What Is My The Forest Home Worth?

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

If you own a home in The Forest, the gated golf community in south Fort Myers, the honest answer to what it is worth starts with your neighborhood and your floor plan, not with the community. The Forest holds 789 residences in 19 recorded neighborhoods, from 1,161 square foot walk-up condominiums at Partridge Place to Oaks homes of more than 3,000 square feet, and the Southwest Florida MLS shows neighborhood medians from $165,000 to $902,500. Everything about living there, the club, the fee stack, the flood maps and the schools, is on our The Forest community guide. This page does one job: it shows how a home in The Forest is actually valued, neighborhood by neighborhood, from the Southwest Florida MLS and Lee County'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.

What Is My The Forest Home Worth?

A home in The Forest is worth what its neighborhood, floor plan, condition, roof and flood file support. In the 12 months to 23 September 2026, 45 Southwest Florida MLS closings in The Forest split into 15 single-family homes at a median of $685,000 and 30 condominiums and villas at a median of $286,500.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll and recorded sales, parcel file dated 24 Sep 2026).

We tracked every one of the 221 Southwest Florida MLS closings recorded in The Forest in the four years to 23 September 2026, checked each address against the Lee County parcel roll to put it in the right neighborhood, and then laid Lee County's own recorded, qualified sales over the top before we wrote a single figure on this page.

The short answer, by neighborhood

The Forest resolves into five price bands. The Partridge Place and Partridge Court walk-ups are the entry band, at a 24-month Partridge Place median of $165,000. The mid-size condominiums, Dove Hollow, Dove's Nest, Quail Cove and Sparrowood, sold between $190,000 and $265,000 in the last 12 months, below the 48-month medians of $297,500 at Dove Hollow and $279,500 at Dove's Nest. Fairway Woods, the Heron and Waters Edge form a third band, from about $365,000 to $425,000. Eagle's Landing and Falcon Crest One sold at $505,000 and $435,000 on their most recent sales, and Pheasant Court Villas at $360,000 in July 2024. The four single-family phases form the top band: $525,000 in Unit One, $750,000 in Unit Two, $757,500 in Unit Three and $902,500 in The Oaks. A renovated home in one band can sell above an untouched home in the next.

Why one community number cannot describe your home

Divide The Forest's $20,135,000 of closed MLS volume in the last 12 months by its 45 sales and you get about $447,400, a figure above all but two condominium and villa sales of the year and below 11 of the 15 single-family sales. The community median, $375,000, is no better: it is close to a Fairway Woods or Heron price, and nowhere near a Partridge Place price or an Oaks price. A blend like that describes no home inside the gates, so nothing on this page blends neighborhoods unless it says so.

What we use instead of an automated estimate

We value a home in The Forest from three records laid over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and the living area each listing agent entered. Lee County's parcel roll and sale files give us every recorded, qualified sale, including sales that never touched a listing, plus heated area, year built and the 2026 just value for every home. Then we walk the home, because roof age, windows, the kitchen, the view across the fairway or the water and the elevation certificate are the variables no record captures.

Why Should McGreevy and Comisar Value Your Home in The Forest?

McGreevy and Comisar should value your home in The Forest because we build every number from the Southwest Florida MLS and Lee County's recorded sales, neighborhood by neighborhood, we read the club's and associations' own documents before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008. In a 19-neighborhood community, method decides the number.

The record, stated plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate and more than 4,000 transactions. Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, license 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.

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for The Forest on this page, or a story about a Forest sale we handled. We have none on record to show you here, and we would rather say so than dress up a career number as a local one. What you will find is the whole market, 221 MLS closings over four years and Lee County's qualified recorded sales beside them, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale inside the gates, labelled as a public sale and not ours.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from your neighborhood's closings and assembles the association, estoppel and flood paperwork your buyer will ask for. Marc Comisar walks the home and judges condition, updates and the view against what is actually selling in south Fort Myers, which is what lets a seasonal owner in Ohio or New York get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.

Why a thin market makes the valuation matter more

The Forest is one gate and at least five markets. In the last 12 months, 11 of its 19 neighborhoods recorded two sales or fewer, and Partridge Court and Pheasant Court Villas recorded none. At that pace your listing is judged against the one or two homes like yours that sold in the last year or two, and the next sale in your neighborhood becomes the comparable every appraiser uses after it. Few homes here come up for sale, so if you are going to be the next owner who sells, the price you choose sets the market for your neighbors as well as for you.

The pages that work together for a seller in The Forest

This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, negotiation, the estoppels and the disclosures, read our guide to selling your home in The Forest. If you are buying your next home inside the same gates, start with buying a home in The Forest. And to see the same valuation method applied to another Fort Myers golf community, read our page on what an Audubon Country Club home is worth.

Key Takeaways on The Forest Home Values

These are the facts that decide most prices inside The Forest's gates, each drawn from the Southwest Florida MLS, Lee County's parcel roll and recorded sales, FEMA's maps or the club's and master association's own published pages, and each repeated with its source further down this page. Read them before you read any online estimate of your home.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, 2026; FEMA National Flood Hazard Layer, queried September 2026).

• 789 residences in 19 recorded neighborhoods: the master association counts 302 single-family homes and 487 condominiums and villas, and Lee County reaches the same 789 total.
• The market, 12 months to 23 September 2026: 45 closings, $20,135,000 in volume, a median of 76 days on market, a median sale at 94.59 percent of list, 29 homes for sale and about 7.7 months of supply.
• Two markets, not one: 15 single-family sales at a median of $685,000 and $232.39 per square foot of living area; 30 condominium and villa sales at a median of $286,500 and $148.88 per square foot.
• Neighborhood medians run from $165,000 to $902,500: Partridge Place at the entry (24 months), The Oaks at the top (48 months), each in the first window with at least 10 closings.
• Lee County's recorded sales add about 66 qualified sales since late September 2022 that we could not match to any MLS closing, roughly 23 percent of the combined record, and none of them was the first sale of a new home.
• Condominium values sit below their 2024 level. The condominium and villa median ran $285,000 in 2023, $330,000 in 2024 and $286,500 in 2026 to date, and median price per square foot fell from $191.02 to $151.99.
• The Forest is non-bundled: buying a home does not require joining the club, so no membership value is built into your price and none should be assumed to transfer with the home.
• Every home is in FEMA Zone AE, base flood elevation 11 feet NAVD88, and median ground runs from about 5.9 feet at Pheasant Court Villas to about 9.1 feet at Fairway Woods, so the elevation certificate is a pricing document here.
• Sparrowood alone falls under Florida's milestone-inspection and structural integrity reserve study requirements, because its three buildings are the only three-story residential buildings in The Forest.

What Are Homes in The Forest Worth Neighborhood by Neighborhood?

Homes in The Forest are worth very different amounts by neighborhood. Using the first window with at least 10 Southwest Florida MLS closings, medians run from $165,000 at Partridge Place to $375,000 at the Heron, $425,000 at Waters Edge, $525,000 in Unit One and $902,500 in The Oaks.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings to 23 Sep 2026 and listings on 23 Sep 2026, retrieved 23 Sep 2026; Lee County recorded qualified sales to 25 Jun 2026, the newest sale in the county file; Lee County parcel roll, 2026 just values).

This is the table we start every valuation in The Forest with. Each row uses the narrowest window that holds at least 10 MLS closings: the trailing 12 months, then 24, 36 or 48 months, which is the full four-year pull and the widest we hold. The window is named in every row. Where a neighborhood never reaches 10 closings in 48 months we print no median, because a median of three is not a market; we list its sales instead, further down this page.

Source: Southwest Florida MLS Matrix, Development The Forest, residential, closed 24 September 2022 to 23 September 2026 and active or pending on 23 September 2026, every row resolved by address to its Lee County subdivision or condominium code. Where a count is even, the median is the mean of the middle pair, shown beside it. Price per square foot is the median of each sale's own ratio of sold price to MLS living area. Lee County columns: qualified, improved recorded sales from the county's parcel and sale data files (newest recorded sale 25 June 2026), with a median printed only where the county count reaches 10; the Partridge Place county figure includes the months right after Hurricane Ian. Just value is the county's 2026 mass-appraisal value for taxation, not a price. Homes and years built are from the Lee County parcel roll.

Three readings matter before you read your own row. First, on the single-family side, price per square foot of living area clusters between about $213 and $256 across the four platted phases, so lot, size, updates and roof explain most of the gap between a $525,000 Unit One sale and a $900,000 Unit Three sale. Second, on the condominium side the spread is product, not location: the large Fairway Woods plans trade near $135 per square foot while Dove Hollow and Waters Edge trade above $200, inside the same gates. Third, the county and the MLS agree closely wherever both have a real sample, which is why we trust the MLS medians for pricing and use the county record to find the sales the MLS never saw.

What Is a Single-Family Home in The Forest Worth?

A single-family home in The Forest sold for a median of $685,000 in the 12 months to 23 September 2026, on 15 closings at $232.39 per square foot of living area. By phase, medians run from $525,000 in Unit One to $902,500 in The Oaks, and size, lot, roof and updates decide where a home lands.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, 2026).

The four platted phases, Unit One, Unit Two, Unit Three and The Oaks, hold 301 built homes and answer only to the master association, so their resale file is the simplest in The Forest and their pricing is about the house and the lot. Falcon Crest One, Eagle's Landing and Pheasant Court Villas are fee-simple too, and Lee County codes them single-family, but each has its own homeowners' association and a very different product, so we value them separately below. The plats, lot sizes and history of every phase are on our The Forest community guide.

Single-family value by living area

Because a single-family median in any one year rests on 12 to 23 sales, the most stable way to see value is by size across the full four-year pull. Every band below holds at least 10 sales.

Source: Southwest Florida MLS Matrix, single-family closings in the four platted phases, Falcon Crest One, Pheasant Court Villas and Eagle's Landing (the Lee County single-family group), 24 September 2022 to 23 September 2026, retrieved 23 September 2026. Living area as entered by the listing agent.

The per-foot figure rises from about $187 for the smallest homes to about $250 in the 2,600 to 2,999 square foot band and then eases back to about $232 to $236 above 3,000 square feet. So in The Forest's own record a very large home has not earned the same per-foot price as a mid-size one, and a list price built by multiplying square feet by a neighbor's per-foot figure will overshoot on the big houses and undershoot on the small updated ones.

The Oaks

The Oaks is the top of The Forest's market: 72 homes built from 1987 to 2022 on Forest Oaks Drive, Panther Paw Court, Spotted Fawn Court and Cottontail, with a median heated area of 3,286 square feet and a 2026 median just value of $715,746 on the Lee County roll. The Oaks is one of The Forest's single-family neighborhoods: the master association seats its lot owners as Phase IV on its board roster, although The Oaks was approved by Lee County as a separate planned development in 1982.

The Oaks' one sale of the last 12 months, $1,250,000 in October 2025 at full list price, is the highest closed price in The Forest in that window. On 23 September 2026 four Oaks homes were listed, asking $850,000 to $1,299,000, and one was pending.

Unit Three

Unit Three is the largest single-family phase: 84 homes along Timberlakes Drive built from 1983 to 2012, a median heated area of 2,786 square feet on lots of about 0.40 acres, and a 2026 median just value of $533,505. It sold 18 homes in 36 months at a median of $757,500 and $256.25 per square foot of living area.

Two Unit Three homes above 4,600 square feet closed at $1,025,000 and $1,162,500 in June 2026, a 2,962 square foot home closed at $900,000 in February 2026, $303.85 per square foot, and the highest per-foot sale of the last two years was a 2,317 square foot home at $790,000 in November 2024, $340.96 per square foot. Three Unit Three homes were listed on 23 September 2026, asking $589,900 to $1,399,000.

Unit Two

Unit Two holds 50 homes on Bear Cub Court, Bobcat Court and three lots on Timberlakes Drive, with the largest lots in The Forest, a median of about 0.44 acres. Homes date from 1982 to 2010, the median heated area is 3,082 square feet and the 2026 median just value is $488,175. It sold 13 homes in 48 months at a median of $750,000 and $247.75 per square foot of living area.

Unit Two's 48-month range, $392,000 to $1,450,000, is the widest of any phase. One Unit Two home was listed on 23 September 2026 at $1,200,000 after 317 days.

Unit One

Unit One is the founding plat of 1980: 95 homes on Deer Run, Bobcat Drive and Fox Den, built from 1980 to 2010, a median heated area of 2,582 square feet on lots of about 0.32 acres, and a 2026 median just value of $411,684. It sold 11 homes in 24 months at a median of $525,000 and $212.69 per square foot.

Unit One is where condition moves the number most. A 2,728 square foot home sold for $804,000 in February 2026, $294.72 per square foot, while a 2,476 square foot home sold for $375,000 the same month after 416 days, $151.45 per square foot. Same phase, same month, nearly double the per-foot price. The MLS rows do not record why; the answer is inside the houses, which is why we walk the home before we write a number.

Request a free valuation of your home in The Forest in 60 seconds

The Forest recorded 45 MLS closings in the last 12 months at neighborhood medians from $165,000 to $902,500, so the only number that matters is the one built from your neighborhood, your floor plan and your condition. The fastest start is the Home Valuation form at the top of this page, or our free home 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 homes like yours in your neighborhood, with the sources named, plus the association, flood and tax picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Fort Myers so the sale and the purchase run on one timeline.

Falcon Crest One

Falcon Crest One is the last subdivision platted inside The Forest: 11 single-family homes on lots of about 0.11 acres along Falcon Crest Court, built from 1998 to 2004, with a median heated area of 2,663 square feet and a 2026 median just value of $436,212. It has its own homeowners' association. With two sales in 48 months, both are listed:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026.

Falcon Crest One is the newest construction in the lot phases of The Forest, which matters for insurance and inspection, and its per-foot record, $228 and $175, sits between the fee-simple villas and the platted phases.

Eagle's Landing

Eagle's Landing and Pheasant Court Villas are fee-simple villa neighborhoods governed by homeowners' associations, not condominiums. Eagle's Landing is 20 detached homes and villas on Timberlakes Drive, all built in 1984, one and two stories, with a median heated area of 2,002 square feet and a 2026 median just value of $358,033. Every sale in the 48-month pull:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026. The MLS files these homes as attached villas; Lee County codes them single-family.

Our full neighborhood picture is on the Eagle's Landing at The Forest guide. With four sales in four years, rising from $232,000 in November 2022 to $505,000 in May 2026, an Eagle's Landing value leans as much on size, condition and the neighboring phases as on its own record.

Pheasant Court Villas

Pheasant Court Villas is 17 one-story fee-simple villas on Pheasant Court, all built in 1981, with a median heated area of 1,387 square feet and a 2026 median just value of $276,707. It sold three times in 48 months:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026. Lee County's recorded sales show six qualified sales here in the same period, three of which never appeared on the MLS.

Pheasant Court Villas also sits on the lowest ground in The Forest, a median of about 5.9 feet NAVD88 against an 11-foot base flood elevation, so a Pheasant Court valuation always starts with the elevation certificate. With no sale in the last 24 months, the next Pheasant Court sale will set the market for the other sixteen.

What Is a Condominium or Villa in The Forest Worth?

A condominium or villa in The Forest sold for a median of $286,500 in the 12 months to 23 September 2026, on 30 closings at $148.88 per square foot of living area. By neighborhood the range is wide, from a $165,000 Partridge Place median to $425,000 at Waters Edge, and the floor plan matters as much as the building.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, 2026).

Every attached neighborhood in The Forest, all mapped on our The Forest community guide, is its own condominium or association with its own budget, its own documents and its own buyers, so we value each one against itself first and against its nearest rival second: Dove Hollow with Dove's Nest, Partridge Place with Partridge Court, the Heron Coach Houses with the Heron Coach House Villas, and Fairway Woods with Waters Edge. One warning applies to Fairway Woods and the Heron in particular. The first digit of a unit number there is the building, not the floor, and the county records those buildings at one and two stories, so a listing that calls a unit "seventh-floor" from its number is wrong, and a buyer who notices loses trust in everything else.

Fairway Woods

Fairway Woods at The Forest is the largest condominium cluster in the community: 118 units recorded in three sections, Section I (40 units, 1986 to 1987), Section II (38 units, 1988 to 1990) and Section III (40 units, 1989 to 1991), in one- and two-story buildings. Section III's association merged into Section II's in 1991, so three sections answer to two associations. Fairway Woods also sits on the highest ground in The Forest, a median of 8.5 to 9.1 feet by section. It sold 12 units in the last 24 months at a median of $365,000 and $135.08 per square foot of living area.

Fairway Woods is where plan size decides value, so here is every plan that sold in the full 48-month pull, all three sections together:

Source: Southwest Florida MLS Matrix, 24 September 2022 to 23 September 2026, retrieved 23 Sep 2026. Plans are grouped by the living area the listing agent entered, which is how buyers search.

By our arithmetic on the 2026 sales, the four-bedroom 2,962 square foot plan closed at $370,000 to $395,000, and the two-bedroom 1,782 square foot plan at $245,000 to $262,000, so the large plan has been worth roughly $110,000 to $150,000 more for about 1,180 more square feet. That is why the big plans post the lowest price per square foot in The Forest, about $125 to $133, and why a Fairway Woods value is always built plan to plan, never from a community per-foot figure. Five Fairway Woods units were listed on 23 September 2026, asking $310,000 to $339,000. The full neighborhood detail is in our Fairway Woods at The Forest guide.

The Heron

The Heron is two neighborhoods under one sub-master association: the Heron Coach Houses, 48 condominium coach homes in six buildings of eight on Heron Coach Way, built 1990 to 1992, and the Heron Coach House Villas, 15 one-story villas held as a land condominium, built 1994 to 1996. Median heated areas are 1,679 square feet at the Coach Houses and 1,993 at the Villas, and 2026 median just values are $246,498 and $334,217. Each product has fewer than 10 sales in 48 months, so here are all 16:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026. The MLS files both products under one name; each sale is placed in its product by the Lee County parcel roll.

The two products price differently. Coach Houses of 1,499 to 1,956 square feet closed at $290,000 to $385,000; the 1,993 square foot Villas closed at $394,000 to $400,000 in 2025 and 2026, against two sales at $485,000 in October and December 2022. Together the Heron sold 13 homes in 36 months at a median of $375,000 and a median of 40 days on market, among the faster attached markets in The Forest. The Heron is also the only three-tier association structure in the community, so a Heron sale needs three estoppel certificates, and the slowest one sets the closing date. Two Coach Houses were listed on 23 September 2026, asking $318,000 and $199,000, the second below any Heron closing in the four-year record. More detail is in our Heron at The Forest guide.

Waters Edge

Waters Edge is one condominium with two products: four two-story buildings of four units and two one-story duplexes built in 1984 and 1985, and eight one-story attached duplex villas added in 1991, 36 units in all, with a median heated area of 1,989 square feet and the highest 2026 median just value of any conventional condominium in The Forest, $300,820.

Waters Edge closed at a median of 97.94 percent of list with a median of 11 days on market over four years, the strongest seller's record in the attached half of The Forest. The two products are two markets: the villas closed at $425,000 to $520,000 and the units in the two-story buildings at $280,000 to $404,000. One unit of 1,758 square feet was listed on 23 September 2026 at $325,000, the same price the last unit of that size fetched in April 2026. See our Waters Edge at The Forest guide.

Dove Hollow

Dove Hollow is a condominium (recorded declaration, Lee County): 48 units in six buildings of eight, built in 1981 and 1982, with one-story and two-story units in the same building, a median of 1,419 heated square feet and a 2026 median just value of $191,445. The state's condominium registry lists a project named Dove Hollow Condo with 48 units, licensed May 28, 1981 and recorded December 28, 1981, whose managing entity is Dove Hollow Condo Assn, Inc.

The 48-month median is $297,500 (the pair $290,000 and $305,000), but the three sales of the last 12 months closed at $225,000 to $265,000, against $290,000 to $355,000 in 2024. Two units were listed on 23 September 2026, at $225,000 and $289,000. Every detail is in our Dove Hollow at The Forest guide.

Dove's Nest

Dove's Nest is 48 condominium units in six buildings of eight, one and two stories, built in 1983 and 1984, with a median unit of 1,419 heated square feet and a 2026 median just value of $192,298. The MLS spells it "Dove Nest." Every one of its 10 sales in 48 months was a three-bedroom unit of 1,418 or 1,420 square feet, which makes it the cleanest like-for-like record in The Forest:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026.

With one plan and one size, Dove's Nest shows the market's direction more plainly than anywhere else inside the gates: $192,500 and $225,000 in early 2023, $315,000 to $365,000 from June to November 2023, $299,000 in October 2024, $240,000 in May 2025 and $200,000 to $260,000 in 2026. Lee County's recorded sales show 13 qualified sales here in the same period, five of which never appeared on the MLS. Two units were listed on 23 September 2026, at $240,000 and $279,900. See our Dove's Nest at The Forest guide.

Quail Cove

Quail Cove is 24 condominium units in three two-story buildings of eight, built in 1982, the one neighborhood addressed on Forest Boulevard itself. The county roll measures its units at 1,372 to 1,538 heated square feet (median 1,460), and the 2026 median just value is $202,740. With nine sales in 48 months, one short of our median threshold, all nine are listed:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026.

Two things stand out. The MLS living areas run up to 1,776 square feet, well above the county's largest heated measurement of 1,538, so a Quail Cove per-foot figure depends on whose square feet you divide by. And prices stepped down: $285,000 to $370,000 from December 2023 through March 2025, then $190,000 after 405 days in January 2026 and $257,500 in June 2026. In August 2025 the association received a county development order to mill and repave its parking area. Two units were listed on 23 September 2026, at $247,500 and $299,900, both more than 250 days on market. See our Quail Cove at The Forest guide.

Sparrowood

Sparrowood is three buildings on Cougar Run, two of nine units and one of twelve, 30 units built in 1984 and 1985, essentially all on one floor plan of about 1,773 heated square feet, with a 2026 median just value of $225,330. Sparrowood's three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida's milestone-inspection and structural integrity reserve study requirements for condominiums of three or more stories. Its eight sales in 48 months:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026.

Sparrowood's record is one of the clearest price signals in The Forest: one sale at $150,000 in January 2023 after a single day on market, then $300,000 to $450,000 later in 2023 and $345,000 in April 2024, then $320,000 in February 2025 and $230,000 to $265,000 on the three most recent sales, after 158 to 633 days on market. Whether Sparrowood's milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association, and a Sparrowood seller who has both in hand removes the buyer's biggest question before it is asked. Two units were listed on 23 September 2026, at $199,900 and $285,000. See our Sparrowood at The Forest guide.

Partridge Place

Partridge Place is The Forest's oldest condominium and its entry point on price: 56 units in seven two-story walk-up buildings of eight, all built in 1981, every unit measuring 1,161 heated square feet on the county roll, and the lowest 2026 median just value in The Forest, $119,694. Its 24-month window holds 11 sales, from $145,000 to $195,000, at a median of $165,000 and $142.12 per square foot. We deliberately do not quote the 48-month Partridge Place figure: eight units closed between 10 November and 2 December 2022, weeks after Hurricane Ian, at $75,000 to $145,000, mostly as-is sales in a disrupted market that would misprice a unit today. FEMA's index also shows one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied. Lee County recorded 43 qualified Partridge Place sales from late September 2022 to June 2026, 15 of them never on the MLS, which makes Partridge Place the neighborhood where the county record adds the most. Two units were listed on 23 September 2026, at $174,000 and $179,000. See our Partridge Place at The Forest guide.

Partridge Court

Partridge Court is Partridge Place's smaller neighbor: 16 units of the same design under its own association, built in 1981, with the same $119,694 median just value. It has not reached 10 MLS closings in 48 months and had none in the last 12, so all nine are listed:

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026.

Lee County's record adds four more qualified Partridge Court sales that never reached the MLS, for 13 in the period at a county median of $180,000. With no current sale, a Partridge Court value is built from these and from Partridge Place's 24-month sales next door, and the next owner to sell here sets the comparable for the other fifteen. See our Partridge Court at The Forest guide.

What Does Price per Square Foot Tell You About a Home in The Forest?

Price per square foot in The Forest was $175.63 of living area across all 45 sales of the last 12 months, $232.39 for single-family homes and $148.88 for condominiums and villas. It is a useful yardstick inside one neighborhood and one plan, and a misleading one across the gates, where individual sales of the last 12 months ran from about $121 to about $385.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, 2026).

MLS living area and county heated area are different square feet

Every per-foot figure on this page is the sold price divided by the living area the listing agent entered in the MLS, taken as the median of each sale's own ratio. Lee County's parcel roll measures heated area, and sometimes total area under roof, which are different denominators. Quail Cove shows the gap plainly: the county measures its units at 1,372 to 1,538 heated square feet, while MLS entries run as high as 1,776. We never set a county square footage against an MLS per-foot figure, and when a buyer's agent does, we correct the arithmetic in the negotiation.

How to use price per square foot on your own home

Use it to test a number, not to make one. By our arithmetic, a 2,700 square foot Unit One home at the phase's 24-month median of $212.69 a foot comes to about $574,000, but Unit One sold homes of about that size for $435,000, $685,000 and $804,000 in 2026, a spread the living-area figure cannot explain and a walk-through usually can. The per-foot figure tells you whether a price is plausible; the sales of homes like yours tell you what it is.

What Have Homes in The Forest Sold For Recently?

Homes in The Forest recorded 45 Southwest Florida MLS closings in the 12 months to 23 September 2026, from $145,000 at Partridge Place to $1,250,000 in The Oaks, with $20,135,000 in total volume. Every one of them is listed below by date, neighborhood, home type, beds and baths, living area, list and sold price and days on market.

Data updated: September 2026 (Southwest Florida MLS Matrix, closed 24 Sep 2025 to 23 Sep 2026, retrieved 23 Sep 2026).

Every sale of the last 12 months

Source: Southwest Florida MLS Matrix, Development The Forest, residential, retrieved 23 September 2026. Beds and baths as entered on the MLS, with a den shown where the listing records one and half baths as .5; living area as entered by the listing agent. Home type combines the Lee County ownership regime with the MLS building design. We describe homes by neighborhood and plan, never by address, and we publish no MLS numbers.

The most recent sale, walked through

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 closing inside the gates. On 11 September 2026 a two-bedroom Sparrowood condominium with 1,773 square feet of living area closed at $230,000. Its final list price was $265,000, it spent 337 days on market, and it sold at 86.79 percent of that list price, or $129.72 per square foot on our arithmetic. It is the lowest Sparrowood sale since January 2023. Its final list price, $265,000, matched the December 2025 Sparrowood sale and sat above the March 2026 sale at $245,000; the MLS record we hold carries the final list price, not the original one, so we do not know where it started. What the record does show is that 337 days on market ended at 86.79 percent of that final price, the second-lowest ratio of any closing in The Forest in the last 12 months after a Quail Cove unit at 84.44 percent. The lesson for the next Sparrowood seller is that the three sales before this one, $320,000, $265,000 and $245,000, were already stepping down, and a valuation has to read that direction, not the best of the three.

The fastest and slowest sales of the year

The fastest closing of the year was a 2,222 square foot Waters Edge villa, at its $425,000 list price with 0 days on market in May 2026. The slowest were a Sparrowood unit at 633 days, a Heron villa at 535, a Unit One home at 416 and a Quail Cove unit at 405. Every one of the slow four closed below its final list, at 84.44 to 93.98 percent. The pattern is the same in every price band: homes priced at their neighborhood's recent closings sold in weeks, and homes priced above them sold in seasons.

What the county record adds

Lee County's recorded, qualified sales for the same neighborhoods show 270 improved-home sales from 24 September 2022 to 25 June 2026, the newest sale in the county file. We matched them to MLS closings by address, date and price: 204 pair with an MLS closing, and about 66 do not, roughly 23 percent of the combined record. None of those 66 is the first sale of a newly built home, so The Forest is not a builder-heavy community; they are resales that changed hands privately, between neighbors or family, or through channels that never touched a listing. Some may simply be sales the two systems describe differently. They are why we read both records, and why a seller who assumes the MLS shows every comparable can miss one.

How Long Do Homes in The Forest Take to Sell, and How Close to Asking?

Homes in The Forest took a median of 76 days on market and sold at a median of 94.59 percent of list price in the 12 months to 23 September 2026. Only 4 of 45 closed at or above their final list, and on 23 September 2026 there were 29 homes for sale, about 7.7 months of supply.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026).

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026. Months of supply is active listings divided by the average monthly closings of the prior 12 months. Pending listings are excluded from the for-sale count.

Reading a 94.59 percent sale to list

Both segments negotiated off list at almost the same rate, about 94.6 percent, so a buyer in The Forest expects to negotiate about five percent, and a valuation should say where the list price sits against that. A home listed at its true value and sold at the median ratio still closes about $21,000 below list at the community median price. The four homes that reached their asking price were priced at or near their own neighborhood's recent sales from the first day.

Months of supply by segment

By the usual rule of thumb, fewer than about six months of supply favors sellers and more than six favors buyers. The Forest sat at about 7.7 months on 23 September 2026, single-family homes at about 8.8 and condominiums and villas at about 7.2. The single-family number is the one to watch: 11 homes were listed at a median ask of $1,150,000, against a median single-family sale of $685,000 in the prior 12 months, and only one single-family home closed at $1,250,000 or above in that year. Part of that gap is mix, because the listed homes lean toward large Unit One, Unit Three and Oaks houses, but it also means the top of The Forest is being tested by asking prices that closed sales have not confirmed.

The season

Over the four years to 23 September 2026, May (27 closings), February (26) and April (24) were the busiest months for closings in The Forest, and October (10), August (11) and September (12) the quietest, so February through May carried 96 of 221 closings and August through October 33. The master association's 2022 plan estimates about 1,000 year-round residents and about 2,000 in peak season. A closing lags its contract by several weeks, so a home that is valued, prepared and listed by early January meets the largest pool of buyers. Month-to-month differences are within noise; the winter-to-spring peak is the finding.

How Have Home Values in The Forest Changed Since 2023?

Home values in The Forest have been steady on the single-family side and softer on the condominium side. Condominium and villa medians rose from $285,000 in 2023 to $330,000 in 2024 and have given back to $286,500 in 2026 to date, while single-family per-foot prices have swung year to year on thin samples without a clear trend.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County recorded qualified sales, 2023 to 2025).

Source: Southwest Florida MLS Matrix, retrieved 23 Sep 2026. The pull begins 24 September 2022; the last three months of 2022 are left out of this table because they are a partial year that includes the weeks right after Hurricane Ian.

The condominium record

The condominium and villa side peaked in 2024 and has since given back about 13 percent of its median and about 20 percent of its median price per square foot, from $191.02 to $151.99, while median days on market stretched from 21 days in 2023 to 130 in 2025 before easing to 73.5 in 2026. Lee County's recorded, qualified sales tell the same story from a different source: the county's condominium median ran $250,000 in 2023, $330,000 in 2024 and $257,500 in 2025. We do not attribute that shape, a 2024 peak and a reset since, to any single cause, and in The Forest only Sparrowood is reached by the milestone and reserve-study requirements.

The single-family record, honestly thin

Single-family medians swing from $557,500 to $735,000 on 12 to 23 sales a year, which is mostly mix: a year with more large Unit Three and Oaks sales posts a higher median without any home gaining value. The per-foot figure is steadier but not flat, $230.70 in 2023, $275.76 in 2024, $245.33 in 2025 and $220.15 in 2026 to date. The four-year single-family median per foot, $232.39, is exactly the figure of the last 12 months, and that is the honest summary: no clear trend, wide variation by house.

The Forest vs Fiddlesticks Country Club: Which Golf Community Will Your Buyer Compare?

The Forest and Fiddlesticks Country Club both offer two 18-hole courses in Fort Myers, and buyers often shop them together. The difference that shapes value is membership: at Fiddlesticks it is required on purchase, while The Forest is non-bundled. Fiddlesticks sold at $211.11 a foot in the last 12 months; The Forest at $175.63.

Data updated: September 2026 (Southwest Florida MLS Matrix, closed 24 Sep 2025 to 23 Sep 2026, retrieved 23 Sep 2026; each club's own website, retrieved 23 Sep 2026).

The decision table

Source: MLS rows from the Southwest Florida MLS Matrix, each community searched by its own MLS development name, closed 24 September 2025 to 23 September 2026, retrieved 23 September 2026; single-family and attached split by MLS building design for both communities, so The Forest's count here differs by one from the county-regime split used elsewhere on this page. The Fiddlesticks figures include five Highlands condominium closings at $30,000 to $80,000, which pull its attached figures down. Club rows from The Forest Country Club's membership page and Fiddlesticks Country Club's membership page.

Who should choose which, and what that means for your price

A buyer who chooses Fiddlesticks wants the golf included in the address and accepts a required membership as part of the price of entry. A buyer who chooses The Forest wants the gate, the setting and two courses nearby without being required to join, or wants to join on their own terms later. The Forest's lower per-foot figure is partly that difference and partly product: 31 of its 45 sales were attached homes, against 18 of 44 at Fiddlesticks. So we price a Forest home for the buyer who has already ruled out a bundled club, we present the non-bundled choice as a feature rather than an apology, and we never price a Forest home from a Fiddlesticks per-foot figure. Our Fiddlesticks Country Club guide covers that community in depth. Jesse McGreevy at (239) 898-6072 will tell you which of the two buyers your home is most likely to meet.

Why Do Online Estimates Miss on Homes in The Forest?

Online estimates miss on homes in The Forest because an automated model reads one ZIP code and one gate, while value here is set by 19 recorded neighborhoods, an optional club, a flood file that differs building by building, 1980s roofs and one building group under Florida's milestone law. A model can blend all of it; a buyer never does.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, 2026; FEMA National Flood Hazard Layer, queried September 2026).

Nineteen neighborhoods in one ZIP code

Every home in The Forest shares ZIP code 33908, one gate and one master association, so a model sees them as neighbors. In the last 12 months that group included a $145,000 Partridge Place walk-up, a $262,000 Fairway Woods two-bedroom and a $1,250,000 Oaks home. A model that leans on nearby sales can pull a Fairway Woods unit toward Unit One prices, or an Oaks home toward the condominium median.

A non-bundled club the model cannot read

The Forest is a non-bundled community: buying a home does not require joining the club. Both The Forest Country Club and the master association describe The Forest as non-bundled on their own websites, and the club sells memberships to residents and non-residents alike. Golf, tennis, the pro shop and the clubhouse are available with a club membership. So no club value is built into a Forest price, while a model trained on nearby bundled clubs can import one that is not here. The club's categories and courses are covered in full on our guide to living in The Forest.

Flood Zone AE everywhere, but not the same flood file

Every home and the club property in The Forest are in FEMA flood Zone AE with a base flood elevation of 11 feet (NAVD88), on FIRM panels effective November 17, 2022. A model treats that as one fact; a buyer's insurer does not. Median ground runs from about 5.9 feet at Pheasant Court Villas to about 9.1 feet at Fairway Woods I, and flood insurance cost depends on each building's elevation certificate, which is specific to the home.

Roofs, windows and the 1980s

About three quarters of the homes inside The Forest were finished in the 1980s and about 95 percent by 1999, per the Lee County parcel roll, before the first statewide Florida Building Code took effect on 1 March 2002. The roll does not record re-roof dates or window upgrades, so a model cannot tell a 1984 home with a new roof and impact glass from one without. And since Hurricane Ian, when U.S. Geological Survey crews surveyed a high-water mark of about 2.9 feet above ground at a Waters Edge building inside The Forest, buyers ask what was repaired and when.

Sparrowood, the view and the square feet

A model does not know that Sparrowood's three buildings are the only three-story residential buildings in The Forest, and so the only ones under Florida's milestone-inspection and structural integrity reserve study requirements. It cannot see the fairway or water behind a home; the MLS rows we hold do not record views consistently enough to publish a view premium, so we judge it sale by sale. And it divides by whatever square footage its source carries, MLS living area or county heated area, which at Quail Cove differ by more than 200 square feet at the top of the range.

The county just value is not a price

Lee County's 2026 just value is a mass-appraisal figure set for taxation. In The Oaks the median just value is $715,746 against a 48-month median sale of $902,500; at Partridge Place it is $119,694 against a 24-month median sale of $165,000. The roll is useful for comparing neighborhoods with each other, not for pricing one home. If a buyer quotes an online estimate to you, they are negotiating, and the answer is the sales of homes like yours.

How Do We Value a Home in The Forest, Step by Step?

We value a home in The Forest in six steps: place it in its recorded neighborhood, match the floor plan, walk the home for condition and roof, read the flood file and the association layers, adjust older sales on the neighborhood's own record, and test the number against today's listings before writing it down with every source named.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll and recorded sales, 2026).

Step one: place the home in its recorded neighborhood

We place your home by its Lee County parcel code, not the MLS label. The MLS files four platted phases under the single name "The Forest," all three Fairway Woods sections under one name and both Heron products under another, so the label alone cannot tell a Unit One home from an Oaks home.

Step two: match the floor plan

In the condominiums the plan is the unit of value: Partridge Place and Partridge Court are one plan of 1,161 heated square feet, Dove Hollow and Dove's Nest almost entirely about 1,419, Sparrowood about 1,773, and Fairway Woods runs from 1,782 to 2,962. In the single-family phases we match size, bedrooms, pool and lot.

Step three: walk the home

Marc Comisar walks every home before we write a number: roof, windows and shutters, kitchen and baths, air conditioning, pool and anything an inspector will write up on a 1980s home. In Unit One, homes of 2,476 and 2,728 square feet sold for $375,000 and $804,000 within a week of each other in February 2026; the records do not say why, and only the houses can.

Step four: read the flood file and the association layers

We note the FIRM panel, 12071C0438H or 12071C0576H, the neighborhood's median ground and, above all, the elevation certificate. Then we read the estoppel, budget and minutes for every association layer, the master association for every home, the neighborhood association for condominiums and villas and a third layer at the Heron, because no layer publishes its assessment and a buyer prices it in.

Steps five and six: adjust for time, test, then write it down

We adjust older sales against the neighborhood's own direction, not a countywide index: in the condominiums 2024 prices sit above 2026 prices. Then we lay your home beside every listing a buyer will tour the same week, 29 homes on 23 September 2026, and write a range, the comparables, the adjustments and a plain recommendation on list price and timing.

What Moves the Number Before You List a Home in The Forest?

Before you list a home in The Forest, four things move the number more than paint: a documented roof with a current wind-mitigation report, an elevation certificate in the file, the association documents ordered in advance, and, at Sparrowood, the milestone inspection report and reserve study in hand. Timing the winter season comes fifth.

Data updated: September 2026 (Florida Statutes and FEMA, retrieved September 2026; Southwest Florida MLS Matrix, retrieved 23 Sep 2026).

Roof, wind mitigation and the elevation certificate

Florida insurers may not refuse a homeowner policy solely because a roof is under 15 years old, and an older roof with an inspection showing at least five years of remaining life is protected the same way, under section 627.7011 of the Florida Statutes; a current wind-mitigation report can earn the discounts in section 627.0629. Because every home is in a Special Flood Hazard Area, a buyer with a federally backed mortgage needs flood insurance, priced building by building under Risk Rating 2.0, and unincorporated Lee County is a Class 5 community in FEMA's Community Rating System as of FEMA's April 2025 list, worth 25 percent off NFIP premiums in the flood zone. A buyer who can bind insurance in the first week pays closer to list.

The Sparrowood file

For a Sparrowood seller, the milestone inspection summary and the most recent structural integrity reserve study, or a statement that none has been completed, are part of the condominium resale package under section 718.503; the requirements themselves are in section 553.899 and section 718.112. Having both in hand takes the largest question off a Sparrowood buyer's list.

The renovation line a buyer will price

Lee County applies the substantial improvement rule in unincorporated Lee County: work reaching 50 percent of the building's market value requires the whole structure to meet current flood rules, one foot above the base flood elevation. By our arithmetic that puts a rebuilt home's lowest floor at 12 feet NAVD88 in The Forest, about 3 to 6 feet above today's median ground, and a valuation that ignores it overstates what a fixer-upper is worth.

What Fees and Costs Will a Buyer Price Into an Offer on Your Home in The Forest?

A buyer of a home in The Forest prices in the master association assessment, any neighborhood or condominium fee, flood and wind insurance, a property tax bill that resets at sale, the San Carlos Park fire levy and private sewer. The associations and the club publish no fees, so the amounts come from the estoppel certificate.

Data updated: September 2026 (Lee County and San Carlos Park Fire District records; Florida Statutes; retrieved September 2026).

Association fees and estoppels

The master association does not publish its assessment. The amount appears in the association's annual budget and on the estoppel certificate issued with every resale. Each neighborhood association sets its own fee, which is not published; it appears in that association's budget and resale estoppel certificate. Florida caps each estoppel at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if delinquent, issued within 10 business days and good for 30, under section 720.30851 and section 718.116.

The tax bill, sewer and the club

Florida's Save Our Homes cap resets to just value on a change of ownership under section 193.155. A buyer's bill also carries the San Carlos Park fire levy of 2.3590 mills for fiscal year 2025/26 and Lee County's solid waste assessment of $348.75 per single-family unit for fiscal year 2026; there is no community development district and no county MSTBU line. Sewer service is provided by Forest Utilities, Inc., a private utility whose rates are not published online, so we ask every seller for twelve months of bills. A buyer who does not join the club owes it nothing; the club's Form 990 filings show special assessments on members in 2022, 2023 and 2024, which fall on members only.

Documentary stamp tax, the seller's line

Documentary stamp tax on the deed is 70 cents per $100 under section 201.02: by our arithmetic $1,155 at the Partridge Place median of $165,000, $2,005.50 at the condominium median of $286,500 and $4,795 at the single-family median of $685,000. Our full cost walk-through is on our guide to selling your home in The Forest.

What Does a Seller in The Forest Owe a Buyer Before the Contract Is Signed?

A seller in The Forest owes Florida's flood disclosure to every buyer at or before contract. A condominium seller also delivers the section 718.503 resale documents, and a seller in a homeowners' association presents the section 720.401 disclosure summary before the buyer signs. Which applies depends on what you own, and The Forest has both.

Data updated: September 2026 (Florida Statutes, retrieved September 2026).

This is information, not legal advice; a closing agent or real estate attorney should confirm how the rules apply to your home. It belongs on a valuation page because a disclosure missed before signing hands the buyer a cancellation right, and a buyer with a way out negotiates the price again.

The flood disclosure and section 720.401

Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. The master association is a homeowners' association, as are the associations at Eagle's Landing, Pheasant Court Villas and Falcon Crest One, and under section 720.401 a prospective buyer must be presented a disclosure summary before executing the contract, supplied on a resale by the parcel owner. If it is not, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.

The condominium fork: Chapter 718

Section 720.401 does not apply to any association regulated under chapter 718, nor where disclosure is otherwise made under chapter 718, so a Forest condominium seller's duty runs through section 718.503: the governing documents, the annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the other items the statute lists. If they are not delivered before signing, the buyer may void within 7 days, excluding weekends and legal holidays. How the master association's own disclosure is handled on a condominium resale is a question for your closing agent. Some Florida master declarations also restate the section 720.401 duty and name the selling owner; The Forest's recorded declaration is not available in the county's online records, so we do not guess, and the governing documents in the estoppel package will show it.

Want a Free In-Person Valuation of Your Home in The Forest?

A free in-person valuation of your home in The Forest 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 home, Jesse builds the analysis from your neighborhood's recorded sales, and you receive a written opinion of value with sources.

What you receive

A written opinion of value for your address, built from the MLS and county sales of your plan in your neighborhood, matched for size, condition and setting, adjusted for time on your neighborhood's own record, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the association layers and estoppels, the flood file, the tax reset and, for a member, the club's written statement. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

Request a written valuation of your home in The Forest today

Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy 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 The Forest covers pricing, marketing, negotiation, the estoppels and the disclosures in full. If you are buying your next home as well, read how we represent buyers in Fort Myers.

Reviews From Clients of McGreevy and Comisar

McGreevy and Comisar are a top-reviewed real estate team on Google, and the five quotes below are genuine five-star client reviews reproduced in each reviewer's own words. None is presented as a sale in The Forest, and we publish no aggregate score and no star-rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.

A seller whose home had sat without offers

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

A seller on showing feedback and open houses

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

A seller who bought again

★★★★★ "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

A family that has listed and sold with us for years

★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review

A seller with thirteen transactions behind them

★★★★★ "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. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

We are also on Facebook, and Jesse is on LinkedIn.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this valuation page for The Forest. They co-founded Domain Realty, lead Domain Realty Group, a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Lee County's recorded sales. Reach Jesse direct at (239) 898-6072.

Jesse McGreevy

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 and the record work on every valuation. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.

Marc Comisar

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 walks your home in The Forest before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

For the wider market around your home, see our Fort Myers real estate guide, and for everything about the community itself, return to our The Forest community guide. A homesteader who sells and buys another Florida homestead may be able to carry accumulated Save Our Homes benefit to the new home, so if you are buying too, start with how we represent buyers in Fort Myers.

Frequently Asked Questions, Seller Edition: Valuing a Home in The Forest

These are the valuation questions owners in The Forest actually ask, answered from the Southwest Florida MLS, Lee County's parcel roll and recorded sales, FEMA's records, Florida Statutes and the club's and master association's own published pages. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll and recorded sales, 2026).

What is my home in The Forest worth?

It depends on your neighborhood, your floor plan, your condition and roof, your flood file and your setting. In the 12 months to 23 September 2026, single-family homes in The Forest sold at a median of $685,000 and condominiums and villas at $286,500, and neighborhood medians run from $165,000 at Partridge Place to $902,500 in The Oaks. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.

How do I get an accurate valuation on a home in The Forest?

Ask for one built from your own neighborhood's closed sales in the widest window that gives a real sample, matched to your plan, adjusted for condition after someone has walked the home, and tested against the listings a buyer will see the same week. That is the valuation we write, free and with no obligation, and it names every source it uses.

Why are online estimates for my home in The Forest so far apart?

Because an automated model blends 19 recorded neighborhoods that share one ZIP code and one gate, cannot see your roof, windows or elevation certificate, and cannot tell a non-bundled club from a bundled one. The spread between estimates is usually the spread between the neighborhoods the model borrowed sales from.

What have homes in The Forest sold for in the last twelve months?

Forty-five homes closed on the Southwest Florida MLS in the 12 months to 23 September 2026, from $145,000 at Partridge Place to $1,250,000 in The Oaks, for $20,135,000 in total. Every one of those sales is listed on this page by date, neighborhood, type, beds, living area and price.

What is the price per square foot in The Forest?

The median was $175.63 per square foot of living area across all 45 sales of the last 12 months, $232.39 for single-family homes and $148.88 for condominiums and villas. By neighborhood it runs from about $135 at Fairway Woods to about $256 in The Oaks and Unit Three, so use your own neighborhood's figure, never the community's.

How long does it take to sell a home in The Forest?

The median was 76 days on market in the 12 months to 23 September 2026, 71 for single-family homes and 81 for condominiums and villas, plus the contract period to closing. Homes priced at their neighborhood's recent sales sold in weeks; homes priced above them waited 400 days or more and still closed below list.

How many homes are for sale in The Forest right now?

On 23 September 2026, 29 homes were listed, 11 single-family and 18 condominiums or villas, asking $174,000 to $1,620,000 with a median ask of $325,000 and a median of 110 days on market. That is about 7.7 months of supply, which leans toward buyers.

Are home prices in The Forest going down?

Condominium and villa prices are below their 2024 level: the median ran $330,000 in 2024 and $286,500 in 2026 to date, and the median price per square foot fell from $191.02 to $151.99. Single-family prices have moved without a clear trend; the four-year median per square foot, $232.39, equals the last 12 months. We do not forecast prices.

What is a home in The Oaks worth?

The Oaks sold 10 homes in the 48 months to 23 September 2026 at a median of $902,500 and $256.15 per square foot of living area, and its one sale of the last 12 months closed at $1,250,000 in October 2025 at full list price. Four Oaks homes were listed on 23 September 2026 at $850,000 to $1,299,000.

What is a home in Unit One, Unit Two or Unit Three worth?

Over each phase's own window, Unit One sold 11 homes in 24 months at a median of $525,000, Unit Two 13 homes in 48 months at $750,000, and Unit Three 18 homes in 36 months at $757,500. Size, lot, roof and updates decide where a home lands inside those ranges, which run from $350,000 to $1,450,000.

What is a Fairway Woods condominium worth?

Fairway Woods sold 12 units in the last 24 months at a median of $365,000 and $135.08 per square foot of living area. By plan, the 1,782 square foot two-bedroom units sold at $245,000 to $262,000 in 2026 and the 2,962 square foot four-bedroom units at $370,000 to $395,000. Five units were listed on 23 September 2026 at $310,000 to $339,000.

What is a home at the Heron worth?

The Heron sold 13 homes in 36 months at a median of $375,000. The Coach Houses of 1,499 to 1,956 square feet have sold at $290,000 to $385,000 since 2023, and the 1,993 square foot Coach House Villas at $394,000 to $400,000 in 2025 and 2026. A Heron sale needs three estoppel certificates.

What is a Waters Edge condominium worth?

Waters Edge sold 11 homes in 48 months at a median of $425,000, $202.91 per square foot and 97.94 percent of list, with a median of 11 days on market. The villas sold at $425,000 to $520,000 and the units in the two-story buildings at $280,000 to $404,000.

What is a Partridge Place or Partridge Court condominium worth?

Partridge Place sold 11 units in 24 months at a median of $165,000, all 1,161 or 1,200 square feet of living area. Partridge Court, the same design under its own association, has not sold on the MLS in the last 12 months; its most recent MLS sale was $132,000 in September 2025. Both carry a 2026 median just value of $119,694.

What is a Quail Cove or Sparrowood condominium worth?

Neither has 10 sales in 48 months, so we list their sales rather than quote a median. Quail Cove's two sales of the last 12 months closed at $190,000 and $257,500; Sparrowood's three at $230,000, $245,000 and $265,000. Both sold higher in 2024, and both valuations have to read that direction.

Is the county's just value what my home would sell for?

No. Lee County's 2026 just value is a mass-appraisal figure set for taxation, not a price, and it lags the market. The Oaks' median just value is $715,746 against a 48-month median sale of $902,500; Partridge Place's is $119,694 against a 24-month median sale of $165,000. Use it to compare neighborhoods, not to price a home.

Does a golf course or water view change what my home in The Forest is worth?

It can, but the MLS record we hold does not measure views consistently enough to publish a premium for The Forest. We price the setting sale by sale, against homes with and without the same outlook, and we show you the comparables we used for the adjustment.

Does the club membership affect what my home is worth?

Not directly. The Forest is a non-bundled community, so buying a home does not require joining the club, and no membership value is built into your price. The club does not publish its dues or initiation schedule, and a club membership should not be assumed to transfer with a home. The non-bundled choice widens your buyer pool, which is the effect on value that matters.

Does my club membership transfer to my buyer?

Do not assume it does. The Forest Country Club is a separate, member-owned corporation that sells memberships to residents and non-residents alike, so your membership and your buyer's are separate transactions with the club. The club does not publish what happens to a membership when a member sells, so we ask the club in writing before listing.

What are the association fees in The Forest?

They are not published. The master association does not publish its assessment, and each neighborhood association sets its own fee, which appears in that association's budget and resale estoppel certificate. We read your estoppel and budget before we write your valuation, because a buyer prices the fee into the offer.

How will my buyer's property tax compare with mine?

If you have owned for a while, your buyer's bill will probably be higher, because Florida's Save Our Homes cap resets to just value on a change of ownership under section 193.155. The bill will also carry the San Carlos Park fire levy of 2.3590 mills for fiscal year 2025/26 and Lee County's solid waste assessment. We show a buyer both bills so the difference does not come off your price by surprise.

What flood zone is my home in The Forest in?

Every home and the club property in The Forest are in FEMA flood Zone AE with a base flood elevation of 11 feet (NAVD88), on FIRM panels effective November 17, 2022. The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88. What differs by home is ground and finished-floor elevation.

Did Hurricane Ian flood homes in The Forest?

U.S. Geological Survey crews surveyed Hurricane Ian high-water marks of about 2.9 feet above ground at a Waters Edge condominium building inside The Forest and at a garage in adjacent Forest Villas. Those marks measure water at the outside of a building and do not say whether water entered any home. Your own history belongs in the flood disclosure, with repair permits and invoices in the file.

Does Sparrowood's milestone and reserve-study status affect my price?

It can. Sparrowood's three buildings are the only three-story residential buildings in The Forest, which places Sparrowood alone under Florida's milestone-inspection and structural integrity reserve study requirements. Whether its milestone inspection and reserve study have been completed is not in public records we could reach, so a Sparrowood seller should have both from the association before listing.

Does the age of my roof change my home's value?

Yes, through insurance. Florida insurers may not refuse a homeowner policy solely because a roof is under 15 years old, or an older roof with an inspection showing at least five years of life, under section 627.7011. A buyer who can insure the home easily pays closer to list, so a roof permit date and a current wind-mitigation report are worth gathering before you list.

What must I give a buyer before the contract is signed?

Every seller gives the flood disclosure under section 689.302. A condominium seller delivers the section 718.503 resale package, and a seller in a homeowners' association presents the section 720.401 disclosure summary before the buyer signs. Missing either reopens the deal, which is why we order everything at listing.

Should I renovate before I sell my home in The Forest?

Fix what a buyer's inspector or insurer will flag, the roof, the wind-mitigation items, anything unsafe, and think hard before a large remodel. Unit One shows that condition moves price a great deal, but in a 7.7-month market a finished project has to beat the cost of the months it takes, and Lee County's 50 percent rule limits how much work can be done on an older home without bringing it up to current flood rules.

When is the best time of year to sell a home in The Forest?

Over four years, February through May carried 96 of The Forest's 221 closings and August through October only 33. A home valued, documented and listed by early January meets the largest pool of buyers, because a closing lags its contract by several weeks.

Should I rent my home in The Forest instead of selling it?

That depends on your numbers and on your association's leasing rules. Leasing, pet and architectural rules are set by the master and neighborhood associations and are not published publicly; they are in each association's governing documents, provided at resale. We can put a sale value and a rental picture side by side for your home before you decide.

Who is the best agent to value my home in The Forest?

We would say McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, because we value from the full recorded market, neighborhood by neighborhood, and put every source on the table. Call Jesse McGreevy at (239) 898-6072 and judge the valuation for yourself.

What should I do first if I am thinking about selling in The Forest?

Get a written valuation, gather your roof permit date, wind-mitigation report and any elevation certificate, and, if you own at Sparrowood, ask the association for the milestone inspection report and the reserve study. Then decide on timing. Start with the Home Valuation form at the top of this page or call Jesse at (239) 898-6072.

Frequently Asked Questions, Buyer Edition

These three questions come from buyers comparing homes in The Forest while they weigh an offer, and the answers use the same records as the seller questions above. Buyers who want representation inside the gates can read how we represent buyers in Fort Myers or call Marc Comisar at (239) 287-5873.

Do I have to join the club to buy a home in The Forest?

No. The Forest is a non-bundled community: buying a home does not require joining the club. The club sells memberships to residents and non-residents alike, and golf, tennis, the pro shop and the clubhouse are available with a club membership, which the club quotes on inquiry.

How do I check the flood risk of a specific home in The Forest?

Every home in The Forest is in Zone AE with an 11-foot base flood elevation, so the useful question is the building's own elevation. Pull the panel from FEMA's Flood Map Service Center, check Lee County's flood information pages, and ask the seller for the elevation certificate before your inspection period ends. For help reading one, see how we represent buyers in Fort Myers or call Marc at (239) 287-5873.

Which neighborhood in The Forest is the best value?

On price per square foot of living area, the large Fairway Woods plans, near $125 to $133 in 2026, and Partridge Place, at $142.12 over 24 months, are the lowest inside the gates. Value also depends on the flood file, the association layers and, at Sparrowood, the milestone and reserve-study documents, so compare those before price alone.

Sources and Authoritative References

Every figure on this valuation page for The Forest traces to a primary source below: the Southwest Florida MLS, Lee County's parcel, sale, flood and tax records, Florida Statutes and state agencies, FEMA and the U.S. Geological Survey, or the club's and master association's own published pages. Nothing is drawn from a listing portal or another brokerage.

Southwest Florida MLS figures, pulled from Matrix on 23 September 2026, are cited rather than linked because the MLS is members-only. Lee County recorded sales come from the county's public parcel and sale data files as held on 24 September 2026, newest recorded sale 25 June 2026, and are cited as Lee County recorded sales. Parcel facts are cited as the Lee County parcel roll.

The Forest: club and master association

• The Forest Country Club, official home page, retrieved September 2026
• The Forest Country Club, membership page with the non-bundled statement, retrieved 23 September 2026
• The Forest Country Club scorecard, printed December 2025, retrieved September 2026
• Amended and Restated By-Laws of The Forest Country Club, Inc., public and undated, linked not quoted, retrieved 23 September 2026
• The Forest Property Owners' Association resident portal, retrieved 23 September 2026
• The Forest Property Owners' Association Emergency Preparedness Plan, updated May 2022, retrieved September 2026
• FirstService Residential, Florida resale and lender documents, retrieved September 2026
• ProPublica Nonprofit Explorer, The Forest Country Club filings (name on the tax filing: Forest Country Club Membership Association Inc), retrieved September 2026
• Golf Course Management, the club superintendent on Hurricane Ian, retrieved September 2026

Lee County records

• Lee County Parcels layer, the parcel roll used for neighborhood codes, heated area, year built and 2026 just values, queried September 2026
• Lee County SubdivisionsGeneral community boundaries layer, queried September 2026
• Lee County FIRM flood zone layer, queried September 2026
• Lee County 2018 LiDAR Spot Elevations layer, queried September 2026
• Lee County Evacuation Zones layer, queried September 2026
• Lee County Wastewater Service Area layer, queried September 2026
• Lee County Solid Waste Districts layer, queried September 2026
• Lee County Board of County Commissioners, special districts roster, retrieved September 2026
• Lee County Solid Waste, adopted solid waste rates, fiscal year 2026, retrieved September 2026
• Lee County flood information pages, retrieved September 2026
• Lee County substantial improvement and substantial damage rule, retrieved September 2026
• Lee County Community Rating System flood insurance discounts, retrieved September 2026
• Lee County Evacuation Zone A map, retrieved September 2026
• San Carlos Park Fire Protection and Rescue Service District, fiscal year 2025/2026 final budget, retrieved September 2026

Florida corporations and condominium records

• The Forest Property Owners' Association, Inc., Division of Corporations record, retrieved September 2026
• The Forest Country Club, Inc., Division of Corporations record, retrieved September 2026
• Forest Utilities, Inc., Division of Corporations record, retrieved September 2026
• The Heron Master Association, Inc., Division of Corporations record, retrieved September 2026
• Dove Hollow condominium association, Division of Corporations record, retrieved September 2026
• Florida DBPR public condominium extract, the Dove Hollow Condo registry row, retrieved 25 September 2026
• Florida DBPR, condominium SIRS reporting, retrieved September 2026
• Florida Real Estate Commission, retrieved September 2026

Florida Statutes, rules and state agencies

• Florida Statutes section 689.302, residential flood disclosure, retrieved September 2026
• Florida Statutes section 720.401, homeowners' association disclosure summary, retrieved September 2026
• Florida Statutes section 720.30851, homeowners' association estoppel certificates, retrieved September 2026
• Florida Statutes section 718.503, condominium resale disclosure, retrieved September 2026
• Florida Statutes section 718.116, condominium assessments and estoppel certificates, retrieved September 2026
• Florida Statutes section 718.112, condominium bylaws and structural integrity reserve studies, retrieved September 2026
• Florida Statutes section 553.899, milestone inspections, retrieved September 2026
• Florida Statutes section 627.7011, homeowner policies and roof age, retrieved September 2026
• Florida Statutes section 627.0629, wind-mitigation discounts, retrieved September 2026
• Florida Statutes section 201.02, documentary stamp tax on deeds, retrieved September 2026
• Florida Statutes section 193.155, Save Our Homes and portability, retrieved September 2026
• Florida Building Commission, building code effective dates, retrieved September 2026

Federal and national sources

• FEMA National Flood Hazard Layer map service, queried September 2026
• FEMA National Flood Hazard Layer, flood hazard zones, queried September 2026
• FEMA Letters of Map Amendment index, queried September 2026
• FEMA Flood Map Service Center, retrieved September 2026
• FEMA Risk Rating 2.0, retrieved September 2026
• FEMA Community Rating System eligible communities, April 1, 2025, retrieved September 2026
• FEMA FIRM panel 12071C0438H, effective November 17, 2022, Lee County copy, retrieved September 2026
• FEMA FIRM panel 12071C0576H, effective November 17, 2022, Lee County copy, retrieved September 2026
• U.S. Geological Survey Short-Term Network, Hurricane Ian high-water marks, Lee County, retrieved September 2026
• National Association of REALTORS, settlement FAQs and practice changes effective August 17, 2024, retrieved September 2026

The rival club, its own record

• Fiddlesticks Country Club, home page, retrieved 23 September 2026
• Fiddlesticks Country Club, membership page, retrieved 23 September 2026

McGreevy and Comisar

• The Forest community guide, retrieved September 2026
• Selling your home in The Forest, retrieved September 2026
• Fiddlesticks Country Club guide, retrieved September 2026
• McGreevy and Comisar free home valuation, retrieved September 2026
• How we represent buyers in Fort Myers, retrieved September 2026
• Jesse McGreevy agent profile, retrieved September 2026
• Marc Comisar agent profile, retrieved September 2026
• Domain Realty Group, retrieved September 2026
• McGreevy and Comisar Google Business Profile, retrieved September 2026

Downloadable Documents

Every document below links its official custodian, the State of Florida, FEMA, Lee County, the San Carlos Park Fire District, The Forest Country Club or the master association, so you always see the authoritative version of a record that bears on the value of a home in The Forest. We host none of these files ourselves.

Three documents that matter most to a valuation are not public: the master association's recorded declaration, which is not available in the county's online records; each association's budget, reserves and estoppel, which come with the resale package; and the club's membership plan and fee schedule, which the club provides to prospective members.

How Do You Reach the Valuation Team for The Forest Today?

You reach the valuation team for The Forest by using the Home Valuation form at the top of this page, requesting a free home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a seller spends.

The accolades, verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. 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. Read more about the team on the about McGreevy and Comisar page, and about the community on our The Forest 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.

Market data from Southwest Florida MLS, pulled September 23, 2026, and Lee County recorded sales.

McGreevy and Comisar. Brokered by Domain Realty.