Updated September 2026
Sixteen units, one floor plan, and no sale in the last year. We value your condominium from Partridge Court's own sales, the county record and the same plan next door at Partridge Place, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Partridge Court condominium in The Forest has recently been worth about $132,000 to $195,000, depending mostly on its condition and how it is priced. The Southwest Florida MLS counts no Partridge Court closing in the 12 months to September 23, 2026 and 9 in the full 48-month pull, so the value is built from those sales and the same floor plan next door at Partridge Place.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
Partridge Court is 16 two-bedroom, two-bath condominium units in two two-story walk-up buildings of eight, all finished in 1981, and Lee County records every one of them at 1,161 heated square feet, so what your unit is worth comes down to its condition, its updates and how it is priced rather than its size. The buildings, the association, the flood map and daily life are covered in full on our Partridge Court 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 Partridge Court homes; if you are buying, read our Partridge Court buyer guide.
The three most recent Partridge Court MLS sales closed at $180,000 in May 2024, $145,000 in September 2024 and $132,000 in September 2025. Next door, the same 1,161 square foot plan at Partridge Place closed 11 times in the 24 months to September 23, 2026, from $145,000 to $195,000 at a median of $165,000. Those two records, read together, are the band a buyer and an appraiser will start from.
No Partridge Court unit closed on the MLS between September 24, 2025 and September 23, 2026, and none was listed or pending on the pull date. That does not leave a seller without evidence. It means the evidence sits in three places: Partridge Court’s own nine MLS sales since September 2022, four more qualified sales that Lee County recorded but the MLS never carried, and the deeper sales record of Partridge Place, the same building design under a different association across the Back Gate entry road.
We use every Partridge Court closing in the Southwest Florida MLS since September 2022, Lee County’s recorded qualified sales and its 2026 roll, Partridge Place’s 24-month record and its two live listings, your unit’s own condition, updates and association approvals, and the fee layers and tax reset your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your unit’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 Partridge Court condominium because the valuation is built from every Partridge Court closing in the Southwest Florida MLS over four years, checked address by address against Lee County’s parcel roll and recorded sales, and priced against the same plan next door, 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: 9 MLS closings over four years, Lee County’s 4 qualified sales that never reached the MLS, and the Partridge Place record your buyer will compare you with, 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 no closing in the last 12 months across 16 units, and only one in the last 24, there is no recent Partridge Court comparable for a buyer or an appraiser to lean on. In an association this small, the next Partridge Court sale becomes the comparable for every neighbor who sells after you, and it will be read beside Partridge Place’s sales by every buyer who tours both. 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 Partridge Court 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 Partridge Place, Sparrowood, Waters Edge at The Forest, Fairway Woods at The Forest and The Heron at The Forest. For the neighbors your buyer will also tour, see our guides to Partridge Place, Quail Cove and Dove Hollow.
These are the facts that decide most Partridge Court 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 Partridge Court condominium is valued by starting from Partridge Court’s own closed sales and the county’s off-MLS deeds, reading them against Partridge Place’s deeper record for the same plan, placing the unit in its building, reconciling MLS and county square footage, grading condition and openings, reading the fee and document file, adjusting older sales for time, and testing the result against the live listings next door.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
The first comparables are Partridge Court’s own closings, because they carry the same association, the same pool, the same budget and the same building file as your unit. The three sales since May 2024, $132,000 to $180,000, carry the most weight. The six 2023 sales, from $150,200 to $280,000, tell us how wide the range can run, not where the market sits today.
Partridge Place is 56 units of the same 1,161 square foot, two-story walk-up plan, finished the same year by the same developer. Its 11 closings of the last 24 months, $145,000 to $195,000 at a median of $165,000, are the deepest record of this floor plan in The Forest. Partridge Place’s median of $142.12 a square foot of living area, times 1,161 square feet, is about $165,000 by our arithmetic. That is a cross-check on your unit’s number, not a substitute for it.
Partridge Court is two buildings: Building 1 at 16540 Partridge Club Road and Building 2 at 16530, eight units each, standing on either side of the pool as the master association’s street map draws them. The building is part of each unit’s legal description, and it tells a buyer which roof and which exterior they are buying into.
The Lee County parcel roll records every unit at 1,161 heated square feet. MLS listings entered 1,161 square feet of living area on seven of the nine Partridge Court sales and 1,200 on two Building 1 sales. We report both and compute price per foot on the MLS figure, because that is what a buyer’s agent and an appraiser see, but we never let a 1,200 square foot entry make one unit of the same plan look cheaper per foot than its neighbor.
After 45 years of owner updates, finish is the largest variable inside one plan. Kitchens, baths, flooring and lighting separate the $132,000 sale from the $250,000 sale as much as timing does. We grade finish against the Partridge Court and Partridge Place units that actually sold, not against a generic Fort Myers renovation index.
Both buildings were finished in 1981, 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. Which openings belong to the owner and which to the association is set in the declaration, so we read it before we credit anything.
A buyer underwrites two association layers, the Partridge Court condominium association and The Forest’s master association, and neither publishes its fee. With 16 units, Partridge Court is below the 25-unit line at which Florida requires a condominium association to post its records online, so the budget, reserve schedule and rules reach a buyer only through the resale package. A missing estoppel or budget at launch costs days on market.
Partridge Court’s closed sales span a repricing. Its six 2023 MLS sales ran $150,200 to $280,000 and closed within about a month in five cases; its three sales since May 2024 ran $132,000 to $180,000 and each took more than 100 days. A 2023 sale is not a 2026 comparable without a time adjustment, and the $280,000 sale of November 2023 was an outlier, not a ceiling.
On September 23, 2026 the MLS showed no Partridge Court listing and two Partridge Place listings of the same plan, asking $174,000 and $179,000. Your number has to make sense to a buyer standing in both of those units, reading the same sales you are.
Partridge Court condominiums recorded no MLS closing in the 12 months to September 23, 2026, per the Southwest Florida MLS, and Lee County’s recorded, qualified sales show none in the same months through June 25, 2026. The most recent sale on either record was $132,000 on September 18, 2025, six days before the window opened.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County recorded sales, queried September 2026)
Window, ending September 23, 2026 | Partridge Court MLS closings | Partridge Court listings on September 23, 2026 | Partridge Place MLS closings, same window |
|---|---|---|---|
12 months | 0 | 0 active, 0 pending | 2: $145,000 and $170,000 |
24 months | 1: $132,000 | same | 11, median $165,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, each sale resolved by address to its Lee County condominium. The Partridge Place median is an observed sale, n = 11.
The most recent Partridge Court closing was a Building 2 unit on September 18, 2025: final list $139,000, sold $132,000, 94.96% of list after 209 days on market, $113.70 a square foot of 1,161 square feet of MLS living area. It is the lowest per-foot sale in the four-year Partridge Court record, and it closed 370 days before the MLS pull, by our arithmetic.
Partridge Place recorded two closings in the same 12 months: $145,000 in October 2025, entered at 1,200 square feet and sold at 90.68% of list after 157 days, and $170,000 in January 2026 at 94.44% of list after 12 days. Two sales are not a market rate either, which is why we read Partridge Place over its full 24 months, 11 sales, rather than its last 12.
A page could print a 12-month figure for Partridge Court by borrowing a community median, a model estimate or a two-year-old sale. We do not. The honest answer to what Partridge Court sold for this year is nothing, and the honest valuation is built from the sales that exist, each named with its date, and from the same-plan sales next door.
Partridge Court recorded 9 closings in the full 48-month pull, September 24, 2022 to September 23, 2026, for $1,725,700, from $132,000 to $280,000, per the Southwest Florida MLS. With fewer than 10 sales in every window we hold, we list every sale instead of a median, because a median of nine sales over four years is not a market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the widest window we hold)
Closed | Building | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
March 2023 | 1, 16540 Partridge Club Road | 2 bed, 2 bath | 1,161 | $135,000 | $150,200 | $129.37 | 111.26% | 1 |
April 2023 | 2, 16530 Partridge Club Road | 2 bed, 2 bath | 1,161 | $255,000 | $250,000 | $215.33 | 98.04% | 21 |
September 2023 | 1 | 2 bed, 2 bath | 1,200 | $225,000 | $220,000 | $183.33 | 97.78% | 19 |
November 2023 | 2 | 3 bed, 2 bath | 1,161 | $265,000 | $280,000 | $241.17 | 105.66% | 30 |
November 2023 | 1 | 2 bed, 2 bath | 1,161 | $199,000 | $188,500 | $162.36 | 94.72% | 31 |
November 2023 | 1 | 2 bed, 2 bath | 1,200 | $199,900 | $180,000 | $150.00 | 90.05% | 213 |
May 2024 | 1 | 2 bed, 2 bath | 1,161 | $199,000 | $180,000 | $155.04 | 90.45% | 106 |
September 2024 | 1 | 2 bed, 2 bath | 1,161 | $190,900 | $145,000 | $124.89 | 75.96% | 316 |
September 2025 | 2 | 2 bed, 2 bath | 1,161 | $139,000 | $132,000 | $113.70 | 94.96% | 209 |
Source: Southwest Florida MLS Matrix, all Partridge Court closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026; building from the street address. Bedroom counts and living areas are as listed in the MLS; the county roll records every Partridge Court unit as two bedrooms and two baths of 1,161 heated square feet.
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. Partridge Court had 0 closings in 12 months, 1 in 24, 6 in 36 and 9 in 48. No window reaches 10, so the nine sales above are the whole MLS record, and every figure on this page names the window it comes from.
The five sales that closed within 31 days of listing did so at 94.72% to 111.26% of list and $150,200 to $280,000. The four that waited 106 to 316 days closed at 75.96% to 94.96% of list and $132,000 to $180,000. At Partridge Court the price the market accepted in the first month has been the best price the seller saw.
One Building 1 unit sold at $150,200 in March 2023 after one day on market, 111.26% of a $135,000 list, and sold again at $145,000 in September 2024 after 316 days, 75.96% of a $190,900 list. It is the only repeat sale in the four-year MLS record. Eighteen months apart, the same unit sold for about the same price; what changed was the asking price.
Two of the nine closed above their final list prices: the March 2023 unit at $150,200 on a $135,000 list, and a Building 2 unit at $280,000 in November 2023, 105.66% of a $265,000 list after 30 days, which the MLS listed as three bedrooms. Both were 2023 sales. None of the three sales since May 2024 closed at or above list.
A median of nine sales that run from $132,000 to $280,000, six of them in 2023, would look like a market figure and describe no unit today. The house rule on every thin market we write about is to list the sales, name the window and let the reader see the spread. When a buyer’s appraiser values your unit, those same few sales, and Partridge Place’s next door, are what the appraisal will rest on, which is why we show them to you first.
The county record adds four sales. Lee County recorded 13 qualified, arm’s-length Partridge Court sales from September 24, 2022 to June 25, 2026, the newest sale in the county file; nine match the MLS closings above, and four never appeared in the MLS, at $130,000 to $275,500.
Data updated: September 2026 (Lee County parcel roll sale history and qualification codes, queried September 2026)
Deed date | Building | Recorded price | Qualification code | What else the record shows |
|---|---|---|---|---|
November 29, 2022 | 2, 16530 Partridge Club Road | $275,500 | 01 | In the weeks after Hurricane Ian |
December 9, 2022 | 2 | $130,000 | 01 | In the weeks after Hurricane Ian; the same unit sold on the MLS for $280,000 in November 2023 |
January 13, 2023 | 2 | $130,000 | 01 | No listing record |
January 23, 2025 | 1, 16540 Partridge Club Road | $265,000 | 01 | The same unit sold on the MLS for $180,000 in November 2023 |
Source: Lee County Property Appraiser sale records on the county parcel roll, queried September 2026; code 01 marks a transfer qualified as arm’s length on examination of the deed, per the county’s transfer code list. Matched to MLS closings by address, date and price.
These are recorded, qualified sales, but they carry no listing, no days on market and no description, so we cannot tell what condition each unit was in or how it was marketed. They point in both directions: two at $130,000 and two above $265,000. We show them because a buyer’s appraiser can find them and a seller should know they exist, and we do not use any of them alone to set a price.
Two units appear on both records. A Building 2 unit recorded $130,000 in December 2022 and then sold on the MLS for $280,000 in November 2023, listed as three bedrooms. A Building 1 unit sold on the MLS for $180,000 in November 2023, entered at 1,200 square feet, and then recorded $265,000 in January 2025. A jump of that size on one unit usually reflects work done in between, and it is the clearest evidence in the record that condition, not the plan, sets a Partridge Court price.
Across The Forest, Lee County’s qualified sales carried 67 sales in the same window that never reached the MLS, and Partridge Court’s four are part of that pattern, per our match of the two records. A seller who assumes the MLS shows every comparable can miss one, and at a 16-unit condominium one missed sale is a large share of the evidence.
A Partridge Court condominium sells at a similar level in both buildings once time and condition are held constant. Building 1 recorded six MLS sales from $145,000 to $220,000 over 48 months, and Building 2 recorded three from $132,000 to $280,000; the difference in their ranges comes from which units sold when, not from the building.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
Building | Address | Units | Finished (county) | Stories (county) | MLS closings, 48 months | MLS sold prices | County-only qualified sales | 2026 just value range (county) | Homestead units, 2026 |
|---|---|---|---|---|---|---|---|---|---|
1 | 16540 Partridge Club Road | 8 | 1981 | 2 | 6 | $150,200, $220,000, $188,500, $180,000 (2023); $180,000, $145,000 (2024) | 1: $265,000 (January 2025) | $119,694 to $125,869 | 2 |
2 | 16530 Partridge Club Road | 8 | 1981 | 2 | 3 | $250,000, $280,000 (2023); $132,000 (2025) | 3: $275,500, $130,000 (2022); $130,000 (2023) | $119,694 to $132,126 | 3 |
Common elements and pool | 16640 Island Park Road | n/a | n/a | n/a | n/a | 1.54-acre parcel | n/a | n/a | n/a |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026; Lee County parcel roll for units, build year, stories, 2026 just values, homestead exemptions and recorded sales, queried September 2026.
Building 1, at 16540 Partridge Club Road, has been the busier building on the MLS: six of the nine sales, including the only repeat sale and both 1,200 square foot MLS entries. Its sales ran from $220,000 in September 2023 down to $145,000 in September 2024, and a Building 1 unit recorded the county’s $265,000 sale of January 2025. A Building 1 valuation leans on those two late data points and on the unit’s own condition.
Building 2, at 16530 Partridge Club Road, recorded three MLS sales: $250,000 in April 2023, the four-year high of $280,000 in November 2023 and the most recent sale, $132,000 in September 2025. Three of the county’s four off-MLS sales were Building 2 units, two of them at $130,000. The spread inside one building, $130,000 to $280,000, is the plainest proof that condition sets the price here.
The two buildings share the same plan, the same association, the same pool, the same flood panel and the same gate. What differs is the building’s own roof and exterior history, which the association’s reserve schedule and the county’s permit record address. A buyer reads the association’s documents building by building, so we value your unit on the sales record first and adjust for its building only when the documents give a buyer a reason to.
Price per square foot at Partridge Court is a clean measure, because every unit is the same plan, but it has moved a long way. The three MLS sales since May 2024 ran $113.70 to $155.04 a square foot of living area; the nine sales of the full 48-month pull ran from $113.70 to $241.17, and the simple mean of the nine is $163.91, by our arithmetic.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
In 2023: $129.37, $215.33, $183.33, $241.17, $162.36 and $150.00. In 2024: $155.04 and $124.89. In 2025: $113.70. We compute each sale’s own ratio, never total dollars over total feet, and we show the mean of nine as a description of nine sales, not a market rate.
Two square-foot figures can describe the same Partridge Court unit. The county records 1,161 heated square feet on every unit. MLS living area is entered by the listing agent, and two Building 1 sales were entered at 1,200 square feet. Every per-foot figure on this page uses MLS living area, because that is what a buyer’s agent and an appraiser see on the listing, and a per-foot figure from this page should never be applied to a square footage from a tax bill.
Place your unit among the three most recent Partridge Court sales and the Partridge Place sales of the last 24 months, read off the price per foot of the closest match in condition, and multiply by 1,161 square feet. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the document file and time.
Across The Forest, 30 condominiums and villas closed in the 12 months to September 23, 2026 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. Partridge Place’s median over its last 24 months was $142.12, and Partridge Court’s last sale, $113.70, sat below both. The Partridge plan is the lowest-priced way into The Forest, and a Partridge Court valuation has to be built from the Partridge sales rather than a community figure.
Partridge Court values have softened since 2023. The six 2023 MLS sales ran $150,200 to $280,000, the two 2024 sales $180,000 and $145,000, and the one 2025 sale $132,000; no Partridge Court unit has closed on the MLS in 2026 to September 23. The per-foot figure fell from $155.04 in May 2024 to $113.70 in September 2025.
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 | $150,200, $250,000, $220,000, $280,000, $188,500, $180,000 | $129.37 to $241.17 | 90.05% to 111.26% | 1 to 213 |
2024 | 2 | $180,000, $145,000 | $155.04, $124.89 | 90.45%, 75.96% | 106, 316 |
2025 | 1 | $132,000 | $113.70 | 94.96% | 209 |
2026, to September 23 | 0 | none | none | none | none |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026, in date order within each year. No Partridge Court MLS closing fell between September 24 and December 31, 2022, so 2023 is the first year in the record.
The cleanest evidence is the last three sales, because they are the same plan across 16 months: $180,000 at 90.45% of list after 106 days, $145,000 at 75.96% after 316 days and $132,000 at 94.96% after 209 days. From the first of the three to the last is $48,000, about 27 percent, by our arithmetic. Three sales cannot say how much of that is market and how much is condition, but they set the level a valuation starts from today.
Partridge Place’s record runs the same direction on more sales. Its seven 2023 sales had a median of $207,000, its three 2024 sales a median of $190,000 and its nine 2025 sales a median of $165,000, per the same MLS pull. The same plan, the same years and a deeper record point to the same softening, which is why a 2023 Partridge Court sale is not a 2026 comparable.
No Partridge Court MLS closing fell in the weeks after Hurricane Ian. Lee County recorded two qualified Partridge Court sales in that window, $275,500 on November 29, 2022 and $130,000 on December 9, 2022, and they point in opposite directions. Next door, eight Partridge Place units closed between November 10 and December 2, 2022 at $75,000 to $145,000, mostly within a day or two of listing. We exclude that window when we price today, and we do not read a storm effect into prices the record does not explain.
The $280,000 Building 2 sale of November 2023, $241.17 a foot, is the top of the four-year record and the sale most likely to have anchored an owner’s expectations. It sits $148,000 above the September 2025 sale, and the same unit had recorded $130,000 eleven months earlier. It is a fact of the record, not a comparable for 2026.
An owner who bought before 2023 may still hold a gain, but the record since May 2024 says the 2023 level is not today’s level. The 2024 and 2025 sales, $132,000 to $180,000, and Partridge Place’s 24-month record, $145,000 to $195,000, are the evidence a buyer’s appraiser will use, and a valuation that anchors on 2023 invites the long market times the last three sales recorded.
Partridge Court condominiums took 106, 316 and 209 days on market and sold at 90.45%, 75.96% and 94.96% of list on the three MLS sales since May 2024, and 1 to 316 days at 75.96% to 111.26% of list over the full 48 months. No Partridge Court unit sold in the last 12 months, and none was listed on September 23, 2026.
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 | 0 | none | none | none |
24 months to September 23, 2026 | 1 | 209 | 94.96% | 0 of 1 |
36 months to September 23, 2026 | 6 | 30 to 316 | 75.96% to 105.66% | 1 of 6 |
48 months to September 23, 2026 | 9 | 1 to 316 | 75.96% to 111.26% | 2 of 9 |
Partridge Place, 24 months (same plan) | 11 | median 101 | median 94.34% | 2 of 11 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price. Partridge Court windows under 10 sales show ranges, not medians; the Partridge Place medians are observed sales, n = 11.
The September 2024 sale closed at 75.96% of a $190,900 list after 316 days, the deepest discount in the Partridge Court record. Its list price sat above every Partridge Place sale of the time, and the buyer paid what the Partridge sales supported. A list price that sits above the recent sales without a visible reason, such as a renovated kitchen and baths or new windows, gets negotiated down or waits. Across The Forest’s 30 condominium and villa closings of the last 12 months, the median was 94.62% of list, the mean of the middle pair 94.55% and 94.68%, by our arithmetic.
Neighborhood and building | Living sq ft (MLS) | Asking | Asking $/sq ft | Days on market |
|---|---|---|---|---|
Partridge Place, Building 2, 16590 Partridge Place Road | 1,161 | $179,000 | $154.18 | 63 |
Partridge Place, Building 1, 16560 Partridge Place Road | 1,161 | $174,000 | $149.87 | 9 |
Partridge Court | none listed | none | none | none |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026, pulled September 23, 2026; asking per square foot is our arithmetic on MLS living area. No unit was pending in either condominium that day.
The two Partridge Place asks sit $42,000 and $47,000 above Partridge Court’s last sale, about 32 and 36 percent, by our arithmetic, and near the top of Partridge Place’s own recent sales. A Partridge Court seller listing this season is priced against them first, because a buyer shopping this plan will see all three units in one afternoon.
With no Partridge Court unit listed, Partridge Court has no months-of-supply figure of its own. The supply your buyer sees is the same plan next door: two Partridge Place listings against 11 Partridge Place closings in 24 months is about 4.4 months of supply, by our arithmetic. Across The Forest’s condominiums and villas, 18 listings against 30 closings a year is about 7.2 months. A Partridge Court listing enters a market with little direct competition and little recent evidence at the same time.
Partridge Court’s nine MLS sales fell in March, April, May, September and November, three of them in November 2023 and three in September, so the record is too thin to name a best month. Across The Forest, February 2026 carried 13 of the community’s 45 closings of the last 12 months, per the Southwest Florida MLS, and the master association’s 2022 plan estimates about 1,000 year-round residents and about 2,000 in peak season. A unit that is valued, documented and listed by early January meets the largest pool of buyers.
Price to where Partridge Court’s last three sales and Partridge Place’s 24-month record say a buyer will meet you, present the unit for the season, and have both estoppels, the budget with its reserve schedule and the declaration ordered before the first showing. At Partridge Court the price accepted in the first month has been the best price, and the listings that waited sold for less.
Partridge Court sits at the entry-price end of The Forest’s condominium market, with Partridge Place. Its last three MLS sales ran $132,000 to $180,000, against a community-wide median of $286,500 on 30 condominium and villa closings in the last 12 months, and it is the only condominium in The Forest with no closing and no listing in that year.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
Neighborhood | Units | County heated area | 2026 median just value | MLS closings, last 12 months | Sold prices, last 12 months | MLS closings, 48 months | Listings, September 23, 2026 |
|---|---|---|---|---|---|---|---|
Partridge Court | 16 | 1,161 (every unit) | $119,694 | 0 | none | 9, $132,000 to $280,000 | 0 |
Partridge Place | 56 | 1,161 (every unit) | $119,694 | 2 | $145,000 and $170,000 | 28 | 2 |
Quail Cove | 24 | 1,372 to 1,538 | $202,740 | 2 | $190,000 and $257,500 | 9, $190,000 to $370,000 | 2 |
Dove Hollow | 48 | median 1,419 | $191,445 | 3 | $225,000 to $265,000 | 10 | 2 |
Dove’s Nest | 48 | median 1,419 | $192,298 | 2 | $200,000 and $260,000 | 10 | 2 |
The Forest, all condominiums and villas | n/a | n/a | n/a | 30 | median $286,500 (middle pair $265,000 and $308,000) | n/a | 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; Lee County parcel roll for units, heated area and 2026 just value. Neighborhood rows under 10 sales show sales or ranges, not medians.
Partridge Court and Partridge Place are the only two condominiums in The Forest where every unit is the same 1,161 square feet, and they share the lowest median just value in the community. The lowest condominium sale anywhere in The Forest in the last 12 months was Partridge Place’s $145,000. On turnover over 48 months, 9 MLS sales from 16 units is a higher rate per unit than Quail Cove’s 9 from 24, but the Partridge Court sales are bunched in 2023. For a seller that means no recent comparable of its own; for a buyer it means the only same-plan choice this fall is next door.
Quail Cove is the other small Timberlakes condominium, 24 units in two-story buildings of eight finished in 1982, with larger units of 1,372 to 1,538 heated square feet. Its two sales of the last 12 months were $190,000 and $257,500. A buyer who wants more space at a similar association scale looks there; a buyer who wants the lowest entry price in The Forest looks at the two Partridge condominiums, and your list price has to make that trade clear.
Dove Hollow and Dove’s Nest are 48 units each, with a median of about 1,419 heated square feet, and their sales of the last 12 months ran $200,000 to $265,000. They are larger units at higher prices. A Partridge Court unit competes with them on price, not on size, and the buyer who chooses Partridge Court is buying The Forest’s gates and golf setting at the lowest cost of entry.
A Partridge Court buyer most often compares Partridge Place, the same 1981 walk-up plan of 1,161 square feet across the Back Gate entry road, under a different corporation and a different manager. Partridge Court offers a 16-unit association with its own pool, more homesteaded owners and no open structural permit on the county record; Partridge Place offers the deeper sales record and a choice of units today.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, permit records and recorded sales, queried September 2026; FEMA National Flood Hazard Layer, effective November 17, 2022)
Measure | Partridge Court | Partridge Place |
|---|---|---|
Homes | 16 condominium units in two two-story buildings of eight | 56 condominium units in seven two-story buildings of eight |
Unit size, county heated area | 1,161 sq ft, every unit | 1,161 sq ft, every unit |
Built (county roll) | 1981 | 1981 |
State condominium licence | December 8, 1980 | July 7, 1980 |
Declaration | Official Records Book 1544, Page 228 | Official Records Book 1488, Page 372 |
Association | Partridge Court Condominium Association, Inc., filed September 12, 1980 | A separate corporation, filed April 7, 1980 |
Management on the master association’s 2022 list | A professional management company | Self-managed |
Required to post records online (25 or more units) | No, 16 units | Yes, 56 units |
Common-element parcel | 1.54 acres, including the pool | 4.90 acres |
Units with a 2026 homestead exemption | 5 of 16 | 2 of 56 |
Median 2026 just value (mass appraisal, not a price) | $119,694 | $119,694 |
MLS closings, last 12 months | 0 | 2: $145,000 and $170,000 |
MLS closings, last 24 months | 1: $132,000 in September 2025 | 11, median $165,000, range $145,000 to $195,000 |
MLS closings, 48 months | 9, $132,000 to $280,000 (listed, no median) | 28, including 8 post-Ian sales of late 2022 |
$/sq ft of living area | $113.70 to $241.17 over 48 months | median $142.12 over 24 months |
Sale-to-list | 75.96% to 111.26% over 48 months | median 94.34% over 24 months |
County qualified sales to June 25, 2026 | 13; 4 never in the MLS | 43, median $154,000; 15 never in the MLS |
Listings on September 23, 2026 | 0 | 2, asking $174,000 and $179,000 |
Roof record on the county permit index | Re-roofs of both buildings in 2018; a 2023 hurricane-damage re-roof permit, closed; no open structural permit | Re-roofs 2021 to 2023 on six buildings; open 2023 re-roof and truss permits on four |
Milestone and reserve-study laws | Do not apply (two stories) | Do not apply (two stories) |
Flood zone, panel and median ground | Zone AE, 11 ft base flood elevation, panel 0438H, 6.2 ft | Zone AE, 11 ft base flood elevation, panel 0576H, 6.3 ft |
Letter of Map Amendment requests | None recorded | One, denied |
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, each sale resolved by address to its Lee County condominium; Lee County parcel roll (units, build year, stories, heated area, homestead, 2026 just value), permit records and recorded qualified sales, September 24, 2022 to June 25, 2026; Florida DBPR condominium registry; Florida Division of Corporations; The Forest Property Owners’ Association 2022 plan; FEMA; ground from Lee County’s 2018 LiDAR spot elevations. Partridge Place’s medians are observed sales (n = 11); Partridge Court’s counts under 10 are shown as sales or ranges.
A buyer should choose Partridge Court for one of the smallest associations in The Forest, its own pool between two buildings, a higher share of owner-occupants on the county roll and a building file with no open structural permit, and should be comfortable pricing from a thin sales history. A buyer should choose Partridge Place for more units to choose from today, more recent sales to price against and an association large enough that Florida requires it to post its records online. Your Partridge Court valuation has to sit where a Partridge Place shopper can say yes to your association’s paperwork and your unit’s condition. Partridge Place owners have their own Partridge Place valuation page, and its sellers and buyers have how we sell Partridge Place homes and our Partridge Place buyer guide.
Partridge Court’s three MLS sales since May 2024 were $180,000, $145,000 and $132,000. Partridge Place’s 11 sales of the last 24 months ran $145,000 to $195,000. The same plan in the same year trades in the same band on both sides of the entry road, and Partridge Place’s deeper record is what an appraiser will lean on for either one. A Partridge Court unit that lists inside that band, with its documents ready, competes on even terms.
Partridge Place trades several times a year, so a buyer and a lender can read a price from recent closings rather than from sales that are one or two years old. Its median of $142.12 a foot over 24 months, times 1,161 square feet, is about $165,000 by our arithmetic, close to the middle of Partridge Court’s last three sales. Your sale, when it comes, will become the first Partridge Court comparable in more than a year, and it will be read beside Partridge Place’s for both.
Partridge Court wins on paper. The county’s permit index for its common elements shows re-roofs of both buildings in 2018 and a 2023 hurricane-damage re-roof permit closed, with no open structural permit, while four Partridge Place buildings carry open 2023 re-roof and truss permits. Five of Partridge Court’s 16 units carry a homestead exemption against 2 of Partridge Place’s 56, and its pool sits on its own 1.54-acre common-element parcel. For a buyer who reads the documents, those are reasons to choose Partridge Court at the same price.
Online estimates miss on Partridge Court condominiums because they average nine sales that ran from $132,000 to $280,000, six of them in 2023, can miss the four county-recorded sales the MLS never carried, read listing square footage that does not match the county’s plan, and lean on a county roll that values all 16 units in a narrow band, while the price turns on condition.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
A model that averages Partridge Court’s record blends a $280,000 sale listed as three bedrooms in November 2023, a $150,200 one-day sale in March 2023 and a $132,000 sale in September 2025, and describes none of them. With no sale in the last 12 months, a model has nothing recent to correct itself with.
A model divides by whatever square footage its source carries. At Partridge Court, listings have entered 1,161 and 1,200 square feet for units the county records at 1,161, and one sale was entered as three bedrooms against the county’s two. The same unit can look expensive or cheap per foot depending on which figure a model picked up.
Partridge Court units are numbered 101 to 104 and 201 to 204 in each building, and it is tempting to read the first digit as the floor. The county roll records the building and unit but no floor, so we do not state one. When we value a Partridge Court unit, we confirm its level in person and from the declaration’s unit description, and so should a buyer.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, put 11 of the 16 units at $119,694, two at $125,869 and three at $132,126, a median of $119,694, with no separate land value. The last three MLS sales ran $132,000 to $180,000. The roll covers every unit, which makes it useful for comparing units and useless for pricing one.
A model cannot see replaced windows and a wind-mitigation report, a renovated kitchen, the outlook from a unit, the association’s budget and reserve schedule, the roof permits on the building, or an estoppel with nothing owed. At Partridge Court those are the difference between the top and the bottom of the 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 Partridge Court’s and Partridge Place’s sales and your unit’s documents. If it is high, better to know before you list than after a year on the market.
A Partridge Court buyer prices in two association assessments, the Partridge Court 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 solid waste assessment, private sewer and flood insurance. Neither association publishes its fee, and there is no community development district.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
Partridge Court 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. Florida caps what an association may charge for an estoppel certificate, under section 718.116 for the condominium, $250 when nothing is delinquent, and section 720.30851 for the master association.
Sixteen owners carry the cost of two 1981 buildings, a pool and the parking, and the association insures the buildings under its master policy. That budget, its reserve schedule and any special assessment are the lines a buyer reads first. None of them is published, so we request them on day one; 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. Five of Partridge Court’s 16 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, about $282 on a unit at the roll’s most common just value of $119,694 with no exemption, by our arithmetic, and Lee County’s solid waste assessment; 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; their rates are not published online, 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 Partridge Court buyer who does not join owes the club nothing, and no club value is built into a Partridge Court price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $924 on a $132,000 sale, $1,015 on $145,000, $1,155 on $165,000 and $1,260 on $180,000. Our full cost walk-through is on our guide to selling a Partridge Court home.
Each layer is set by a different party on a different billing cycle, and neither association publishes a schedule. A single total assembled from guesses would look precise and be wrong for someone. We put each layer, its source and its estoppel route side by side instead, and fill in the real figures from your association’s documents.
No. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records both Partridge Court buildings at two stories. In The Forest, only Sparrowood’s three buildings reach three stories, so a Partridge Court seller carries neither requirement into the sale.
Data updated: September 2026 (Florida Statutes; Lee County parcel roll, queried September 2026)
Section 553.899 requires milestone structural inspections of condominium buildings three habitable stories or more in height, and section 718.112(2)(g) requires a structural integrity reserve study for buildings three habitable stories or higher and states that the requirement does not apply to buildings less than three stories in height.
Since those laws took effect, the first structural question a Florida condominium buyer asks is whether the building has passed its milestone inspection and whether its reserve study is funded. At Partridge Court the honest answer is that neither applies, which removes a line of doubt that buyers of three-story condominiums, including Sparrowood inside the same gates, have to price.
Being outside the statutes does not make reserves or repairs optional. A buyer will still ask the association for its current budget and reserve schedule, its insurance declarations, its roof history and whether any special assessment is proposed or levied. Those documents show whether a 1981 building has been kept up, and a seller still gives the buyer the statutory statement on the structural integrity reserve study under section 718.503.
The county permit record shows the two Partridge Court buildings kept up rather than under open work. Lee County’s permit index for the association’s common-element parcel lists re-roofs of both buildings in 2018 and a 2023 hurricane-damage re-roof permit that shows as closed, and its development order layer shows a parking reseal and restripe finaled in May 2025.
Data updated: September 2026 (Lee County permitting records and development order layer for the Partridge Court common-element parcel, read September 2026)
The county’s permit index for the Partridge Court common-element parcel lists two 2018 re-roof permits covering both buildings and a 2023 permit described as hurricane-damage re-roof work on the condominium, which shows as closed. The county’s development order record lists LDO2025-00150 at 16540 Partridge Club Road, “Reseal and restripe parking,” closed and finaled on May 13, 2025.
The permit index does not show what the work cost, how it was paid for, what the roof covers are made of today or what the board plans next. Those answers are in the association’s minutes, budget and reserve schedule, which are not public. We do not assume an assessment exists, and we do not assume it does not.
An insurer asks for the roof date on the specific building, and a buyer asks whether a bill is coming. A unit whose seller answers both in writing on day one competes on price. At Partridge Court the closed permits themselves are a selling point, especially against the four Partridge Place buildings with open 2023 re-roof and truss permits.
In 2014 the association granted Lee County two perpetual utility easements across the common elements, instruments 2014000085076 and 2014000085077, per the county’s easements layer. They are routine grants that let the county utility maintain its lines. No new-construction permit touches Partridge Court and no rezoning is pending inside The Forest.
The flood zone affects a Partridge Court 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. Median ground is 6.2 feet NAVD88, about 4.8 feet below that elevation, by our arithmetic.
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 Partridge Court 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. Both buildings are on panel 12071C0438H; Partridge Place, across the entry road, is on the neighboring panel 12071C0576H in the same zone at the same elevation. 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.
Partridge Court’s median ground is 6.2 feet NAVD88, ranging from 6.2 to 6.3, per Lee County’s 2018 LiDAR spot elevations layer. Partridge Place’s median is 6.3 feet and Quail Cove’s 6.3, so flood position is not a point of difference with the buyer’s nearest alternatives. 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. No mark was surveyed at Partridge Court, and no public record we reached says whether water entered any Partridge Court unit. 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. In a condominium the building, not the unit, is the structure, so that threshold is an association question measured against the whole building, 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 Partridge Court seller owes every buyer Florida’s flood disclosure at or before contract and, because Partridge Court is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the annual financial statement and budget, a statement on the structural integrity reserve study and the question-and-answer sheet. A late 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 entitles the buyer, at the seller’s expense, to the declaration, articles of incorporation, bylaws and rules, the association’s annual financial statement and budget, its most recent structural integrity reserve study or a statement that it has not completed one, and the frequently asked questions and answers document. If the buyer does not receive them more than seven business days before signing, the buyer may cancel within seven business days of receiving them.
Florida requires an association managing 25 or more units to post its governing documents and records online, under section 718.111(12)(g). Partridge Court’s 16 units fall below that line, and we found nothing posted. The package therefore has to be requested from the association, which is why we request it on the first day of a listing rather than after an offer.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. At Partridge Court 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.
Partridge Court’s declaration is recorded at Official Records Book 1544, Page 228, with its condominium plat at Condominium Plat Book 7, Page 60, in the Lee County Clerk’s official records. Any approval step for a sale or a lease, and any leasing or pet rule, lives in the declaration and rules, which are not published online. 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.
The items that move a Partridge Court number before listing are the document file, the roof and permit record, the flood and wind paperwork, condition inside the Partridge record, 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 the record your unit sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Order both estoppel certificates, the budget with the reserve schedule, the insurance declarations and the declaration with every amendment before the first showing. Fees are not published at either layer at Partridge Court, and there is no owner portal, so the unit that answers the fee and document questions on day one competes against units that cannot.
Ask the association in writing for the dates of the 2018 re-roofs and the 2023 hurricane-damage work on your building, and pull the closed permits for the listing file. The roof date is the first thing a buyer’s insurer asks for, and at Partridge Court the answer is a strength.
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 set the ceiling: since May 2024 no Partridge Court unit sold above $180,000 on the MLS, and in 24 months no Partridge Place unit sold above $195,000. The 2023 sales and the county’s $265,000 sale of January 2025 show what a renovated unit can reach, but a renovation aimed well beyond the recent record is a bet against every recent sale on both sides of the entry road, because the plan never changes.
Alterations that touch the building, windows, doors, flooring over another unit or the exterior normally need association approval under the declaration and rules. The MLS entered two Building 1 sales at 1,200 square feet and one Building 2 sale at three bedrooms against the county’s record; if your unit has been changed, find the association’s approval and any county permit, because a missing letter becomes a negotiation point.
February 2026 carried 13 of The Forest’s 45 closings in the last 12 months, and the community’s population roughly doubles in season. A unit valued and prepared in the fall and listed by early January meets the seasonal buyers when they are here, and gives the estoppels and the association documents time to arrive before the first offer.
A free in-person Partridge Court 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 condition, the openings, the approvals and the setting, reads the association file with you, and you receive a written opinion of value with the Partridge sales and a recommended list price.
Every Partridge Court MLS and county sale since September 2022 with dates and sources; Partridge Place’s 24-month record and the live competition next door; the association layers and tax reset your buyer will underwrite; your building’s roof permits and flood position; 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 Partridge Court 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. Partridge Court units come up rarely, 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 Partridge Court 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
Partridge Court owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 9 Partridge Court closings in the Southwest Florida MLS over four years, placed each one in its building against the Lee County parcel roll, laid Lee County’s 13 qualified recorded sales over the top, and read every one of Partridge Place’s sales for the same plan beside them.
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. For the whole community there are pages to sell, value and buy in The Forest, and owners in five neighborhoods 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).
These are the questions Partridge Court owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, permit index 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 last three Partridge Court MLS sales closed at $180,000, $145,000 and $132,000, and the same plan next door at Partridge Place closed at a median of $165,000 over the last 24 months. Your unit’s condition and updates place you in or around that band.
Start from Partridge Court’s own sales and the county’s off-MLS deeds, read them against Partridge Place’s 24-month record, 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.
Nothing closed. The Southwest Florida MLS shows no Partridge Court closing from September 24, 2025 to September 23, 2026, and the most recent sale was $132,000 on September 18, 2025.
From Partridge Court’s nine MLS sales and four county-recorded sales since September 2022, then Partridge Place’s 11 sales of the last 24 months for the same plan, then your unit’s condition. We show you every one of those sales before we suggest a number.
Nine MLS closings in the full 48-month pull: $150,200, $250,000, $220,000, $280,000, $188,500 and $180,000 in 2023, $180,000 and $145,000 in 2024, and $132,000 in 2025.
Because no window we hold reaches 10 sales: 0 in 12 months, 1 in 24, 6 in 36 and 9 in 48. A median of so few sales, most of them from 2023, describes no unit today, so we list them.
The three MLS sales since May 2024 ran $113.70 to $155.04 a square foot of living area. Over the full 48-month pull the range was $113.70 to $241.17.
The last three MLS sales each came in lower than the one before: $180,000, $145,000 and $132,000, from May 2024 to September 2025. Partridge Place’s calendar-year medians ran the same way, $207,000 in 2023 to $165,000 in 2025.
Yes, because your buyer will. On September 23, 2026 two Partridge Place units of the same plan asked $174,000 and $179,000. A Partridge Court unit priced above them needs a reason a buyer can see.
Rarely by itself. Both buildings share the same plan, association, pool, flood panel and gate; the building decides which roof and exterior history your buyer reads in the association file.
Do not rely on it. The county roll records the building and unit but no floor, so we confirm a unit’s level in person and from the declaration’s unit description.
Because nine sales ran from $132,000 to $280,000, none in the last 12 months, listings have entered 1,161 and 1,200 square feet, and a model cannot see condition or the association file.
No. The 2026 just values run $119,694 to $132,126, a median of $119,694, a mass-appraisal figure for tax. The last three MLS sales ran $132,000 to $180,000.
The three MLS sales since May 2024 took 106, 316 and 209 days on market. Over the full 48-month pull the range was 1 to 316 days, and the five sales inside 31 days drew the best prices.
The three MLS sales since May 2024 closed at 90.45%, 75.96% and 94.96% of their final list prices. Over 48 months the range was 75.96% to 111.26%, with 2 of 9 at or above list.
None on September 23, 2026, active or pending. Two Partridge Place units of the same plan were listed that day. Listings change weekly.
For a documented unit priced to the Partridge sales, yes: a Partridge Court listing faces no competition in its own association and two same-plan listings next door. The price has to be right at launch, because the record rewards the first month.
Partridge Court’s own sales are too few to name a month. February 2026 carried 13 of The Forest’s 45 closings of the last 12 months, so a unit valued in the fall and listed by early January meets the most buyers.
Some do. Lee County recorded 13 qualified Partridge Court sales from September 24, 2022 to June 25, 2026, and 4 of them, from $130,000 to $275,500, never appeared in the MLS.
No. They apply to condominium buildings three or more stories in height, and Lee County records both Partridge Court buildings at two stories.
Re-roof permits for both buildings in 2018, a 2023 hurricane-damage re-roof permit that shows as closed, and a parking reseal and restripe finaled in May 2025, with no open structural permit.
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 6.2 feet.
No surveyed high-water mark was taken at Partridge Court, and no public record we reached says whether water entered any unit. The nearest surveyed mark, at Waters Edge, was about 2.9 feet above ground.
Neither the Partridge Court 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 Partridge Court 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 Partridge Court 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. Five of the 16 units carry a homestead exemption on the 2026 roll.
They help when they are permitted, approved by the association and documented in a wind-mitigation report, because they feed a buyer’s insurance quote. Both buildings date from before the first statewide Florida Building Code of March 1, 2002.
Only toward the top of the recent Partridge range. Since May 2024 no Partridge Court unit sold above $180,000 on the MLS, and no Partridge Place unit sold above $195,000 in 24 months.
Partridge Place recorded 11 sales in 24 months at a $165,000 median and $142.12 a foot; Partridge Court recorded one, $132,000. The same plan trades in the same band, and the decision table above sets them side by side.
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).
The one who can show you every Partridge Court sale, from both the MLS and the county, beside Partridge Place’s sales, with sources. Compare teams on the public record before you choose.
Get a written valuation from the Partridge sales, order both estoppels and the association documents, and ask the association for the roof dates on your building. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Partridge Court 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 declaration and rules, the budget with its reserve schedule, the insurance declarations, the roof dates for the building and both estoppel certificates. Read how we represent buyers in Southwest Florida and our Partridge Court 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 Partridge Court 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, permit index and map services, the association’s filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Partridge Court owner always opens the official, current copy. We host nothing ourselves. The declaration, recorded at Official Records Book 1544, Page 228, and the condominium plat, Condominium Plat Book 7, Page 60, are held by the Lee County Clerk’s official records; the budget, reserve schedule, financial statement and rules are provided to a buyer at resale, not posted publicly.
Document | What it proves for a Partridge Court valuation | Official authority |
|---|---|---|
Partridge Court association 2026 annual report | The association’s current corporate filing, active | |
Partridge Court association reinstatement (November 17, 2005) | The filing that restored the association after administrative dissolution | |
Lee County permit index, Partridge Court common elements | The 2018 re-roofs and the closed 2023 hurricane-damage re-roof | |
Lee County real property transfer codes (from January 1, 2018) | What makes a county-recorded sale a qualified, arm’s-length sale | |
Florida Statutes 718.503, disclosure prior to sale | What a Partridge Court buyer must receive, and the cancellation right | |
Florida Statutes 718.112, reserve studies | The three-story threshold that leaves Partridge Court outside the reserve-study law | |
Florida Statutes 718.111, official records websites | The 25-unit line below which Partridge Court need not post records online | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for both buildings | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5 flood-premium discount | |
San Carlos Park Fire District FY2025/26 final budget | The 2.3590-mill fire levy on a Partridge Court tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, the Partridge Court board seat, the street map and the population estimate | |
Florida Building Commission, code effective dates | Why both Partridge Court buildings predate the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Partridge Court 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 Partridge Court 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.