Updated September 2026
One floor plan, 56 units, and 24-month sales from $145,000 to $195,000. We value your condominium from Partridge Place's own MLS and county sales, your building's roof record and your unit's condition, 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 Place condominium in The Forest has recently been worth about $145,000 to $195,000, depending mostly on its condition, its building’s roof record and how it is priced. The Southwest Florida MLS counts 11 Partridge Place closings in the 24 months to September 23, 2026 at a median of $165,000, and only 2 in the last 12 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and permit records, queried September 2026)
Partridge Place is 56 condominium units in seven two-story walk-up buildings of eight, all finished in 1981, and every unit is the same plan of 1,161 heated square feet with two bedrooms and two baths on the county roll, so what your unit is worth comes down to what has been done to it and what has been done to its building. The buildings, the association, the flood map and daily life are covered in full on our Partridge Place 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 Place homes; if you are buying, read our Partridge Place buyer guide.
Over the 24 months to September 23, 2026, five Partridge Place sales closed from $145,000 to $160,000, four from $165,000 to $174,900, and two at $190,000 and $195,000. The two sales of the last 12 months were $145,000 in October 2025 and $170,000 in January 2026. With one floor plan, those tiers are the valuation map: every unit starts inside one of them.
Two closings in a year are two data points, not a market. We widen the window until it holds at least ten sales, and at Partridge Place that is the 24-month window, 11 closings. We also read the full 48-month record, 28 closings, with one warning attached: eight of those sales closed in the weeks after Hurricane Ian at $75,000 to $145,000, and they would misprice a unit today if they were blended in.
We use the closed sales of the last 24 and 48 months, the two live listings, Lee County’s recorded qualified sales and its 2026 roll, your building’s permit record, your unit’s own 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 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 Place condominium because the valuation is built from every Partridge Place closing in the Southwest Florida MLS over four years, checked building by building against Lee County’s parcel roll, recorded sales and permit record, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 real estate 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: 28 MLS closings over four years, Lee County’s qualified recorded sales beside them, the two listings for sale today and the county’s permit record for all seven buildings, each with its source and date.
Jesse McGreevy writes it, from the MLS closings, the county record and your unit’s own documents, and Marc Comisar walks the unit when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
With 2 closings in the last 12 months across 56 units, and 9 in the 12 months before that, a buyer and an appraiser have very few recent comparables to lean on. At Partridge Place every unit is the same size, so the next sale in the building group becomes the comparable for every neighbor who sells after you, to the dollar. A valuation that is right the first time is worth more here than on a busy single-family street.
This valuation page gives you the number. Our seller page, how we sell Partridge Place 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 neighborhood in the community. For the neighbors your buyer will also tour, see our guides to Partridge Court at The Forest, Quail Cove at The Forest and Fairway Woods at The Forest.
These are the facts that decide most Partridge Place prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll, permit record 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 Place condominium is valued by starting from the closed sales since the post-Ian group of 2022, placing the unit in its building and reading that building’s roof record, 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 today’s listings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and permit records, queried September 2026)
Every Partridge Place unit is the same plan, so every Partridge Place sale is a true comparable, but not every sale is a current one. We start from the 11 closings of the last 24 months, $145,000 to $195,000, and read them against the 20 closings since April 2023, $145,000 to $274,000. We set aside the eight sales of November and December 2022, which closed at $75,000 to $145,000 in the weeks after Hurricane Ian.
Lee County’s permit records number the seven buildings in address order, from Building 1 at 16560 Partridge Place Road to Building 7 at 16740. The building matters because the association repairs and re-roofs building by building, and a buyer’s insurer and lender ask about the roof over the specific unit, not the neighborhood.
Four buildings, 2, 4, 6 and 7, carry open 2023 permits for re-roofing, truss reframing and overhang repair, still in Permit Issued status on the county record in September 2026. Buildings 1, 3 and 5 closed tear-off re-roofs in 2023. We pull the building’s record and the association’s written status on day one, because that is the first question a buyer’s insurer asks.
The Lee County parcel roll records every unit at 1,161 heated square feet. The MLS records most sales at 1,161 square feet of living area, but two of the 28 in four years were entered at 1,200. That is a listing-entry choice, not a bigger unit, and we report the MLS figure beside the county figure so a price per foot compares like with like.
After 45 years of owner updates, finish is the largest visible difference between two units of the same plan. Kitchens, baths, flooring and lighting vary from unit to unit, and the MLS record does not grade them, so we do. We grade finish against the Partridge Place units that actually sold, not against a generic Fort Myers renovation index.
In 2012 the association pulled a window, door and shutter permit for each building, and the Building 1 record describes impact glass. Which units carry newer openings or their own shutters is a unit-by-unit question, answered with permits and a wind-mitigation report. The county records each building at two stories but not which units are upstairs, so we confirm the floor in person rather than from a unit number.
A buyer underwrites two association layers, the Partridge Place condominium association and The Forest’s master association, and neither publishes its fee. Those facts are the same for every unit, so they set the neighborhood’s level rather than your unit’s place in it, but a missing estoppel, budget or permit status letter at launch costs days on market.
Partridge Place’s closed sales span a peak and a settling. The calendar-year median ran $207,000 in 2023, $190,000 in 2024 on three sales and $165,000 in 2025 on nine. A 2023 sale is not a 2026 comparable without a time adjustment, and the three 2023 sales at $265,000, $265,000 and $274,000 were the top of the record, not a floor.
On September 23, 2026 the MLS showed two Partridge Place listings, a Building 1 unit at $174,000 and a Building 2 unit at $179,000, and no Partridge Court unit for sale next door. Your number has to make sense to a buyer standing in both of those units and reading the same 11 sales you are.
Partridge Place condominiums sold 11 times in the 24 months to September 23, 2026, at a Southwest Florida MLS median of $165,000, for $1,828,900 in closed volume. The range ran from $145,000 to $195,000, at a median of $142.12 per square foot of living area, and only 2 of the 11 closed in the last 12 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
January 2026 | 6 | 1,161 | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
October 2025 | 4 | 1,200 | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
September 2025 | 7 | 1,161 | $175,000 | $170,000 | $146.43 | 97.14% | 158 |
July 2025 | 1 | 1,161 | $174,900 | $174,900 | $150.65 | 100.00% | 4 |
May 2025 | 6 | 1,161 | $150,000 | $154,000 | $132.64 | 102.67% | 461 |
May 2025 | 3 | 1,161 | $170,000 | $165,000 | $142.12 | 97.06% | 101 |
May 2025 | 4 | 1,161 | $215,000 | $190,000 | $163.65 | 88.37% | 46 |
March 2025 | 2 | 1,161 | $170,000 | $160,000 | $137.81 | 94.12% | 268 |
March 2025 | 1 | 1,161 | $159,000 | $150,000 | $129.20 | 94.34% | 89 |
February 2025 | 7 | 1,161 | $219,000 | $195,000 | $167.96 | 89.04% | 58 |
September 2024 | 2 | 1,161 | $205,900 | $155,000 | $133.51 | 75.28% | 218 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2024 to September 23, 2026, pulled September 23, 2026; building from the street address, numbered as on Lee County’s permit records. Price per square foot is each sale’s price divided by its MLS living area. Every unit is two bedrooms and two baths on the MLS record.
Eleven is an odd count, so the $165,000 median is an observed sale: the Building 3 unit in May 2025, after 101 days on market at 97.06% of list. Eight of the eleven closed from $150,000 to $174,900. Six of the eleven closed between February and May 2025, the heart of the season, and the last 12 months hold only the October 2025 and January 2026 sales.
Two of the eleven closed at or above their final list price: the Building 1 unit at its full $174,900 list in July 2025 after 4 days on market, and the Building 6 unit at $154,000 on a $150,000 list in May 2025 after 461 days. The other nine closed between 75.28% and 97.14% of their final list prices. The record holds the final list price, not the original one, so a long market time can hide earlier reductions.
The 12 months before this window, September 24, 2024 to September 23, 2025, recorded nine closings at a median of $165,000 and 94.34% of list. The last 12 months recorded two, $145,000 and $170,000, which would average $157,500. One of the two, the $145,000 sale, was entered at 1,200 square feet and took 157 days. Two sales describe two units, not a new price level, which is why we value from the full 24 months.
Lee County’s recorded, qualified sales for Partridge Place show 43 sales from September 24, 2022 to June 25, 2026, the newest sale in the county file, at a median of $154,000. Matched to MLS closings by address, date and price, 15 of the 43 never appeared in the MLS, more than at any other neighborhood inside The Forest’s gates. The county window begins in the weeks after Hurricane Ian, so its median includes the same disrupted months as the MLS 48-month record. We read both records, because a seller who assumes the MLS shows every comparable can miss one.
A Partridge Place condominium is worth what its tier supports: over the 24 months to September 23, 2026, five units sold from $145,000 to $160,000, four from $165,000 to $174,900 and two at $190,000 and $195,000. With one floor plan and one year of construction, the tier is where condition, building and pricing show up in the number.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Price tier, 24 months | Closings | Median sold | Median $/sq ft (MLS living area) | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
$145,000 to $160,000 | 5 | $154,000 | $132.64 | 94.12% | 218 |
$165,000 to $174,900 | 4 | $170,000 (middle pair $170,000 and $170,000) | $146.43 | 97.10% (middle pair 97.06% and 97.14%) | 56.5 (middle pair 12 and 101) |
$190,000 to $195,000 | 2 | $190,000 and $195,000, listed | $163.65 and $167.96 | 88.37% and 89.04% | 46 and 58 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2024 to September 23, 2026, pulled September 23, 2026, grouped by our own price tiers. Where a count is even, the median is the mean of the middle pair, shown beside it.
Five sales sit here: $145,000, $150,000, $154,000, $155,000 and $160,000. They took the longest, a median of 218 days on market, and three of them, at 218, 268 and 461 days, are the three longest waits of the window. The $155,000 sale of September 2024 closed at 75.28% of a $205,900 final list. In this tier, long market time and a lower price went together.
Four sales sit here: $165,000, $170,000 twice and $174,900. They sold closest to asking, a median of 97.10% of list, and include the fastest sale of the window, the Building 1 unit at its full $174,900 list after four days in July 2025. It is also the tier today’s two listings, at $174,000 and $179,000, are aiming at or just above.
Two sales sit here: $190,000 in Building 4 in May 2025 and $195,000 in Building 7 in February 2025. Both were listed at $215,000 and $219,000 and closed at 88.37% and 89.04% of list, within two months. The record says two buyers paid $190,000 and $195,000, but not asking prices that started above $210,000.
The MLS record does not grade finish, so the tiers are not labeled “renovated” or “original” and we do not pretend they are. What the record does show is timing and pricing: the middle tier sold closest to list, the top tier sold within two months but about 11 to 12 percent below list, and the bottom tier waited longest. We walk the unit to decide which tier it belongs in.
A Partridge Place condominium sells at a similar level in all seven buildings once the post-Ian sales of 2022 are set aside. Since April 2023 the medians of the five buildings with three or more sales have run from $155,000 to $217,500, and those gaps come mostly from which units happened to sell and when, not from a premium for the address.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County permit records, read September 24, 2026)
Building | Street address | MLS closings since April 2023 | Range | Median | Roof record on the county permit index |
|---|---|---|---|---|---|
1 | 16560 Partridge Place Road | 4 | $150,000 to $207,000 | $182,450 (middle pair $174,900 and $190,000) | 2021 re-roof and 2023 tear-off re-roof, both closed |
2 | 16590 Partridge Place Road | 3 | $150,000 to $160,000 | $155,000 | 2021 re-roof closed; 2023 re-roof, truss and overhang permit open |
3 | 16620 Partridge Place Road | 2 | $145,000 and $165,000 | listed | 2021 re-roof and 2023 Hurricane Ian tear-off re-roof, both closed; 2026 balcony framing permit open |
4 | 16650 Partridge Place Road | 4 | $145,000 to $274,000 | $192,500 (middle pair $190,000 and $195,000) | 2022 re-roof closed; 2023 re-roof, truss and overhang permit open |
5 | 16680 Partridge Place Road | 0 | none since April 2023 | none | 2022 re-roof and 2023 tear-off re-roof, both closed |
6 | 16710 Partridge Place Road | 4 | $154,000 to $265,000 | $217,500 (middle pair $170,000 and $265,000) | 2022 re-roof closed; 2023 re-roof, truss and overhang permit open |
7 | 16740 Partridge Place Road | 3 | $170,000 to $195,000 | $179,000 | 2022 re-roof permit expired; 2023 re-roof, truss and overhang permit open |
Source: Southwest Florida MLS Matrix, closings dated April 2023 to September 23, 2026, pulled September 23, 2026; Lee County permitting system, records for the association’s common-element parcel, read September 24, 2026. Building numbers are as written on the county’s permits. Where a count is even, the median is the mean of the middle pair.
Since April 2023, the 14 closings in Buildings 2, 4, 6 and 7, the four with open 2023 re-roof and truss permits, had a median of $174,500, the mean of $170,000 and $179,000. The 6 closings in Buildings 1, 3 and 5 had a median of $169,950, the mean of $165,000 and $174,900. Over the last 24 months both groups sit at a median of $165,000, on 8 and 3 sales. On the closed record, by our arithmetic, the open permits have not yet shown up as a price gap.
A closed sale from 2025 was negotiated by a buyer who may never have asked about the permits. Your buyer’s insurer and lender may ask first, and the association’s answer on completion and funding, not the price history, is what a buyer will rely on. We treat an open permit as a document question to answer before listing, not as a price cut to concede.
The three highest Partridge Place sales of four years, $265,000 twice in Building 6 in May and June 2023 and $274,000 in Building 4 in June 2023, are what lift those two buildings’ medians. Building 4’s three later sales run $145,000 to $195,000, and Building 6’s two since then are $154,000 and $170,000. A building median that leans on 2023 is not a 2026 price.
The seven buildings share one plan, one association, one master association, one FEMA panel and one pool. What differs is the roof record over your unit and the finish inside it. We value your unit on the tier its condition supports first, and adjust for the building only when its permit record gives a buyer a reason to.
Price per square foot at Partridge Place is mostly a price index, because every unit is 1,161 heated square feet on the county roll. Over the 24 months to September 23, 2026 the median was $142.12 a square foot of MLS living area on 11 sales; since April 2023 it was $148.54 on 20 sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Over 24 months: $142.12 a foot, 11 sales, the median an observed sale. Over 36 months: $146.43 on 13 sales. Since April 2023: $148.54, the mean of $146.43 and $150.65, on 20 sales. Over the full 48 months: $135.66, the mean of $133.51 and $137.81, on 28 sales, pulled down by the eight post-Ian sales, whose own median was $97.63. We compute each sale’s own ratio and take the median of those, never total dollars over total feet.
Two square-foot figures describe the same Partridge Place unit, and twice in four years they did not agree. The county records every unit at 1,161 heated square feet. MLS living area is entered by the listing agent, and two sales, $105,000 in December 2022 and $145,000 in October 2025, were entered at 1,200 square feet. At 1,200 the October 2025 sale works out to $120.83 a foot; at the county’s 1,161 it would be about $124.89 by our arithmetic.
Because the plan never changes, price per foot at Partridge Place adds nothing that the sold price does not already say. Read the sold prices of the last 24 months directly, place your unit in the tier its condition and building support, and use the per-foot figure only to compare Partridge Place with a larger condominium elsewhere in The Forest.
Partridge Place values rose sharply after the post-Ian sales of late 2022, peaked in 2023 and settled. The calendar-year median ran $113,350 in the weeks after Hurricane Ian, $207,000 in 2023, $190,000 in 2024 on three sales and $165,000 in 2025 on nine, and the one 2026 sale to date closed at $170,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Median sold | Median $/sq ft (MLS living area) | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
2022, September 24 to December 31 | 8 | $113,350 (middle pair $106,500 and $120,200) | $97.63 (middle pair $91.73 and $103.53) | 114.94% (middle pair 111.54% and 118.33%) | 0.5 |
2023 | 7 | $207,000 | $178.29 | 100.00% | 70 |
2024 | 3 | $190,000 | $163.65 | 89.62% | 218 |
2025 | 9 | $165,000 | $142.12 | 94.34% | 101 |
2026, to September 23 | 1 | $170,000, one sale | $146.43 | 94.44% | 12 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026. The 2022 row is the post-Ian group in full; it is a disclosure, not a market price.
Eight Partridge Place condominiums closed between November 10 and December 2, 2022, about six weeks after Hurricane Ian, at $75,000 to $145,000. Seven of the eight recorded 0 to 2 days on market and the eighth 5 days, and seven closed at or above their list price, one at 135% of list. They read as as-is or investor transactions in a disrupted market rather than normal resales, and nothing in the public record we reached says what condition those units were in.
Three of those eight units have resold since, and they show how far the late 2022 prices sat from the market. A Building 2 unit bought for $120,200 in November 2022 resold for $155,000 in September 2024; another Building 2 unit bought for $125,000 resold for $160,000 in March 2025; and a Building 1 unit bought for $85,000 resold for $174,900 in July 2025. A fourth, a Building 1 unit bought for $106,500 in November 2022, is one of today’s two listings, at $174,000.
In May and June 2023, three units closed at $265,000, $265,000 and $274,000, the highest Partridge Place prices of the four years, and the 2023 median reached $207,000 on seven sales. By 2025 the median was back to $165,000 on nine. The MLS does not record why, and we do not guess; condominium owners across Florida faced new reserve and inspection laws and higher insurance costs over the same period, and none of that is proven by the closings alone.
An owner who bought before 2023 at a post-Ian price still holds a large gain on the record, and an owner who bought at the 2023 peak may not. Either way, the 2025 and 2026 sales, $145,000 to $195,000, are the evidence a buyer’s appraiser will use, and a valuation that anchors on the 2023 highs or on the 2022 lows invites a long market time.
Partridge Place condominiums took a median of 101 days on market and sold at a median of 94.34% of list price in the 24 months to September 23, 2026, on 11 closings. Only 2 of the 11 closed at or above their final list price, and on September 23, 2026 two units were for sale, about 4.4 months of supply at the 24-month pace.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window | Closings | Median days on market | Median sale-to-list | Closed at or above final list |
|---|---|---|---|---|
12 months to September 23, 2026 | 2 | 12 and 157, listed | 94.44% and 90.68%, listed | 0 of 2 |
12 months to September 23, 2025 | 9 | 101 | 94.34% | 2 of 9 |
24 months to September 23, 2026 | 11 | 101 | 94.34% | 2 of 11 |
Since April 2023, the 20 closings after the post-Ian group | 20 | 93.5 (middle pair 89 and 98) | 97.10% (middle pair 97.06% and 97.14%) | 7 of 20 |
48 months to September 23, 2026, including the post-Ian group | 28 | 52 (middle pair 46 and 58) | 98.93% (middle pair 97.86% and 100.00%) | 14 of 28 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price, and the median of those ratios. The 48-month row is shorter and higher only because it includes the eight sales of late 2022 that closed within days, mostly above list.
A 94.34% median says Partridge Place buyers negotiated about six percent off a final list price over the last 24 months, and in a building group where every unit is the same plan they negotiate with the recent sales in hand. The two listings that opened at $215,000 and $219,000 closed at 88.37% and 89.04% of list; the Building 1 unit listed at $174,900 closed at 100.00% in four days.
Building | Living sq ft (MLS) | Asking | Asking $/sq ft | Days on market |
|---|---|---|---|---|
2, 16590 Partridge Place Road | 1,161 | $179,000 | $154.18 | 63 |
1, 16560 Partridge Place Road | 1,161 | $174,000 | $149.87 | 9 |
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 Partridge Place unit was pending that day, and no Partridge Court unit was listed or pending.
The two ask a median of $176,500, the mean of $174,000 and $179,000. Both sit above the $165,000 median of the last 24 months and inside the range of recent closings, near the top of the $165,000 to $174,900 tier where units sold closest to list. The Building 1 unit on the list last sold in November 2022 for $106,500, in the post-Ian group.
Two listings against 11 closings in 24 months is about 4.4 months of supply, by our arithmetic. Against only the 2 closings of the last 12 months, the same two listings are 12 months. By the usual rule of thumb, more than six months favors buyers, so which pace you believe decides whether Partridge Place looks balanced or slow, and pricing inside the record matters either way.
Of the 20 closings since April 2023, 14 closed between February and July, and six of them in May alone. A closing lags its contract by several weeks, so a Partridge Place unit that is valued, prepared and listed by early January meets the largest pool of seasonal buyers. The master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season.
Price to the tier your unit can honestly reach, present it for the season, and have both estoppels, the association documents and the building’s permit status in hand before the first showing. In a building group where the buyer can compare every sale to the dollar, the right price at launch usually sells faster and nets more than a high price followed by reductions.
A Partridge Place buyer most often compares Partridge Court, the same 1981 walk-up design of 1,161 square feet next door. Partridge Place offers the deeper sales record, a larger association and a choice of units; Partridge Court offers a 16-unit association with more homesteaded owners and no open structural permit on the county record, but almost no recent sales.
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 Place | Partridge Court |
|---|---|---|
Homes | 56 condominium units in seven two-story buildings of eight | 16 condominium units in two 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 |
Declaration | Official Records Book 1488, Page 372 | Official Records Book 1544, Page 228 |
Association filed (Florida Division of Corporations) | April 7, 1980 | September 12, 1980 |
Management on the master association’s 2022 list | Self-managed | A professional management company |
Common-element parcel | 4.90 acres | 1.54 acres |
Units with a 2026 homestead exemption | 2 of 56 | 5 of 16 |
Median 2026 just value (mass appraisal, not a price) | $119,694 | $119,694 |
MLS closings, last 12 months | 2: $145,000 and $170,000 | 0 |
MLS closings, last 24 months | 11, median $165,000, range $145,000 to $195,000 | 1: $132,000 in September 2025 |
MLS closings, 48 months | 28, including the 8 post-Ian sales of late 2022 | 9, none in late 2022, range $132,000 to $280,000 |
Median $/sq ft of living area | $142.12 over 24 months | $155.04 over 48 months, on 9 sales |
Median sale-to-list | 94.34% over 24 months | 94.96% over 48 months, on 9 sales |
County qualified sales to June 25, 2026 | 43, median $154,000; 15 never in the MLS | 13, median $180,000; 4 never in the MLS |
Listings on September 23, 2026 | 2, asking $174,000 and $179,000 | 0 |
Flood zone, panel and median ground | Zone AE, 11 ft base flood elevation, panel 0576H, 6.3 ft | Zone AE, 11 ft base flood elevation, panel 0438H, 6.2 ft |
Roof record on the county permit index | Re-roofs 2021 to 2023 on six buildings; open 2023 re-roof and truss permits on four | Re-roofs of both buildings in 2018; Hurricane Ian re-roof of one building closed in 2023; a 2022 roof permit expired; no open structural permit |
Milestone and reserve-study law | Does not apply (two stories) | Does not apply (two stories) |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
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 Division of Corporations; The Forest Property Owners’ Association 2022 plan; ground from Lee County’s 2018 LiDAR spot elevations. Partridge Court’s per-foot and sale-to-list figures rest on nine sales over four years and are a reference, not a current price.
A buyer should choose Partridge Place for the most resale evidence at the lowest price in The Forest, a larger association with its own pool and a choice of units, and should be ready to read the association’s minutes and budget on the open roof and truss work. A buyer should choose Partridge Court at The Forest for a 16-unit association with a higher share of homesteaded owners and no open structural permit on the county record, and should be comfortable pricing from a thin sales history and waiting for a unit to come up. Your Partridge Place valuation has to sit where a Partridge Court shopper can say yes to your building’s paperwork.
Partridge Court’s nine MLS sales in four years ran $132,000 to $280,000, and its middle sale was $180,000; its three 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 lot line, and Partridge Place’s deeper record is what an appraiser will lean on for either one.
Partridge Court recorded no MLS closing in the 12 months to September 23, 2026, one in the 24 months, and no listing on the pull date. Its most recent sale, $132,000 in September 2025, took 209 days and works out to $113.70 a foot, the lowest per-foot sale of either Partridge condominium outside the post-Ian group. A Partridge Court value today is built partly from Partridge Place’s sales, which makes your sale the comparable for both.
Partridge Place trades several times a year, so a buyer and a lender can read a price from recent closings rather than from four-year-old ones, and a 56-unit budget spreads a pool or a paving repair across more owners than a 16-unit budget does. Where Partridge Court wins is paper: no open structural permit. That is why the permit status letter is the single most valuable document in a Partridge Place listing file.
Online estimates miss on Partridge Place condominiums because they blend eight post-Ian sales at $75,000 to $145,000 into a thin record, read listing square footage that does not match the county, lean on a county just value set well below every recent sale, and cannot see the roof record or the unit’s finish.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
A model that reads four years of Partridge Place sales reads 28 closings, and eight of them closed in November and December 2022 at a median of $113,350. Blended in, they pull the 48-month median to $157,500; set aside, the 20 closings since April 2023 have a median of $172,450. A model that cannot tell a disrupted sale from a normal one will describe neither.
With 2 closings in the last 12 months, a model that weights recent sales heavily is pricing your unit from two other units, one of them entered at a different square footage. We read 24 months at a minimum, and 48 months with the post-Ian group named.
A model divides by whatever square footage its source carries. At Partridge Place the county records 1,161 heated square feet on every unit, and two MLS sales were entered at 1,200. The same unit can look cheap or expensive per foot depending on which figure a model picked up.
Lee County’s 2026 just value is $119,694 on 55 of the 56 units and $132,126 on one, a mass-appraisal figure set for taxation. The 24-month sales ran $145,000 to $195,000. The roll is useful for comparing Partridge Place with other neighborhoods in The Forest, not for pricing one unit.
A model cannot see the roof permit status over your unit, replaced windows and a wind-mitigation report, a renovated kitchen, which floor the unit is on, the association’s budget and reserve schedule, or an estoppel with nothing owed. At Partridge Place those are the difference between the bottom and the top of the record.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with the 24-month sales and your unit’s documents. If it is high, better to know before you list than after a season on the market.
The open permits affect a Partridge Place valuation through the document file rather than the price record. Lee County lists 2023 re-roof, truss reframing and overhang repair permits on Buildings 2, 4, 6 and 7 at a combined applicant estimate of $633,442, still open in September 2026, and a buyer will ask what they mean before making an offer.
Data updated: September 2026 (Lee County permitting records for the Partridge Place common-element parcel, read September 24, 2026)
The four commercial alteration permits were filed in 2023, had roof sub-permits added on March 6, 2024, and each shows a status of Permit Issued rather than closed, per Lee County’s permit index for the association’s common-element parcel. The applicants’ estimates are $183,166 for Building 2, $140,017 for Building 4, $151,716 for Building 6 and $158,543 for Building 7, about $11,300 per unit across all 56 units by our arithmetic. On the Building 4 record, the county lists final structural and fire department approvals as outstanding.
The record does not show whether the work is finished, what it actually cost, whether it was paid from reserves, a loan or a special assessment, or what the board decided about it. Those answers are in the association’s minutes, budget and estoppel certificate. 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, a lender may ask whether open permits affect the collateral, and a buyer asks whether a bill is coming. A unit whose seller answers all three in writing on day one competes on price; a unit whose seller cannot answer them competes on a discount.
We pull the building’s permit record, request the association’s written status on completion and funding, and order both estoppel certificates at the start, so the answer is in the listing file before the first showing. On the three buildings with closed 2023 re-roofs, the closed permits themselves become a selling point.
In 2026 the county issued a permit for new balcony framing at Building 3, with an applicant estimate of $35,000 (COM2026-01158), also in Permit Issued status. A Building 3 seller should expect the same questions and bring the same written answers.
A Partridge Place buyer prices in two association assessments, the Partridge Place condominium fee and The Forest’s master assessment, plus a Lee County tax bill that resets at sale, the San Carlos Park fire levy, private sewer and flood insurance. Neither the condominium association nor the master association publishes its fee.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
The Partridge Place condominium association sets its own 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 each estoppel fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, under section 718.116 for the condominium and section 720.30851 for the master association.
Neighborhood associations’ special assessments are not published; buyers can find them in the association’s estoppel certificate and meeting minutes. Because Partridge Place’s buildings are under three stories, its members may vote to provide less than full reserves for roofs, painting and paving under section 718.112(2)(f). Whether they have, and what is in reserve now, is in the budget, and with four buildings under open roof permits it is the first page a buyer reads.
Florida’s Save Our Homes cap resets to just value on a change of ownership under section 193.155, so a buyer who homesteads usually pays more than a long-time homesteaded seller. Only 2 of Partridge Place’s 56 units carry a homestead exemption on the 2026 roll, so most owners already pay taxes without one, and a buyer’s first bill is set from the sale. 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 a year at the $119,694 just value 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; its 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 Place buyer who does not join owes the club nothing, and no club value is built into a Partridge Place price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $1,015 on a $145,000 sale, $1,155 at the $165,000 24-month median and $1,365 on a $195,000 sale. Our full cost walk-through is on our guide to selling a Partridge Place 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 every Partridge Place building at two stories. In The Forest, only Sparrowood’s three buildings reach three stories, so a Partridge Place 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 the same class of building and states that it 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 Place the honest answer is that neither applies, which removes a line of doubt that buyers of three-story condominiums elsewhere 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, the status of the open roof and truss permits, its insurance declarations, and whether any special assessment is proposed or levied. Those documents show whether a 1981 building group has been kept up, and a seller still gives the buyer a statement on the structural integrity reserve study under section 718.503.
The flood zone affects a Partridge Place valuation at the neighborhood level: every unit sits in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0576H, effective November 17, 2022, so every financed buyer carries flood insurance. Median ground is 6.3 feet, and one map-amendment request for a Partridge Place building was denied.
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 Place parcel reads Zone AE, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area, on FEMA’s National Flood Hazard Layer and on Lee County’s republished FIRM layer. All seven buildings are on one panel, 12071C0576H. The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet.
Partridge Place’s median ground is 6.3 feet NAVD88, from 6.2 to 6.5, per Lee County’s 2018 LiDAR spot elevations layer, about 4.7 feet below the base flood elevation by our arithmetic. Partridge Court next door sits at 6.2 feet, so the flood position is not a point of difference between the two. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate.
FEMA’s index of Letters of Map Change shows exactly one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA’s LOMA layer. A denial leaves the building’s zone and insurance requirements unchanged. Buyers who find it will ask, and the honest answer is that the map stands.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark of 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 Place. Two Partridge Place permits name Hurricane Ian, the Building 3 tear-off re-roof and a unit air-conditioning replacement; neither says water entered a unit, and nothing in the public record we reached does.
Under section 718.111(11), the association insures the condominium property under its master policy and each owner insures the interior, contents and improvements under a unit-owners policy. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. 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 costing 50 percent or more of a building’s market value brings the structure under current flood rules. In a condominium that is the association’s concern for the building, which is one more reason buyers ask for the association’s insurance, permit and reserve file.
Give buyers the association’s master policy declarations and your unit-owners policy early, ask the association whether the building has an elevation certificate, and 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 Place seller owes every buyer Florida’s flood disclosure at or before contract, and, because Partridge Place is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest 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.
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. Section 720.401 does not apply to an association regulated under Chapter 718; how the master association’s own disclosure is handled on a condominium resale is a question for your closing agent.
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 Place 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 Place’s declaration is recorded at Official Records Book 1488, Page 372, in the Lee County Clerk’s official records, and its Amended and Restated Articles were filed with the state on February 3, 2011. 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.
Because Partridge Place has 56 units, Florida law requires the association to post its governing documents, 12 months of approved minutes, its budget and its financial report on a website or app inside a protected area open only to owners, under section 718.111(12)(g). As an owner you can request a login in writing, and those records are the fastest way to assemble the resale package.
The items that move a Partridge Place number before listing are the permit status letter for your building, the document file, the flood and wind paperwork, condition inside the record’s tiers, 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)
If your building is 2, 4, 6 or 7, ask the association in writing for the status of its 2023 re-roof and truss permit, the funding of the work and any assessment owed. If your building is 1, 3 or 5, pull the closed 2023 re-roof permit and put it in the listing file. Either way, the roof date is the first thing a buyer’s insurer asks for.
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 Place, so the unit that answers the fee question on day one competes against units that cannot.
Ask the association for the building’s elevation certificate and commission a wind-mitigation report on your unit’s openings. Both feed straight into a buyer’s insurance quote, and both are documents rather than claims.
The closed sales set the ceiling: in 24 months no Partridge Place unit sold above $195,000, and the two that listed above $210,000 closed at $190,000 and $195,000. A renovation aimed at the top of that record can pay; one aimed beyond it is a bet against every sale on the MLS, 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. Find the letters for any past work; a missing letter becomes a negotiation point.
Fourteen of the 20 closings since April 2023 fell between February and July. 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 permit letter time to arrive before the first offer.
A free in-person Partridge Place 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 finish, the openings, the floor, the approvals and the building’s roof record, and you receive a written opinion of value with the sales behind it and a recommended list price.
The 24-month and 48-month Partridge Place sales with dates and sources, the post-Ian group named; Lee County’s recorded sales beside them; the live competition, including Partridge Court; the association layers and tax reset your buyer will underwrite; your building’s permit 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 lead the #1 real estate team in Southwest Florida since 2012.
If you decide to sell, our Partridge Place seller page sets out the marketing, negotiation, costs and the estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Partridge Place sale, and we publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “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
Partridge Place owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 28 Partridge Place closings in the Southwest Florida MLS over four years, placed each one in its building against the Lee County parcel roll and permit record, and laid Lee County’s 43 qualified recorded sales over the top.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks units, meets contractors and inspectors, and handles showings for owners who are out of state for the summer, which at Partridge Place is half the owners on the county roll: 28 of the 56 mailing addresses are outside Florida. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page, and for the wider market see our Fort Myers real estate guide.
These are the questions Partridge Place owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, permit record and recorded sales, the association’s state filings, FEMA’s map and Florida statute, each with its window and source stated in the sections above.
Recent Partridge Place sales ran from $145,000 to $195,000 in the 24 months to September 23, 2026, median $165,000 on 11 closings. Your unit’s condition, your building’s roof record and your price at launch place you in that range.
Start from the 24-month sales, set aside the post-Ian sales of 2022, adjust for condition, openings and the building’s permit record, and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Two MLS closings from September 24, 2025 to September 23, 2026: $145,000 in October 2025 and $170,000 in January 2026. Two sales cannot carry a median, so we value from the 24-month window.
Eleven MLS closings: $145,000, $150,000, $154,000, $155,000, $160,000, $165,000, $170,000, $170,000, $174,900, $190,000 and $195,000. The median is $165,000, an observed sale.
Because there were only two closings. We widen the window until it holds at least ten sales, and at Partridge Place that is 24 months.
Eight units closed between November 10 and December 2, 2022, weeks after Hurricane Ian, at $75,000 to $145,000, most within two days of listing. They read as as-is or investor sales in a disrupted market and should not be used to price a unit today.
The calendar-year median ran $207,000 in 2023, $190,000 in 2024 and $165,000 in 2025, and the one 2026 sale to date closed at $170,000. The 2023 highs of $265,000 to $274,000 have not repeated.
A median of $142.12 per square foot of MLS living area over 24 months, and $148.54 on the 20 closings since April 2023. Every unit is 1,161 heated square feet on the county roll.
Rarely by itself. Every building has the same plan, association and flood panel. What differs is the roof record over your unit, which a buyer’s insurer reads first.
On the closed record, not yet: since April 2023, units in Buildings 2, 4, 6 and 7 sold at a median of $174,500 against $169,950 in the other three buildings. Your buyer will still ask, so we get the association’s written status before listing.
Nothing public says either way. The county record shows open permits, not how they are paid for. The association’s minutes, budget and estoppel certificate answer it, and we request them at listing.
Not reliably. The county records each building at two stories but does not say which units are upstairs, so we confirm the floor in person rather than from the unit number.
Because they blend the post-Ian sales into a thin record, pick up listings entered at 1,200 square feet instead of the county’s 1,161, and cannot see the roof record or your unit’s finish.
No. The 2026 just value is $119,694 on 55 of the 56 units, a mass-appraisal figure for tax. The 24-month sales ran $145,000 to $195,000.
A median of 101 days on market over the 24 months to September 23, 2026, from 4 days to 461. The units priced inside the record sold fastest.
A median of 94.34% of the final list price over 24 months, and 97.10% on the 20 closings since April 2023. The two units listed above $210,000 closed at 88% to 89% of list.
Two on September 23, 2026, asking $174,000 and $179,000, and none next door at Partridge Court. Listings change weekly.
Supply is about 4.4 months at the 24-month pace and 12 months at the pace of the last 12. We do not forecast; on the record, units priced inside the 24-month range have sold, and units listed above it have waited or closed well below list.
Fourteen of the 20 closings since April 2023 fell between February and July, six of them in May. A unit valued in the fall and listed by early January meets the season’s buyers.
Often. Lee County recorded 43 qualified Partridge Place sales from September 24, 2022 to June 25, 2026, and 15 of them never appeared in the MLS, the most of any neighborhood inside the gates.
Only toward the top of the record. No unit sold above $195,000 in the last 24 months, and the plan never changes, so a renovation aimed beyond that is a bet against every recent sale.
They help when they are permitted and documented in a wind-mitigation report, because they feed a buyer’s insurance quote. The association pulled window, door and shutter permits for every building in 2012.
No. They apply to condominium buildings three or more stories in height, and every Partridge Place building is recorded at two stories.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0576H, effective November 17, 2022, on median ground of 6.3 feet.
No surveyed high-water mark was taken at Partridge Place, and no public record we reached says water entered any unit. Two county permits name Ian: a Building 3 re-roof and a unit air-conditioning replacement.
Neither the condominium association nor the master association publishes its fee. Each amount appears in the association’s budget and on the estoppel certificate issued with every resale.
Two: one from the Partridge Place 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 Place price.
It depends on exemptions. Only 2 of the 56 units carry a homestead exemption; Florida’s assessment caps reset at a change of ownership, so a buyer’s bill starts from the sale.
Any approval step lives in the declaration and rules, which are not published online. We read them at listing and build any approval into the contract timeline.
Partridge Court, the same plan next door, recorded 9 MLS sales in four years from $132,000 to $280,000 and none in the last 12 months; Partridge Place recorded 11 in 24 months at a $165,000 median. 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 under section 718.110(13) a new rental restriction binds owners who take title after it passes.
The one who can show you every Partridge Place sale, from both the MLS and the county, with the post-Ian sales named and the permit record read. Compare teams on the public record before you choose.
Get a written valuation from the 24-month sales, ask the association for your building’s permit status, order both estoppels and gather the elevation certificate and a wind-mitigation report. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Partridge Place 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, permit record 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.
Ask which building the unit is in, the status and funding of that building’s roof permit, and whether any assessment is proposed. Read how we represent buyers in Southwest Florida and our Partridge Place 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 Place figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, permit records, recorded sales and map services, the association’s filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Partridge Place owner always opens the official, current copy. We host nothing ourselves, and the declaration itself is held by the Lee County Clerk’s official records.
Document | What it proves for a Partridge Place valuation | Official authority |
|---|---|---|
Partridge Place Condominium Association, Amended and Restated Articles (filed February 3, 2011) | The association’s current articles of incorporation, the corporate charter behind the condominium | |
Partridge Place Condominium Association, 2026 annual report (filed April 28, 2026) | The association is active and current with the state | |
Lee County permit index for the Partridge Place common-element parcel | The open 2023 re-roof and truss permits on Buildings 2, 4, 6 and 7 and the closed re-roofs on the others | |
Lee County permit COM2023-03138 (Building 4) | The permit status, the outstanding final approvals and the parcel’s flood and wind data | |
Lee County development order LDO2016-00652 (approved January 5, 2017) | The parking reseal and the three dumpster enclosures on the common elements | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | The self-managed listing, the board seat and the population estimate | |
FEMA flood panel 12071C0576H (2022) | Zone AE and the 11-foot base flood elevation for all seven buildings | |
Lee County Evacuation Zone A map | The evacuation zone covering all of The Forest | |
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 Place tax bill | |
Florida Statutes 718.503, disclosure prior to sale | What a Partridge Place buyer must receive before the contract | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 689.302, flood disclosure | The seller’s flood disclosure duty |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Partridge Place 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 Place sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a page at McGreevy and Comisar on Facebook.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026 (Southwest Florida MLS Matrix), and from Lee County parcel, permit and recorded-sales files queried September 2026. Brokered by Domain Realty.