS sales of the last 12 months, $200,000 and $260,000, carry the most weight, with the $240,000 sale of May 2025 and the $299,000 sale of October 2024 behind them. The six 2023 sales, from $192,500 to $365,000, tell us how wide the range can run, not where the market sits today.
Each building repeats the same pattern of eight units numbered 101 to 104 and 201 to 204: four units of 1,418 square feet, which the county roll records as two stories; two of 1,420 square feet, recorded as one story; and two of 1,964 square feet with a third bath, the units numbered 202 and 203. The plan is the single largest driver of value inside Dove’s Nest, so it is the first line of every valuation we write here.
At Dove’s Nest the MLS living area has matched the county’s heated area on every closed sale in the pull, 1,418 or 1,420 square feet. That makes per-foot figures cleaner than at most Forest condominiums. The exception is the large plan: with no MLS sale of a 1,964 square foot unit, its per-foot figure comes from the one county-recorded sale and from the smaller plans, and we say so in the valuation.
After more than 40 years of owner updates, finish is the largest variable inside one plan. Kitchens, baths, flooring and lighting separate the $200,000 sale of June 2026 from the $365,000 sale of November 2023 as much as timing does. We grade finish against the Dove’s Nest units that actually sold, not against a generic Fort Myers renovation index.
Dove’s Nest’s buildings were finished in 1983 and 1984, before the first statewide Florida Building Code took effect on March 1, 2002. Replaced windows, sliding doors and shutters, with permits and a wind-mitigation report, answer a buyer’s first insurance question. The association must adopt hurricane protection specifications for each building, and which openings belong to the owner and which to the association is set in the declaration, so we read both before we credit anything.
A buyer underwrites two association layers, the Dove’s Nest condominium association and The Forest’s master association, and neither publishes its fee. Because the Dove’s Nest association insures and maintains the buildings and roofs, its budget, its master policy and its reserve schedule are the documents a buyer reads first. Those facts are the same for every unit, so they set the condominium’s level rather than your unit’s place in it, but a missing estoppel, budget or insurance declaration at launch costs days on market.
Dove’s Nest’s closed sales span a repricing. Four of the six 2023 MLS sales ran $315,000 to $365,000, while the four sales since October 2024 ran $200,000 to $299,000. A 2023 sale is not a 2026 comparable without a time adjustment, and the $365,000 sale of November 2023 was the top of the record, not a ceiling to aim for.
Dove Hollow, at 16424 to 16454 Timberlakes Drive, has the same three plans on the county roll and recorded its own 10 MLS closings over the same 48 months. Its sales are not Dove’s Nest sales, because the association, budget and insurance differ, but a buyer’s appraiser short of comparables will look there, so we read them too and adjust for the association file.
On September 23, 2026 the MLS showed two Dove’s Nest listings, both 1,420 square foot units at 16478 Timberlakes Drive, asking $279,900 and $240,000, and two Dove Hollow listings at $289,000 and $225,000. Your number has to make sense to a buyer standing in all four.
Dove’s Nest condominiums sold twice in the 12 months to September 23, 2026, at $260,000 and $200,000, for $460,000 in closed volume, per the Southwest Florida MLS. The two ran $183.36 and $140.85 a square foot of living area, 94.55% and 95.69% of list, and 99 and 135 days on market.
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 | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | 16472 Timberlakes Drive | 1,418 sq ft, two stories | 3 bed, 2 bath | 1,418 | $275,000 | $260,000 | $183.36 | 94.55% | 99 |
June 2026 | 16460 Timberlakes Drive | 1,420 sq ft, one story | 3 bed, 2 bath | 1,420 | $209,000 | $200,000 | $140.85 | 95.69% | 135 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; plan from the Lee County parcel roll. Price per square foot is each sale’s price divided by its MLS living area, and sale-to-list is each sale’s price divided by its final list price.
The two sales sit $60,000 apart on units two square feet apart in size, and the difference follows the plan pattern of the whole four-year record: in every year in which both plans sold, 2023 and 2026, the 1,418 square foot plan sold higher than the 1,420 square foot plan. Condition explains the rest, and the MLS record does not grade condition, so we do not read more into two prices than they can carry.
Neither sale closed at or above its final list price. The record holds the final list price, not the original one, so a market time of three months or more can hide earlier reductions. Two sales that each closed about 5% below a final list price after more than three months tell a seller one thing clearly: buyers have been negotiating from the list price, not paying it.
The 12 months before this window, September 24, 2024 to September 23, 2025, recorded two closings, $299,000 in October 2024 and $240,000 in May 2025. Put the last four sales in order, $299,000, $240,000, $260,000 and $200,000, and the level is plainly below the 2023 sales that carry the 48-month median of $279,500, even if four sales cannot measure the size of the move.
Lee County’s recorded, qualified sales show 13 Dove’s Nest sales from September 24, 2022 to June 25, 2026, the window of the county file we matched, at a median of $299,000. Matched to MLS closings by address and date, 5 of the 13 never appeared in the MLS, and one of them is in this 12-month window: a $330,000 sale on May 12, 2026 of a 1,964 square foot unit in the building at 16460 Timberlakes Drive. That is the highest Dove’s Nest price recorded in 2026 by either system, and it is the only recorded sale of the large plan in four years. A seller who assumes the MLS shows every comparable misses it; a buyer’s appraiser may not.
Dove’s Nest recorded 10 closings in the full 48-month pull, September 24, 2022 to September 23, 2026, for $2,741,500, from $192,500 to $365,000, per the Southwest Florida MLS. Ten sales is the first window that reaches our 10-sale floor, so this is the one window in which we publish a Dove’s Nest median: $279,500, with the full list beside it.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the widest window we hold)
Closed | Building | Plan (county) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
February 2023 | 16466 Timberlakes Drive | 1,420 sq ft | $225,000 | $225,000 | $158.45 | 100.00% | 1 |
March 2023 | 16490 Timberlakes Drive | 1,420 sq ft | $220,000 | $192,500 | $135.56 | 87.50% | 2 |
June 2023 | 16466 Timberlakes Drive | 1,418 sq ft | $325,000 | $325,000 | $229.20 | 100.00% | 26 |
September 2023 | 16484 Timberlakes Drive | 1,418 sq ft | $325,000 | $315,000 | $222.14 | 96.92% | 80 |
November 2023 | 16472 Timberlakes Drive | 1,418 sq ft | $376,000 | $365,000 | $257.40 | 97.07% | 43 |
November 2023 | 16478 Timberlakes Drive | 1,420 sq ft | $335,000 | $320,000 | $225.35 | 95.52% | 86 |
October 2024 | 16466 Timberlakes Drive | 1,420 sq ft | $310,000 | $299,000 | $210.56 | 96.45% | 158 |
May 2025 | 16460 Timberlakes Drive | 1,418 sq ft | $259,000 | $240,000 | $169.25 | 92.66% | 205 |
May 2026 | 16472 Timberlakes Drive | 1,418 sq ft | $275,000 | $260,000 | $183.36 | 94.55% | 99 |
June 2026 | 16460 Timberlakes Drive | 1,420 sq ft | $209,000 | $200,000 | $140.85 | 95.69% | 135 |
Source: Southwest Florida MLS Matrix, all Dove’s Nest closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026; plan from the Lee County parcel roll. Every sale was listed in the MLS as three bedrooms and two baths, at the same living area the county records.
Our rule for a thin market is to widen the window until it holds 10 sales: 12 months, then 24, 36 and the widest we hold, 48. Dove’s Nest had 2 closings in 12 months, 4 in 24, 6 in 36 and 10 in 48. Only the 48-month window reaches 10, so every shorter window on this page is shown as its sales, and every figure names the window it comes from.
Over the full pull the median Dove’s Nest sale was $279,500, the mean of the middle pair $260,000 and $299,000; the median price per square foot of living area was $196.96, the mean of $183.36 and $210.56; the median sale-to-list ratio was 96.07%; and the median time on market was 83 days, all by our arithmetic on each sale’s own figures. Read those as four-year figures. The six 2023 sales carry them, and every sale since October 2024 has closed at $299,000 or less.
One 1,420 square foot unit at 16478 Timberlakes Drive closed at $320,000 in November 2023, at 95.52% of a $335,000 list after 86 days, and on September 23, 2026 it was listed again, asking $279,900 and described in the MLS as two bedrooms plus a den. That ask is $40,100 below its own 2023 sale, about 12.5 percent lower, by our arithmetic. It is as clear a statement of the market’s direction as a single unit can make, and every Dove’s Nest seller this season is priced against it.
Two of the ten closed at their full final list price, both in the first half of 2023: a 1,420 square foot unit at $225,000 after one day and a 1,418 square foot unit at $325,000 after 26 days. No Dove’s Nest sale since June 2023 has closed at or above its final list price on the MLS.
The $225,000 sale of February 2023 and the $192,500 sale of March 2023 recorded one and two days on market, months after Hurricane Ian. Lee County’s file shows both transfers but not as qualified sales, and neither record says why the terms were what they were. We do not use either to price a unit today.
A Dove’s Nest condominium’s value starts with its plan. Over 48 months the five 1,418 square foot MLS sales ran $240,000 to $365,000 and the five 1,420 square foot sales $192,500 to $320,000, and the one recorded sale of the 1,964 square foot plan was $330,000 in May 2026, per Lee County, a sale that never reached the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
Plan (county heated area) | Units | Unit numbers in each building | Beds and baths (county) | Stories on the roll | MLS closings, 48 months | MLS sold prices | County-only qualified sales | Median 2026 just value (county) |
|---|---|---|---|---|---|---|---|---|
1,418 sq ft | 24 | 101, 104, 201, 204 | 3 bed, 2 bath | 2 | 5 | $325,000, $315,000, $365,000, $240,000, $260,000 | $180,000 and $250,000 (April 2023), $350,000 (January 2024) | $190,470 |
1,420 sq ft | 12 | 102, 103 | 3 bed, 2 bath | 1 | 5 | $225,000, $192,500, $320,000, $299,000, $200,000 | $175,000 (January 2023) | $192,583 |
1,964 sq ft | 12 | 202, 203 | 3 bed, 3 bath | 2 | 0 | none | $330,000 (May 2026) | $245,482 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026, in date order; Lee County recorded qualified sales, September 24, 2022 to June 25, 2026, matched to the MLS by address and date; Lee County parcel roll for plans, stories and 2026 just values.
Twenty-four of the 48 units are this plan, recorded as two stories on the roll, and it has been Dove’s Nest’s strongest seller. Its five MLS sales over 48 months ran $240,000 to $365,000 and $169.25 to $257.40 a square foot, and its two most recent, $240,000 in May 2025 and $260,000 in May 2026, set today’s level. The county file adds three more sales that never reached the MLS, including $350,000 in January 2024.
Twelve units are this plan, the two numbered 102 and 103 in each building, and the roll records them as one story. Its five MLS sales ran $192,500 to $320,000 and $135.56 to $225.35 a square foot, and its most recent, $200,000 in June 2026, is the lowest Dove’s Nest sale since early 2023. Both of today’s listings are this plan, asking $240,000 and $279,900, so a 1,420 square foot seller is pricing directly against them.
Twelve units, the two numbered 202 and 203 in each building, are the largest plan in Dove’s Nest, with a third bath. None closed on the MLS in the 48-month pull. Lee County recorded one qualified sale, $330,000 on May 12, 2026, of a unit in the building at 16460 Timberlakes Drive, about $168.02 a heated square foot by our arithmetic, and that sale is the only public price for the plan in four years. The county roll values the plan about $55,000 above the smaller two. Next door, the county recorded one Dove Hollow sale of the same 1,964 square foot plan, $200,000 in June 2024, also off the MLS.
For a 1,964 square foot unit we start from the May 2026 county sale, then test it against the smaller plans’ per-foot line: the two MLS sales of the last 12 months, at $140.85 and $183.36 a foot, applied to 1,964 square feet give about $276,600 to $360,100, by our arithmetic. The $330,000 recorded sale sits inside that band. The unit’s condition, and whether its buyer values the third bath, decide where in it your unit belongs. Expect to be the comparable for the next owner of this plan.
The six buildings share the same plans, the same association, the same master association, the same flood panel and the same gates. Buildings at 16460, 16466 and 16472 Timberlakes Drive date from 1983 on the county roll, and those at 16478, 16484 and 16490 from 1984, matching the two state-approved phases of 24 units. Every building has recorded at least one MLS sale in 48 months, and no building has sold consistently above the others once plan and year are held constant, so we value your unit on its plan and condition first and adjust for its building only when the association’s documents give a buyer a reason to.
Price per square foot at Dove’s Nest is a clean measure, because MLS living area has matched the county’s heated area on every closed sale, but it has moved a long way. The two sales of the last 12 months ran $140.85 and $183.36 a square foot of living area; the ten sales of the full 48-month pull ran from $135.56 to $257.40, at a median of $196.96.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Sold prices | $/sq ft (MLS living area) | Sale-to-list | Days on market |
|---|---|---|---|---|---|
2023 | 6 | $225,000, $192,500, $325,000, $315,000, $365,000, $320,000 | $158.45, $135.56, $229.20, $222.14, $257.40, $225.35 | 100.00%, 87.50%, 100.00%, 96.92%, 97.07%, 95.52% | 1, 2, 26, 80, 43, 86 |
2024 | 1 | $299,000 | $210.56 | 96.45% | 158 |
2025 | 1 | $240,000 | $169.25 | 92.66% | 205 |
2026, to September 23 | 2 | $260,000, $200,000 | $183.36, $140.85 | 94.55%, 95.69% | 99, 135 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026, in date order within each year. No Dove’s Nest MLS closing fell between September 24 and December 31, 2022, so 2023 is the first full year.
Place your unit among the recent sales of your own plan, read off the price per foot of the closest match in condition, and multiply by your plan’s square footage. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the association file and time. For the 1,964 square foot plan, use the county sale described above, not the smaller plans’ figure alone.
Across The Forest, 30 condominiums and villas closed in the same 12 months at a median $148.88 a square foot of living area, the mean of the middle pair $147.03 and $150.74, by our arithmetic on the Southwest Florida MLS. Dove’s Nest’s two sales, at $140.85 and $183.36, sat on either side of that line, and the 1,418 square foot sale sat well above it. Three bedrooms at a condominium price is Dove’s Nest’s strongest selling point, and it is why a valuation here has to be built from Dove’s Nest’s own plans rather than a community figure.
A buyer comparing per-foot figures will see the 1,964 square foot plan as cheaper per foot than the smaller plans, and the one recorded sale, about $168 a foot, bears that out. Extra square feet in a larger unit usually sell for less per foot than the first square feet, which is why we value that plan on its own evidence rather than stretch the 1,418 square foot figure across 546 more square feet.
Dove’s Nest values have softened since 2023. The four MLS closings since October 2024 ran $299,000, $240,000, $260,000 and $200,000, while four of the six 2023 sales ran $315,000 to $365,000, and the price per square foot moved from $222.14 to $257.40 on those four to the $140.85 and $183.36 of the two 2026 sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Six Dove’s Nest sales closed on the MLS in 2023, from $192,500 to $365,000. Set aside the two quick sales of the first quarter and the other four ran $315,000 to $365,000, at $222.14 to $257.40 a square foot of living area. That is the level many owners still carry in mind, and it is the level the market has moved away from.
The four most recent sales are $299,000 in October 2024 at 96.45% of list after 158 days, $240,000 in May 2025 at 92.66% after 205 days, $260,000 in May 2026 at 94.55% after 99 days and $200,000 in June 2026 at 95.69% after 135 days. Two are the 1,418 square foot plan and two the 1,420, so the drop is not a plan effect. Four sales cannot say how much of it is market and how much is condition, but they set the level a valuation starts from today.
No Dove’s Nest MLS closing fell between September 24 and December 31, 2022, the weeks after Hurricane Ian. The first MLS sales in the window, $225,000 in February 2023 and $192,500 in March 2023, were quick, and Lee County recorded qualified off-MLS sales at $175,000 in January 2023 and $180,000 and $250,000 in April 2023. Without their terms we do not treat any of them as comparables, and we do not read a storm effect into prices the record does not explain.
The county file carries two sales that change the shape of the record: a $350,000 sale of a 1,418 square foot unit in January 2024, which never reached the MLS and sits just below the $365,000 top of 2023, and the $330,000 sale of a 1,964 square foot unit in May 2026. The first says the 2023 level held into early 2024 for the right unit; the second says a larger, well-kept unit can still sell well above the smaller plans’ recent prices.
An owner who bought before 2023 may still hold a gain, but the MLS record since October 2024 says the 2023 level is not today’s level for the two smaller plans. The 2025 and 2026 sales, $200,000 to $260,000, are the evidence a buyer’s appraiser will use for those plans, and a valuation that anchors on 2023 invites the kind of market time the last four sales recorded.
Dove’s Nest condominiums took 99 and 135 days on market and sold at 94.55% and 95.69% of list price in the 12 months to September 23, 2026, on 2 MLS closings. Neither closed at its final list price, and on September 23, 2026 two units were for sale, about 12 months of supply against that pace.
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 | 2 | 99 and 135 | 94.55% and 95.69% | 0 of 2 |
12 months to September 23, 2025 | 2 | 158 and 205 | 96.45% and 92.66% | 0 of 2 |
24 months to September 23, 2026 | 4 | 99 to 205 | 92.66% to 96.45% | 0 of 4 |
36 months to September 23, 2026 | 6 | 43 to 205 | 92.66% to 97.07% | 0 of 6 |
48 months to September 23, 2026 | 10 | median 83 (1 to 205) | median 96.07% (87.50% to 100.00%) | 2 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. Windows under 10 sales show the range rather than a median.
Dove’s Nest sellers have given up less at the negotiating table than sellers in some Forest condominiums: the last four sales closed at 92.66% to 96.45% of their final list prices. What they have given up is time, 99 to 205 days on market. In a building group of three plans, buyers negotiate with every recent sale in hand, and a list price above the last closing of the same plan without a visible reason waits. Across The Forest’s 30 condominium and villa closings of the same 12 months, the median was 94.62% of list and 81 days on market, by our arithmetic.
Building | Plan (county) | Beds and baths (MLS) | Living sq ft (MLS) | Asking | Asking $/sq ft | Days on market |
|---|---|---|---|---|---|---|
16478 Timberlakes Drive | 1,420 sq ft | 2 bed plus den, 2 bath | 1,420 | $279,900 | $197.11 | 17 |
16478 Timberlakes Drive | 1,420 sq ft | 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. Asking price per square foot is our arithmetic on the list price and the MLS living area.
Both asks sit above the last closing of their plan. The $279,900 listing asks $79,900 more than the $200,000 June 2026 sale, about 40 percent more, and the $240,000 listing asks $40,000 more, 20 percent more, by our arithmetic; the second has been on the market 307 days. A buyer touring this fall will see both in one building on one afternoon, and a third Dove’s Nest listing will be priced against them.
Two listings against 2 closings in the last 12 months is about 12 months of supply, by our arithmetic; against the 24-month pace, 4 sales in 24 months, it is the same 12; against the 48-month pace of 10 sales, about 9.6. By the usual rule of thumb, more than six months favors buyers, so Dove’s Nest leans toward buyers on every measure. On a condominium this small one sale moves the figure by months, which is a reason to price well, not a reason to wait.
Dove’s Nest’s own closings have fallen in February, March, May, June, September, October and November, too few to name a best month. The community record is clearer: February 2026 alone carried 13 of the 45 closings in all of The Forest over the last 12 months, per the Southwest Florida MLS, and the master association’s 2022 plan estimates about 1,000 year-round residents in The Forest and about 2,000 in peak season. A unit valued, documented and listed by early January meets the largest pool of buyers.
Price to where the last sales of your plan and the two live listings say a buyer will meet you, present the unit for the season, and have both estoppels, the budget with its reserve schedule and the master insurance declarations 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 months of reductions, which is what the 307-day listing now records.
Dove’s Nest sits in the middle of The Forest’s condominium market on price per foot and toward the lower end on price. Its 48-month median of $279,500 sits below Waters Edge, the Heron Coach Houses, Quail Cove, Fairway Woods and Dove Hollow, while its median of $196.96 a square foot of living area sits mid-pack inside the gates, per the Southwest Florida MLS pulled September 23, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Condominium in The Forest | Closings, 48 months | Sold, 48 months | $/sq ft of living area, 48 months | Closings, last 12 months | Listings, September 23, 2026 |
|---|---|---|---|---|---|
Waters Edge at The Forest | 11 | median $425,000 | median $202.91 | 3 | 1 |
Dove Hollow | 10 | median $297,500 (middle pair $290,000 and $305,000) | median $209.80 | 3 | 2 |
Dove’s Nest | 10 | median $279,500 (middle pair $260,000 and $299,000) | median $196.96 | 2 | 2 |
Quail Cove | 9 | $190,000 to $370,000 | $137.58 to $227.56 | 2 | 2 |
Sparrowood | 8 | $150,000 to $450,000 | $84.65 to $253.81 | 3 | 2 |
The Forest, all condominiums and villas, last 12 months | 30 | median $286,500 (middle pair $265,000 and $308,000) | median $148.88 | 30 | 18 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026. Rows under 10 sales show ranges, not medians; The Forest row covers every condominium and villa closing in the development pull over the last 12 months.
Against 18 condominium and villa listings and 30 closings a year, The Forest’s attached market carries about 7.2 months of supply, by our arithmetic, and Dove’s Nest carries about 12. The price per foot says Dove’s Nest units have held value per square foot as well as most; the months of supply say there are few buyers at any moment. That is the case for pricing a Dove’s Nest unit to its own plan’s record and launching it in season.
Quail Cove, 24 units in three two-story buildings built in 1982, is the other small condominium a Dove’s Nest buyer tends to tour, on the same low ground. Its 2 MLS closings of the last 12 months ran $190,000 and $257,500, per the same pull, against Dove’s Nest’s $200,000 and $260,000. Quail Cove’s units are two-bedroom plans on most MLS records; Dove’s Nest’s are three-bedroom on the county roll, and that is the line your listing should lead with.
Fairway Woods at The Forest and Sparrowood offer larger plans, on higher ground, at lower prices per foot: Sparrowood’s 3 sales of the last 12 months ran $129.72 to $150.74 a foot and Fairway Woods Section I’s 3 ran $129.98 to $147.03, per the same pull. A buyer who wants space first will look there, so a Dove’s Nest listing has to explain what three bedrooms in a one- or two-story building offer for the money. Sparrowood’s three-story buildings also carry Florida’s milestone and reserve study file, and Dove’s Nest’s do not.
A Dove’s Nest buyer almost always compares Dove Hollow, the mirror-image condominium next door on Timberlakes Drive with the same three plans on the county roll. Dove Hollow has sold at a higher 48-month median, $297,500 against $279,500, and faster, 60.5 days against 83; Dove’s Nest is two years newer, has more recorded off-MLS sales, and matches its MLS square footage to the county’s on every sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026; Florida Division of Corporations records, retrieved September 2026)
The two names cause real confusion, including on listings and in automated estimates, so start with the fact that settles it: they are different condominiums, with different declarations, associations, boards, budgets and insurance. Our Dove Hollow guide covers that association’s own records in depth; this section puts the two side by side on the yardsticks that decide a price.
Measure | Dove’s Nest | Dove Hollow |
|---|---|---|
Street addresses | 16460 to 16490 Timberlakes Drive | 16424 to 16454 Timberlakes Drive |
Declaration | Official Records Book 1701, Page 283 | Official Records Book 1569, Page 2023 |
Association filed (Division of Corporations) | February 15, 1983, document 766992 | February 9, 1981 |
Built (county roll) | 1983 (24 units) and 1984 (24 units) | 1981 (16 units) and 1982 (32 units) |
Units and plans (county roll) | 48: 24 at 1,418 sq ft, 12 at 1,420, 12 at 1,964 | 48: 24 at 1,418 sq ft, 12 at 1,420, 12 at 1,964 |
Common-element parcel (GIS acres) | 6.88 | 6.45 |
Median 2026 just value (mass appraisal, not a price) | $192,298.50 | $191,445 |
Homestead exemptions, 2026 roll | 10 of 48 | 16 of 48 |
MLS closings, 48 months | 10 | 10 |
Median sold, 48 months | $279,500 (middle pair $260,000 and $299,000) | $297,500 (middle pair $290,000 and $305,000) |
Median $/sq ft of living area, 48 months | $196.96 | $209.80 |
Median sale-to-list, 48 months | 96.07% | 96.41% |
Median days on market, 48 months | 83 | 60.5 |
MLS closings, last 12 months | 2: $260,000 and $200,000 | 3: $265,000, $225,000 and $230,000 |
$/sq ft, last 12 months | $140.85 to $183.36 | $158.67 to $186.62 |
MLS living area against county heated area | matched on all 10 sales | differed on 3 of 10 sales |
County qualified sales to June 25, 2026 | 13, median $299,000; 5 never in the MLS | 12, median $277,500; 2 never in the MLS |
Recorded sales of the 1,964 sq ft plan | 1: $330,000, May 2026 (county only) | 1: $200,000, June 2024 (county only) |
Listings on September 23, 2026 | 2, asking $279,900 and $240,000 | 2, asking $289,000 and $225,000 |
Months of supply, last 12 months’ pace | about 12 | about 8 |
Median ground, ft NAVD88 | 6.3 | 6.5 |
Flood zone and panel | Zone AE, 11 ft base flood elevation, panel 0438H | Zone AE, 11 ft base flood elevation, panel 0438H |
Last county paving order | LDO2023-00277, reseal and restripe, finaled 2023 | none named on the record |
Communication easement on the county record | none | granted to Hotwire Communications, Ltd., recorded 2024 |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
Association fees | Not published | Not published |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll (units, build years, plans, 2026 just value, homestead, acreage) and recorded qualified sales, September 24, 2022 to June 25, 2026; Lee County development orders and easements layers; ground from Lee County’s 2018 LiDAR spot elevations; Florida Division of Corporations records for both associations. Both 48-month medians rest on exactly 10 sales; every shorter count is shown as its sales.
On price, the two are closer than the $18,000 gap between their 48-month medians suggests: with ten sales each, one unusually good or poor sale moves either median by that much. The steadier signals are price per square foot, where Dove Hollow ran about $13 higher over four years, and days on market, where Dove Hollow’s median sale took about three weeks less. In the last 12 months both slid to the same band: Dove’s Nest’s two sales ran $140.85 and $183.36 a foot, and Dove Hollow’s three ran $158.67 to $186.62.
Three of Dove Hollow’s ten MLS sales were entered at living areas of 1,464, 1,510 and 1,643 square feet for units the county records at 1,418, which lowers their per-foot figures on paper. Every Dove’s Nest sale was entered at the county’s figure. When a buyer’s agent or an automated model sets a Dove’s Nest unit against Dove Hollow per foot, we recompute Dove Hollow on the county’s area first, so the comparison is like for like.
The documents are where they truly differ. Each has its own declaration, its own board, its own budget, its own insurance and reserves, and its own leasing and pet rules, none of them published. A roof project, a special assessment or a leasing amendment at one says nothing about the other, and an estoppel certificate from one says nothing about the other. A Dove’s Nest listing that names the association, the Official Records Book 1701, Page 283 declaration and the exact Timberlakes Drive address keeps a buyer’s agent from pulling the wrong file.
A buyer should choose Dove’s Nest for the newer of the two, 1983 and 1984, a condominium whose last recorded parking work was finaled in December 2023, and a record of five off-MLS sales that shows owners here trade privately as well as on the market. A buyer should choose Dove Hollow for a longer record of faster sales, a higher 48-month price per foot and more homesteaded owners on the county roll. Either way, the unit, the plan and the association’s file separate two Timberlakes Drive condominiums more than the sign at the entrance does, and your Dove’s Nest valuation has to sit where a Dove Hollow shopper can say yes.
Dove’s Nest’s MLS square footage has matched the county’s on every sale, so its per-foot record needs no correction, and its large plan has a recent recorded sale, $330,000 in May 2026, against Dove Hollow’s $200,000 in June 2024. For an owner of a 1,964 square foot unit, that recorded sale is the strongest single piece of evidence in either condominium.
Online estimates miss on Dove’s Nest condominiums because they blend three plans into one average, cannot see the five county-recorded sales that never reached the MLS, confuse Dove’s Nest with Dove Hollow next door, and lean on a county roll that values all 48 units in a narrow band, while the price turns on plan, condition and the association’s file.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, 2026)
A model that averages Dove’s Nest’s record blends the 1,418 square foot two-story plan, the 1,420 square foot one-story plan and a 1,964 square foot plan that has not sold on the MLS in four years, and describes none of them. Over 48 months three of the five 1,418 square foot sales closed at $315,000 or more, while four of the five 1,420 square foot sales closed at $299,000 or less; an average of the two tells an owner of either plan the wrong number.
The Southwest Florida MLS files the neighborhood as Dove Nest, the county’s development order record spells it “Doves Nest,” and the association’s legal name is Dove’s Nest Condominium Association, Inc. A model that matches on name can miss sales filed under one spelling or, worse, pick up Dove Hollow’s sales next door. We resolve every sale to the county’s subdivision record, address by address.
Five of Lee County’s 13 qualified Dove’s Nest sales since September 2022 never appeared in the MLS, including $350,000 in January 2024 and the $330,000 sale of a 1,964 square foot unit in May 2026. A model fed only by listing data misses both, and on a condominium with 2 MLS sales a year, missing two recorded sales changes the answer.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, put Dove’s Nest’s 48 units between $187,707 and $258,077, with a median of $192,298.50, and by plan at $190,470, $192,583 and $245,482. The two MLS sales of the last 12 months ran $200,000 and $260,000, and the county sale of the large plan $330,000. The roll covers every unit, including the ones that have not sold in four years, which makes it useful for comparing units and not for pricing one.
A model cannot see replaced windows and a wind-mitigation report, a renovated kitchen, the outlook from a unit, which carport space conveys, the association’s budget and insurance declarations, or an estoppel with nothing owed. At Dove’s Nest 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 Dove’s Nest’s sales by plan and your unit’s documents. If it is high, better to know before you list than after 300 days on the market.
A Dove’s Nest buyer prices in two association assessments, the Dove’s Nest condominium fee and The Forest’s master assessment, a Lee County tax bill that resets at sale, the San Carlos Park fire levy, the county’s solid waste assessment, private sewer and flood insurance. Neither association publishes its fee.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
Dove’s Nest Condominium Association, Inc. sets the condominium fee, which is not published; it appears in the association’s budget and resale estoppel certificate. 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, ordered through the master association’s resale documents page. Florida caps what an association may charge for an estoppel certificate, under section 718.116 for the condominium and section 720.30851 for the master association.
The Dove’s Nest association insures the buildings under its master policy, under section 718.111(11), and the premium sits inside the condominium fee. For a 1980s condominium in Zone AE, that line and the hurricane deductible are what a buyer compares first. We do not know Dove’s Nest’s figures, because the budget is not public, but a buyer will read them before anything else, so we have them in the file before launch.
The association’s special assessments are not published; buyers can find them in the association’s estoppel certificate, budget and meeting minutes. A seller who has the reserve schedule, the roof and repair history and the board’s minutes in the file before listing removes a reason to discount, and a pending assessment is a term to negotiate openly rather than one for a buyer to discover late.
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. Ten of Dove’s Nest’s 48 units carry a homestead exemption on the 2026 Lee County roll. The bill also carries the San Carlos Park Fire Protection and Rescue Service District levy of 2.3590 mills for fiscal year 2025/26 and Lee County’s solid waste assessment for garbage district 002; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service, and Lee County Utilities provides water; how Dove’s Nest bills them, by unit or through the association, is not published, so we ask every seller for twelve months of bills. The Forest is a non-bundled community: buying a home does not require joining the club, so a Dove’s Nest buyer who does not join owes the club nothing, and no club value is built into a Dove’s Nest price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $1,400 on a $200,000 sale, $1,820 on $260,000, $1,956.50 on the $279,500 four-year median and $2,310 on $330,000. Our full cost walk-through is on our guide to selling a Dove’s Nest 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.
Not directly. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records every Dove’s Nest building at one or two stories, so neither law reaches Dove’s Nest. Ordinary budget and reserve rules under Florida’s Condominium Act still apply, and a buyer still reads them.
Data updated: September 2026 (Florida Statutes, 2026 text; Lee County parcel roll, queried September 2026)
Section 553.899 requires a milestone structural inspection of condominium buildings three habitable stories or more in height. Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three stories or more and states that it does not apply to buildings less than three stories in height.
The Lee County parcel roll records the 1,420 square foot units at one story and the 1,418 and 1,964 square foot units at two, in all six buildings. Both statutes measure height as determined under the Florida Building Code, a determination that belongs to the county’s building department, so the tax roll is strong evidence rather than the official’s own finding. Inside The Forest, Lee County records only Sparrowood’s three buildings at three stories.
Since Senate Bill 4-D of 2022 and the laws that followed, condominium buildings of three stories or more in Florida must commission milestone inspections and structural integrity reserve studies and fund the reserves those studies set. A Dove’s Nest buyer does not face that statutory file. It is one of the few structural advantages a 1983 building can claim, and a listing should say it plainly, with the county’s record behind it.
Chapter 718’s ordinary rules on budgets, reserves and financial reporting still govern the Dove’s Nest association, and the buyer is still entitled to its year-end financial information at resale. Because the association insures and maintains the buildings, its reserve schedule for roofs, paving and painting is the document that tells a buyer whether the next large project is funded. We read it before we set a price.
Florida’s condominium resale disclosures address the milestone inspection and the reserve study for every resale. We ask the association to state in writing that neither applies to its buildings, so a buyer’s attorney or lender gets the answer on day one rather than as a late question.
The flood zone affects a Dove’s Nest valuation at the building level: every unit 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 sets Dove’s Nest apart is low ground, about 6.3 feet NAVD88 at the median, among the lower condominium ground inside the gates.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective November 17, 2022; Lee County 2018 LiDAR spot elevations; U.S. Geological Survey Short-Term Network, Hurricane Ian)
Every Dove’s Nest parcel reads Zone AE, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area, on FEMA’s National Flood Hazard Layer and on Lee County’s republished FIRM layer. All six buildings are on one panel, 12071C0438H. The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so older documents that describe a 10-foot elevation predate the current map.
Dove’s Nest’s median ground is about 6.3 feet NAVD88, ranging from 6.2 to 6.5, per Lee County’s 2018 LiDAR spot elevations layer. That is about 4.7 feet below the base flood elevation by our arithmetic. Quail Cove sits level at 6.3, Dove Hollow slightly higher at 6.5, Sparrowood at 7.5 and Fairway Woods Section I at 9.1. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark about 2.9 feet above ground at a Waters Edge condominium building inside The Forest, per the agency’s Short-Term Network record for Ian, with the water surface near 9.5 feet NAVD88. No mark was surveyed at Dove’s Nest, and no public record we reached says whether water entered any Dove’s Nest unit. By our arithmetic a water surface near 9.5 feet would have stood about 3 feet above Dove’s Nest’s ground outside the buildings, an inference from a mark on another building, not a measurement here. We do not treat listing descriptions of storm history as evidence, and neither should a buyer.
Under section 718.111(11), the association insures the condominium buildings under its master policy and each owner insures the interior, contents and improvements under a unit-owners policy, which must include at least $2,000 of loss assessment coverage under section 627.714. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. We publish no premium, because a premium quoted without the master policy and the elevation certificate is a guess.
Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County, per the county’s substantial improvement page: work or damage costing 50 percent or more of a building’s market value brings the structure under current flood rules, which require new and substantially improved buildings to sit one foot above the base flood elevation, about 12 feet NAVD88 here and about 5.7 feet above Dove’s Nest’s median ground, by our arithmetic. In a condominium the building, not the unit, is the structure, 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 each building has an elevation certificate, and have a wind-mitigation report on your unit’s openings. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
A Dove’s Nest seller owes every buyer Florida’s flood disclosure at or before contract and, because Dove’s Nest is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest year-end financial information and the question-and-answer sheet. A missed delivery hands the buyer a cancellation right and a second chance to negotiate.
Data updated: September 2026 (Florida Statutes; Florida Division of Corporations filings, 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. Dove’s Nest’s declaration is recorded at Official Records Book 1701, Page 283, and its association, Florida document 766992, has filed an annual report every year through April 23, 2026.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. At Dove’s Nest the zone is the same for every unit, so the disclosure is straightforward, and a seller who adds the building’s elevation certificate turns a required form into a selling point.
Two estoppel certificates are ordered on every Dove’s Nest sale, one from the Dove’s Nest association and one from the master association. Leasing, pet and approval rules live in the declaration and the association’s rules, which are not published online, so we read them on day one and build any approval step into the contract timeline, because an approval that runs late moves the closing date.
Because Dove Hollow shares the street, the plans and part of the name, we check every document in the package for the right association name and the Official Records Book 1701, Page 283 reference before it goes to a buyer. A wrong-association estoppel is the kind of error that costs a week and a buyer’s confidence.
The items that move a Dove’s Nest number before listing are the association file, the flood and wind paperwork, condition inside your plan’s range, the carport assignment in writing, association approval letters for past alterations, and timing for the season. None of them changes the plan you own; each of them changes where in its range your unit sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Order both estoppel certificates, the budget with its reserve schedule, the master insurance declarations and deductible, the declaration with every amendment and the last year of board minutes before the first showing. Fees are not published at either layer at Dove’s Nest, so the unit that answers the fee and insurance questions on day one competes against units that cannot.
Ask the association for the building’s elevation certificate and commission a wind-mitigation report on your unit’s openings. Both feed straight into a buyer’s insurance quote, and both are documents rather than claims.
The closed sales say plan, condition and timing together explain the spread: the 2025 and 2026 MLS sales of the two smaller plans ran $200,000 to $260,000. A renovation aimed at the top of your plan’s recent range usually pays; one aimed beyond it rarely does, because the plan’s own record sets the ceiling.
The county roll flags a carport on every unit record but does not say which space goes with which unit, and some listings describe a 1,420 square foot unit as two bedrooms plus a den although the roll records three bedrooms. Put the carport assignment in writing against the declaration, and describe the bedrooms the way the county records them unless the unit has changed, so the buyer’s appraiser and the listing agree.
Alterations that touch the building, windows, doors, flooring over another unit or the exterior normally need association approval under the declaration and rules, and window and door replacements must meet the hurricane protection specifications the board adopts under section 718.113(5). Find the letters for any past work; a missing letter becomes a negotiation point.
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, so a unit valued and documented in the fall and listed by early January meets the most buyers. A listing that waits for the association file to be assembled after launch loses the season it was timed for.
A free in-person Dove’s Nest 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 condition, the openings, the approvals and the carport, reads the association file with you, and you receive a written opinion of value with Dove’s Nest’s sales by plan and a recommended list price.
Every Dove’s Nest MLS and county sale since September 2022 with dates and sources, sorted by plan; the live competition inside the gates, including Dove Hollow and Quail Cove; the 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’s Nest 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, which documents to gather and when to list. Few Dove’s Nest units come up for sale, so the next owner who sells sets the comparable for everyone else; 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’s Nest 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’s Nest owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 10 Dove’s Nest closings in the Southwest Florida MLS over four years, placed each one in its plan against the Lee County parcel roll, laid Lee County’s 13 qualified recorded sales over the top, and set the whole record beside Dove Hollow’s next door.
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 units, 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.
Every recorded condominium neighborhood inside the gates has its own guide: Dove Hollow, Dove’s Nest, Eagle’s Landing, Fairway Woods at The Forest, Partridge Court, Partridge Place, Quail Cove, Sparrowood, The Heron at The Forest and Waters Edge at The Forest. Owners in five of them have full seller, valuation and buyer pages: Fairway Woods at The Forest (sell, value, buy), Partridge Place (sell, value, buy), The Heron at The Forest (sell, value, buy), Waters Edge at The Forest (sell, value, buy) and Sparrowood (sell, value, buy). For the whole community, see selling a home in The Forest and buying a home in The Forest.
These are the questions Dove’s Nest 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.
The two MLS sales of the 12 months to September 23, 2026 closed at $200,000 and $260,000, and Lee County recorded a $330,000 sale of the 1,964 square foot plan in May 2026. Your plan, condition and updates place you in or around that band.
Start from Dove’s Nest’s own sales of your plan, weighted to the most recent, add the county-recorded sales, adjust for condition, openings and the association file, and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Two MLS closings from September 24, 2025 to September 23, 2026: $260,000 in May 2026 and $200,000 in June 2026, for $460,000 in total. The county file adds a $330,000 sale in May 2026 that never reached the MLS.
$279,500 over the full 48-month pull, September 24, 2022 to September 23, 2026, on 10 MLS closings; the median is the mean of the middle pair, $260,000 and $299,000. No shorter window reaches 10 sales, so no shorter median is published.
Ten MLS closings: $225,000, $192,500, $325,000, $315,000, $365,000 and $320,000 in 2023, $299,000 in 2024, $240,000 in 2025, and $260,000 and $200,000 in 2026.
The 1,964 square foot plan with three baths, recorded at $330,000 in May 2026 by the county. Of the two smaller plans, the 1,418 square foot plan has sold higher than the 1,420 square foot plan in every year in which both sold.
From the one recorded sale of the plan, $330,000 in May 2026, tested against the smaller plans’ recent per-foot figures applied to 1,964 square feet, about $276,600 to $360,100 by our arithmetic, then adjusted for condition.
The two MLS sales of the last 12 months ran $140.85 and $183.36 a square foot of living area. Over the full 48-month pull the median was $196.96, on 10 sales ranging from $135.56 to $257.40.
The four MLS closings since October 2024, $299,000, $240,000, $260,000 and $200,000, all sit below the 2023 level, when four of six sales ran $315,000 to $365,000. Four sales cannot measure the size of the move, but they set today’s level.
Rarely by itself. All six buildings share the same plans, association, flood panel and gates; the plan and the condition decide far more than the address, and the building decides which roof and repair history your buyer reads in the association file.
Because they blend three plans, miss the five county-recorded sales that never reached the MLS, can confuse Dove’s Nest with Dove Hollow, and cannot see condition or the association file.
No. The 2026 just values run $187,707 to $258,077, a median of $192,298.50, a mass-appraisal figure for tax. The last two MLS sales ran $200,000 and $260,000.
The two sales of the last 12 months took 99 and 135 days on market. Over the full 48-month pull the median was 83 days, from 1 to 205.
The two sales of the last 12 months closed at 94.55% and 95.69% of their final list prices; the 48-month median was 96.07%. No MLS sale since June 2023 has closed at or above list.
Two on September 23, 2026, both 1,420 square foot units at 16478 Timberlakes Drive, asking $279,900 and $240,000. Listings change weekly.
For a documented unit priced to the recent sales of its plan, yes; but two listings against two closings a year is about 12 months of supply, which leans toward buyers, so the price has to be right at launch.
Dove’s Nest’s own sales are too few to name a month. February 2026 carried 13 of the 45 closings in all of The Forest over the last 12 months, so a unit valued in the fall and listed by early January meets the most buyers.
Often. Lee County recorded 13 qualified Dove’s Nest sales from September 24, 2022 to June 25, 2026, and 5 of them never appeared in the MLS, including $350,000 in January 2024 and $330,000 in May 2026.
No. They apply to condominium buildings three or more stories in height, and Lee County records every Dove’s Nest building at one or two stories. Ordinary budget and reserve rules under Chapter 718 still apply.
Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the estoppel certificate, and who pays installments after closing is a negotiated contract term.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H, effective November 17, 2022, on median ground of about 6.3 feet.
No surveyed high-water mark was taken at Dove’s Nest, and no public record we reached says whether water entered any unit. The nearest surveyed mark, at a Waters Edge building, was about 2.9 feet above ground.
Neither the Dove’s Nest 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 the Dove’s Nest condominium association 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 home does not require joining the club, and no club value is built into a Dove’s Nest 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. Ten of the 48 units carry a homestead exemption on the 2026 roll.
They help when they are permitted, meet the association’s hurricane protection specifications and are documented in a wind-mitigation report, because they feed a buyer’s insurance quote. Every building dates from before the first statewide Florida Building Code of March 1, 2002.
Only toward the top of your plan’s recent range. With the 2025 and 2026 sales of the smaller plans at $200,000 to $260,000, a renovation aimed well beyond them rarely returns its cost.
Some will, because the two sit side by side with the same plans. We list with the exact Timberlakes Drive address, the association’s legal name and the declaration reference, so the buyer’s agent pulls the right documents and comparables.
Over 48 months Dove Hollow sold 10 units at a median of $297,500 and $209.80 a foot; Dove’s Nest sold 10 at $279,500 and $196.96. In the last 12 months both sold in the same band, $140.85 to $186.62 a foot.
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.
Read the declaration first: leasing terms are not published online, and a rental amendment binds only owners who consent and owners who take title afterward, under section 718.110(13). Florida’s transient rental taxes apply to rentals of six months or less.
The one who can show you every Dove’s Nest sale, from both the MLS and the county, sorted by plan with sources, and who reads the association file before setting a price. Compare teams on the public record before you choose.
Get a written valuation from Dove’s Nest’s own sales of your plan, order both estoppels and the association documents, and gather the insurance and wind-mitigation paperwork. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Dove’s Nest with 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.
The Dove’s Nest association’s budget with its reserve schedule, the master insurance declarations and deductible, the last year of board minutes, and which carport space conveys. Read how we represent buyers in Southwest Florida and our Dove’s Nest buyer guide.
Pull the panel from FEMA’s Map Service Center, ask the association for the building’s elevation certificate, and ask the seller for the flood disclosure under section 689.302.
Every Dove’s Nest figure on this page traces to a primary source below, listed as of September 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 and the Legislature’s bill records, 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’s Nest owner always opens the official, current copy. We host nothing ourselves. The declaration, recorded at Official Records Book 1701, Page 283, is held by the Lee County Clerk’s official records and is not available through the county’s online records; the budget, reserve schedule, insurance declarations and minutes are provided to a buyer at resale, not posted publicly.
Document | What it proves for a Dove’s Nest valuation | Official authority |
|---|---|---|
Dove’s Nest Condominium Association, Inc., 2026 annual report | The association’s current corporate filing, document 766992 | |
Lee County Property Appraiser, Dove’s Nest common-element parcel | The 6.88-acre condominium parcel under the six buildings | |
Florida Statutes 553.899, milestone inspections | Why a one- and two-story Dove’s Nest building is outside the milestone program | |
Florida Statutes 718.112, bylaws, budgets and reserve studies | The three-story threshold of the structural integrity reserve study | |
Florida Statutes 718.503, disclosure prior to sale | What a Dove’s Nest buyer must receive before the contract binds | |
Florida Statutes 689.302, flood disclosure | The flood disclosure every Dove’s Nest seller gives | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for all six buildings | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5 flood-premium discount | |
Lee County Evacuation Zone A map | The evacuation zone that covers Dove’s Nest | |
San Carlos Park Fire District FY2025/26 final budget | The 2.3590-mill fire levy on a Dove’s Nest tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, re-entry rules, Dove’s Nest’s board seat and the population estimate | |
Florida Building Commission, code effective dates | Why every Dove’s Nest building predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Dove’s Nest 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’s Nest 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 across 4,000+ transactions. 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.