Updated September 2026
Thirty units, one floor plan, and three sales in the last year from $230,000 to $265,000. We value your condominium from Sparrowood's own sales, its condition and its milestone and reserve study file, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Sparrowood condominium in The Forest has recently been worth about $230,000 to $265,000, depending mostly on its condition and on what the association’s building file shows. The Southwest Florida MLS counts only 3 Sparrowood closings in the 12 months to September 23, 2026, at $230,000, $245,000 and $265,000, and 8 closings in the full 48-month pull, from $150,000 to $450,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Sparrowood is 30 two-bedroom, two-bath condominium units in three three-story buildings on Cougar Run, every one recorded by Lee County at 1,772 or 1,773 heated square feet, so what your unit is worth comes down to its condition, its updates and the building’s documents rather than its size. The buildings, the association, the flood map and daily life are covered in full on our Sparrowood 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 Sparrowood homes; if you are buying, read our Sparrowood buyer guide.
Three Sparrowood units closed in the 12 months to September 23, 2026: a Building C unit at $265,000 in December 2025, a Building B unit at $245,000 in March 2026 and a Building A unit at $230,000 in September 2026. Each closed below its final list price, at 86.79% to 92.63%, and each after 158 to 633 days on market. Three sales are not a market rate, so we list them rather than reduce them to one average, and we say plainly that Sparrowood is one of the thinnest resale records inside The Forest’s gates.
Every Sparrowood unit is the same plan on the county roll, yet the eight sales of the full 48-month pull ran from $84.65 to $253.81 per square foot of MLS living area. The plan does not move the price at Sparrowood; condition, updates, the moment of the sale and the association’s finances do. A renovated unit sold in a quick 2023 market and an original-condition unit sold after a long 2026 listing are different products that happen to share a floor plan.
We use every Sparrowood closing in the Southwest Florida MLS since September 2022, Lee County’s recorded qualified sales and its 2026 roll, the two units listed for sale today, your unit’s own condition and permits, and the milestone inspection and structural integrity reserve study file that Florida law puts in your buyer’s hands. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building, your unit’s condition and updates, and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072 or use our free home valuation request. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Sparrowood condominium because the valuation is built from every Sparrowood closing in the Southwest Florida MLS over four years, checked building by building against Lee County’s parcel roll and recorded sales, and read beside the statutory building file, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. If you are comparing teams across the city before you choose who values your unit, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole market: 8 MLS closings over four years, Lee County’s qualified recorded sales beside them, and the two listings for sale today, each with its source and date.
Jesse McGreevy writes it, from the MLS closings, the county record and your unit’s own documents, and Marc Comisar walks the unit when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
With 3 closings in the last 12 months across 30 units, and only 1 in the 12 months before that, there is no pool of recent comparables for a buyer or an appraiser to lean on. In a building group this small, the next Sparrowood sale becomes the comparable for every neighbor who sells after you. A valuation that is right the first time is worth more here than almost anywhere else inside the gates.
This valuation page gives you the number. Our seller page, how we sell Sparrowood homes, covers marketing, negotiation, costs and the two estoppels. If your home is elsewhere inside the gates, start with what a home in The Forest is worth, which applies the same method to every recorded neighborhood, or with our valuation pages for Fairway Woods at The Forest, The Heron at The Forest and Partridge Place. For the neighbors your buyer will also tour, see our guides to Waters Edge at The Forest, Dove Hollow and Fairway Woods at The Forest.
These are the facts that decide most Sparrowood prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll and recorded sales, FEMA’s flood map or Florida statute, and each repeated with its source further down this page. Read them before you read any online estimate of your unit.
A Sparrowood condominium is valued by starting from Sparrowood’s own closed sales, weighted toward the most recent, placing the unit in its building, reconciling MLS and county square footage, grading condition and openings, reading the milestone, reserve and fee file, adjusting older sales for time, and testing the result against the listings inside The Forest’s gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026)
The first comparables are Sparrowood’s own closings, because no other building in The Forest shares its height, its plan or its statutory file. The three sales of the last 12 months, $230,000 to $265,000, carry the most weight. The five earlier sales, from $150,000 in January 2023 to $450,000 in July 2023, tell us how wide the range can run, not where the market sits today.
Sparrowood is three buildings: Building A at 6216 Cougar Run and Building B at 6258, each with nine units finished in 1984, and Building C at 6300, with twelve units finished in 1985, per the county’s first-year-built field. The building tells us which roof, which stairs and which exterior your buyer is buying into, and it is the first line of the association’s maintenance and reserve records a buyer will read.
The Lee County parcel roll records every unit at 1,772 or 1,773 heated square feet. MLS listings for Sparrowood have entered 1,758 and 1,773 square feet of living area on closed sales and 1,688 on both units listed in September 2026. We report both and compute price per foot on the MLS figure, because that is what a buyer’s agent and an appraiser see, but we never let a 1,688 square foot listing look cheaper per foot than a 1,773 square foot sale of the same plan.
After more than 40 years of owner updates, finish is the largest variable inside one plan. Kitchens, baths, flooring and lighting separate the $230,000 sale from the $345,000 sale, as much as timing does. We grade finish against the Sparrowood units that actually sold, not against a generic Fort Myers renovation index.
Sparrowood’s buildings were finished in 1984 and 1985, before the first statewide Florida Building Code took effect on March 1, 2002. Replaced windows, sliding doors and shutters, with permits and a wind-mitigation report, answer a buyer’s first insurance question. The association must adopt hurricane protection specifications for each building, and which openings belong to the owner and which to the association is set in the declaration, so we read both before we credit anything.
This is the step that sets Sparrowood apart from every other condominium in The Forest. Your buyer is entitled to the inspector’s milestone inspection summary and the association’s most recent structural integrity reserve study, or a statement that none has been completed, and the contract itself must say where each stands. We do not state Sparrowood’s status on this page, because it is not in any public record we reached, but we read the file before we set a price, because a buyer will.
A buyer underwrites two association layers, the Sparrowood 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 building’s level rather than your unit’s place in it, but a missing estoppel, budget or reserve schedule at launch costs days on market.
Sparrowood’s closed sales span a repricing. The 2023 and 2024 MLS sales ran $300,000 to $450,000 once the $150,000 sale of January 2023 is set aside, and every sale since February 2025 has come in lower than the one before, down to $230,000 in September 2026. A 2023 or 2024 sale is not a 2026 comparable without a time adjustment, and the $450,000 sale of July 2023 was an outlier, not a ceiling.
On September 23, 2026 the MLS showed two Sparrowood listings, a Building B unit asking $285,000 and a Building A unit asking $199,900, and one Waters Edge unit at $325,000. Your number has to make sense to a buyer standing in all three.
Sparrowood condominiums sold three times in the 12 months to September 23, 2026, at $230,000, $245,000 and $265,000, for $740,000 in closed volume, per the Southwest Florida MLS. The three ran $129.72 to $150.74 per square foot of living area, 86.79% to 92.63% of list, and 158 to 633 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
December 2025 | C, 6300 Cougar Run | 2 bed, 2 bath | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
March 2026 | B, 6258 Cougar Run | 2 bed, 2 bath | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
September 2026 | A, 6216 Cougar Run | 2 bed, 2 bath | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; building from the street address and the county’s building letter. Price per square foot is each sale’s price divided by its MLS living area, and sale-to-list is each sale’s price divided by its final list price.
One sale came from each building. The highest, $265,000, was the Building C unit that had been on the market for 633 days; the lowest, $230,000, was the Building A unit that closed on September 11, 2026 after 337 days. The simple average of the three sale-to-list ratios is 89.35% and of the three market times 376 days, by our arithmetic, and both are descriptions of three sales, not a market rate.
None of the three closed at or above its final list price. The record holds the final list price, not the original one, so a long market time can hide earlier reductions, and three sales that each closed more than 7% below a final list price after five months or more tell a seller one thing clearly: the first asking prices were above where buyers were.
The 12 months before this window, September 24, 2024 to September 23, 2025, recorded one closing, $320,000 in February 2025 at 92.89% of list after 81 days. The 2023 and 2024 sales reached $300,000 to $450,000. Put the four most recent sales in order, $320,000, $265,000, $245,000 and $230,000, and the direction is plain, even if four sales cannot measure its size.
Lee County’s recorded, qualified sales show 7 Sparrowood sales from September 24, 2022 to June 25, 2026, the newest sale in the county file. Matched to MLS closings by address, date and price, 1 of the 7 never appeared in the MLS: a $140,000 sale in April 2023 of a 1,773 square foot unit in one of the 1984 buildings. And the $450,000 MLS closing of July 2023 was not matched to a qualified sale in the county file. We read both records, because a seller who assumes the MLS shows every comparable can miss one, and a buyer’s appraiser may find it.
Sparrowood recorded 8 closings in the full 48-month pull, September 24, 2022 to September 23, 2026, for $2,305,000, from $150,000 to $450,000, per the Southwest Florida MLS. With fewer than 10 sales in any window we hold, we list every sale instead of a median, because a median of eight is not a market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the widest window we hold)
Closed | Building | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
January 2023 | A | 2 bed, 2 bath | 1,772 | $150,000 | $150,000 | $84.65 | 100.00% | 1 |
July 2023 | C | 2 bed, 2 bath | 1,773 | $460,000 | $450,000 | $253.81 | 97.83% | 14 |
August 2023 | A | 3 bed, 2 bath | 1,772 | $310,000 | $300,000 | $169.30 | 96.77% | 73 |
April 2024 | C | 2 bed, 2 bath | 1,773 | $315,000 | $345,000 | $194.59 | 109.52% | 1 |
February 2025 | C | 2 bed, 2 bath | 1,773 | $344,500 | $320,000 | $180.49 | 92.89% | 81 |
December 2025 | C | 2 bed, 2 bath | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
March 2026 | B | 2 bed, 2 bath | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
September 2026 | A | 2 bed, 2 bath | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
Source: Southwest Florida MLS Matrix, all Sparrowood closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026. Bedroom counts are as listed in the MLS; the county roll records every Sparrowood unit as two bedrooms and two baths.
Our rule for a thin market is to widen the window until it holds 10 sales: 12 months, then 24, 36 and the widest we hold, 48. Sparrowood had 3 closings in 12 months, 4 in 24, 5 in 36 and 8 in 48. No window reaches 10, so the eight sales above are the whole record, and every figure on this page names the window it comes from.
One Building A unit sold at $150,000 in January 2023 after one day on market, less than four months after Hurricane Ian, and sold again at $300,000 in August 2023, when the MLS listed it as three bedrooms. It is the only repeat sale in the four-year MLS record. The record does not say why the first price was so low, so we do not use it to price a unit today.
Two of the eight closed at or above their final list prices: the January 2023 unit at its $150,000 list, and a Building C unit at $345,000 in April 2024, 109.52% of a $315,000 list after one day. Both were quick sales in a quicker market. Neither has a counterpart since February 2025.
A median of eight sales that run from $150,000 to $450,000 would look like a market figure and describe no unit. The house rule on every thin market we write about is to list the sales, name the window and let the reader see the spread. When a buyer’s appraiser values your unit, those same few sales are what the appraisal will rest on, which is why we show them to you first.
A Sparrowood condominium sells at a similar level in all three buildings once time and condition are held constant. Building C has recorded the higher prices, four sales from $265,000 to $450,000 over 48 months, because its sales came earlier, in 2023 to 2025; Building A’s three sales ran $150,000 to $300,000 and Building B’s one sale was $245,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
Building | Address | Units | Finished (county) | Stories (county) | MLS closings, 48 months | Sold prices | 2026 just value range (county) |
|---|---|---|---|---|---|---|---|
A | 6216 Cougar Run | 9 | 1984 | 3 | 3 | $150,000 (January 2023), $300,000 (August 2023), $230,000 (September 2026) | $215,335 to $237,681 |
B | 6258 Cougar Run | 9 | 1984 | 3 | 1 | $245,000 (March 2026) | $215,335 to $225,330 |
C | 6300 Cougar Run | 12 | 1985 | 3 | 4 | $450,000 (July 2023), $345,000 (April 2024), $320,000 (February 2025), $265,000 (December 2025) | $215,985 to $249,383 |
Common elements | 6278 Cougar Run | n/a | n/a | n/a | n/a | 2.78-acre parcel | n/a |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026; Lee County parcel roll for units, build years, stories and 2026 just values, queried September 2026. Building letters are the county’s own designations in each unit’s parcel identifier.
Building A, at 6216 Cougar Run, holds nine units finished in 1984. It recorded both the lowest Sparrowood sale of the period, $150,000 in January 2023, and the newest, $230,000 in September 2026, and today it has the lower of the two listings, asking $199,900. A Building A valuation leans on those two recent data points and on the unit’s own condition.
Building B, at 6258 Cougar Run, also holds nine units finished in 1984. Its one sale in 48 months was $245,000 in March 2026, after 158 days, at 92.63% of list. The higher of today’s two listings, asking $285,000, is in Building B, so a Building B seller is pricing against a neighbor in the same building.
Building C, at 6300 Cougar Run, is the largest, twelve units finished in 1985, and it has been the busiest: four of the eight sales in 48 months, including the highest, $450,000 in July 2023, and the only sale above list, $345,000 in April 2024. Its sales since then, $320,000 in February 2025 and $265,000 in December 2025, trace the same downward line as the rest of Sparrowood.
The three buildings share the same plan, the same association, the same master association, the same flood panel and the same gates. What differs is the building’s own roof, stairs, exterior and repair history, which is exactly what the association’s reserve schedule and any milestone inspection address. A buyer reads the association’s documents building by building, so we value your unit on its own sales record first and adjust for its building only when the documents give a buyer a reason to.
Price per square foot at Sparrowood is a clean measure, because every unit is the same plan, but it has moved a long way. The three sales of the last 12 months ran $129.72 to $150.74 a square foot of MLS living area; the eight sales of the full 48-month pull ran from $84.65 to $253.81.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Over the last 12 months: $150.74 in December 2025, $139.36 in March 2026 and $129.72 in September 2026, each lower than the one before. Over the 12 months before that: $180.49, the one sale of February 2025. In 2023 and 2024: $84.65, $253.81, $169.30 and $194.59. We compute each sale’s own ratio, never total dollars over total feet.
Two square-foot figures describe the same Sparrowood unit, and they do not always agree. The county records 1,772 or 1,773 heated square feet on every unit. MLS living area is entered by the listing agent, and Sparrowood listings have reported 1,758, 1,772, 1,773 and, on both September 2026 listings, 1,688 square feet. Every per-foot figure on this page uses MLS living area, because that is what a buyer’s agent and an appraiser see on the listing.
Place your unit among the three most recent sales, read off the price per foot of the closest match in condition, and multiply by 1,773 square feet. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the building file and time.
Across The Forest, 30 condominiums and villas closed in the same 12 months at a median $148.88 a square foot of living area, the mean of the middle pair $147.03 and $150.74, by our arithmetic on the Southwest Florida MLS. Sparrowood’s three sales, at $129.72 to $150.74, sat at or below that line. Space for the money is Sparrowood’s strongest selling point, and it is why a Sparrowood valuation has to be built from Sparrowood’s own sales rather than a community figure.
Sparrowood values have softened since 2023. The four closings since February 2025 ran $320,000, $265,000, $245,000 and $230,000, each lower than the one before, and the per-foot figure fell from $180.49 to $129.72 over the same run, while the 2023 and 2024 sales reached as high as $450,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Sold prices | $/sq ft (MLS living area) | Sale-to-list | Days on market |
|---|---|---|---|---|---|
2023 | 3 | $150,000, $450,000, $300,000 | $84.65, $253.81, $169.30 | 100.00%, 97.83%, 96.77% | 1, 14, 73 |
2024 | 1 | $345,000 | $194.59 | 109.52% | 1 |
2025 | 2 | $320,000, $265,000 | $180.49, $150.74 | 92.89%, 88.63% | 81, 633 |
2026, to September 23 | 2 | $245,000, $230,000 | $139.36, $129.72 | 92.63%, 86.79% | 158, 337 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026, in date order within each year. No Sparrowood MLS closing fell between September 24 and December 31, 2022, so 2023 is the first full year.
The cleanest evidence is the last four sales, because they are the same plan across two years: $320,000 at 92.89% of list after 81 days, $265,000 at 88.63% after 633 days, $245,000 at 92.63% after 158 days and $230,000 at 86.79% after 337 days. From the first of the four to the last is $90,000, about 28 percent, by our arithmetic. Four sales cannot say how much of that is market and how much is condition, but they set the level a valuation starts from today.
No Sparrowood MLS closing fell between September 24 and December 31, 2022, the weeks after Hurricane Ian; the first MLS closing in the window was the $150,000 sale of January 18, 2023, and Lee County recorded a qualified $140,000 sale in April 2023 that never appeared in the MLS. Without their terms we do not use either as a comparable, and we do not read a storm effect into two prices the record does not explain.
The $450,000 Building C sale of July 2023, $253.81 a foot after 14 days, is the top of the four-year record and the sale most likely to have anchored an owner’s expectations. It sits $220,000 above the September 2026 sale, and it did not match to a qualified sale in the county file. It is a fact of the record, not a comparable for 2026.
An owner who bought before 2023 may still hold a gain, but the record since February 2025 says the 2023 and 2024 level is not today’s level. The 2025 and 2026 sales, $230,000 to $320,000, are the evidence a buyer’s appraiser will use, and a valuation that anchors on 2023 or on the $450,000 outlier invites the kind of long market time the last three sales recorded.
Sparrowood condominiums took 158, 337 and 633 days on market and sold at 86.79% to 92.63% of list price in the 12 months to September 23, 2026, on 3 closings. None of the three closed at its final list price, and on September 23, 2026 two units were for sale, about 8 months of supply against that pace.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window | Closings | Days on market | Sale-to-list | Closed at or above final list |
|---|---|---|---|---|
12 months to September 23, 2026 | 3 | 158 to 633 | 86.79% to 92.63% | 0 of 3 |
12 months to September 23, 2025 | 1 | 81 | 92.89% | 0 of 1 |
24 months to September 23, 2026 | 4 | 81 to 633 | 86.79% to 92.89% | 0 of 4 |
48 months to September 23, 2026 | 8 | 1 to 633 | 86.79% to 109.52% | 2 of 8 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price. With fewer than 10 sales in every window, we show the range rather than a median.
Two of the last three Sparrowood sales closed below 90% of their final list prices, and the third at 92.63%. In a building of one plan, buyers negotiate with every recent sale in hand, and a list price that sits above the last closing without a visible reason, such as a renovated kitchen and baths or new windows, gets negotiated down or waits. Across The Forest’s 30 condominium and villa closings of the same 12 months, the median was 94.62% of list, the mean of the middle pair 94.55% and 94.68%, by our arithmetic.
Building | Beds and baths (MLS) | Living sq ft (MLS) | Asking | Asking $/sq ft | Days on market |
|---|---|---|---|---|---|
B, 6258 Cougar Run | 2 bed, 2 bath | 1,688 | $285,000 | $168.84 | 4 |
A, 6216 Cougar Run | 2 bed, 2 bath | 1,688 | $199,900 | $118.42 | 24 |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026, pulled September 23, 2026; no Sparrowood listing was pending that day. Asking price per square foot is our arithmetic on the list price and the MLS living area.
The two asks sit on either side of the last closing. The Building B unit asks $55,000 more than the $230,000 September 2026 sale, about 24 percent more, and the Building A unit asks $30,100 less, about 13 percent less, by our arithmetic. A buyer touring this fall will see both in the same afternoon, and a third Sparrowood listing will be priced against them.
Two listings against 3 closings in the last 12 months is about 8 months of supply, by our arithmetic. Against the slower 24-month pace, 4 sales in 24 months, the same two listings are about 12 months. By the usual rule of thumb, more than six months favors buyers, so Sparrowood leans toward buyers on either measure. On a building this small one sale moves the figure by months, which is a reason to price well, not a reason to wait.
Sparrowood’s closings have fallen across the calendar, in December, February, March, April, July, August, September and January, so the record is too thin to name a best month. What the community record does show is the population: the master association’s 2022 plan estimates about 1,000 year-round residents in The Forest and about 2,000 in peak season, so a unit that is valued, documented and listed by early January meets the largest pool of buyers.
Price to where the last three sales and the two live listings say a buyer will meet you, present the unit for the season, and have both estoppels, the budget with its reserve schedule, and the milestone and reserve study file ordered before the first showing. In a market this thin, the right price at launch usually sells faster and nets more than a high price followed by a year of reductions, which is what the last three sales record.
Sparrowood sits at the slow and lower end of The Forest’s condominium market. Its 3 closings of the last 12 months took 158 to 633 days and closed at 86.79% to 92.63% of list, against a community-wide median of 81 days and 94.62% of list on 30 condominium and villa closings, per the Southwest Florida MLS pulled September 23, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Neighborhood | Closings, last 12 months | Sold prices | $/sq ft (MLS living area) | Sale-to-list | Days on market | Listings, September 23, 2026 |
|---|---|---|---|---|---|---|
Sparrowood | 3 | $230,000 to $265,000 | $129.72 to $150.74 | 86.79% to 92.63% | 158 to 633 | 2 |
Waters Edge at The Forest | 3 | $325,000 to $520,000 | $184.87 to $252.43 | 93.12% to 100.00% | 0 to 190 | 1 |
The Forest, all condominiums and villas | 30 | median $286,500 (middle pair $265,000 and $308,000) | median $148.88 | median 94.62% | median 81 | 18 |
Source: Southwest Florida MLS Matrix, closings September 24, 2025 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; The Forest row covers every condominium and villa closing in the development pull. Neighborhood rows under 10 sales show ranges, not medians.
Against 18 condominium and villa listings and 30 closings a year, The Forest’s attached market carries about 7.2 months of supply, by our arithmetic, and Sparrowood carries about 8. Taking the middle sale of each neighborhood’s record, Sparrowood’s 337 days on market and 88.63% of list were the longest market time and the deepest discount of any condominium in the pull with more than one sale in the last 12 months, by our arithmetic. That is the case for pricing a Sparrowood unit to the building’s own record rather than the community’s.
Fairway Woods at The Forest is the other large-plan condominium inside the gates, 118 units in one- and two-story buildings. Its 9 closings of the last 12 months ran $245,000 to $395,000, per the Southwest Florida MLS, and its two-bedroom sales, $245,000 and $262,000, compete directly with Sparrowood’s. A buyer who wants space without three stories will look there first, so your list price has to explain what a Sparrowood unit offers for the money. The Fairway Woods valuation method is on what a Fairway Woods at The Forest home is worth.
Dove Hollow, 48 units of about 1,419 heated square feet in one- and two-story buildings, recorded 3 closings in the last 12 months, and Quail Cove, 24 units in two-story buildings, recorded 2, per the same MLS pull. Both are smaller plans at lower buildings. A Sparrowood unit gives a buyer about 350 more heated square feet than a Dove Hollow unit, and that is the line your listing should lead with.
A Sparrowood buyer most often compares Waters Edge at The Forest, the other mid-1980s condominium inside the gates. Sparrowood offers one large plan at a lower price per foot on higher ground; Waters Edge offers one- and two-story buildings and villas outside the milestone and reserve study laws, and it sells faster and closer to asking at a higher price per foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, queried September 2026; FEMA National Flood Hazard Layer, effective November 17, 2022)
Measure | Sparrowood | Waters Edge at The Forest |
|---|---|---|
Homes | 30 condominium units in three buildings | 36 condominium units: two-story buildings and one-story duplexes from 1984 and 1985, plus one-story duplex villas added in 1991 |
Built (county roll) | 1984 and 1985 | 1984 to 1991 |
Stories (county roll) | Three | One and two |
Milestone inspection and reserve study laws | Apply (three stories) | Do not apply (one and two stories) |
Floor plans (county heated area) | One: 1,772 to 1,773 sq ft, two bedrooms and two baths | Several: median 1,989 sq ft |
Median 2026 just value (mass appraisal, not a price) | $225,330 | $300,820 |
MLS closings, 48 months | 8, $150,000 to $450,000 (listed, no median) | 11, median $425,000 |
$/sq ft of living area, 48 months | $84.65 to $253.81 | median $202.91 |
Sale-to-list, 48 months | 86.79% to 109.52% | median 97.94% |
Days on market, 48 months | 1 to 633 | median 11 |
MLS closings, last 12 months | 3: $230,000, $245,000 and $265,000 | 3: $325,000, $425,000 and $520,000 |
Sale-to-list, last 12 months | 86.79% to 92.63% | 93.12% to 100.00% |
County qualified sales to June 25, 2026 | 7; 1 never in the MLS | 12, median $414,500; 3 never in the MLS |
Listings on September 23, 2026 | 2, asking $199,900 and $285,000 | 1, a 1,758 sq ft two-bedroom unit at $325,000 |
Months of supply, last 12 months’ pace | about 8 | about 4 |
Median ground, ft NAVD88 | 7.5 | 6.6 |
Flood zone and panel | Zone AE, 11 ft base flood elevation, panel 0438H | Zone AE, 11 ft base flood elevation, panels 0438H and 0576H |
Hurricane Ian surveyed high-water mark | None surveyed at Sparrowood | About 2.9 ft above ground at a Waters Edge building |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
Association fees | Not published | Not published |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll (units, build years, stories, heated area, 2026 just value) and recorded qualified sales, September 24, 2022 to June 25, 2026; ground from Lee County’s 2018 LiDAR spot elevations; U.S. Geological Survey Short-Term Network record for Hurricane Ian. Waters Edge’s 48-month medians are observed sales (n = 11); every other count under 10 is shown as its sales or its range.
A buyer should choose Sparrowood for a large single-plan unit at the low end of The Forest’s price per foot, on higher ground than Waters Edge, and for a building whose milestone and reserve study documents tell a careful buyer more about its structure and funding than most Florida buyers ever see. A buyer should choose Waters Edge at The Forest for one- or two-story living or a villa, outside the post-2022 structural laws, and is prepared to pay more per square foot for it. Your Sparrowood valuation has to sit where a Waters Edge shopper can say yes to the extra space for less money.
Waters Edge’s two products are two markets. Over 48 months its units in the two-story buildings closed at $280,000 to $404,000 on five sales, and its villas at $425,000 to $520,000 on six sales. Sparrowood’s 2025 and 2026 sales, $230,000 to $320,000, sit below the Waters Edge two-story units and well below its villas, with more living area than the Waters Edge two-bedroom units that sold at 1,693 and 1,758 square feet: a Sparrowood unit is the most interior space in that comparison for the money.
Waters Edge closed at a median of 97.94% of list over 48 months and its three sales of the last 12 months at 93.12% to 100.00%, including a 2,222 square foot villa at its $425,000 list price with 0 days on market in May 2026. Lower buildings, a scarcer one-story villa product and a building outside the milestone and reserve study laws explain most of it. Sparrowood, with two listings against three sales a year, has to answer the building question in its listing to close that gap.
Sparrowood’s median ground, 7.5 feet NAVD88, is 0.9 feet above Waters Edge’s 6.6 feet, by our arithmetic, and no Hurricane Ian high-water mark was surveyed at a Sparrowood building, while one was surveyed about 2.9 feet above ground at a Waters Edge building. Its price per foot is lower, and its plan is uniform, so a buyer compares like with like. For a buyer who reads the documents, a completed milestone summary and reserve study, where they exist, are a reason to buy rather than a reason to walk.
Online estimates miss on Sparrowood condominiums because they average eight sales that ran from $150,000 to $450,000, read listing square footage that does not match the county’s plan, can read a unit number as a floor, and lean on a county roll that values all 30 units in a narrow band, while the price turns on condition and the building file.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
A model that averages Sparrowood’s record blends a $150,000 one-day sale months after Hurricane Ian, a $450,000 sale at the 2023 peak and a $230,000 sale in September 2026, and describes none of them. With so few sales, one outlier moves an automated figure by tens of thousands of dollars.
A model divides by whatever square footage its source carries. At Sparrowood, listings have entered 1,688, 1,758, 1,772 and 1,773 square feet for units the county records at 1,772 or 1,773. The same unit can look expensive or cheap per foot depending on which figure a model picked up.
Sparrowood units are numbered from 101 to 305, and in a three-story building it is tempting to read the first digit as the floor. Elsewhere in The Forest the first digit of a unit number identifies the building, not the floor, and the only reliable source for a unit’s level is the county record and the condominium plat. When we value a Sparrowood unit, we confirm its level from the recorded documents and in person, and so should a buyer.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, put Sparrowood’s 30 units between $215,335 and $249,383, with a median of $225,330. The three sales of the last 12 months ran $230,000 to $265,000. The roll covers every unit, including the 23 that have not sold in the full 48-month pull, which makes it useful for comparing units and useless for pricing one.
A model cannot see replaced windows and a wind-mitigation report, a renovated kitchen, the outlook from a unit, the association’s budget and reserve schedule, the milestone inspection summary or the structural integrity reserve study, or an estoppel with nothing owed. At Sparrowood those are the difference between the top and the bottom of the building’s range.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with Sparrowood’s sales and your unit’s documents. If it is high, better to know before you list than after a year on the market.
A Sparrowood buyer prices in two association assessments, the Sparrowood condominium fee and The Forest’s master assessment, the reserve line the structural integrity reserve study sets, a Lee County tax bill that resets at sale, the San Carlos Park fire levy, private sewer and flood insurance. Neither association publishes its fee.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
Sparrowood of Lee Condominium Association, Inc. sets the condominium fee, which is not published; it appears in the association’s budget and resale estoppel certificate. The master association does not publish its assessment either; the amount appears in its annual budget and on the estoppel certificate issued with every resale. Florida caps what an association may charge for an estoppel certificate, under section 718.116 for the condominium and section 720.30851 for the master association.
For a budget adopted on or after December 31, 2024, the owners of an association that must obtain a structural integrity reserve study “may not determine to provide no reserves or less reserves than required” for the items the study covers, under section 718.112(2)(f). At Sparrowood, the only such building in The Forest, the reserve line in the budget is a statutory floor rather than a vote. We do not know Sparrowood’s reserve contribution, because the budget is not public, but a buyer will read it before anything else.
The association’s special assessments are not published; buyers can find them in the association’s estoppel certificate, budget and meeting minutes. A seller who has the reserve schedule, the latest roof and repair history and the board’s minutes in the file before listing removes a reason to discount, and a pending assessment is a term to negotiate openly rather than one for a buyer to discover late.
Florida’s Save Our Homes cap resets to just value on a change of ownership under section 193.155, so a buyer’s tax bill will usually be higher than a long-time homesteaded seller’s. Seven of Sparrowood’s 30 units carry a homestead exemption on the 2026 Lee County roll. The bill also carries the San Carlos Park Fire Protection and Rescue Service District levy of 2.3590 mills for fiscal year 2025/26 and Lee County’s solid waste assessment; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service, and Lee County Utilities provides water; how Sparrowood bills them, by unit or through the association, is not published, so we ask every seller for twelve months of bills. The Forest is a non-bundled community: buying a home does not require joining the club, so a Sparrowood buyer who does not join owes the club nothing, and no club value is built into a Sparrowood price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $1,610 on a $230,000 sale, $1,715 on $245,000 and $1,855 on $265,000, the three prices of the last 12 months. Our full cost walk-through is on our guide to selling a Sparrowood 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.
They affect it more than at any other building in The Forest. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records all three Sparrowood buildings at three stories, the only three-story residential buildings inside the gates. Every Sparrowood contract must say where both stand.
Data updated: September 2026 (Florida Statutes, 2026 text; Lee County parcel roll and building footprint layer, queried September 2026)
Section 553.899 requires a milestone structural inspection of condominium buildings three habitable stories or more in height, by a Florida-licensed architect or engineer, first when a building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after that. Section 718.112(2)(g) requires a structural integrity reserve study for the same class of building at least every 10 years, covering the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item above the state’s cost threshold whose failure would affect them.
Two independent county records agree. The Lee County parcel roll carries a three-story record on all 30 Sparrowood units, and the county’s building footprint layer shows the three Sparrowood buildings at three stories and every other condominium building in The Forest at one or two. Both statutes measure height as determined under the Florida Building Code, a determination that belongs to the county’s building department, so the tax roll is strong evidence rather than the official’s own finding.
Every contract for the resale of a residential condominium unit entered into after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the reserve study, under section 718.503(2)(e). Where they have been completed and the buyer did not receive them more than 15 days, excluding weekends and legal holidays, before signing, the contract is voidable by the buyer within 15 such days after receiving them. A seller who hands the documents over before the offer turns that window from a second negotiation into a formality.
Under section 718.503(2)(a), a condominium buyer is entitled, at the seller’s expense, to the inspector-prepared summary of the milestone inspection report, if applicable, and to the association’s most recent structural integrity reserve study or a statement that the association has not completed one. An association managing 25 or more units must also post its inspection reports and its most recent reserve study for owners, under section 718.111(12)(g); Sparrowood has 30 units, so an owner can usually retrieve both.
Whether Sparrowood’s milestone inspection and reserve study have been completed is not in public records we could reach, and this page does not guess. The Department of Business and Professional Regulation publishes SIRS reporting databases, but they are interactive and did not return records to our searches, so we report nothing from them. Buyers should request both documents from the association, and we request them on the first day of a listing.
A completed milestone summary with no structural findings and a reserve study with a funded schedule support the top of Sparrowood’s range, because they answer a buyer’s largest unknown. A phase two finding, a large deferred item or an unfunded reserve schedule moves the number down, and it moves it down further if the buyer finds it late. Either way, the valuation has to be built with the file open, not closed.
The flood zone affects a Sparrowood valuation at the building level: every unit sits in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, so every financed buyer carries flood insurance. What sets Sparrowood apart is ground, among the higher condominium ground inside the gates.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective November 17, 2022; Lee County 2018 LiDAR spot elevations; U.S. Geological Survey Short-Term Network, Hurricane Ian)
Every Sparrowood 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 three buildings are on one panel, 12071C0438H. The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so older documents that describe a 10-foot elevation predate the current map.
Sparrowood’s median ground is 7.5 feet NAVD88, ranging from 7.5 to 7.8, per Lee County’s 2018 LiDAR spot elevations layer, and the county’s footprint layer records a mean ground of 7.4 feet under the buildings. That is 3.5 feet below the base flood elevation by our arithmetic. Among Forest condominiums only the three Fairway Woods sections, at 8.5 to 9.1 feet, sit higher; Dove Hollow is at 6.5, Waters Edge at 6.6 and Partridge Place at 6.3. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark about 2.9 feet above ground at a Waters Edge condominium building inside The Forest, per the agency’s Short-Term Network record for Ian. No mark was surveyed at Sparrowood, and no public record we reached says whether water entered any Sparrowood unit. We do not treat listing descriptions of storm history as evidence, and neither should a buyer.
Under section 718.111(11), the association insures the condominium buildings under its master policy and each owner insures the interior, contents and improvements under a unit-owners policy, which must include at least $2,000 of loss assessment coverage under section 627.714. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. We publish no premium, because a premium quoted without the master policy and the elevation certificate is a guess.
Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County, per the county’s substantial improvement page: work or damage costing 50 percent or more of a building’s market value brings the structure under current flood rules. In a three-story condominium the building, not the unit, is the structure, so that threshold is an association question measured against the whole building, one more reason buyers ask for the association’s insurance and reserve file.
Give buyers the association’s master policy declarations and your unit-owners policy early, ask the association whether each building has an elevation certificate, and have a wind-mitigation report on your unit’s openings. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
A Sparrowood seller owes every buyer Florida’s flood disclosure at or before contract and, because Sparrowood is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest financial information, the question-and-answer sheet, and the milestone summary and reserve study, or a statement that none has been completed. A missed delivery hands the buyer a cancellation right and a second chance to negotiate.
Data updated: September 2026 (Florida Statutes; Florida Division of Corporations filings, retrieved September 2026)
This is information, not legal advice; a closing agent or real estate attorney should confirm how the rules apply to your unit. It belongs on a valuation page because a buyer with a way out negotiates the price again.
For a condominium resale, section 718.503 requires the seller to give the buyer the declaration, articles of incorporation, bylaws and rules, the association’s most recent year-end financial information, its frequently asked questions and answers document and, for a building like Sparrowood, the milestone summary and the reserve study or the association’s statement. Sparrowood’s declaration is recorded at Official Records Book 1741, Page 1403, with its condominium plat at Condominium Plat Book 10, Page 4, and its association’s articles were amended and restated in 2007.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. At Sparrowood the zone is the same for every unit, so the disclosure is straightforward, and a seller who adds the building’s elevation certificate turns a required form into a selling point.
Two estoppel certificates are ordered on every Sparrowood sale, one from Sparrowood’s association and one from the master association. Leasing, pet and approval rules live in the declaration and the association’s rules, which are not published online, so we read them on day one and build any approval step into the contract timeline, because an approval that runs late moves the closing date.
The items that move a Sparrowood number before listing are the building file, the flood and wind paperwork, condition inside the building’s range, 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 Sparrowood’s range your unit sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Order both estoppel certificates, the budget with its reserve schedule, the insurance declarations, the declaration with every amendment, the milestone inspection summary and the most recent reserve study, or the association’s statement, before the first showing. Fees are not published at either layer at Sparrowood, so the unit that answers the fee and building questions on day one competes against units that cannot.
Ask the association for the building’s elevation certificate and commission a wind-mitigation report on your unit’s openings. Both feed straight into a buyer’s insurance quote, and both are documents rather than claims.
The closed sales say condition and timing together explain the spread: the 2025 and 2026 sales ran $230,000 to $320,000 on the same plan. A renovation aimed at the top of that band usually pays; one aimed beyond it rarely does, because the building’s own record sets the ceiling and the building file weighs on it more than a new kitchen.
Alterations that touch the building, windows, doors, flooring over another unit or the exterior normally need association approval under the declaration and rules, and window and door replacements must meet the hurricane protection specifications the board adopts under section 718.113(5). Find the letters for any past work; a missing letter becomes a negotiation point.
The master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, so a unit valued and documented in the fall and listed by early January meets the most buyers. A listing that waits for the building file to be assembled after launch loses the season it was timed for.
A free in-person Sparrowood valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the unit, checks the condition, the openings, the approvals and the setting, reads the building file with you, and you receive a written opinion of value with Sparrowood’s sales and a recommended list price.
Every Sparrowood MLS and county sale since September 2022 with dates and sources; the live competition inside the gates, including Waters Edge and Fairway Woods; the association layers, reserve line and tax reset your buyer will underwrite; your building’s flood position and ground; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
If you decide to sell, our Sparrowood seller page sets out the marketing, negotiation, costs and the estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix, which documents to gather and when to list. Few Sparrowood units come up for sale, so the next owner who sells sets the comparable for everyone else; either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Sparrowood sale, and we publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Sparrowood owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 8 Sparrowood closings in the Southwest Florida MLS over four years, placed each one in its building against the Lee County parcel roll, laid Lee County’s 7 qualified recorded sales over the top, and read the statutes that make Sparrowood’s building file different from every other file in The Forest.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks units, meets contractors and inspectors, and handles showings for owners who are out of state for the summer. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page, and for the wider market see our Fort Myers real estate guide.
Every recorded condominium neighborhood inside the gates has its own guide: Dove Hollow, Dove’s Nest, Eagle’s Landing, Fairway Woods at The Forest, Partridge Court, Partridge Place, Quail Cove, Sparrowood, The Heron at The Forest and Waters Edge at The Forest. Owners in three of them have full seller, valuation and buyer pages: Fairway Woods at The Forest (sell, value, buy), Partridge Place (sell, value, buy) and The Heron at The Forest (sell, value, buy).
These are the questions Sparrowood owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll and recorded sales, the association’s state filings, FEMA’s map and Florida statute, each with its window and source stated in the sections above.
The three Sparrowood sales of the 12 months to September 23, 2026 closed at $230,000, $245,000 and $265,000. Your unit’s condition, updates and the building file place you in or around that band.
Start from Sparrowood’s own sales, weighted to the most recent, adjust for condition, openings and the association file, and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Three MLS closings from September 24, 2025 to September 23, 2026: $265,000 in December 2025, $245,000 in March 2026 and $230,000 in September 2026, for $740,000 in total.
Eight MLS closings in the full 48-month pull: $150,000, $450,000 and $300,000 in 2023, $345,000 in 2024, $320,000 and $265,000 in 2025, and $245,000 and $230,000 in 2026.
Because no window we hold reaches 10 sales: 3 in 12 months, 4 in 24, 5 in 36 and 8 in 48. A median of so few sales describes no unit, so we list them.
The three sales of the last 12 months ran $129.72 to $150.74 a square foot of MLS living area. Over the full 48-month pull the range was $84.65 to $253.81.
The last four closings each came in lower than the one before: $320,000, $265,000, $245,000 and $230,000, from February 2025 to September 2026. Four sales cannot measure the size of the move, but they set today’s level.
Rarely by itself. All three buildings share the same plan, association, flood panel and gates; the building decides which roof, stairs and repair history your buyer reads in the reserve file.
Do not rely on it. The only reliable record of a unit’s level is the county record and the condominium plat, and we confirm it from the recorded documents and in person.
Because eight sales ran from $150,000 to $450,000, listings have entered living areas from 1,688 to 1,773 square feet, and a model cannot see condition or the building file.
No. The 2026 just values run $215,335 to $249,383, a median of $225,330, a mass-appraisal figure for tax. The last three sales ran $230,000 to $265,000.
The three sales of the last 12 months took 158, 337 and 633 days on market. Over the full 48-month pull the range was 1 to 633 days.
The three sales of the last 12 months closed at 86.79%, 88.63% and 92.63% of their final list prices. None closed at or above list.
Two on September 23, 2026, asking $199,900 and $285,000, both listed at 1,688 square feet of MLS living area. Listings change weekly.
For a documented unit priced to the recent sales, yes; but two listings against three closings a year is about 8 months of supply, which leans toward buyers, so the price has to be right at launch.
Sparrowood’s own sales are too few to name a month. The Forest’s population roughly doubles in season, so a unit valued in the fall and listed by early January meets the most buyers.
Some do. Lee County recorded 7 qualified Sparrowood sales from September 24, 2022 to June 25, 2026, and 1 of them, $140,000 in April 2023, never appeared in the MLS.
Yes. They apply to condominium buildings three or more stories in height, and Lee County records all three Sparrowood buildings at three stories, the only such buildings in The Forest.
That is not in public records we could reach, and we do not guess. Your buyer is entitled to the milestone summary and the most recent reserve study, or a statement that none has been completed; we request both on day one.
Every condominium resale contract entered into after December 31, 2024 must carry a conspicuous statement about both under section 718.503(2)(e), and where they are completed, a receipt acknowledgment or a 15-day voidability clause.
Not for the items the reserve study covers. For budgets adopted on or after December 31, 2024, the owners of an association required to have the study may not provide less than the required reserves, under section 718.112(2)(f).
Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the estoppel certificate, and who pays installments after closing is a negotiated contract term.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H, effective November 17, 2022, on median ground of 7.5 feet, among the higher condominium ground in The Forest.
No surveyed high-water mark was taken at Sparrowood, and no public record we reached says whether water entered any unit. The nearest surveyed mark, at Waters Edge, was about 2.9 feet above ground.
Neither the Sparrowood 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 Sparrowood’s 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 Sparrowood price.
Likely higher if you hold a homestead exemption, because Florida’s Save Our Homes cap resets to just value on a change of ownership. Seven of the 30 units carry a homestead exemption on the 2026 roll.
They help when they are permitted, meet the association’s hurricane protection specifications and are documented in a wind-mitigation report, because they feed a buyer’s insurance quote. All three buildings date from before the first statewide Florida Building Code of March 1, 2002.
Only toward the top of Sparrowood’s recent range. With one plan and a building file that weighs on price, a renovation aimed beyond the recent sales rarely returns its cost.
Waters Edge sold 11 units in 48 months at a median of $425,000 and $202.91 a foot; Sparrowood sold 8 from $150,000 to $450,000, and its last three ran $129.72 to $150.74 a foot. The decision table above sets them side by side.
Fairway Woods’ 9 closings of the last 12 months ran $245,000 to $395,000, and its two-bedroom sales, $245,000 and $262,000, compete directly with Sparrowood’s $230,000 to $265,000. Fairway Woods’ buildings are one and two stories.
A valuation for pricing strategy; an appraisal only if you need a formal opinion for an estate, a divorce or a lender. Your buyer’s lender will order its own appraisal either way.
Read the declaration first: leasing terms are not published online, and a rental amendment binds only owners who consent and owners who take title afterward, under section 718.110(13). Florida’s transient rental taxes apply to rentals of six months or less.
The one who can show you every Sparrowood sale, from both the MLS and the county, with sources, and who reads the building file before setting a price. Compare teams on the public record before you choose.
Get a written valuation from Sparrowood’s own sales, order both estoppels and the association documents, and ask for the milestone summary and reserve study. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Sparrowood with other condominiums inside The Forest’s gates ask these three questions most often, and the answers come from the same MLS pull, county roll and FEMA map used for the seller answers above. For a full buyer plan, call Marc Comisar at (239) 287-5873.
No. The Forest is a non-bundled community, per the club’s membership page and the master association’s resident portal; membership is a separate choice.
The milestone inspection summary, the most recent structural integrity reserve study or the association’s statement that none has been completed, the budget with its reserve schedule and the board minutes. Read how we represent buyers in Southwest Florida and our Sparrowood 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 Sparrowood figure on this page traces to a primary source below, listed as of September 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded sales and map services, the association’s filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes and the Legislature’s bill records, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Sparrowood owner always opens the official, current copy. We host nothing ourselves. The declaration, recorded at Official Records Book 1741, Page 1403, and the condominium plat, Condominium Plat Book 10, Page 4, are held by the Lee County Clerk’s official records; the budget, reserve schedule, any milestone inspection report and any structural integrity reserve study are provided to a buyer at resale, not posted publicly.
Document | What it proves for a Sparrowood valuation | Official authority |
|---|---|---|
Sparrowood condominium project record (Florida DBPR) | The state’s registration of Sparrowood, licensed March 13, 1984 | |
Sparrowood association Amended and Restated Articles (2007) | The association’s current articles | |
Sparrowood association 2026 annual report | The association’s current corporate filing | |
Florida Statutes 553.899, milestone inspections | Why a three-story Sparrowood building needs a milestone inspection | |
Florida Statutes 718.112, reserve studies and reserves | The structural integrity reserve study and the no-waiver reserve rule | |
Florida Statutes 718.503, disclosure prior to sale | What a Sparrowood buyer must receive, and the contract statement | |
Florida Building Commission milestone inspection fact sheet | The state’s summary of the milestone program | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for all three buildings | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5 flood-premium discount | |
San Carlos Park Fire District FY2025/26 final budget | The 2.3590-mill fire levy on a Sparrowood tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, re-entry rules, Sparrowood’s board seat and the population estimate | |
Florida Building Commission, code effective dates | Why every Sparrowood building predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Sparrowood 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 Sparrowood sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a page at McGreevy and Comisar on Facebook.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across 4,000+ transactions. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026 (Southwest Florida MLS Matrix), and from Lee County parcel and recorded-sales files queried September 2026. Brokered by Domain Realty.