Forest Glen, Naples Florida
Periwinkle Villas is 54 fee-simple twin villas in four plans on Periwinkle Way, and no villa was for sale on 26 September 2026. McGreevy and Comisar value yours from the MLS and recorded sales of your own plan. Free and in writing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a twin villa at Periwinkle Villas at Forest Glen, the honest answer to what it is worth starts with two questions no online estimate asks: which of the four plans you own, and what legal form you actually hold. Periwinkle Villas is 54 attached twin villas on Periwinkle Way, the street that runs to Forest Glen’s rear gate at Beck Boulevard, built 1999 to 2002 in plans of 1,534, 1,688, 1,797 and 1,879 square feet, each on its own platted lot of about 0.15 acre. Across the 36 months to 26 September 2026, the first window that holds ten or more Periwinkle closings, the Southwest Florida MLS recorded 12 closings at a median of $550,000, from $470,000 to $685,000, at a median 95.97 percent of the final list price. Everything about the neighborhood itself, from the recorded declaration to the flood map and the schools, lives on our Periwinkle Villas at Forest Glen neighborhood guide, and the whole community sits on our Forest Glen Golf and Country Club community guide. This page does one job: it shows how a Periwinkle villa is actually valued, sale by sale, from the Southwest Florida MLS and the state’s recorded sales, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Periwinkle Villas at Forest Glen twin villa is worth what its plan, its lot position, its condition and the last sale of its own plan support. Across 12 Southwest Florida MLS closings in the 36 months to 26 September 2026, Periwinkle Villas sold at a median of $550,000, from $470,000 to $685,000, and the state’s recorded, qualified sales for 2025 and early 2026 show five sales at the same $550,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
We tracked every one of the 31 Periwinkle Villas closings the Southwest Florida MLS recorded in the ten years to 26 September 2026, and every recorded, state-qualified Periwinkle sale in the Florida Department of Revenue’s 2026 preliminary roll file, before we wrote a single figure on this page.
Periwinkle Villas resolves into four plans, and each has its own band. In the 36-month MLS window, the 1,534 square foot villas closed three times, at $470,000, $475,000 and $525,000. The 1,688 square foot villas, the most common plan with 34 of the 54 lots, closed five times, from $510,000 to $685,000. The 1,797 square foot villas closed three times, at $500,000, $550,000 and $580,000. The largest plan, 1,879 square feet, closed once, at $550,000 in March 2025. A renovated 1,534 square foot villa can still sell above an untouched 1,797, which is exactly why we price from the plan and then walk the home.
The 36-month median of $550,000 is the mean of two middle sales in a list of 12, and three different plans closed at exactly that price. It sits above every 1,534 square foot sale in the window and below three of the five 1,688 square foot sales. Periwinkle Villas is a small market with a wide spread: $215,000 separates the lowest and highest closings of the last three years, across four plans that differ by no more than 345 square feet. A seller who prices from the neighborhood median, rather than from the last sale of the same plan, is pricing someone else’s villa. On this page the MLS figures and the recorded public-record figures are never blended with each other.
We value a Periwinkle villa from three records laid over one another. The Southwest Florida MLS gives us brokered closings with the final list price, the sold price, days on market and the living area each listing agent entered. The Florida Department of Revenue’s 2026 preliminary roll file, filtered to Periwinkle Villas’ own 54 lots, gives us the state-qualified recorded sales, the assessed value, the tax estimate and the homestead status of every villa. The recorded declaration and the two associations’ records give us the legal form, the fee layers and the maintenance split your buyer will underwrite. Then we walk the villa, because the kitchen, the baths, the roof age, the windows and what the lanai looks at are the variables no record captures.
McGreevy and Comisar should value your Periwinkle Villas at Forest Glen twin villa because we build every number from the Southwest Florida MLS and the state’s recorded sales, plan by plan, we read the recorded declaration against a county roll that codes these lots as condominiums, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee, Collier and Charlotte County. If you are comparing agents across the whole city before you choose who values your villa, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole Periwinkle market, 31 MLS closings over ten years and five recorded qualified sales in the latest state file, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale on Periwinkle Way, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the neighborhood association and master association paperwork your buyer will ask for. Marc Comisar walks the villa and judges condition, lot position and the shared-wall side against what is actually closing on Periwinkle Way. That matters here: 25 of the 54 villas, 46.3 percent, carry a homestead exemption on the 2026 preliminary roll, so more than half of the villas carry no homestead exemption, and an owner whose primary home is elsewhere needs a number they can trust without flying down. Read more on the about McGreevy and Comisar page.
Periwinkle Villas is small and quiet: 31 MLS closings in ten years, about three a year, and seven in the twelve months to 26 September 2026. That sounds like plenty until you split it by plan, and then each plan has one to five closings in three years. On 26 September 2026 not one Periwinkle villa was listed on the MLS, so a seller who lists now is the only villa a buyer can tour on Periwinkle Way that week. That is an advantage only if the price is right on the first day, because the buyer’s anchor is the last closing of your plan, not a competing listing. Few villas come up for sale here in a given year, so the next owner who sells should call us first.
This page answers what your villa is worth. If you have decided to sell and want the full listing plan, pricing, marketing, the two estoppels and the disclosure summary, read our guide to selling your home in Periwinkle Villas at Forest Glen. If you are buying your next home inside the same gates, perhaps moving from a villa to a Jungle Plum single-family home or to a larger Barrington coach home, start with buying a home in Periwinkle Villas at Forest Glen, and read the two transactions as one plan.
These are the Periwinkle Villas at Forest Glen valuation facts that decide most prices on Periwinkle Way, each drawn from the Southwest Florida MLS, the state’s 2026 preliminary roll file, the recorded declaration or FEMA’s current flood map, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file; Florida Department of Revenue 2026 preliminary roll file; FEMA National Flood Hazard Layer)
A Periwinkle Villas at Forest Glen twin villa is valued by narrowing the product and widening the window: same plan, matched lot position and condition, then sales across enough months to be meaningful, adjusted for Periwinkle’s own recorded trend and tested against the day’s competition and the 95.97 percent median sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Periwinkle Villas is recorded as platted lots under a Declaration of Restrictions and Covenants at Official Records Book 2612, Page 0120, with Lennar Homes, Inc. as Declarant and an amendment recorded December 11, 2001. It is not a Declaration of Condominium. The Collier County roll nonetheless codes all 54 parcels with the condominium use code and carries land value at zero, although each lot has its own recorded acreage. We confirm the legal form from the recorded documents before choosing a single comparable, because a Barrington, Bishopwood or Britannia condominium sale is a different product under a different statute, not a comparable for your villa.
The county roll records four living areas on Periwinkle Way, and the MLS rows mostly agree: 1,534, 1,688, 1,797 and 1,879 square feet, with two MLS entries at 1,690 for villas of the 1,688 plan. Bedroom counts vary within a plan, since both 1,688 and 1,797 square foot villas have closed as three bedrooms and as two bedrooms with a den. We sort each sale back to its plan, then compare like with like.
A twin villa shares one wall with one neighbor, and each villa sits on its own lot. Which side of Periwinkle Way the villa sits on, what the lanai looks at, how close it sits to the rear gate at Beck Boulevard and how much of the lot is private all move the price, and none is a field in the MLS or on the roll. We measure those differences from closed sales we can see and say so when the sample is too thin to measure.
Every Periwinkle villa was completed before or at the start of Florida’s statewide building code, which took effect on March 1, 2002. The roof, the windows and doors, impact glass or shutters, the air conditioning, the water heater, the kitchen and the baths separate two villas of the same plan by tens of thousands of dollars. The Florida Building Code design wind speed here is 163 mph, inside the wind-borne debris region, so a replacement opening must be impact-rated or protected, and a buyer’s insurer prices exactly those features. No record captures them, so we see the villa.
On a twin villa the question a buyer’s inspector and insurer ask first is who owns the roof, the exterior walls and the party wall. That split is set in the recorded declaration for your lot, not by a rule of thumb, and it decides whether a roof replacement is your cost, a shared cost with your attached neighbor or an association item. We read that split for your address before we recommend a single pre-listing repair.
Every Periwinkle buyer inherits the neighborhood association’s assessment and the Forest Glen master association and club dues, billed quarterly on one statement. No association publishes its current budget or dues on a public page, and the figures that circulate online cite no document, so we do not repeat them. The number for your villa lives in each association’s adopted budget and on its estoppel certificate, and we put both in your valuation file before we price.
On FEMA’s current map, panel 12021C0418J, effective February 8, 2024, Collier County’s structure-level address points place 53 Periwinkle Way addresses in Zone X and one in shaded Zone X, and none in the Zone AH that covers most Barrington buildings. Outside the 1 percent annual chance floodplain a federally backed lender does not normally require flood insurance, which makes the Periwinkle buyer’s monthly payment simpler to underwrite than most condominium buyers’ inside the same gates.
With one to five closings per plan in three years, a ninety-day comparable search returns almost nothing. We widen the window inside your plan to 36, 60 or 120 months and adjust older sales with Periwinkle’s own MLS series, which runs year by year from 2018. That matters here because the Periwinkle median rose from $345,000 in 2021 to $577,500 in 2023 and has settled at $550,000 in 2025 and $537,500 in 2026, so a 2021 comparable badly understates today’s market and the 2023 peak sale overstates it.
Finally we test the opinion of value against what a buyer can see this week and against the 95.97 percent median sale to list. On 26 September 2026 there was no Periwinkle villa for sale, so your competition is the buyer’s memory of the last closing of your plan, the two Barrington coach homes asking $550,000 and $575,000, and the rest of Forest Glen’s 13 active listings. A price that ignores that, or that assumes a full-price offer when only two of the last twelve closings reached their final list price, is a price that sits.
Periwinkle Villas at Forest Glen twin villas are worth different amounts by plan. On the Southwest Florida MLS over 36 months, 1,534 square foot villas closed at $470,000 to $525,000, 1,688 square foot villas at $510,000 to $685,000, 1,797 square foot villas at $500,000 to $580,000, and the one 1,879 square foot villa at $550,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 7 | $550,000 | $475,000 to $650,000 | $325.83 | 96.30% (7) | 36 |
24 months | 9 | $550,000 | $475,000 to $650,000 | $309.65 | 96.30% (9) | 13 |
36 months | 12 | $550,000 | $470,000 to $685,000 | $316.20 | 95.97% (12) | 24.5 |
60 months | 16 | $517,500 | $470,000 to $685,000 | $306.39 | 96.92% (16) | 13 (15 with a recorded figure) |
120 months | 31 | $470,000 | $321,000 to $685,000 | $278.24 | 96.92% (31) | 47 |
Source: Southwest Florida MLS Matrix, Development FOREST GLEN, closings to 26 September 2026, retrieved 29 September 2026, each assigned to Periwinkle Villas by its Periwinkle Way address. Sold to list divides the sold price by the final list price. The 36-month window is the first to hold ten or more Periwinkle closings, and with 12 closings its median is the mean of the middle pair, two sales at $550,000. One April 2022 closing carries no days-on-market figure, so the 60-month days median is taken over 15 closings.
Periwinkle Villas sold 12 twin villas on the MLS in 36 months, from $470,000 for a 1,534 square foot villa to $685,000 for a 1,688, and on 26 September 2026 none was for sale, so the only number that matters is the one built from your plan, your lot and your condition. The fastest start is the Home Valuation form at the top of this page, or our free Periwinkle Villas at Forest Glen valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan on Periwinkle Way, with the sources named, plus the association layers, flood file and tax picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy or Marc Comisar. Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline. Call Marc at (239) 287-5873 for the buying side.
The eight 1,534 square foot villas are the entry plan on Periwinkle Way, every MLS closing of them recorded as three bedrooms and two baths. In 36 months three closed: $470,000 in July 2024 after 43 days, 88.7 percent of a $529,900 final list; $525,000 in June 2026 after 101 days, at its full list price; and $475,000 in September 2026 after 5 days, also at full list. The same plan closed $50,000 apart three months apart in 2026. That spread is condition, position and timing at work, and it is the clearest lesson on this page: a villa priced where buyers already agree sells in days.
The 34 villas of the 1,688 square foot plan are the heart of the neighborhood, and in 36 months five closed: $685,000 in December 2023 after 6 days, the highest Periwinkle price on record; $510,000 in March 2025 after 5 days; $650,000 in November 2025 after 203 days; $550,000 in May 2026 after 87 days; and $630,000 in July 2026 after 36 days. A $175,000 spread on one plan in three years is the widest at Periwinkle, and it tells a 1,688 seller that condition and presentation, not the plan, set the number inside a band that runs from about $510,000 to about $685,000.
The six 1,797 square foot villas closed three times in 36 months: $580,000 in April 2024 after 36 days, 92.8 percent of a $624,900 list; $550,000 in March 2026 after 2 days, 95.7 percent of $575,000; and $500,000 in April 2026 after 13 days, 87.0 percent of the same $575,000 list price. Two villas of the same plan, listed at the same price six weeks apart, closed $50,000 apart. On MLS living area the April 2026 sale works out to $278.24 a square foot, the lowest per-foot figure of the latest twelve months, below every 1,534 square foot sale.
The six largest villas on Periwinkle Way rarely trade. In 36 months one closed, at $550,000 in March 2025 after 6 days, 94.0 percent of a $585,000 list. Before that the MLS shows only one other 1,879 square foot closing in ten years, at $370,000 in January 2018. With so thin a record, a 1,879 valuation reads the 1,797 sales beside its own, adjusts for the extra 82 square feet, and never borrows a 1,688 price because it happens to be recent.
The public record counts a different population and is the only source that captures qualified sales that never touched the MLS. The Florida Department of Revenue’s 2026 preliminary roll file, filtered to Periwinkle Villas’ own 54 lots, records five state-qualified sales in 2025 and early 2026 at a median of $550,000, from $500,000 to $650,000. The newest sale month in that file is April 2026, and the file keeps only the two most recent sales on each parcel, so recent counts are a floor and the June to September 2026 MLS closings are not yet in it.
Public-record measure | Periwinkle Villas | Window or source |
|---|---|---|
Qualified recorded sales | 5, median $550,000 (an observed sale), $500,000 to $650,000 | 2025 and early 2026, state roll file |
Median 2026 preliminary just value | $443,048 (range $379,014 to $490,259) | 2026 preliminary roll |
Median 2026 preliminary tax estimate | $4,131.31 | 2026 preliminary roll |
Homestead share | 25 of 54, 46.3% (19 with a Save Our Homes cap) | 2026 preliminary roll |
Median lot size | about 0.15 acre | Collier County parcel layer |
Source: Florida Department of Revenue 2026 preliminary tax roll file and Collier County’s parcel layer, filtered by lot to Periwinkle Villas, retrieved September 2026. Just value is the county’s assessment for tax purposes, never a price: six of the seven MLS closings of the latest twelve months closed above the highest just value on the roll, our arithmetic.
Collier County’s recorded, state-qualified sales can also be pulled by recorded subdivision name, and for most Forest Glen neighborhoods that pull works. For Periwinkle it does not: the villas sit in the same Forest Glen of Naples plat as the rest of the community, and the name-matched pull returns 27 sales community-wide at a $410,000 median, which describes Forest Glen and not Periwinkle. Every recorded sale in that pull was a resale, with no builder-direct sale in any window, so Forest Glen is a resale market that the MLS covers well. For Periwinkle the lot-by-lot state file above is the public-record layer we stand behind.
Price per square foot tells you where a Periwinkle Villas at Forest Glen villa sits against its own plan, not what it is worth. The MLS median was $316.20 per living square foot over 36 months (n=12) and $325.83 over the latest twelve (n=7), the highest in Forest Glen, against $242.68 for all 32 Forest Glen closings of the same twelve months.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The MLS divides the sale price by the living area the listing agent entered, and the county roll carries its own living area. At Periwinkle the two usually agree, but two MLS rows show 1,690 square feet for villas of the county’s 1,688 plan. Neither figure is wrong, and neither may be divided into the other system’s price. The state roll file’s recorded sales are never restated as a per-foot figure on this page for that reason.
In the latest twelve months the individual per-foot figures ran from $278.24 to $385.07. The three 1,688 square foot sales ran $325.83, $373.22 and $385.07; the two 1,534 square foot sales $309.65 and $342.24; and the two 1,797 square foot sales $278.24 and $306.06, all on MLS living area. The largest plan sold for the least per foot, and the middle plan for the most. Buyers here price the villa and the lot more than the extra square footage.
On the same twelve-month MLS pull, Britannia’s four-story condominiums sold at a median of $210.14 a living square foot, Bishopwood East about $241, Barrington $260.94 and Periwinkle Villas $325.83. The Periwinkle villas, fee-simple lots with their own small yards and only two association layers, sold well above every condominium family. The lot and the legal form carry value that the square foot alone cannot show.
On the MLS, the Periwinkle median ran $209.61 a living square foot in 2018, $205.86 in 2019, $202.61 in 2020 and $204.38 in 2021, then $283.43 in 2022, $356.10 in 2023, $314.57 in 2024, $302.13 in 2025 and $317.74 in 2026 to date. Every year holds two to six closings, so each figure is a direction, not a rate, but the direction is plain: the per-foot level stepped up by more than a third in 2022, peaked in 2023 and has held between about $300 and $320 since 2024, our arithmetic on the yearly medians.
Compare your living area only with villas of the same plan, and use the per-foot figure to rank them, not to price yours. A Periwinkle seller who reads Forest Glen’s $242.68 community median is underpricing by more than $80 a foot, and one who reads the $385.07 top sale is pricing a single renovated villa. Treat any figure built on four sales or fewer as a direction, not a rate.
Periwinkle Villas at Forest Glen recorded 12 Southwest Florida MLS closings in the 36 months to 26 September 2026, from $470,000 to $685,000, and seven in the latest twelve months, from $475,000 to $650,000 at a $550,000 median, 36 median days on market and $3,880,000 in volume.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Closed | Street | Beds and baths | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
11 Sep 2026 | Periwinkle Way | 3 bed, 2 bath | 1,534 | $475,000 | $475,000 | 100.0% | 5 |
28 Jul 2026 | Periwinkle Way | 3 bed, 2 bath | 1,688 | $650,000 | $630,000 | 96.9% | 36 |
4 Jun 2026 | Periwinkle Way | 3 bed, 2 bath | 1,534 | $525,000 | $525,000 | 100.0% | 101 |
11 May 2026 | Periwinkle Way | 2 bed plus den, 2 bath | 1,688 | $575,000 | $550,000 | 95.7% | 87 |
30 Apr 2026 | Periwinkle Way | 3 bed, 2 bath | 1,797 | $575,000 | $500,000 | 87.0% | 13 |
4 Mar 2026 | Periwinkle Way | 2 bed plus den, 2 bath | 1,797 | $575,000 | $550,000 | 95.7% | 2 |
24 Nov 2025 | Periwinkle Way | 2 bed plus den, 2 bath | 1,688 | $675,000 | $650,000 | 96.3% | 203 |
28 Mar 2025 | Periwinkle Way | 2 bed plus den, 2 bath | 1,688 | $525,000 | $510,000 | 97.1% | 5 |
18 Mar 2025 | Periwinkle Way | 2 bed plus den, 2 bath | 1,879 | $585,000 | $550,000 | 94.0% | 6 |
18 Jul 2024 | Periwinkle Way | 3 bed, 2 bath | 1,534 | $529,900 | $470,000 | 88.7% | 43 |
23 Apr 2024 | Periwinkle Way | 2 bed plus den, 2 bath | 1,797 | $624,900 | $580,000 | 92.8% | 36 |
11 Dec 2023 | Periwinkle Way | 3 bed, 2 bath | 1,688 | $700,000 | $685,000 | 97.9% | 6 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. Street only; house numbers are withheld. Final list is the list price at close, after any reductions. Seven of the twelve closed in the latest twelve months, the busiest year on Periwinkle Way since 2021.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the most recent Periwinkle closing and the most recent closing anywhere inside Forest Glen. On 11 September 2026 a 1,534 square foot, three-bedroom villa on Periwinkle Way closed at $475,000 after 5 days on market, its full final list price. Four facts stand out. It was the fastest closing of the latest twelve months but one. It came $50,000 below the same plan’s June 2026 sale at $525,000, which also closed at its full list price but took 101 days. It works out to $309.65 per living square foot, below the $325.83 twelve-month median, which is the entry-plan pattern. And it closed in September, outside the winter season, with no other Periwinkle villa on the market that day. Three lessons sit in one sale: the plan set the band, a list price the record already supported drew a full-price contract in under a week, and a seller who lists alone on the street gets the buyer’s whole attention. For its buyer, the sale also carried costs the price does not show: the two association layers, a property tax bill reset to $475,000, and the two estoppels at closing.
Closed | Street | Beds and baths | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
10 Feb 2023 | Periwinkle Way | 3 bed, 2 bath | 1,534 | $485,000 | $470,000 | 96.9% | 57 |
14 Jul 2022 | Periwinkle Way | 2 bed plus den, 2 bath | 1,688 | $498,000 | $498,000 | 100.0% | 0 |
30 Jun 2022 | Periwinkle Way | 2 bed plus den, 2 bath | 1,690 | $489,000 | $479,000 | 98.0% | 5 |
29 Apr 2022 | Periwinkle Way | 2 bed, 2 bath | 1,688 | $470,000 | $470,000 | 100.0% | not recorded |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. These four complete the 16 closings of the 60-month window, at a median of $517,500 and 96.92 percent of list.
The MLS holds 15 more Periwinkle closings from January 2018 to September 2021, all between $321,000 and $445,000. Four closed in 2018 at a $355,000 median, two in 2019 at $347,500, three in 2020 at $350,000 and six in 2021 at $345,000. Several of the pre-2022 listings sat for a long time: one 1,690 square foot villa closed in March 2021 at $321,000 after 492 days, and a 1,688 closed in May 2019 at $365,000 after 353 days. The record changed in the summer of 2021, when a 1,688 square foot villa listed at $425,000 closed at $445,000 in four days.
The state’s roll file shows five qualified Periwinkle sales in 2025 and early 2026 at a $550,000 median, against the MLS’s $550,000 for the latest twelve and 36 months. The two layers agree, which tells a Periwinkle seller something useful: this market runs through the MLS, and the MLS figures on this page are the market, not a sample of it. Use the recorded sales to confirm what sold and at what price, and the MLS for how long it took and how close to asking it closed.
Periwinkle Villas at Forest Glen twin villas took a median of 24.5 days on market and sold at a median of 95.97 percent of their final list price across 12 MLS closings in the 36 months to 26 September 2026, against 46 days and 94.93 percent across Forest Glen’s 60 closings over 24 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A median Periwinkle buyer negotiated about four percent off the final asking price. That is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. Across the 36-month window the ratios ran from 87.0 to 100.0 percent. Two closed at full list, both 1,534 square foot villas in 2026, and two closed below 89 percent, a 1,534 in July 2024 and a 1,797 in April 2026. Across the seven closings of the latest twelve months the median was 96.30 percent and the mean 95.93 percent.
This is the yardstick a Periwinkle seller should use, because it compares named Forest Glen neighborhoods on the decision variables that set a listing strategy, all from the same MLS pull.
Neighborhood | 12 months: closings, median | Median $ per living sq ft, 12 months | Median sold to final list, 12 months | Median days, 12 months | Active on 26 Sep 2026 |
|---|---|---|---|---|---|
Periwinkle Villas | 7, $550,000 | $325.83 | 96.30% | 36 | 0 |
Barrington | 6, $540,000 | $260.94 | 94.17% | 33 | 2 |
Bishopwood West | 1, $450,000 | $240.77 | 95.77% | 98 | 0 |
Bishopwood East | 7, $386,000 | $241.40 | 93.01% | 105 | 4 |
Britannia | 11, $279,900 | $210.14 | 93.19% | 53 | 6 |
Jungle Plum East and West | 0 | none | none | none | 1 |
All Forest Glen | 32, $394,000 | $242.68 | 93.49% | 47.5 | 13 |
Source: Southwest Florida MLS Matrix, Development FOREST GLEN, closings in the twelve months to 26 September 2026 and actives on 26 September 2026, retrieved 29 September 2026, each assigned to its neighborhood by street and condominium name. Periwinkle’s twelve-month window holds seven closings, below the ten-closing bar, so it is shown here only as a benchmark beside its neighbors; the 36-month figures lead everywhere else on this page.
On 26 September 2026 Periwinkle Villas had no active listing against seven closings in twelve months, so months of supply was zero, against about 4.9 for Forest Glen as a whole, 4.0 for Barrington, 6.5 for Britannia and 6.9 for Bishopwood East, on the arithmetic in our Forest Glen valuation guide. Your listing does not compete with another villa on Periwinkle Way. It competes with the buyer’s memory of the last sale of your plan and with the two Barrington coach homes of similar price.
The slowest Periwinkle closing of the 36 months was a 1,688 square foot villa listed at $675,000 that closed at $650,000 in November 2025 after 203 days, the second-highest price of the window and the longest wait. At the other end, a 1,797 square foot villa closed in 2 days in March 2026 at $550,000, and four more villas closed in five or six days, including the $685,000 record in December 2023. The deepest discount, 87.0 percent, came on a 1,797 square foot villa that closed in 13 days in April 2026 at $500,000, six weeks after the same plan sold for $550,000 at the same list price. The record does not say why each took the time it did, and we will not invent a reason. What it shows is that at Periwinkle the top of a plan’s band is reachable, but it can cost months.
Of the 12 closings in the 36-month window, seven closed from November through April and five from May through September, our count of the rows: one each in December 2023 and April 2024, two in March 2025, one in November 2025, one each in March and April 2026, and one each in July 2024, May, June, July and September 2026. Periwinkle sells year round more than most of Forest Glen, but the highest prices of the window, $685,000 and $650,000, both closed in late fall and early winter.
At Periwinkle the list price is the negotiation’s opening line, and the market has taken about four percent off it at the median. With no other villa for sale, the last closing of your plan is the ceiling a buyer’s appraiser will read, so the evidence for anything above it has to be on paper and in the listing. The Periwinkle villas that sat longest were not the smallest or the largest; they were the ones whose price ran ahead of their plan’s last sale.
Periwinkle Villas at Forest Glen values held flat from 2018 to 2021, stepped up sharply in 2022 and 2023, and have settled since: the MLS median ran $355,000 in 2018, $345,000 in 2021, $479,000 in 2022, $577,500 in 2023, $525,000 in 2024, $550,000 in 2025 and $537,500 in 2026 to date.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Year | MLS closings | Median sold | Range | Median $ per living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
2018 | 4 | $355,000 | $325,000 to $370,000 | $209.61 | 96.24% | 74.5 |
2019 | 2 | $347,500 | $330,000 to $365,000 | $205.86 | 95.96% | 193.5 |
2020 | 3 | $350,000 | $342,000 to $365,000 | $202.61 | 95.26% | 50 |
2021 | 6 | $345,000 | $321,000 to $445,000 | $204.38 | 99.42% | 80.5 |
2022 | 3 | $479,000 | $470,000 to $498,000 | $283.43 | 100.00% | 2.5 |
2023 | 2 | $577,500 | $470,000 to $685,000 | $356.10 | 97.38% | 31.5 |
2024 | 2 | $525,000 | $470,000 to $580,000 | $314.57 | 90.76% | 39.5 |
2025 | 3 | $550,000 | $510,000 to $650,000 | $302.13 | 96.30% | 6 |
2026 to 26 Sep | 6 | $537,500 | $475,000 to $630,000 | $317.74 | 96.29% | 24.5 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. With an even count the median is the mean of the middle pair. Every year holds two to six closings, so read the direction, not the dollar gap between years.
The rows show how the step up happened. In August 2021 a 1,688 square foot villa listed at $425,000 closed at $445,000, 104.7 percent of list, in four days, and in September 2021 a 1,534 closed at $411,000, 100.5 percent, in three. By July 2022 a 1,688 closed at its full $498,000 list price in no days at all. That window lasted about a year. Since 2023 no Periwinkle closing has exceeded 100 percent of its final list price, and the 36-month median sits at 95.97 percent.
The highest Periwinkle price on record is $685,000, a 1,688 square foot villa that closed in December 2023 at 97.9 percent of list after 6 days. The 36-month median of $550,000 sits about 20 percent below that single sale and about 59 percent above 2021’s $345,000 median, our arithmetic. An owner who bought before 2022 holds a large gain; one who bought at the late-2023 top does not, and a valuation that pretends otherwise helps no one.
Forest Glen as a whole has softened: its MLS median ran $470,000 in 2024, $427,500 in 2025 and $375,500 in 2026 to date, pulled down by the condominium neighborhoods, and its twelve-month sale to list was 93.49 percent. Periwinkle’s own 2026 median of $537,500 and 96.29 percent sale to list held up against that. The fee-simple villa and its flood file are the likeliest reasons, though we have not isolated which matters most, and we present it as our reading of the record.
For a Periwinkle seller the trend is the time adjustment. A 2021 comparable understates today’s market by about $200,000 at the median and is no guide at all; a 2022 sale in the bidding window is no guide to today’s negotiation; the December 2023 record needs a careful downward adjustment. A 2025 or 2026 sale of your plan is the best evidence there is, and it is never a substitute for walking the villa.
Periwinkle Villas and Barrington at Forest Glen are the closest price match inside the gates, and over 36 months they held almost the same median, $550,000 on 12 Periwinkle closings against $540,000 on 16 Barrington closings. Periwinkle has held a higher price per foot, a closer sale to list and a lighter flood file; Barrington offers more floor area for the money.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file; FEMA National Flood Hazard Layer)
Question | Periwinkle Villas at Forest Glen | Barrington at Forest Glen |
|---|---|---|
Homes | 54 twin villas on platted lots | 92 coach homes in 23 two-story buildings of four |
Legal form | Platted fee-simple lots, Chapter 720 neighborhood association | Three Chapter 718 condominiums under Barrington Commons, a Chapter 720 association |
Association layers | Two: neighborhood and master | Three: condominium, Barrington Commons and master |
Estoppels at closing | Two | Three |
Plans | 1,534 to 1,879 sq ft, four plans | 1,897 and 2,193 sq ft |
Built | 1999 to 2002 | 2003 to 2004 |
Street | Periwinkle Way, at the Beck Boulevard rear gate | Forest Glen Boulevard |
MLS, first window with 10 or more | 36 months: 12 closings, median $550,000 | 24 months: 10 closings, median $540,000 |
MLS, 36 months | 12 closings, $550,000, $316.20 per sq ft, 95.97% of list, 24.5 days | 16 closings, $540,000, $261.75 per sq ft, 96.51% of list, 28 days |
MLS, 12 months | 7 closings, $550,000, 96.30% of list, 36 days | 6 closings, $540,000, 94.17% of list, 33 days |
MLS, 60 months | 16 closings, median $517,500 | 17 closings, median $545,000 |
MLS, 120 months | 31 closings, median $470,000 | 31 closings, median $460,000 |
Active on 26 Sep 2026 | 0 | 2, at $550,000 and $575,000 |
Recorded qualified sales, 2025 and early 2026 | 5, median $550,000 | 6, median $545,100 |
FEMA flood zone | 0 of 54 addresses in Zone AH | 13 of 23 buildings in Zone AH |
Condominium safety laws | Not a condominium | Condominium, but two-story buildings sit below the three-story threshold |
Sources: Southwest Florida MLS Matrix, Development FOREST GLEN, retrieved 29 September 2026, from the Periwinkle and Barrington closing files; Florida Department of Revenue 2026 preliminary roll file; Collier County’s address points on FEMA’s National Flood Hazard Layer; the Division of Corporations and DBPR condominium records.
The same money buys a different home. Barrington’s plans run 1,897 and 2,193 square feet, larger than any Periwinkle plan, and over 36 months Barrington sold at a median $261.75 a living square foot against Periwinkle’s $316.20. That gap of about $55 a foot is the premium buyers have paid for Periwinkle’s legal form, its lot and its flood file. Year by year the two have traded places: Barrington’s median ran $570,000 in 2024 against Periwinkle’s $525,000, then Periwinkle led in 2025 at $550,000 against $525,000, and in 2026 to date the two sit at $537,500 and $542,500. A Barrington owner reading the same question from the other side should use our Barrington at Forest Glen home valuation page, and the full neighborhood picture lives on our Barrington at Forest Glen guide.
A buyer who chooses Periwinkle wants a fee-simple villa on its own lot, two association layers rather than three, a building outside the flood hazard area and the rear gate at Beck Boulevard, and accepts less floor area for it. A buyer who chooses Barrington wants the largest coach-home plan near the same price, is comfortable with a condominium budget and building insurance, and accepts Zone AH on most buildings. We price a Periwinkle villa for the first buyer, laying the legal form, the flood file and the lower layer count beside Barrington’s larger floor plans so the comparison is answered in the listing rather than in the negotiation.
The comparison enters the number in two places. First, a buyer at $550,000 will likely tour a Barrington coach home on the same morning, and on 26 September 2026 Barrington’s two actives asked $550,000 and $575,000 for 1,897 square feet, so your price has to make sense against up to about 360 more square feet than a 1,534 square foot villa. Second, the flood file and the layer count are the lines a buyer’s lender and agent will raise, and we answer both with the record: no Zone AH address on Periwinkle Way, and two estoppels rather than three.
Automated online estimates from the big listing portals miss on Periwinkle Villas at Forest Glen because automated models cannot see what drives price here: a fee-simple villa coded as a condominium on the county roll, four plans under one street name, a club membership bundled into every sale, the shared wall and the lot, and a market with no competing listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file; Florida Department of Revenue 2026 preliminary roll file)
The Collier County roll codes all 54 Periwinkle lots with the condominium use code and carries their land value at zero. A model trained on county data therefore files a fee-simple twin villa on its own lot beside a four-story elevator unit in Britannia, and it prices the villa from a condominium feed. The gap between Britannia and Periwinkle on the MLS over the latest twelve months, $279,900 against $550,000 at the median, is one a blended model cannot see.
A model that reads Periwinkle Villas as one neighborhood blends a 1,534 square foot villa with a 1,879, and whatever sold last pulls every estimate toward it. When the last sale was a $475,000 entry-plan villa, a 1,688 owner’s estimate falls; when it was a $630,000 renovated 1,688, a 1,534 owner’s estimate rises. Neither move describes the villa being estimated.
Every Forest Glen sale conveys club membership with the home: the homeowners’ master association holds title to the course and clubhouse, and the club calls Forest Glen “a gated, membership-inclusive community.” The value and the carrying cost of that membership sit inside every Periwinkle sale price. A model comparing your villa with a non-club villa across Collier Boulevard is comparing two different bundles.
A model cannot see which neighbor shares your wall, whether your lanai faces a lake, the preserve or the street, whether your roof is original, or whether your kitchen has been redone. The record shows five 1,688 square foot villas selling $175,000 apart in three years and two 1,797 square foot villas selling $50,000 apart six weeks apart. Those invisible variables are the valuation.
Some data sites file a “Forest Glen of Naples” under Golden Gate with figures that do not describe this community; Forest Glen of Naples is the recorded plat name of Forest Glen Golf and Country Club in East Naples, ZIP 34114. No Forest Glen home carries a Beck Boulevard address, although Periwinkle Way opens onto Beck Boulevard at the rear gate. A model that inherits those groupings is valuing the wrong comparables before it starts.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan on Periwinkle Way, with every source named. The Home Valuation form at the top of this page starts exactly that, free. Call Jesse direct at (239) 898-6072 if you would rather talk first.
A Periwinkle Villas at Forest Glen buyer prices four carrying costs into an offer: the neighborhood association’s assessment, the Forest Glen master association and club dues billed quarterly, homeowner’s insurance on a fee-simple villa, and property tax reset to the purchase price. None of the association amounts is published; the two estoppel certificates state them for your villa.
Data updated: September 2026 (Florida DBPR estoppel certificate fee schedule; Collier County 2026 preliminary roll; Florida Department of Revenue 2026 preliminary roll file; Forest Glen Master Board 2016 notice)
Master association and club dues are billed quarterly on one statement, per the club’s own 2016 notice to members. The Periwinkle Villas of Forest Glen Neighborhood Association, managed by Tropical Isles Management, sets its own budget. Neither publishes a current figure, and third-party sites carry fee figures that disagree with each other by thousands of dollars and cite no document, so we repeat none of them. Any capital contribution or transfer fee due at closing is stated on the estoppel certificate; no first-party document we found publishes one. Florida caps an estoppel certificate at $299, plus $119 for delivery within three business days and up to $179 more on a delinquent account. A Periwinkle sale needs two.
Forest Glen funds major club projects by assessing every member. In 2016 the master board approved a $949,376 outdoor dining facility plus an $80,000 contingency and assessed every member $1,290, billed $215 a quarter for six quarters on the quarterly dues statement. That is a dated example, not a current charge. A buyer’s attorney will ask whether any assessment is pending at either association, so the answer belongs in your listing file.
Florida’s Save Our Homes cap follows the owner, not the villa. At Periwinkle 25 of 54 villas carry homestead, and 19 of those carry a capped assessment, so a buyer’s bill is set on the new assessed value after the sale. Adopted 2025 millage for Forest Glen was 10.5058 mills, and the 2026 preliminary roll computes estimates at 10.4020, proposed rather than adopted; at 10.4020 mills each $100,000 of taxable value costs about $1,040 a year, our arithmetic. The median 2026 preliminary tax estimate on a Periwinkle villa is $4,131.31, the second highest in Forest Glen behind the Jungle Plum single-family homes. That is the mechanism, not a quote for any villa.
No Community Development District covers Forest Glen, so there is no district bond assessment on any Periwinkle bill. That absence lowers your buyer’s carrying cost against newer East Naples communities and belongs in your listing presentation.
A Periwinkle villa is a fee-simple home on its own lot, not a condominium unit, so its owner carries a homeowner’s policy on the structure as the declaration assigns it, rather than a unit-owner policy beside a condominium master policy. Outside the 1 percent floodplain a lender does not normally require flood insurance, but many owners buy it anyway: across all 5,463 flood policies in ZIP 34114 that took effect from June 2025 to May 2026 the median annual cost was $1,528, and unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, a 25 percent discount on eligible policies. Citizens Property Insurance requires flood coverage on its homeowner policies from January 1, 2027; condominium unit-owner policies are exempt, and a Periwinkle owner insured with Citizens should confirm which rule applies to the villa’s policy.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $3,850 on a $550,000 sale, our arithmetic. In Collier County the buyer customarily selects the closing agent and pays for the owner’s title policy, and the estoppel fee is customarily a seller cost unless the contract says otherwise. Commissions are negotiable and are set in writing. We put every line in a written net sheet before you list.
A Periwinkle Villas at Forest Glen seller owes the buyer the section 720.401 disclosure summary before the contract is signed, because the villas are platted lots governed by a Chapter 720 homeowners association and a Chapter 720 master association, not Chapter 718 condominium units, even though the county roll codes them like condominiums.
Data updated: September 2026 (Florida Statutes sections 720.401, 720.30851, 718.503, 689.261 and 689.302, retrieved Sep 2026; Florida Division of Corporations; Florida DBPR condominium filings extract)
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary “before executing the contract for sale,” supplied “by the parcel owner if the sale is by an owner that is not the developer,” and the contract must carry the statutory voidability warning in conspicuous type. If the summary is not provided first, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right cannot be waived. It is a pre-contract duty, not a closing item, and it is the seller’s duty on a resale.
Section 720.401 states that it does not apply to an association regulated under Chapter 718, the condominium chapter. Forest Glen holds both regimes: 658 homes are condominium units in 13 Chapter 718 condominiums, while the 54 Periwinkle villas and the 87 Jungle Plum homes are platted lots under Chapter 720 associations. The Periwinkle villas do not appear among the 13 Forest Glen condominiums in the state’s condominium register, and their recorded instrument is a lot declaration. Because the county roll codes the villas as condominiums, a closing agent working from the roll alone can default to condominium paperwork, so we put the recorded declaration in the file on day one. Confirm the correct package for your sale with your closing agent or attorney. This is general information and not legal advice, and this page makes no claim about what the recorded Periwinkle or master declaration itself restates on this point.
A Periwinkle sale needs two estoppels: one from the Periwinkle Villas of Forest Glen Neighborhood Association, through Tropical Isles Management, and one from the Forest Glen master association. Under section 720.30851 each is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account. In Collier County custom the estoppel fee is a seller cost unless the parties agree otherwise, so we order both the day a contract is signed.
Your buyer’s attorney will ask for the recorded Declaration of Restrictions and Covenants at Official Records Book 2612, Page 0120, its December 11, 2001 amendment, the neighborhood association’s articles, bylaws and any adopted rules, and the master association’s declaration and amendments. The subdivision plat is recorded in Plat Book 31 beginning at Page 94, and county records cite Pages 94 through 103; a title search on a specific lot should confirm the plat citation. None of it is posted on a public page, so we request it before the first showing.
Section 689.302, in force since October 1, 2024, requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance on the property. Section 689.261 separately requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes. At Periwinkle the flood form is usually short, because every address maps outside the 1 percent floodplain, and the tax summary matters because a buyer’s bill resets.
Florida’s milestone inspections and structural integrity reserve studies apply to condominium buildings three habitable stories or higher. A Periwinkle villa is neither a condominium unit nor in a building of that height, so neither law reaches it, and a buyer comparing Periwinkle with Britannia’s four-story condominiums should hear that from you.
What moves a Periwinkle Villas at Forest Glen villa’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: roof and opening dates, a four-point and wind mitigation report, the maintenance split from the recorded declaration, the two associations’ documents, the flood file and presentation timed to the season.
Data updated: September 2026 (Florida Building Commission wind-borne debris report; FEMA National Flood Hazard Layer; Collier County 2026 preliminary roll; Forest Glen Golf and Country Club Real Estate and Rentals Wanted pages)
Florida insurers underwrite a four-point inspection of roof, electrical, plumbing and HVAC, and a wind mitigation report that records roof covering, roof-to-wall connection, secondary water resistance and opening protection. Periwinkle villas were built 1999 to 2002 and owners have upgraded on different schedules, so two villas of the same plan can carry very different premiums. Gather the permit numbers, dates and invoices for any roof, impact glass, shutters or air conditioning before you list.
On a twin villa, the recorded declaration decides who owns the roof, the exterior and the party wall. We read that split for your lot and put it in the listing file, so a buyer’s inspector reads a roof or exterior item against the right owner, and so you never pay before listing for work your attached neighbor or the association owes.
Collier County’s structure-level address points place 53 Periwinkle Way addresses in FEMA Zone X and one in shaded Zone X on the February 8, 2024 map, and none in Zone AH. Pull the zone for your own villa from FEMA’s Map Service Center and keep the determination in the file, because a buyer comparing Periwinkle with Barrington or Bishopwood will ask, and the answer here is the best in Forest Glen.
Ask the Periwinkle neighborhood association and the master association now for their current adopted budgets, the most recent board minutes and any rules adopted since the declaration. A buyer who receives those documents on day one negotiates on the villa; a buyer who finds them late renegotiates on the price.
The club’s Rentals Wanted board shows repeat seasonal renters seeking one- to three-month February and March stays, and its Properties for Rent board labels Periwinkle Way listings simply “Villa.” Renters obtain club privileges through a membership transfer whose fee the club does not publish. Forest Glen recorded 14 MLS lease closings in the two years to 26 September 2026, all two-bedroom condominiums, and none on Periwinkle Way, so no MLS lease record exists to price a Periwinkle rental. Minimum lease terms and approval sit in the Periwinkle declaration and rules. We publish no rent-versus-sell yield for that reason; Call Jesse direct at (239) 898-6072 and he will walk you through what the record can and cannot support before you decide.
Seven of Periwinkle’s 12 closings in 36 months came from November through April, and the two highest prices of the window closed in December 2023 and November 2025. Have the villa photographed, documented and priced before the winter buyers arrive. The club also invites owners to list homes on its own website and posts open houses on its Real Estate pages; those owner listings are part of the market you compete with, and we use the board alongside full MLS exposure.
A free in-person Periwinkle Villas at Forest Glen valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the villa, Jesse builds the analysis from your plan’s closings on Periwinkle Way, and you receive a written opinion of value with every source named.
A written opinion of value for your villa, built from the MLS and recorded public sales of your plan on Periwinkle Way, matched for lot position and condition, adjusted for time with Periwinkle’s own series, tested against the day’s listings and Barrington’s asks, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the two association layers from the budgets and estoppels, any pending assessment, the flood file, the maintenance split from the declaration and the tax reset. And a plain recommendation on list price and timing, including the case for waiting until the season if the evidence says wait.
Use the Home Valuation form at the top of this page, or our free Periwinkle Villas at Forest Glen valuation request. Call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Periwinkle Villas at Forest Glen covers pricing, marketing, the disclosure summary and both estoppels in full. For the community-wide view across all seven neighborhoods, see our Forest Glen home valuation guide.
A Periwinkle owner moving to a single-family home on Jungle Plum Drive, or to a larger coach home, should plan both transactions together, and a homesteader who sells and buys another Florida homestead may be able to transfer accumulated Save Our Homes benefit. Read buying a home in Periwinkle Villas at Forest Glen for the purchase side. Call Marc at (239) 287-5873.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Periwinkle Villas or Forest Glen sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Periwinkle Villas at Forest Glen valuation page. They co-founded Domain Realty, lead a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS and the recorded public sales. Call Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the pricing analysis, the record work and the association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Periwinkle villa before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the neighborhood itself, from the recorded declaration to the schools, return to our Periwinkle Villas at Forest Glen neighborhood guide; for the wider market, see our Naples real estate guide.
These are the valuation questions Periwinkle Villas at Forest Glen owners actually ask, answered from the Southwest Florida MLS, the state’s 2026 preliminary roll file, Collier County’s records, FEMA’s map and the recorded declaration. Nothing here is tax or legal advice, and none of it replaces a written valuation of your villa.
It depends on your plan, your lot, your condition and the last sale of your plan. Over 36 months to 26 September 2026 Periwinkle’s 12 MLS closings had a median of $550,000, from $470,000 to $685,000: 1,534 square foot villas at $470,000 to $525,000, 1,688 at $510,000 to $685,000, 1,797 at $500,000 to $580,000 and one 1,879 at $550,000. For a written number on your villa, use the Home Valuation form at the top of this page. Call Jesse direct at (239) 898-6072.
Ask for a written opinion of value built from sales of your plan on Periwinkle Way, on both the MLS and the recorded public record, matched for lot position and condition, adjusted for time with Periwinkle’s own series, tested against the day’s competition, with every source named. We provide that free, with no obligation to list.
Seven closed on the MLS in the twelve months to 26 September 2026, from $475,000 to $650,000, at a median of $550,000 and 36 median days on market, $3,880,000 in volume. The most recent was a 1,534 square foot villa at $475,000 in September 2026, at its full list price after 5 days.
Because the stats window widens until it holds ten or more closings, and twelve months held seven and 24 months nine. The 36-month window holds 12, at a $550,000 median, and every figure names its window and its n.
On the MLS, $550,000 over 36 months (n=12, the mean of the middle pair), $517,500 over 60 months (n=16) and $470,000 over ten years (n=31). On the state’s recorded sales, $550,000 across five qualified sales in 2025 and early 2026.
$316.20 per MLS living square foot over 36 months (n=12) and $325.83 over the latest twelve months (n=7), the highest in Forest Glen. The recorded public sales are never restated per foot on this page, because the county’s area and the MLS’s area are different measures.
No. In the latest twelve months the two 1,797 square foot villas sold for $500,000 and $550,000, while the three 1,688 square foot villas sold for $550,000 to $650,000. Condition and lot position moved more money than the extra 109 square feet.
The largest plan rarely trades: one closed in 36 months, at $550,000 in March 2025 after 6 days. We build its value from that sale and the 1,797 square foot sales, adjusted for the extra footage, never from a 1,688 sale just because it is recent.
A median of 24.5 days on market across 12 MLS closings in 36 months, and 36 days across the seven of the latest twelve months. Individual closings in 36 months ran from 2 to 203 days.
A median of 95.97 percent of the final list price over 36 months (n=12), 96.30 percent over the latest twelve (n=7) and 96.92 percent over 60 months (n=16). Two of the last twelve closings reached full list, and none exceeded it.
None on 26 September 2026, against 13 active listings across Forest Glen. A Periwinkle seller who lists now is the only villa on Periwinkle Way a buyer can tour.
Not on the record. The MLS median ran $550,000 in 2025 (n=3) and $537,500 in 2026 to date (n=6), level within the noise of small samples, while Forest Glen’s community median fell from $427,500 in 2025 to $375,500 in 2026 to date.
In the summer of 2021 a 1,688 square foot villa closed at 104.7 percent of list in four days and a 1,534 at 100.5 percent in three. No Periwinkle closing since 2023 has exceeded 100 percent of list, so a 2021 or 2022 sale is not a guide to today’s negotiation.
$685,000, a 1,688 square foot, three-bedroom villa that closed in December 2023 at 97.9 percent of a $700,000 list after 6 days. It remains the top of the ten-year MLS record.
It is your closest competitor at the same price. Over 36 months Barrington’s 16 closings had a $540,000 median at $261.75 a living square foot, against Periwinkle’s $550,000 at $316.20, and on 26 September 2026 two Barrington coach homes of 1,897 square feet asked $550,000 and $575,000.
No. The 2026 preliminary median just value of a Periwinkle villa is $443,048, and six of the seven MLS closings of the latest twelve months closed above the highest just value on the roll. Just value is the county’s assessment for tax purposes, useful for ranking and useless as a list price.
No. The villas are platted Lots 1 to 54 of Block 1 of the Forest Glen of Naples plat, under a recorded Declaration of Restrictions and Covenants, governed by a Chapter 720 homeowners association. The county roll codes them with the condominium use code, which is a tax-roll classification, not the legal form.
It shapes who buys and what they can pay. Club membership comes with every Forest Glen home, the homeowners’ master association owns the course and clubhouse, and dues are billed quarterly on one statement. The value and the cost of that membership ride in every Periwinkle price.
Neither the neighborhood association nor the master association publishes its current dues or budget on a public page, and the figures circulating online cite no document. The two estoppel certificates state the amounts for your villa, and we put them in your valuation file before we price.
No Forest Glen document we reviewed publishes one. Any capital contribution or transfer fee due at closing is stated on the estoppel certificate, so we order both certificates as soon as a contract is signed.
Two: one from the Periwinkle Villas of Forest Glen Neighborhood Association and one from the master association, each capped at $299 under section 720.30851 plus rush or delinquency charges. In Collier County the estoppel fee is customarily a seller cost unless the contract says otherwise.
The section 720.401 disclosure summary, before the contract is executed, with the statutory voidability language in the contract. Section 720.401 does not apply to a Chapter 718 condominium association, and the Periwinkle villas are platted lots under Chapter 720 associations, so confirm the package with your closing agent or attorney. This is not legal advice.
The recorded declaration for your lot decides whether the roof, the exterior and the party wall are yours, shared with your attached neighbor or an association item. We read that split for your address before recommending any pre-listing repair.
Collier County’s address points place 53 Periwinkle Way addresses in FEMA Zone X and one in shaded Zone X on the February 8, 2024 map, and none in Zone AH, the lightest flood file in Forest Glen. Confirm your own villa with a lender determination.
Less than elsewhere in Forest Glen. Lenders do not normally require flood insurance outside the 1 percent floodplain, and the ZIP 34114 median policy cost $1,528 for policies that took effect from June 2025 to May 2026. A buyer insured with Citizens will ask about its flood requirement from January 1, 2027.
No. Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and a Periwinkle villa is neither a condominium unit nor in a building of that height.
It resets to the purchase. At the 10.4020 mills on the 2026 preliminary roll, each $100,000 of taxable value costs about $1,040 a year, and the median Periwinkle tax estimate is $4,131.31. That is the mechanism, not a quote for any villa.
Before the season. Seven of the 12 Periwinkle closings in 36 months fell between November and April, and the two highest prices of the window closed in December 2023 and November 2025, so a villa priced and documented by October meets the most buyers.
Yes, subject to the lease and the association’s rules. Showings run through the tenant and the gate, the buyer takes the lease, and the closing should match its end. Confirm the lease rules in the Periwinkle declaration first.
Read the rules and the record first. Minimum lease terms and approval sit in the Periwinkle declaration and rules, renters pay a club transfer fee the club does not publish, and none of Forest Glen’s 14 MLS lease closings in two years was on Periwinkle Way, so no public lease record exists to price the choice.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price, customarily a seller cost, about $3,850 on a $550,000 sale. In Collier County the buyer customarily pays for the owner’s title policy. Add the two estoppels, prorated taxes and dues, and any negotiated commissions or credits, all in a written net sheet.
It moves your villa within its plan’s band rather than out of it. Five 1,688 square foot villas closed $175,000 apart in 36 months, and condition is the largest part of that spread. We compare your updates with the recent sales of your plan before recommending a price.
It changes who buys. Periwinkle Way is the community’s Beck Boulevard entrance, the faster route to the I-75 Exit 101 interchange, and some buyers pay for that convenience while others prefer a villa farther from the gate. The record is too thin to price the position alone, so we measure it sale by sale.
Get a written valuation built from your plan’s sales on Periwinkle Way, gather your roof, window and air conditioning records and any wind mitigation report, and ask both associations for their budgets and rules. Start with the Home Valuation form at the top of this page. Call Jesse direct at (239) 898-6072.
Every figure on this Periwinkle Villas at Forest Glen valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s records and GIS layers, the Florida Department of Revenue, Florida Statutes and state agencies, FEMA and federal records, or the club’s own published pages. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 29 September 2026, are cited rather than linked because the MLS is members-only. Recorded sales are cited to the Florida Department of Revenue 2026 preliminary tax roll file and to Collier County’s recorded, state-qualified sales; assessed values to the Collier County 2026 preliminary roll.
The Periwinkle Villas association, the master association and state entity records
Collier County records and GIS
Florida Department of Revenue and state insurance and building records
Florida Statutes
Flood mapping and federal records
Commissions, schools and access
The club and master association, first-party sources
Our own assets
Every Periwinkle Villas at Forest Glen document below links its official custodian, the State of Florida, Collier County, FEMA or the club, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves. The Periwinkle Declaration of Restrictions and Covenants itself is available through the Collier County Clerk’s Official Records at Book 2612, Page 0120.
Document | What it proves for a Periwinkle valuation | Official authority |
|---|---|---|
Sunbiz entity record, Periwinkle Villas of Forest Glen Neighborhood Association | The Chapter 720 neighborhood association that issues your second estoppel, active since 1999 | |
Master association Articles of Incorporation, 1999 (PDF) | The master association’s power to own the common areas and levy assessments | |
Master association 2009 Certificate of Amendment (PDF) | The master declaration of record at Official Records Book 2536, Page 1955 | |
Florida DBPR condominium filings extract (CSV) | The 13 Forest Glen condominiums, none of them Periwinkle Villas | |
Florida DBPR estoppel certificate fee schedule (PDF) | The $299, $119 and $179 caps on each of your two estoppels | |
Florida Department of Revenue, Collier 2026 preliminary roll file (ZIP) | The five recorded qualified Periwinkle sales, just values, tax estimates and homestead status | |
Florida Department of Revenue, 2025 Collier millage codes (PDF) | Forest Glen’s 10.5058-mill adopted 2025 rate | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | |
Collier County 2026 Flood Protection Newsletter (PDF) | The February 8, 2024 map date and the Class 5 flood insurance discount | |
FEMA Community Rating System eligible communities, April 1, 2026 (PDF) | Collier County’s Class 5 rating and 25 percent flood discount | |
Collier County PUD Master List (PDF) | The Forest Glen of Naples PUD and its 799-home cap | |
Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed, and its Chapter 718 exception | |
Florida Statutes section 720.30851 | The homeowners association estoppel certificate and its fee caps | |
Florida Statutes section 689.302 | The flood disclosure a residential seller completes at or before contract | |
Forest Glen Master Board notice, 2016 | How the master association assesses every member for a club project |
Three documents that matter most are not public: the Periwinkle neighborhood association’s current budget and rules, from Tropical Isles Management; the master association’s current budget and dues schedule, from the club; and your two estoppel certificates, issued once a sale is under contract.
You reach the Periwinkle Villas at Forest Glen valuation team by using the Home Valuation form at the top of this page, requesting a free Periwinkle Villas at Forest Glen valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and on a street where no villa was for sale on 26 September 2026, it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the neighborhood on our Periwinkle Villas at Forest Glen guide, and about the community on our Forest Glen Golf and Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.