Forest Glen, Naples Florida
Jungle Plum East is the Forest Glen street where the MLS and the deed record disagree. McGreevy and Comisar value your home from both, sale by sale, free and in writing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home on Jungle Plum Drive East inside Forest Glen Golf and Country Club, the honest answer to what it is worth starts with a record most online estimates never read. Jungle Plum East is 69 single-family homes, built 1999 to 2002 at 2,176 to 2,746 square feet of county living area, and it is the one Forest Glen street where the Southwest Florida MLS and the public deed record tell different stories. The MLS carries 14 Jungle Plum East closings in ten years, the last on May 28, 2025 at $760,000, and none in the twelve months to 26 September 2026. The state’s recorded-sales file carries five qualified sales between April 2025 and March 2026, from $760,000 to $990,000, at an observed median of $835,000. Everything about the street itself, from the association to the flood letters, lives on our Jungle Plum East at Forest Glen neighborhood guide, and the whole community sits on our Forest Glen community guide. This page does one job: it shows how a Jungle Plum East home is actually valued, sale by sale, from both records, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
A Jungle Plum East at Forest Glen home is worth what its size, bedroom plan, pool, flood letter and condition support against a thin but readable record. The last five qualified recorded sales, April 2025 to March 2026, ran $760,000 to $990,000, and the six MLS closings of the last 60 months ran $610,000 to $875,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
We tracked every one of the 14 Jungle Plum East closings the Southwest Florida MLS recorded in the ten years to 26 September 2026, and every one of the five qualified recorded sales on Jungle Plum Drive East in 2025 and 2026, before we wrote a single figure on this page.
No window shorter than ten years holds ten Jungle Plum East MLS closings, so this page leads with the sales themselves rather than a median. On the MLS, the six closings of the 60 months to 26 September 2026 were $610,000 in August 2022, $735,000 in December 2022, $875,000 in December 2023, $834,000 in February 2024, $760,000 in March 2024 and $760,000 in May 2025. In the recorded public file, the five qualified sales of 2025 and early 2026 were $865,000 and $760,000 in April 2025, $760,000 and $835,000 in May 2025, and $990,000 in March 2026. One home was for sale on 26 September 2026, a two bedroom plus den home of 1,885 MLS square feet asking $799,000 after 71 days.
The only Jungle Plum East window with ten or more MLS closings is the full ten years, 14 closings at a median of $474,000 (the mean of the middle pair, $459,000 and $489,000). That figure mixes 2017 and 2019 sales in the $400,000s with 2023 and 2024 sales in the $800,000s, so it describes no home on the street today. Even the recent sales split two ways: two bedroom plus den homes of about 1,815 to 1,983 MLS square feet, and three bedroom homes of about 1,841 to 2,254. A seller who prices a three bedroom home from a two bedroom sale, or from a Forest Glen condominium median, is pricing someone else’s house. On this page the MLS figures and the recorded figures are never blended with each other, and neither is blended with the condominium neighborhoods around you.
We value a Jungle Plum East home from three records laid over one another. The Southwest Florida MLS gives us brokered closings with the final list price, the sold price, days on market and the living area each listing agent entered. The public record gives us every state-qualified recorded sale, including the ones the MLS never saw, plus the 2026 preliminary assessed value, the tax estimate, the homestead status and the pool and spa improvements for all 69 parcels. The association, flood and county records give us the two association layers, the flood letters and the elevation evidence your buyer’s lender will read. Then we walk the home, because the roof, the windows, the pool cage, the kitchen and the lanai view are the variables no record captures.
McGreevy and Comisar should value your Jungle Plum East at Forest Glen home because we build every number from the Southwest Florida MLS and the recorded public sales together, sale by sale, on a street where either record alone misleads, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee, Collier and Charlotte County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In Forest Glen we handled the sale of a Britannia condominium on Loblolly Bay Drive. What you will find is the whole Jungle Plum East market, 14 MLS closings over ten years and five qualified recorded sales since April 2025, each with its source and date. Where this page needs a worked example, it walks through the most recent MLS closing on the street, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis, reads the recorded-sales file beside the MLS and assembles the neighborhood association, master association and flood paperwork your buyer will ask for. Marc Comisar walks the home and judges the plan, the pool, the roof and the lanai against what has actually closed on Jungle Plum Drive East. That matters here: 46 of the 69 homes, 66.7 percent, carry a homestead exemption on the 2026 preliminary roll, so most Jungle Plum East sellers live in the house they are selling and need the sale and the next purchase to run on one plan. Read more on the about McGreevy and Comisar page.
Jungle Plum East averaged fewer than one and a half MLS closings a year over the last decade, 14 in ten years, and the MLS recorded none in the twelve months to 26 September 2026 while the recorded file shows five qualified sales in about a year. At that pace a buyer sees one or two homes at a time, and your listing competes with the buyer’s memory of the last one that closed. A generic agent who pulls only the MLS tells a Jungle Plum East owner there is no market, which is false; one who pulls only a condominium-heavy Forest Glen average prices the house far too low. Few homes on this street come up for sale in any year, so the next owner who sells should have the number right on the first day, and should call us first.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, the two estoppels and the section 720.401 disclosure, read our guide to selling your home in Jungle Plum East at Forest Glen. If you are buying your next home inside the same gates, or you are a buyer weighing the street, start with buying a home in Jungle Plum East at Forest Glen. For the community-wide picture across all seven Forest Glen neighborhoods, the Forest Glen home valuation page sets every neighborhood’s record side by side.
These are the Jungle Plum East at Forest Glen valuation facts that decide most prices on Jungle Plum Drive East, each drawn from the Southwest Florida MLS, the state’s 2026 preliminary tax roll file, Collier County’s 2026 preliminary roll or the FEMA and association records, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A Jungle Plum East at Forest Glen home is valued by fixing the product first and then widening the record: same street, same bedroom plan, matched pool, spa, flood status and condition, then every MLS closing and every qualified recorded sale that fits, adjusted for time and tested against the one active listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Two Forest Glen streets share the name. Jungle Plum East is Block 3 of the plat, 69 homes on Jungle Plum Drive East; Jungle Plum West is Block 2, 18 larger estate homes on Jungle Plum Drive West, with a different neighborhood association and a different management company. The county roll groups both blocks, and Periwinkle Villas, under one shared subdivision code, so a search of the roll alone cannot separate them. We confirm the street suffix and the association from the deed before choosing a single comparable, because a West sale on this page would be a different product.
The MLS records Jungle Plum East homes as two bedroom plus den plans, entered at about 1,815 to 1,983 living square feet in the last decade, and three bedroom or three bedroom plus den plans, entered at about 1,841 to 2,254. The county’s living-area figures run larger, 2,176 to 2,746, because the county and the listing agent measure differently. We sort each sale by its plan first, then by size inside the plan, and we never divide one system’s square footage into the other system’s price.
On the county roll, 56 of the 69 parcels carry a private pool improvement and 42 a spa, and five carry a dock or deck improvement that appears to track lots backing to an interior lake, a reading the roll does not label lot by lot. A Jungle Plum East buyer expects a pool; the 13 homes without one sell to a narrower buyer, and a spa, a newer cage and a lake or preserve outlook move a home within its plan’s band. We measure those differences from closed sales we can see and say so when the sample is too thin to measure.
Every Jungle Plum East home is now roughly 24 to 27 years old, and nearly all of the street predates Florida’s first statewide building code of March 1, 2002. The design wind speed here is 163 mph for Risk Category II homes, inside the wind-borne debris region, so replacement windows and doors must be impact-rated or protected. The roof, the openings, the air conditioning, the water heater, the kitchen and the baths separate two homes of the same plan by tens of thousands of dollars, and a buyer’s insurer prices exactly those features. No record captures them, so we see the house.
Every Jungle Plum East buyer inherits two associations: the neighborhood association for the street and the Forest Glen master association for the club, course, roads and preserves, billed quarterly. Neither publishes its dues on a public page, and the figures that circulate online cite no budget, so we do not repeat them. The number for your home lives in each association’s adopted budget and on its estoppel certificate, and we put it in your valuation file before we price, because a buyer comparing Jungle Plum East with a single-family street across Collier Boulevard adds that bill to your side of the ledger.
On FEMA’s current map, panel 12021C0418J, effective February 8, 2024, Forest Glen’s single-family and villa footprint tests 144 of 160 county address points in Zone X, 9 in shaded Zone X and 7 in Zone AH, and no Forest Glen address in Zone AE or VE. FEMA issued Letters of Map Amendment in 2012 for four Jungle Plum East lots, and its current layer lists all four as not incorporated into the 2024 map. Whether your lot reads X or AH decides whether a lender requires flood insurance, so the zone goes into the file with the price.
The recorded file and the MLS count different populations. The MLS shows how long a sale took and how close to asking it closed; the recorded file shows every qualified sale, including the ones never entered as a listing. On Jungle Plum East the recorded file shows five qualified sales from April 2025 to March 2026 while the MLS shows one closing in the same span, so a valuation built from the MLS alone would miss four of the five most recent prices on your street.
With about one MLS closing a year, a ninety-day comparable search returns nothing. We widen the window inside your plan to 36, 60 or 120 months and adjust older sales with Jungle Plum East’s own record, which rose from a $320,000 closing in December 2020 to $875,000 in December 2023 and $990,000 recorded in March 2026. A 2019 comparable badly understates today’s market; a 2024 or 2025 sale of your plan is the best evidence there is.
Finally we test the opinion of value against the one Jungle Plum East home listed on 26 September 2026, a two bedroom plus den home of 1,885 MLS square feet asking $799,000 after 71 days, and against the rest of Forest Glen’s single-family and villa supply. A price that ignores what a buyer can tour this week, or that assumes the next buyer will pay the top of the recorded range without the house to support it, is a price that sits.
Jungle Plum East at Forest Glen homes are worth different amounts by plan and year. The six MLS closings of the 60 months to 26 September 2026 ran $610,000 to $875,000, and the five qualified recorded sales of April 2025 to March 2026 ran $760,000 to $990,000, the top of Forest Glen’s recorded price range in that span.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 0 | none | none | none | none | none |
24 months | 1 | $760,000 (one sale) | $760,000 | $412.82 | 101.33% | 0 |
36 months | 4 | $797,000 (mean of $760,000 and $834,000) | $760,000 to $875,000 | $400.51 | 98.72% | 13.5 |
60 months | 6 | $760,000 (mean of the middle pair) | $610,000 to $875,000 | $379.42 | 99.00% | 7.5 |
120 months | 14 | $474,000 (mean of $459,000 and $489,000) | $320,000 to $875,000 | $242.87 | 97.68% | 5.0 |
Source: Southwest Florida MLS Matrix, Development FOREST GLEN, closed sales to 26 September 2026, retrieved 29 September 2026, each assigned to Jungle Plum East by street. Sold to list divides the sold price by the final list price. The 120-month window is the first to hold ten or more closings, so the shorter windows are shown as the sales they contain, not as a market median.
Jungle Plum East recorded five qualified sales from $760,000 to $990,000 in about a year while the MLS showed one, so the only number that matters is the one built from your plan, your pool and your lot from both records. The fastest start is the Home Valuation form at the top of this page, or our free Jungle Plum East at Forest Glen valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the MLS and recorded sales that fit your home, with the sources named, plus the association, flood and tax picture your buyer will underwrite. If you would rather talk first, call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
Three of the six MLS closings in the 60-month window were two bedroom plus den homes: 1,983 MLS square feet at $610,000 in August 2022 after 0 days, the same entered size at $735,000 in December 2022 after 10 days, and 1,815 square feet at $834,000 in February 2024 after 70 days at 100.0 percent of list. The $224,000 spread between the first and the last is time and condition on one plan, not size. The one home listed on 26 September 2026, 1,885 MLS square feet at $799,000, is this plan, priced below the February 2024 closing.
The other three 60-month closings were three bedroom homes: a three bedroom plus den of 2,254 MLS square feet at $875,000 in December 2023 after 5 days, the highest MLS price on the street in ten years; a three bedroom plus den of the same entered size at $760,000 in March 2024 after 22 days, 97.4 percent of a $780,000 list; and a three bedroom of 1,841 square feet at $760,000 in May 2025 after 0 days. Two homes of 2,254 entered square feet closing $115,000 apart three months apart is the clearest proof on the street that the house, not the floor plan, sets the top of the band.
The public record adds the sales the MLS never saw. Reading both of the two most recent sale slots per parcel in the Florida Department of Revenue’s 2026 preliminary tax roll file, Jungle Plum Drive East carries five qualified sales with a 2025 or 2026 sale date: April 9, 2025 at $865,000; April 25, 2025 at $760,000; May 21, 2025 at $760,000; May 22, 2025 at $835,000; and March 30, 2026 at $990,000. With five sales the median is the middle observed sale, $835,000. A sixth transfer on the street, in December 2024, is coded not qualified and is excluded, because the state’s qualification code is what keeps a family or trust transfer out of a price.
Recorded measure | Jungle Plum East | Window |
|---|---|---|
Qualified recorded sales | 5, median $835,000 (an observed sale) | April 2025 to March 2026 |
Range | $760,000 to $990,000 | same |
Median 2026 preliminary just value | $657,833 (range $576,830 to $755,231) | 2026 preliminary roll, 69 homes |
Median 2026 preliminary total tax | $4,251.34 | 2026 preliminary roll estimate |
Homestead share | 46 of 69, 66.7% | 2026 preliminary roll |
Pools and spas | 56 pools, 42 spas | 2026 preliminary roll improvements |
Source: Florida Department of Revenue 2026 preliminary NAL tax roll file (two most recent sales per parcel) and the Collier County 2026 preliminary roll. Just value is the county’s assessment for tax purposes, never a price: every one of the five recorded sales closed above the highest just value on the street.
We tracked both records sale by sale. The MLS extract carries no parcel identifier, so we do not match its May 28, 2025 closing at $760,000 to either of the two $760,000 recorded sales of that spring, and we never count a sale twice. What the comparison shows is simple: four or five of the street’s recent sales were not recorded as MLS closings in the Forest Glen development field. Some may have sold privately or by owner, and some may have been entered under another field; the record does not say which, and we will not guess. For a seller the lesson is the same either way: the price evidence for your home lives in both records, and an estimate that reads only one is short four sales.
Price per square foot tells you where a Jungle Plum East at Forest Glen home sits against its own plan, not what it is worth. The MLS median was $379.42 per living square foot over 60 months (n=6) and $242.87 over ten years (n=14), and the county measures living area on a different, larger basis that is never divided into an MLS price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The MLS divides the sale price by the living area the listing agent entered. The county records its own living area for each parcel. On Jungle Plum East the two disagree by several hundred square feet: the MLS entries of the last decade run 1,815 to 2,254 square feet, while the county’s figures for the same 69 homes run 2,176 to 2,746. The one active listing, entered at 1,885 MLS square feet, sits below the smallest county figure on the street. Neither measure is wrong, and neither may be divided into the other system’s price, so always ask which square foot a quoted figure divides by.
On the MLS, the median ran $242.87 per living square foot over ten years, $379.42 over 60 months, $400.51 over 36 months and $412.82 on the single sale of the 24-month window. Year by year the MLS median moved from $240.48 in 2017 and $176.31 on the single 2020 closing to $339.13 in 2022, $388.20 in 2023, $398.34 in 2024 and $412.82 in 2025. The direction is plain; the samples are one or two sales a year, so read it as a record of what traded rather than a rate.
The two highest per-foot sales of the last five years were a 1,815 square foot two bedroom plus den at $834,000 and the 1,841 square foot three bedroom at $760,000. The two 2,254 square foot three bedroom plus den homes, at $875,000 and $760,000, show lower per-foot figures on larger entered areas. Every Jungle Plum East buyer pays for a lot, a pool, the club and the same two association layers whatever the size, so the fixed part of the bundle weighs more on the smaller plan, and buyers price that in.
Compare your living area only with homes of the same plan on the same street and the same measuring system, and use the per-foot figure to rank them, not to price yours. Never apply a Forest Glen condominium per-foot figure to a Jungle Plum East house, never apply the MLS figure to the county’s living area, and treat any figure built on four sales or fewer as a direction rather than a rate.
Jungle Plum East at Forest Glen homes recorded 14 Southwest Florida MLS closings in the ten years to 26 September 2026, from $320,000 in December 2020 to $875,000 in December 2023, and five qualified recorded sales from $760,000 to $990,000 between April 2025 and March 2026. The most recent MLS closing was $760,000 on May 28, 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Closed | Street | Beds / baths | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
28 May 2025 | Jungle Plum Drive East | 3 / 2 | 1,841 | $750,000 | $760,000 | 101.3% | 0 |
27 Mar 2024 | Jungle Plum Drive East | 3+den / 2 | 2,254 | $780,000 | $760,000 | 97.4% | 22 |
21 Feb 2024 | Jungle Plum Drive East | 2+den / 2 | 1,815 | $834,000 | $834,000 | 100.0% | 70 |
29 Dec 2023 | Jungle Plum Drive East | 3+den / 3 (1) | 2,254 | $899,900 | $875,000 | 97.2% | 5 |
15 Dec 2022 | Jungle Plum Drive East | 2+den / 2 | 1,983 | $750,000 | $735,000 | 98.0% | 10 |
10 Aug 2022 | Jungle Plum Drive East | 2+den / 2 | 1,983 | $610,000 | $610,000 | 100.0% | 0 |
19 Feb 2021 | Jungle Plum Drive East | 2+den / 2 | 1,854 | $387,500 | $381,000 | 98.3% | 0 |
1 Dec 2020 | Jungle Plum Drive East | 2+den / 2 | 1,815 | $350,000 | $320,000 | 91.4% | 0 |
25 Oct 2019 | Jungle Plum Drive East | 2+den / 2 | 1,849 | $429,900 | $410,000 | 95.4% | 51 |
27 Sep 2019 | Jungle Plum Drive East | 2+den / 2 | 1,836 | $405,000 | $390,000 | 96.3% | 0 |
12 Mar 2019 | Jungle Plum Drive East | 3+den / 2 | 2,100 | $525,000 | $489,000 | 93.1% | 23 |
28 Sep 2018 | Jungle Plum Drive East | 3 / 2 | 1,848 | $379,900 | $372,000 | 97.9% | 62 |
26 Sep 2017 | Jungle Plum Drive East | 2+den / 2 | 1,885 | $429,900 | $429,900 | 100.0% | 2 |
20 Apr 2017 | Jungle Plum Drive East | 2+den / 2 | 1,815 | $479,850 | $459,000 | 95.7% | 5 |
Source: Southwest Florida MLS Matrix, Development FOREST GLEN, retrieved 29 September 2026. Street only; house numbers are withheld. Baths are full baths, with half baths in brackets as the MLS records them. Final list is the list price at close, after any reductions. Nine of the 14 were two bedroom plus den plans.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the most recent Jungle Plum East closing. On 28 May 2025 a three bedroom, two bath home of 1,841 MLS square feet on Jungle Plum Drive East closed at $760,000 against a final list price of $750,000, 101.3 percent of list, after 0 days on market. Four facts stand out. It is the only Jungle Plum East MLS closing in ten years above its final list price. Zero days on market means the contract came before the listing had a day of public exposure, which the record shows but does not explain, so we will not invent the reason. It works out to $412.82 per MLS living square foot, second on the street in five years only to the February 2024 two bedroom plus den. And it closed at the same $760,000 as a 2,254 square foot three bedroom plus den fourteen months earlier, a home the MLS measured more than 400 square feet larger. For its buyer the sale also carried costs the price does not show: two association layers billed from the first quarter, a tax bill reset to the purchase price, and on a $760,000 price about $5,320 in deed stamps paid by the seller, our arithmetic at $0.70 per $100. Three lessons sit in one sale: a correctly priced Jungle Plum East house does not need a long market run, the buyer paid for the house rather than the square foot, and the recorded file shows four more qualified sales around it that the MLS never showed.
Recorded sale date | Street | Recorded price | Qualified |
|---|---|---|---|
30 Mar 2026 | Jungle Plum Drive East | $990,000 | Yes |
22 May 2025 | Jungle Plum Drive East | $835,000 | Yes |
21 May 2025 | Jungle Plum Drive East | $760,000 | Yes |
25 Apr 2025 | Jungle Plum Drive East | $760,000 | Yes |
9 Apr 2025 | Jungle Plum Drive East | $865,000 | Yes |
Source: Florida Department of Revenue 2026 preliminary NAL tax roll file, two most recent sales per parcel, qualification code Y. Recorded files carry price and date, not days on market or list price, so none of those appear here. The $990,000 sale of March 2026 is the highest recorded price anywhere in Forest Glen in the file’s window.
The lowest Jungle Plum East closing of the decade was $320,000 in December 2020, a two bedroom plus den of 1,815 MLS square feet at 91.4 percent of a $350,000 list after 0 days. The highest MLS closing was $875,000 in December 2023, and the highest recorded price was $990,000 in March 2026. The same 1,815 square foot two bedroom plus den entry closed at $459,000 in April 2017, $320,000 in December 2020 and $834,000 in February 2024. No other comparison on this page shows as plainly how far the street has moved.
Jungle Plum East at Forest Glen homes took a median 7.5 days on market and sold at a median 99.00 percent of their final list price across six MLS closings in the 60 months to 26 September 2026, against 21 days and 97.09 percent across all 151 Forest Glen closings in the same window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A median Jungle Plum East buyer over five years paid about one percent less than the final asking price. That is computed against the list price carried on each closed listing, the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. Across the six 60-month closings the ratios ran from 97.2 to 101.3 percent, and three of the six closed at 100 percent of list or better. Over ten years the median was 97.68 percent (n=14), and the widest gap was the December 2020 closing at 91.4 percent.
This is the yardstick a Jungle Plum East seller should use, because it compares named Forest Glen neighborhoods on the decision variables that set a listing strategy, from the same September 2026 MLS pull.
Neighborhood and window | MLS closings | Median sold | Median sold to final list | Median days on market |
|---|---|---|---|---|
Jungle Plum East, 60 months | 6 | $760,000 | 99.00% | 7.5 |
Jungle Plum East, 120 months | 14 | $474,000 | 97.68% | 5.0 |
Jungle Plum West, 120 months (no closing since June 2020) | 7 | $545,000 | 94.32% | 229 |
All Forest Glen, 60 months | 151 | $412,500 | 97.09% | 21 |
All Forest Glen, 24 months | 60 | $411,250 | 94.93% | 46 |
All Forest Glen, 12 months | 32 | $394,000 | 93.49% | 47.5 |
Periwinkle Villas, 12 months | 7 | $550,000 | 96.30% | not stated |
Barrington, 12 months | 6 | $540,000 | 94.17% | 33 |
Source: Southwest Florida MLS Matrix, Development FOREST GLEN, retrieved 29 September 2026; Periwinkle Villas and Barrington twelve-month figures as published on our Forest Glen valuation page from the same pull. Windows differ by row because each neighborhood’s record is a different depth; each row names its own. The point for a Jungle Plum East seller is the gap: the street has sold faster and closer to list than the community for five years, while the community as a whole slowed to 47.5 days and 93.49 percent in the latest twelve months.
On 26 September 2026 Jungle Plum East had one active listing and no MLS closing in twelve months, so the MLS supply ratio is undefined. At the five-year MLS pace of about 1.2 closings a year, one listing is about ten months of supply; at the recorded pace of five qualified sales in about a year, it is about two and a half months, our arithmetic on both. Forest Glen as a whole held about 4.9 months on the same date. Your listing does not compete with the community; it competes with the one or two single-family homes on the market that week, and with Jungle Plum West when one is offered.
An asking price is a market-condition signal, never a value, and we label it that way. On 26 September 2026 the one Jungle Plum East listing, a two bedroom plus den of 1,885 MLS square feet, was asking $799,000 at 71 days on market. Against the most recent two bedroom plus den MLS closing, $834,000 for 1,815 square feet in February 2024, and against the five recorded sales at $760,000 to $990,000, the ask sits inside the band and below the recorded median. Seventy-one days is also nearly ten times the street’s 60-month median of 7.5, which is the market saying the buyer in the fall of 2026 is slower than the buyer of 2022 to 2025.
The slowest Jungle Plum East MLS closing of the decade was the February 2024 two bedroom plus den at 70 days, and it still closed at 100 percent of an $834,000 list. Five of the 14 closings recorded 0 days on market, and three of those five closed at 98 percent of list or better. At the other end, the March 2019 three bedroom plus den listed at $525,000 took 23 days and closed at 93.1 percent. The record does not say why each took the time it did. What it shows is that on this street time on market has been short at the right price, and the discount came from the list price, not from the wait.
Of the 14 MLS closings in ten years, nine closed from December through May, three in September and one each in August and October, our count of the rows. The five recorded sales of 2025 and 2026 all fall in March, April and May. Forest Glen as a whole closed 15 of its 32 latest-year MLS sales from November through April. A Jungle Plum East home that is priced, documented and photographed by October meets the most buyers.
At Jungle Plum East the list price has usually been the sale price, give or take a few percent, so the price you list at is the price you are likely to get or give back. That argues for listing where your plan’s evidence supports, handing both records to the buyer’s agent with the listing, and treating the one active competitor as the week’s benchmark. The homes that sold at or above list were the ones whose price matched the evidence on the first day.
Jungle Plum East at Forest Glen values rose from the $400,000s to the $700,000s and $800,000s across the decade on the MLS record: yearly medians ran $444,450 in 2017, $320,000 on the single 2020 closing, $672,500 in 2022, $875,000 in 2023, $797,000 in 2024 and $760,000 in 2025, and the recorded file adds $990,000 in March 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Year | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
2017 | 2 | $444,450 | $429,900 to $459,000 | $240.48 | 97.83% | 3.5 |
2018 | 1 | $372,000 | $372,000 | $201.30 | 97.92% | 62 |
2019 | 3 | $410,000 | $390,000 to $489,000 | $221.74 | 95.37% | 23 |
2020 | 1 | $320,000 | $320,000 | $176.31 | 91.43% | 0 |
2021 | 1 | $381,000 | $381,000 | $205.50 | 98.32% | 0 |
2022 | 2 | $672,500 | $610,000 to $735,000 | $339.13 | 99.00% | 5 |
2023 | 1 | $875,000 | $875,000 | $388.20 | 97.23% | 5 |
2024 | 2 | $797,000 | $760,000 to $834,000 | $398.34 | 98.72% | 46 |
2025 | 1 | $760,000 | $760,000 | $412.82 | 101.33% | 0 |
2026 to 26 Sep | 0 | none | none | none | none | none |
Source: Southwest Florida MLS Matrix, Development FOREST GLEN, retrieved 29 September 2026. With one or two closings a year, each yearly median is one sale or the mean of two; read the table as a record of what traded, not a trend line.
The Jungle Plum East record breaks in 2022. Before it, eight MLS closings from 2017 to early 2021 ran $320,000 to $489,000. From August 2022 on, six closings ran $610,000 to $875,000, and the recorded file carries five more from $760,000 to $990,000. The same 1,983 square foot two bedroom plus den entry closed at $610,000 in August 2022 and $735,000 four months later. The street did not change; the Southwest Florida single-family market around it did, and Jungle Plum East, as Forest Glen’s largest block of single-family pool homes, moved with it.
The highest MLS closing, $875,000 in December 2023, was followed by $834,000 and $760,000 in 2024 and $760,000 in 2025, while the recorded file shows $865,000 in April 2025 and $990,000 in March 2026. Five recorded sales in a year are too few to call a new trend, and the one fall 2026 listing asks $799,000 after 71 days. The fair reading is a band of about $760,000 to $875,000 for most homes, with the best-presented house reaching higher, rather than a straight line up or down.
Forest Glen as a whole moved differently. Its MLS median was $238,000 on 46 closings in 2021, $470,000 on 24 in 2024 and $375,500 on 24 in 2026 to 26 September, with median days on market rising from 10.5 in 2021 to 64 in 2026, a softening led by the condominium neighborhoods. Jungle Plum East’s recorded sales held their level through 2025 and early 2026 while the condominium medians eased. For a Jungle Plum East seller that is a reason to keep the community average out of the pricing conversation entirely.
For a Jungle Plum East seller the trend is the time adjustment. A 2019 or 2020 comparable understates today’s market by hundreds of thousands of dollars and is no guide at all. A 2022 comparable needs a careful upward adjustment; a 2024, 2025 or 2026 sale of your plan, from either record, is the best evidence there is. The street’s own record is how we adjust an older sale, and it never substitutes for walking the house.
Jungle Plum East at Forest Glen has held its value in a working market, while Jungle Plum West at Forest Glen has held a higher assessed value with almost no market at all: East recorded 14 MLS closings in ten years and five qualified recorded sales since April 2025; West recorded 7 MLS closings, none since June 2020, and no recorded sale in 2025 or 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Jungle Plum East at Forest Glen | Jungle Plum West at Forest Glen |
|---|---|---|
Homes | 69 single-family homes, plat Block 3 | 18 estate homes, plat Block 2 |
Built | 1999 to 2002 | 1999 to 2000 |
County living area | 2,176 to 2,746 sq ft, median 2,402 | 2,473 to 4,284 sq ft, median 3,092 |
The club’s category corresponds to | Executive homes | Estates |
Neighborhood association | Jungle Plum East of Forest Glen Neighborhood Association, Inc. (N99000004948), Complete Property Management of SW Florida | Jungle Plum West of Forest Glen Neighborhood Association, Inc. (N99000004890), Tropical Isles Management |
Own common tract on the roll | None | Tract D-3, Lot 2, 0.28 acre |
MLS closings, ten years | 14, median $474,000, $320,000 to $875,000 | 7, median $545,000, $437,500 to $575,000 |
MLS closings, 60 months | 6, median $760,000 | 0 |
Median $ per MLS living sq ft, ten years | $242.87 | $192.63 |
Median days on market, ten years | 5.0 | 229 |
Median sold to final list, ten years | 97.68% | 94.32% |
Last MLS closing | 28 May 2025, $760,000, 0 days | 19 Jun 2020, $565,000, 659 days |
Qualified recorded sales, 2025 to early 2026 | 5, median $835,000 | 0 |
Median 2026 preliminary just value | $657,833 | $988,045, the highest in Forest Glen |
Homestead share | 46 of 69, 66.7% | 14 of 18, 77.8% |
Flood, single-family and villa footprint | Almost entirely Zone X; four lots with 2012 letters not incorporated | Almost entirely Zone X |
Sources: Southwest Florida MLS Matrix, retrieved 29 September 2026, both streets assigned by street name; Florida Department of Revenue 2026 preliminary NAL file; Collier County 2026 preliminary roll; Florida Division of Corporations; FEMA National Flood Hazard Layer.
The two streets share a name, a plat, a build era and a club, and they could hardly behave more differently as markets. Jungle Plum East homes have sold in days: a ten-year median of 5 days and 97.68 percent of list. Jungle Plum West homes sat: a ten-year median of 229 days, 94.32 percent of list, a 2019 closing at 81.8 percent after 133 days and a 2020 closing after 659 days. Why is our reading, not a proven cause: East sells a pool home of a size many Naples buyers want at a price the buyer pool is deep for, while West sells a larger, rarer estate home to a narrower buyer. The record shows only the outcome. A Jungle Plum West owner reading the same question from the other side should use our Jungle Plum West at Forest Glen home valuation page.
A buyer who chooses Jungle Plum East wants a single-family pool home inside a membership-inclusive golf community, on a street with enough sales to price from, at a lower entry than West. A buyer who chooses Jungle Plum West wants the largest homes and lots in Forest Glen and accepts a street where the last MLS sale was in 2020. We price a Jungle Plum East home against East’s own two records, and we read West only as the ceiling a buyer might tour on the same morning, never as a comparable, because a 3,092 square foot median estate home is a different product.
The comparison enters the number in two places. First, a Jungle Plum East seller at the top of the band competes with any Jungle Plum West home offered at the same time, so a listing above $875,000 has to answer why a buyer should not take more house on the West side. Second, West’s high assessed values and absent sales do not lift East’s price; the assessed median of $988,045 on West is a tax figure, and the five recorded East sales at $760,000 to $990,000 are the market. We keep both facts in the file so the buyer’s comparison is answered in the listing rather than in the negotiation.
Online estimates miss on Jungle Plum East at Forest Glen homes because automated models cannot see what drives price here: an MLS that shows no closing for a year while the deed record shows five, two measuring systems for the same house, a Jungle Plum West street with the same name, a club bundled into every sale and flood letters that stopped counting in 2024.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The big listing portals lean on MLS closings. Jungle Plum East recorded none in the twelve months to 26 September 2026, so a model either declines to price the street or borrows from Forest Glen’s condominium-heavy record, where the latest twelve-month median was $394,000. Neither describes a house whose recorded neighbors sold at $760,000 to $990,000.
A model that leans on assessed values sees a median just value of $657,833, a figure every one of the five recorded 2025 and 2026 sales exceeded. Florida’s Save Our Homes cap holds assessed value down for long-time homestead owners, and 46 of the 69 homes carry homestead, so the roll trails the market here further than on a street of recent buyers.
Jungle Plum East and Jungle Plum West share a name and a county subdivision code with Periwinkle Villas. A model keyed to “Jungle Plum” blends 18 estate homes that last sold on the MLS in 2020 with 69 homes that sold last year. The MLS adds its own trap: the December 2023 Jungle Plum Drive East closing at $875,000 was entered under a Bishopwood West condominium tag, so a model reading the subdivision field files the street’s highest MLS sale under a coach-home condominium. We assign every sale by street.
Every Forest Glen sale conveys club membership with the home: the homeowners’ master association holds title to the course and clubhouse, and the club calls Forest Glen “a gated, membership-inclusive community.” The value and the carrying cost of that membership sit inside every Jungle Plum East price. A model comparing your home with a non-club house nearby is comparing two different bundles.
A model cannot see whether your pool is original or resurfaced, whether the cage is new, whether the lanai faces a lake, the preserve or the next house, or whether the kitchen and baths are original. The record shows two homes of the same 2,254 entered square feet closing $115,000 apart three months apart. Those invisible variables are the valuation.
FEMA removed four Jungle Plum East lots from the flood hazard area by 2012 letters under the old map, and its current layer lists all four as not incorporated into the February 8, 2024 map. A model sees the street, not the lot, and a buyer’s lender sees the lot.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan on your own street, from both records, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse direct at (239) 898-6072.
A Jungle Plum East at Forest Glen buyer prices five carrying costs into an offer: quarterly master association and club dues, the neighborhood association fee, property tax reset to the purchase price, homeowners and wind insurance on a 1999 to 2002 house, and flood insurance only on a lot mapped Zone AH. No association publishes its amount; the estoppel states it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Master association and club dues are billed quarterly on one statement, per the club’s own 2016 notice to members, and the neighborhood association bills separately for the street. There is no third condominium layer on Jungle Plum Drive East. Any capital contribution or transfer fee due at closing is stated on the estoppel certificate; no first-party document we found publishes one. Florida caps an estoppel certificate at $299, plus $119 for expedited delivery and up to $179 more on a delinquent account, and a Jungle Plum East sale needs two.
Forest Glen funds major club projects by assessing every member. In 2016 the master board approved a $949,376 outdoor dining facility, plus an $80,000 contingency, and assessed every member $1,290, billed $215 a quarter for six quarters on the quarterly dues statement. A 2017 amendment to the master declaration set a special-assessment spending threshold of $400,000, indexed to the Consumer Price Index from 2019, above which member approval rules apply. A buyer’s attorney will ask whether any assessment is pending, so the answer belongs in your listing file.
Florida’s Save Our Homes cap follows the owner, not the house, and 46 of the 69 Jungle Plum East homes carry a homestead exemption. The median 2026 preliminary tax estimate on the street is $4,251.34, but a buyer’s first bill is set on the new assessed value after the purchase. Adopted 2025 millage for Forest Glen was 10.5058 mills, and the 2026 preliminary roll computes estimates at 10.4020 mills, about $1,040 a year for each $100,000 of taxable value, our arithmetic. Your low bill is not a selling point you can pass on, and a buyer who budgets from it is surprised in November.
No Community Development District covers Forest Glen, so there is no district bond assessment on any bill. A 2025 Jungle Plum Drive East tax bill carried one non-ad valorem line, the county’s District 1 garbage charge of $261.91. Against newer East Naples communities that carry a CDD, that absence lowers your buyer’s carrying cost and belongs in your listing presentation.
For a lot mapped Zone AH, flood insurance is mandatory on a federally backed mortgage unless a current letter removes the structure; on a Zone X lot it usually is not. Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, a 25 percent discount on eligible flood policies, and across all 5,463 flood policies in ZIP 34114 that took effect from June 2025 to May 2026 the median annual cost was $1,528. Citizens requires flood coverage on its homeowner policies from January 1, 2027. A wind mitigation report on the roof and openings is the document that moves a Jungle Plum East homeowners premium most.
A Jungle Plum East buyer usually tours Cedar Hammock across Collier Boulevard as well. On the 2026 preliminary roll, Forest Glen’s single-family median assessed value was $665,268 against Cedar Hammock’s $807,173, and the median estimated single-family tax $4,328.61 against $5,984.99. A Jungle Plum seller can present a house assessed about $142,000 below Cedar Hammock’s single-family median, with lower estimated taxes, a point that belongs on the first page of the listing.
A Jungle Plum East at Forest Glen seller owes a buyer the section 720.401 disclosure summary before the contract is signed, because both the neighborhood association and the Forest Glen master association are Chapter 720 homeowners associations and Jungle Plum East holds no condominium. Forest Glen’s 13 condominiums sit under Chapter 718, a separate regime.
Data updated: September 2026 (Florida Statutes sections 720.401, 720.30851, 718.503, 689.302 and 689.261, retrieved Sep 2026; Florida DBPR estoppel certificate fee schedule)
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary “before executing the contract for sale,” supplied “by the parcel owner if the sale is by an owner that is not the developer,” and the contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right cannot be waived. It is a pre-contract duty, never a closing item. For a Jungle Plum East resale the statute plainly applies, and it applies to both association layers above your home. Our research did not read the recorded neighborhood or master declaration’s text on this point, so this page makes no claim about what either covenant restates, only about the statute.
Section 720.401 states that it does not apply to an association regulated under Chapter 718, and 658 Forest Glen homes are condominium units in 13 condominiums under that chapter, each also inside the Chapter 720 master and a neighborhood or commons association. A condominium seller in Barrington, Bishopwood or Britannia therefore works through a different package under section 718.503. Jungle Plum East is fee-simple single-family land with no condominium regime, so that fork does not reach your sale, but a buyer’s agent who works the whole community may bring condominium habits to your contract. Confirm the correct package for your sale with your closing agent or attorney. This is general information and not legal advice.
A Jungle Plum East sale needs two estoppels: one from Jungle Plum East of Forest Glen Neighborhood Association, Inc., whose registered management company is Complete Property Management of SW Florida, and one from the master association. Under section 720.30851 each is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. The estoppel states the current dues, any assessment and any transfer or capital charge, and who pays for it is set in your contract.
Since October 1, 2024, section 689.302 requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance on the property. On Jungle Plum East that disclosure sits beside the lot’s FEMA zone, any 2012 letter for the lot and that letter’s not-incorporated status. Raise those items before the buyer does, with the documents in hand.
Section 689.261 requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, which matters on a street where two thirds of owners hold homestead. Separately, Florida’s courts have required a seller of residential property since Johnson v. Davis (1985) to disclose known facts that materially affect value and are not readily observable. On a house of this age, the roof, the pool equipment and any past water intrusion are the items to put on paper.
What moves a Jungle Plum East at Forest Glen home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: roof and opening dates, a four-point and wind mitigation report, the pool and cage record, the lot’s flood file, both association files and presentation timed to the winter season.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and HVAC, and a wind mitigation report that records roof covering, roof-to-wall connection, secondary water resistance and opening protection. Because Jungle Plum East was built from 1999 to 2002 and owners have upgraded on different schedules, two homes of the same plan can carry very different premiums. Gather the permit numbers, dates and invoices for any roof, impact glass, shutters, air conditioning or pool equipment; the Collier County permit history for your address is the record a buyer’s inspector will pull.
Pull the FEMA zone for your own lot and keep any 2012 letter for your lot in the listing file. Surveyed ground at the 2012 letter lots ran 12.0 to 13.8 feet NAVD88, above the only base-flood-elevation line FEMA draws across Forest Glen on the current map, 10.5 feet, which is the physical reason those lots were removed in 2012. Collier County holds one elevation certificate for a Jungle Plum Drive East home, surveyed in February 2013 against the older map: Zone AH, a finished floor of 13.0 feet NAVD88, an attached garage slab at 12.5 feet and lowest adjacent grade at 12.4 feet. Whether a lot on today’s map supports a new letter is a per-lot engineering question for a surveyor, and an answer in hand before listing is worth more than a promise after contract.
With 56 of 69 homes carrying a pool, a Jungle Plum East buyer expects one and inspects it. Service the pool and equipment, document the cage’s age and any rescreening, and fix the small items a buyer’s inspector will list. If your home is one of the 13 without a pool, show the lot and the lanai as they are and price against the recorded evidence, rather than against a pool home down the street.
Ask the neighborhood association and the master association now for their current adopted budgets, the most recent board minutes and any pending assessment, and order the estoppels the day a contract is signed. A buyer who receives those documents on day one negotiates on the house; a buyer who finds them late renegotiates on the price.
Forest Glen recorded 14 MLS lease closings in the two years to 26 September 2026, all two-bedroom condominiums, none on Jungle Plum Drive East, so there is no single-family lease record on this street to price a rent-versus-sell decision from. Lease minimums and approvals for Jungle Plum East sit in the neighborhood association’s recorded declaration and rules, which we request before any owner decides to lease. Renters obtain club privileges only through a membership transfer whose fee the club does not publish. We publish no rent-versus-sell yield for the street, because there is no lease closing to build one from.
The five recorded Jungle Plum East sales of 2025 and 2026 fell in March, April and May, and nine of the 14 MLS closings in ten years fell between December and May. Have the home photographed, documented and priced before the winter buyers arrive. The club also invites owners to list homes on its own website free of charge and posts open houses on Fridays for weekend showings; those owner listings are part of the market you compete with, and we use the board alongside full MLS exposure.
A free in-person Jungle Plum East at Forest Glen valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse direct at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from both records for your plan, and you receive a written opinion of value with every source named.
A written opinion of value for your address, built from the MLS closings and the qualified recorded sales of your plan on Jungle Plum Drive East, matched for pool, spa, lot and flood status, adjusted for time with the street’s own record, tested against the active listing and any Jungle Plum West home on the market, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: both association layers from the budgets and estoppels, any pending assessment, the flood file for your lot and the tax reset. And a plain recommendation on list price and timing, including the case for waiting until the season if the evidence says wait.
Use the Home Valuation form at the top of this page, our free Jungle Plum East at Forest Glen valuation request, or call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Jungle Plum East at Forest Glen covers pricing, marketing, both estoppels and the section 720.401 disclosure in full.
Most Jungle Plum East owners hold homestead, and a homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit on Form DR-501T. If your next home is also inside the gates, read buying a home in Jungle Plum East at Forest Glen for the purchase side, or call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Naples listing agent, and McGreevy and Comisar are a top-reviewed real estate team on Google. The four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Jungle Plum East or Forest Glen sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Jungle Plum East at Forest Glen valuation page. They co-founded Domain Realty, lead a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS and the recorded public sales together. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Jungle Plum East home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the street itself, from the association to the flood letters and the plat, return to our Jungle Plum East at Forest Glen neighborhood guide; for the wider market, see our Naples real estate guide.
These are the valuation questions Jungle Plum East at Forest Glen owners actually ask, answered from the Southwest Florida MLS, the state’s 2026 preliminary tax roll file, Collier County’s 2026 preliminary roll, FEMA’s records and the Florida Statutes. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your plan, your pool, your lot and your condition. The five qualified recorded sales from April 2025 to March 2026 ran $760,000 to $990,000 at an observed median of $835,000, and the six MLS closings of the last 60 months ran $610,000 to $875,000. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072, for a written number on your home.
Ask for a written opinion of value built from sales of your plan on your street, from both the MLS and the recorded file, matched for pool, spa, lot and flood status, adjusted for time with the street’s own record, tested against the active listing, with every source named. We provide that free, with no obligation to list.
Because no Jungle Plum East window shorter than ten years holds ten MLS closings. The ten-year window holds 14 at a $474,000 median, which mixes 2017 prices with 2024 prices, so the sales themselves are the honest lead.
The MLS recorded no Jungle Plum East closing in the twelve months to 26 September 2026. The recorded file shows a qualified sale at $990,000 on March 30, 2026, and four more in April and May 2025 at $760,000 to $865,000.
A three bedroom, two bath home of 1,841 MLS square feet on Jungle Plum Drive East closed on May 28, 2025 at $760,000, 101.3 percent of its $750,000 final list, after 0 days on market.
Most rely on MLS closings, and Jungle Plum East had none in the latest twelve months, so they guess from Forest Glen’s condominium-heavy average or decline to price the street. The recorded file’s five qualified sales are the better input.
On the MLS, $760,000 over 60 months (n=6, the mean of the middle pair) and $474,000 over ten years (n=14). In the recorded file, $835,000 on five qualified sales from April 2025 to March 2026. Each figure names its window because each describes a different population.
$379.42 per MLS living square foot over 60 months (n=6) and $242.87 over ten years (n=14). The county measures living area differently, 2,176 to 2,746 square feet against MLS entries of 1,815 to 2,254, so a county-based figure is never compared with these.
Not reliably. Over 60 months the three bedroom closings were $760,000 to $875,000 and the two bedroom plus den closings $610,000 to $834,000, and a 1,815 square foot two bedroom plus den closed above a 2,254 square foot three bedroom plus den in early 2024. Condition and timing moved sales across the plan line.
It is expected rather than a bonus. With 56 of 69 homes carrying a pool, a home without one sells to a narrower buyer. We compare your home with the sales that match its pool and spa status before recommending a price.
A median 7.5 days on market across six MLS closings in 60 months, and 5 days across 14 in ten years. The one home listed on 26 September 2026 had been on the market 71 days, so the fall 2026 buyer is slower than the record.
A median 99.00 percent of the final list price over 60 months (n=6) and 97.68 percent over ten years (n=14). The latest MLS closing sold at 101.3 percent.
One on 26 September 2026, a two bedroom plus den of 1,885 MLS square feet asking $799,000 after 71 days.
The street moved across the decade from sales in the $300,000s and $400,000s before 2021 to $760,000 to $990,000 since 2024. Five recorded sales in a year are too few to call the next move; the fair reading is a band of about $760,000 to $875,000 for most homes, with the best house reaching higher.
No. The 2026 preliminary median just value on Jungle Plum East is $657,833, and every one of the five recorded 2025 and 2026 sales closed above the street’s highest just value. Just value is a tax figure, useful for ranking and useless as a list price.
Only as a ceiling a buyer may tour. West’s 18 estate homes have not closed on the MLS since June 2020 and recorded no qualified sale in 2025 or 2026, so they are not comparables for an East home, and West’s $988,045 assessed median does not lift East prices.
Cedar Hammock across Collier Boulevard carries a higher single-family median assessed value, $807,173 against Forest Glen’s $665,268, and higher estimated single-family taxes, $5,984.99 against $4,328.61, on the 2026 preliminary roll. That comparison usually favors a Jungle Plum East seller.
It shapes who buys and what they can pay. Membership comes with every Forest Glen home, the homeowners’ master association owns the course and clubhouse, and the dues ride in every sale price. The estoppel states the current amount for your home.
Neither the neighborhood association nor the master association publishes its dues on a public page. Both appear in each association’s adopted budget and on the estoppel certificates ordered for your sale.
No first-party document we found publishes one for a Jungle Plum East sale. If either applies, it appears on the estoppel certificate, which is why we order both estoppels as soon as a contract is signed.
No. No Community Development District covers Forest Glen. A 2025 Jungle Plum Drive East tax bill carried only the county’s District 1 garbage charge of $261.91 as a non-ad valorem line.
It resets to the purchase. At the 10.4020 mills on the 2026 preliminary roll, each $100,000 of taxable value costs about $1,040 a year. The street’s median 2026 preliminary estimate is $4,251.34, and 46 of 69 owners hold homestead, so most buyers pay more than the seller did.
Almost certainly Zone X: Forest Glen’s single-family and villa footprint tests 144 of 160 county address points in Zone X, 9 in shaded X and 7 in Zone AH on the February 8, 2024 map. Confirm your own lot with an elevation certificate or a lender determination.
Not by itself. FEMA’s current layer lists all four 2012 Jungle Plum East letters as not incorporated into the 2024 map, and no revalidation was found. A lender reads the current map unless a revalidation or a new letter exists for your lot.
The section 720.401 disclosure summary, before the buyer signs, with the statutory voidability clause in the contract, plus the section 689.302 flood disclosure at or before contract. Jungle Plum East holds no condominium, so the Chapter 718 package that Forest Glen’s condominium sellers deliver does not apply. This is not legal advice; confirm with your closing agent.
Two: one from the neighborhood association and one from the master association, each capped at $299 under section 720.30851, plus $119 for expedited delivery and $179 on a delinquent account.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $5,845 on an $835,000 sale, our arithmetic. In Collier County the buyer customarily pays for the owner’s title policy. Add the two estoppels, prorated dues and taxes, and any negotiated commissions or credits, all set out in a written net sheet before you list.
Before the season. All five recorded 2025 and 2026 sales fell in March, April and May, and nine of the 14 MLS closings in ten years fell between December and May, so a home priced and documented by October meets the most buyers.
Forest Glen’s 14 MLS lease closings in two years were all condominiums, none on Jungle Plum Drive East, so there is no single-family rent record on the street to test the decision against. Read the neighborhood association’s lease rules first, and weigh two association layers and a homeowners policy against a few seasonal months of rent.
The club invites owners to post homes free of charge, and those listings are part of the market. The recorded file shows how many Jungle Plum East sales happen outside the MLS field, and a seller who relies on the board alone gives up the buyer who never sees it. We use both.
It moves your home within its plan’s band rather than out of it. Two homes of the same 2,254 entered square feet closed $115,000 apart three months apart, and condition is the largest part of that spread. We compare your updates with the recent sales of your plan before recommending a price.
Get a written valuation built from both records for your plan, gather your roof, window and pool permits and any wind mitigation report, check your lot’s flood zone and any 2012 letter, and ask both associations for their budgets. Start with the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
Every figure on this Jungle Plum East at Forest Glen valuation page traces to a primary source below: the Southwest Florida MLS, the Florida Department of Revenue, Collier County’s records and GIS layers, Florida Statutes and state agencies, FEMA and federal records, and the club’s own published pages. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 26 and 29 September 2026, are cited rather than linked because the MLS is members-only. Recorded sales are cited to the Florida Department of Revenue 2026 preliminary tax roll file; assessed values, taxes, homestead and improvements to the Collier County 2026 preliminary roll.
Collier County records and GIS
Florida Department of Revenue and state records
Florida Statutes and case law
Flood mapping, storm and federal records
The club and master association, first-party sources
Our own assets
Every Jungle Plum East at Forest Glen document below links its official custodian, Collier County, the State of Florida, FEMA or the Florida Senate, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves, and each one answers a question a buyer’s lender or attorney will ask about a Jungle Plum Drive East sale.
Document | What it proves for a Jungle Plum East valuation | Official authority |
|---|---|---|
Forest Glen of Naples PUD, Ordinance 99-69 (PDF) | The 799-home cap and the zoning under Block 3 | |
Elevation Certificate, a Jungle Plum Drive East home (PDF) | A finished floor of 13.0 feet NAVD88 on the street | |
Florida Department of Revenue 2026 preliminary NAL file (ZIP) | The five qualified recorded Jungle Plum East sales of 2025 and 2026 | |
Florida DBPR estoppel certificate fee schedule (PDF) | The $299, $119 and $179 caps on each of your two estoppels | |
Master association Articles of Incorporation, 1999 (PDF) | The master association’s power to own the common areas and levy assessments | |
Master association 2009 Certificate of Amendment (PDF) | The master declaration of record at Official Records Book 2536, Page 1955 | |
Collier County 2026 Flood Protection Newsletter (PDF) | The February 8, 2024 map date and the Class 5 flood insurance discount | |
FEMA Community Rating System eligible communities (PDF) | Collier County’s Class 5 rating and 25 percent flood discount | |
Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed | |
Florida Statutes section 689.302 | The flood disclosure a residential seller completes at or before contract | |
Florida Department of Revenue, 2025 Collier millage codes (PDF) | Forest Glen’s 10.5058-mill adopted 2025 rate | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 (PDF) | The wind mitigation features an insurer credits on a 1999 to 2002 house |
Three documents that matter most are not public: the Jungle Plum East neighborhood association’s recorded declaration, budget and rules, from its management company; the master association’s current budget and any pending assessment; and your two estoppel certificates, issued once a sale is under contract.
You reach the Jungle Plum East at Forest Glen valuation team by using the Home Valuation form at the top of this page, requesting a free Jungle Plum East at Forest Glen valuation, calling Jesse direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. Few homes on Jungle Plum Drive East come up for sale in any year, so the next owner who sells should call us first; the first conversation costs nothing.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the street on our Jungle Plum East at Forest Glen guide, and about the community on our Forest Glen community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.