Updated September 2026
Two condominiums, 63 homes, and sales from $308,000 to $570,000 in the last 12 months. We value your Coach House or Villa from its own plan's MLS and county sales, its condition and its three association files, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A home at The Heron at The Forest has recently been worth about $308,000 to $570,000, depending first on which of its two condominiums it sits in. The Southwest Florida MLS counts 6 Heron closings in the 12 months to September 23, 2026 at a median of $389,500, and 13 closings over 36 months at a median of $375,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
The Heron at The Forest is 63 homes on one private street, Heron Coach Way: 48 Heron Coach Houses in six buildings of eight, built 1990 to 1992, and 15 one-story Heron Coach House Villas held as a land condominium, built 1994 to 1996, all under The Heron Master Association. So what your home is worth comes down to which condominium and which county floor plan you own, and what has been done to it. The associations, the flood map and daily life are covered in full on our The Heron 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 home. If you are ready to sell, read how we sell homes at The Heron at The Forest; if you are buying, read our Heron at The Forest buyer guide.
Over the 12 months to September 23, 2026, the two Coach House sales closed at $308,000 for a two-bedroom unit and $385,000 for a three-bedroom unit, and the four Villa sales at a median of $397,000, the mean of the middle pair $394,000 and $400,000, on a range of $375,000 to $570,000. The $570,000 sale was the only four-bedroom Villa to reach the MLS in four years. With six sales in a year, we list every one rather than lean on an average.
A median of $389,500 describes the neighborhood, not your home. Over 48 months the Coach Houses sold at a median of $336,250 and the Villas at $400,000, and the Lee County parcel roll records four floor plans between them, from 1,499 to 2,718 heated square feet. A renovated two-bedroom Coach House and an original four-bedroom Villa share a street name and a master association, and very little else a buyer prices.
We use the closed sales of your condominium and plan, the two live listings, Lee County’s recorded qualified sales and its 2026 roll, your home’s own permits and association approvals, and the three association layers and tax reset your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us whether you own a Coach House or a Villa, your building or street number, your floor plan 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 Heron home because the valuation is built from every Heron closing in the Southwest Florida MLS over four years, checked unit by unit against Lee County’s parcel roll and recorded sales, 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 home, 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: 16 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 home’s own documents, and Marc Comisar walks the home 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 6 closings in the last 12 months across 63 homes, only 2 of them Coach Houses, and no Coach House closing at all from August 2024 through January 2026, there is no deep pool of recent comparables for a buyer or an appraiser to lean on. In a neighborhood this size, the next sale of your plan becomes the comparable for every neighbor who sells after you. A valuation that is right the first time is worth more here than on a busy single-family street.
This valuation page gives you the number. Our seller page, how we sell homes at The Heron at The Forest, covers marketing, negotiation, costs and the three 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 all 19 recorded neighborhoods. For the neighbors your buyer will also tour, see our guides to Waters Edge at The Forest, Fairway Woods at The Forest and Eagle’s Landing at The Forest.
These are the facts that decide most Heron prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll and recorded sales, the state condominium registry, 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 home.
A Heron home is valued by starting from the closed sales of the same condominium and county plan, placing a Coach House in its building, reconciling MLS and county square footage, grading condition and openings, reading all three association files and the flood 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 split is legal, not cosmetic. The Heron Coach Houses are a 48-unit condominium approved by the state as project PR1P021105, and the Heron Coach House Villas a 15-unit land condominium approved as PR1U023256, per the Florida Department of Business and Professional Regulation condominium extract. Each has its own association, declaration, budget and resale package, so a Coach House starts from Coach House sales and a Villa from Villa sales.
Inside each condominium, the Lee County parcel roll sets the plan. Coach House units ending 1 to 4 are 1,499 heated square feet, one story, two bedrooms; units ending 5 to 8 are 1,859 square feet, two stories, three bedrooms. Ten paired Villas and one single-parcel Villa are 1,993 square feet with three bedrooms and three baths, and four single-parcel Villas are 2,718 square feet with four bedrooms.
The first digit of a Coach House unit number is the building, never the floor: unit 402 is in building 4, and the county records every Coach House building at one and two stories. The six buildings, 1, 2, 3, 4, 5 and 7, went up from 1990 to 1992; there is no building 6. We compare a unit first with sales in its own building, then with the same plan elsewhere on the street.
The county records every Coach House at 1,499 or 1,859 heated square feet, but MLS listings for the same units have entered 1,707, 1,714, 1,946 and 1,956 square feet of living area. The only four-bedroom Villa sale in the MLS record was listed at 3,005 square feet against the county’s 2,718. We price from the county plan and report the MLS figure beside it, so your price per foot compares like with like.
After roughly 30 to 36 years of owner updates, finish is the largest variable inside a plan. Kitchens, baths, flooring and lighting separate the bottom of a plan’s range from the top. We grade finish against the Heron homes that actually sold, not against a generic Fort Myers renovation index.
Every Heron building was finished before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. A documented roof date, replaced windows and shutters with permits, and a wind-mitigation report answer a buyer’s first insurance question. At the Villas, the declaration decides who maintains and insures the roof and exterior of each villa, so we read it before we credit anything.
A Heron buyer underwrites three association layers: your unit association, The Heron Master Association and The Forest’s master association, and none of the three publishes its fee. Those facts are the same for every home in a condominium, so they set the neighborhood’s level rather than your home’s place in it, but a missing estoppel or budget at launch costs days on market.
The Heron’s closed sales span a repricing. Two 1,993 square foot Villas sold at $485,000 in October and December 2022, and five of the same plan sold at $375,000 to $400,000 from April 2025 to April 2026. A 2022 sale is not a 2026 comparable without a time adjustment, and one Villa that sold twice in the record shows the size of it.
On September 23, 2026 the MLS showed two Heron listings, both Coach Houses in building 4, asking $318,000 and $199,000, and one Waters Edge unit at $325,000. No Villa was for sale. Your number has to make sense to a buyer standing in all three, or in none of them if you own a Villa.
Heron homes sold six times in the 12 months to September 23, 2026, at a Southwest Florida MLS median of $389,500, for $2,432,000 in closed volume. The range ran from $308,000 for a two-bedroom Coach House to $570,000 for a four-bedroom Villa, at a median of $193.26 per square foot of living area.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Condominium | Building or plan (county) | Beds / baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
December 2025 | Villas | 1,993 sq ft plan | 2 + den / 3 | 1,993 | $399,000 | $394,000 | $197.69 | 98.75% | 1 |
February 2026 | Coach Houses | Building 3, 1,859 sq ft plan | 3 / 2 | 1,956 | $425,000 | $385,000 | $196.83 | 90.59% | 132 |
February 2026 | Villas | 2,718 sq ft plan | 4 / 2.5 | 3,005 | $619,000 | $570,000 | $189.68 | 92.08% | 61 |
March 2026 | Villas | 1,993 sq ft plan | 2 + den / 3 | 1,993 | $405,000 | $400,000 | $200.70 | 98.77% | 5 |
April 2026 | Villas | 1,993 sq ft plan | 3 + den / 2 | 2,120 | $399,000 | $375,000 | $176.89 | 93.98% | 535 |
June 2026 | Coach Houses | Building 1, 1,499 sq ft plan | 2 / 2 | 1,714 | $339,900 | $308,000 | $179.70 | 90.61% | 12 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; plan from the Lee County parcel roll, building from the unit number. Price per square foot is each sale’s price divided by its MLS living area.
Six is an even count, so the $389,500 median is the mean of the middle pair, the $385,000 Coach House and the $394,000 Villa. By condominium, the Coach Houses had two closings, $308,000 and $385,000, and the Villas four, at a median of $397,000, the mean of $394,000 and $400,000. Four of the six closed between February and April 2026, the heart of the season.
None of the six closed at or above its final list price. The two 1,993 square foot Villas that sold quickly, after 1 and 5 days, closed at 98.75% and 98.77%; the four that took longer closed between 90.59% and 93.98%. The record holds the final list price, not the original one, so a long market time can hide earlier reductions. The median sale-to-list of 93.03% is the lowest of the four rolling windows we report, 12, 24, 36 and 48 months.
The 12 months before this window, September 24, 2024 to September 23, 2025, recorded only two closings, both 1,993 square foot Villas in April 2025, at $399,000 and $400,000. Add them to the six and the 24-month median rises to $396,500, the mean of $394,000 and $399,000, while the 12-month median sits at $389,500. The mix of Coach Houses and Villas moved the median more than the market did.
Lee County’s recorded, qualified sales for the two Heron condominiums show 19 sales from September 24, 2022 to June 25, 2026, the newest sale in the county file, at a median of $375,000. Matched to MLS closings by address, date and price, 4 of the 19 could not be matched. Two of those are recorded on the parcel roll’s sale fields with the state’s qualified-sale code: a 1,499 square foot Coach House in building 4 at $250,000 in August 2025, and a 2,718 square foot Villa at $599,000 in May 2024, the highest Heron price in the window. An appraiser can find both, so we read both records.
A Heron Coach House is worth what its county plan supports: over the 48 months to September 23, 2026, six 1,499 square foot two-bedroom units sold at a median of $320,250 and two 1,859 square foot three-bedroom units at $350,000 and $385,000. The eight Coach House sales together had a median of $336,250.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
County plan | Units | MLS closings, 48 months | Median sold | Range | Median $/sq ft (MLS living area) | Median sale-to-list | Closings, last 12 months | 2026 just value range (county) |
|---|---|---|---|---|---|---|---|---|
1,499 sq ft, one story, 2 bed, 2 bath (units ending 1 to 4) | 24 | 6 | $320,250 (middle pair $308,000 and $332,500) | $290,000 to $375,000 | $200.92 (middle pair $198.37 and $203.47) | 94.15% (middle pair 93.85% and 94.44%) | 1: $308,000 | $212,167 to $241,745 |
1,859 sq ft, two stories, 3 bed, 2 bath (units ending 5 to 8) | 24 | 2 | $367,500 (middle pair $350,000 and $385,000) | $350,000 to $385,000 | $188.35 (middle pair $179.86 and $196.83) | 95.44% (middle pair 90.59% and 100.29%) | 1: $385,000 | $251,252 to $261,246 |
All Coach Houses | 48 | 8 | $336,250 (middle pair $332,500 and $340,000) | $290,000 to $385,000 | $197.60 (middle pair $196.83 and $198.37) | 94.15% (middle pair 93.85% and 94.44%) | 2 | median $246,498 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026, each sale placed in its county plan by unit number; Lee County parcel roll, 2026. Where a count is even, the median is the mean of the middle pair, shown beside it.
Twenty-four units carry the county’s 1,499 square foot plan, recorded at one story. Six sold through the MLS in four years, from $290,000 to $375,000, at a median of $320,250, and none closed at or above its final list price. Five of the six closed in 2023 and 2024, at a median of $332,500; the one sale of the last 12 months was $308,000 in June 2026, a unit in building 1 after 12 days on market at 90.61% of list. Lee County also recorded a qualified $250,000 sale of a unit on this plan in building 4 in August 2025 that never appeared in the MLS.
Twenty-four units carry the county’s 1,859 square foot plan, recorded at two stories. Only two sold through the MLS in four years: a building 2 unit at $350,000 in January 2024 after 1 day on market, just above its $349,000 list, and a building 3 unit at $385,000 in February 2026 after 132 days, at 90.59% of a $425,000 list. Two sales are not a market, so a valuation on this plan leans on the 1,499 square foot plan’s record, the three-bedroom Villas above it and the unit’s own condition.
A three-bedroom unit on the 1,859 square foot plan in building 4 was listed at $199,000 on September 23, 2026, after 196 days on market. That is below every Coach House closing in the four-year MLS record and below the county’s 2026 just values for its plan, $251,252 to $261,246. The MLS record alone does not explain the gap, and we do not treat it as a market price until we know why. What it does is sit in front of every buyer who searches the Heron, so a Coach House seller has to be ready to explain the difference.
All six Coach House buildings carry the same two plans, the same association, the same Heron Master and the same gate. They differ in age by two years at most and in flood panel: 16 Coach House parcels sit on FEMA panel 12071C0576H and the rest on 12071C0438H. What separates two units of the same plan is mostly condition, openings and the unit’s position in its building, which we judge in person.
The Coach Houses sold at a 48-month median of $197.60 per square foot of MLS living area, but the per-sale figures ran from $169.89 to $221.81. Most of that spread comes from the square footage entered on the listing, not the price: four of the six 1,499-plan sales were listed at 1,707 or 1,714 square feet. Priced on the county’s heated area instead, the same six sales ran $193.46 to $250.17 a foot, by our arithmetic. That is why we price a Coach House on the county plan first.
A Heron Coach House Villa is worth what its plan and condition support: over the 48 months to September 23, 2026, seven 1,993 square foot Villas sold at a median of $400,000, and the five that sold from April 2025 to April 2026 closed in a tight band of $375,000 to $400,000. The one four-bedroom Villa sale in the MLS was $570,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded sales, 2026)
County plan | Homes | MLS closings, 48 months | Median sold | Range | Median $/sq ft (MLS living area) | Median sale-to-list | Median days on market | 2026 just value range (county) |
|---|---|---|---|---|---|---|---|---|
1,993 sq ft, one story, 3 bed, 3 bath | 11 | 7 | $400,000 | $375,000 to $485,000 | $200.70 | 98.77% | 5 | $325,929 to $350,306 |
1,993 sq ft, sales from April 2025 to April 2026 only | 11 | 5 | $399,000 | $375,000 to $400,000 | $200.20 | 98.75% | 40 | as above |
2,718 sq ft, one story, 4 bed, 2.5 bath | 4 | 1 | $570,000 (one sale) | one sale | $189.68 (on a listed 3,005 sq ft) | 92.08% | 61 | $406,700 to $428,558 |
All Villas | 15 | 8 | $400,000 (middle pair $400,000 and $400,000) | $375,000 to $570,000 | $200.45 (middle pair $200.20 and $200.70) | 98.76% (middle pair 98.75% and 98.77%) | 22.5 | median $334,217 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026, each sale placed in its county plan by street number; Lee County parcel roll, 2026.
Eleven Villas carry the county’s 1,993 square foot plan with three bedrooms and three baths, ten on paired A and B parcels and one on a single parcel. The MLS labels vary, three bedrooms, two bedrooms plus a den, three bedrooms plus a den, but the county plan is the same. Since April 2025 five have sold: $399,000 and $400,000 in April 2025, $394,000 in December 2025, $400,000 in March 2026 and $375,000 in April 2026. Four of the five closed between $394,000 and $400,000; the fifth, listed at 2,120 square feet, sat 535 days before closing at 93.98% of list.
Four Villas carry the county’s 2,718 square foot plan, the largest homes at the Heron. One reached the MLS in four years, closing at $570,000 in February 2026 after 61 days on market at 92.08% of a $619,000 list; the listing entered 3,005 square feet of living area. Lee County also recorded a qualified $599,000 sale of a home on this plan in May 2024 that never appeared in the MLS. With one MLS sale and one county sale, a four-bedroom Villa valuation rests on those two records, the 1,993 square foot plan and the home itself.
One 1,993 square foot Villa sold at $485,000 in December 2022 and again at $400,000 in March 2026, $85,000 lower, a 17.5 percent decline by our arithmetic. It is the only repeat sale in the four-year Heron MLS record, and it measures the move from the late-2022 peak to the 2025 and 2026 level more cleanly than any median can.
Over 48 months the Villas sold at $200.45 a foot and the Coach Houses at $197.60, within about $3 of each other. The Villas cost more because they are larger and one story, not because buyers pay more per foot. A 1,993 square foot Villa and a 1,859 square foot Coach House are about 134 square feet apart on the county roll, and in February and March 2026 they sold $15,000 apart, $385,000 for the Coach House and $400,000 for the Villa, by our arithmetic on the two sales. A Villa owner competes with Coach Houses more than the address suggests.
Price per square foot at the Heron is mostly a square-footage index, because MLS listings for the same plan have entered different living areas. Over the 48 months to September 23, 2026 the median was $199.28 a square foot of MLS living area on 16 sales; over the last 12 months it was $193.26 on 6 sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Over 48 months: $199.28 a foot, the mean of the middle pair $198.37 and $200.20, on 16 sales. Over 36 months: $197.69 on 13 sales, the median an observed sale. Over 24 months: $197.26, the mean of $196.83 and $197.69, on 8 sales. Over 12 months: $193.26, the mean of $189.68 and $196.83, on 6 sales. The per-sale figures ran from $169.89, a two-bedroom Coach House in April 2024, to $243.35, the two 1,993 square foot Villa sales of late 2022. We compute each sale’s own ratio and take the median of those, never total dollars over total feet.
Two square-foot figures describe the same Heron home, and they do not always agree. The county records four plans, 1,499, 1,859, 1,993 and 2,718 heated square feet. MLS living area is entered by the listing agent, and Heron listings have reported 1,707, 1,714, 1,946, 1,956, 2,120 and 3,005 square feet for homes the county records at one of the four plans. Every per-foot figure on this page uses MLS living area unless it says otherwise, because that is what a buyer’s agent and an appraiser see on the listing.
Place your home among the sales of its own condominium and plan, read off the price per foot of its closest matches on the same square-footage basis, and multiply by your plan’s square footage. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the three association files and time.
Heron values have softened since late 2022. The two 1,993 square foot Villas that sold in October and December 2022 closed at $485,000 each, and the five of the same plan since April 2025 at $375,000 to $400,000. The median price per square foot of living area moved from $243.35 in 2022 to $189.68 in 2026 to date, while the median sold price moved with the mix of homes that sold.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Coach Houses and Villas | Median sold | Median $/sq ft (MLS living area) | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|---|
2022, from September 24 | 2 | 0 and 2 | $485,000 (both sales) | $243.35 | 100.00% | 0.5 |
2023 | 2 | 2 and 0 | $336,250 (middle pair $332,500 and $340,000) | $210.09 (middle pair $198.37 and $221.81) | 94.86% (middle pair 94.44% and 95.27%) | 22.5 |
2024 | 4 | 4 and 0 | $327,500 (middle pair $305,000 and $350,000) | $191.67 (middle pair $179.86 and $203.47) | 95.13% (middle pair 93.85% and 96.40%) | 28.5 |
2025 | 3 | 0 and 3 | $399,000 | $200.20 | 98.75% | 40 |
2026, to September 23 | 5 | 2 and 3 | $385,000 | $189.68 | 92.08% | 61 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026. Every calendar year holds five or fewer sales, so each row is a small sample.
The 1,993 square foot Villa is the cleanest series, because it is one plan with one county square footage. It sold at $485,000 twice in late 2022, both at full list price and within a day, then did not trade through the MLS in 2023 or 2024, then sold at $399,000 and $400,000 in April 2025, $394,000 in December 2025, and $400,000 and $375,000 in March and April 2026. The 2025 and 2026 sales sit together, which is the level a Villa valuation starts from today.
The Coach House record is thinner and mixes two plans. The 1,499 square foot plan sold at $340,000 and $332,500 in 2023, at $375,000, $290,000 and $305,000 in 2024, and at $308,000 in June 2026; the 1,859 square foot plan at $350,000 in January 2024 and $385,000 in February 2026. There was no Coach House MLS closing in 2025, so the 2026 sales, $308,000 and $385,000, are the evidence a buyer’s appraiser will read first.
The first Heron MLS closing in the four-year window was a 1,993 square foot Villa on October 14, 2022, weeks after Hurricane Ian, at its full $485,000 list price after 0 days on market; the second, on December 30, 2022, matched it. Neither is a guide to today’s market. No U.S. Geological Survey high-water mark was surveyed at the Heron, and no public record we reached says whether water entered any Heron home.
The Villa series says the late-2022 level is not today’s level. The 2025 and 2026 sales, $308,000 to $570,000 across both condominiums, are the evidence a buyer’s appraiser will use, and a valuation that anchors on the two $485,000 Villa sales or on an old Coach House high invites a long market time.
Heron homes took a median of 36.5 days on market and sold at a median of 93.03% of list price in the 12 months to September 23, 2026, on 6 closings. None of the six closed at its full final list price, and on September 23, 2026 two Coach Houses were for sale, about 4.0 months of supply for the Heron as a whole.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window | Closings | Median days on market | Median sale-to-list | Closed at or above final list |
|---|---|---|---|---|
12 months to September 23, 2026 | 6 | 36.5 (middle pair 12 and 61) | 93.03% (middle pair 92.08% and 93.98%) | 0 of 6 |
12 months to September 23, 2025 | 2 | 58.5 (middle pair 40 and 77) | 98.79% (middle pair 97.32% and 100.25%) | 1 of 2 |
24 months to September 23, 2026 | 8 | 50.5 (middle pair 40 and 61) | 95.65% (middle pair 93.98% and 97.32%) | 1 of 8 |
36 months to September 23, 2026 | 13 | 40 | 95.27% | 2 of 13 |
48 months to September 23, 2026 | 16 | 25 (middle pair 14 and 36) | 95.84% (middle pair 95.27% and 96.40%) | 4 of 16 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price, and the median of those ratios.
A 93.03% median says Heron buyers in the last 12 months negotiated about seven percent off a final list price, but the average hides two groups. The 1,993 square foot Villas priced at their recent sales closed at 98.75% and 98.77% of list within days; the other four took 12 to 535 days and closed at 90.59% to 93.98%. The Coach Houses negotiate harder over four years too: a 48-month median of 94.15% of list, against 98.76% for the Villas.
Condominium | Building | County plan | Beds / baths (MLS) | Living sq ft (MLS) | Asking | Days on market |
|---|---|---|---|---|---|---|
Coach Houses | 4 | 1,499 sq ft | 2 / 2 | 1,499 | $318,000 | 202 |
Coach Houses | 4 | 1,859 sq ft | 3 / 2 | 1,946 | $199,000 | 196 |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026, pulled September 23, 2026; no Heron listing was pending that day.
The two ask a median of $258,500, the mean of $199,000 and $318,000. The two-bedroom listing last sold in November 2023 for $332,500 and asks $318,000 today, against a June 2026 two-bedroom closing of $308,000 and a county-recorded $250,000 sale on the same plan in the same building in August 2025. The three-bedroom listing asks $199,000, below every Coach House closing in four years.
Two listings against 6 Heron closings in the last 12 months is about 4.0 months of supply, by our arithmetic. Split by condominium the picture is sharper: two Coach House listings against two Coach House closings in 12 months is about 12 months of supply, and zero Villa listings against four Villa closings is none at all. By the usual rule of thumb, more than six months favors buyers, so a Coach House seller faces a buyer’s market and a Villa seller, for now, faces no direct competition inside the Heron.
Four of the six closings of the last 12 months fell between February and April 2026, and one closed in June. A closing lags its contract by several weeks, so a Heron home that is valued, prepared and listed by early January meets the largest pool of seasonal buyers. The master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season.
Price to the band your plan can honestly reach, present the home for the season, and have all three estoppels and the association documents 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 reductions: the Heron’s two fastest sales of the year closed within 1.25% of list, and its slowest took 535 days.
A Heron buyer most often compares Waters Edge at The Forest, the other condominium inside the gates with one-story villas and prices near $400,000. The Heron offers the newest attached homes in The Forest and a one-story villa for about $100,000 less; Waters Edge offers two association layers instead of three, new roofs after Ian and sells closer to asking.
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 | The Heron at The Forest | Waters Edge at The Forest |
|---|---|---|
Homes | 63: 48 Coach Houses (1990 to 1992) and 15 one-story Villas (1994 to 1996) | 36: 16 units in four two-story fourplexes and 4 in two one-story duplexes (1984 and 1985), plus 16 one-story villas in eight attached pairs (1991) |
Legal form | A condominium and a land condominium under a sub-master association | One condominium |
Association layers | Three: unit association, The Heron Master Association, master association | Two: condominium association and master association |
Stories (county roll) | One and two | One and two |
Median heated area (county) | 1,679 sq ft (Coach Houses); 1,993 sq ft (Villas) | 1,989 sq ft |
Median 2026 just value (mass appraisal, not a price) | $246,498 (Coach Houses); $334,217 (Villas) | $300,820 |
MLS closings, 48 months | 16, median $380,000 (middle pair $375,000 and $385,000) | 11, median $425,000 |
Median $/sq ft of living area, 48 months | $199.28 | $202.91 |
Median sale-to-list, 48 months | 95.84% | 97.94% |
Median days on market, 48 months | 25 | 11 |
One-story villa sales, 48 months | 7 on the 1,993 sq ft plan, median $400,000, $200.70 a foot | 6, median $500,000 (middle pair $490,000 and $510,000), $245.15 a foot |
Coach House or fourplex unit sales, 48 months | 8 Coach Houses, median $336,250 | 5 fourplex units, median $325,000 |
MLS closings, last 12 months | 6, median $389,500, range $308,000 to $570,000 | 3, median $425,000, range $325,000 to $520,000 |
Median sale-to-list, last 12 months | 93.03% | 99.05% |
County qualified sales to June 25, 2026 | 19, median $375,000; 4 not matched to the MLS | 12, median $414,500; 3 never in the MLS |
Listings on September 23, 2026 | 2 Coach Houses, asking $199,000 and $318,000 | 1, a 1,758 sq ft two-bedroom fourplex unit at $325,000 |
Months of supply, last 12 months’ pace | about 4.0 | about 4.0 |
Homestead exemptions (county roll) | 22 of 63 | 12 of 36 |
Median ground, ft NAVD88 | 6.2 (Coach Houses); 6.6 (Villas) | 6.6 |
Flood zone and panels | Zone AE, 11 ft base flood elevation, panels 0438H and 0576H | Zone AE, 11 ft base flood elevation, panels 0438H and 0576H |
Hurricane Ian surveyed high-water mark | None surveyed at the Heron | 2.89 ft above ground at building K |
Roofs on the public record | No roof permit record we reached; ask the associations | A 2023 re-roof permit for every residential building |
Milestone and reserve-study law | Does not apply (one and two stories) | Does not apply (one and two stories) |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
Association fees | Not published at any of the three layers | Not published at either layer |
Fiber | The Forest’s community Hotwire arrangement | The same, plus a 2022 communication easement the association granted to Hotwire Communications, Ltd. |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026, each sale resolved by address to its Lee County parcel; Lee County parcel roll (units, build years, stories, heated area, 2026 just value, homestead) 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; Lee County permit index for Waters Edge roofs.
A buyer should choose the Heron for a one-story Villa in the newest attached product inside the gates, a garage on every home, a private Heron pool on its own street, and a 1,993 square foot Villa at about $100,000 less than a Waters Edge villa of almost the same size, by our arithmetic on the 48-month medians, $400,000 against $500,000. A buyer should choose Waters Edge at The Forest for villas the county roll codes as golf front, roofs replaced in 2023 and one fewer association layer, if that buyer is prepared to pay about $44 more per square foot of living area for a villa. Your Heron valuation has to sit where a Waters Edge shopper can say yes to the difference.
Waters Edge’s two products are two markets, and so are the Heron’s. Over 48 months the Waters Edge fourplex units closed at $280,000 to $404,000, at a median of $325,000 on five sales, which is where the Heron Coach Houses trade, $290,000 to $385,000 at a median of $336,250 on eight. The Waters Edge villas closed at $425,000 to $520,000 on six sales, above every 1,993 square foot Heron Villa sale since the end of 2022. A Heron Villa sits between a Waters Edge fourplex unit and a Waters Edge villa on price, with the one-story plan of the second.
Waters Edge closed at a median of 97.94% of list over 48 months, and its three sales of the last 12 months at a median of 99.05%, including a 2,222 square foot villa at its $425,000 list price with 0 days on market in May 2026. The Heron closed at 95.84% over 48 months and 93.03% over the last 12. The Heron’s own 1,993 square foot Villas closed at 98.75% and 98.77% of list when priced at their recent sales, so the gap is mostly pricing, not product.
The Heron Villas, finished 1994 to 1996, are the only condominium buildings in The Forest completed after 1993, and every Heron home is recorded with a garage. A Heron Villa buyer gets one-story living for about $100,000 less than at Waters Edge. On the flood file the two are even: the Villas’ median ground, 6.6 feet, matches Waters Edge’s, and no Hurricane Ian high-water mark was surveyed at a Heron building. For a buyer whose first question is value per dollar in a one-story home, that is the strongest line in a Heron Villa listing.
Waters Edge has two association layers to the Heron’s three and a documented 2023 roof on every building. A Heron seller answers both with paperwork: all three estoppels and budgets in the file on day one, and the building’s roof permit date, a wind-mitigation report and the association’s insurance declarations beside them. A buyer who can see the Heron’s costs and roof as clearly as Waters Edge’s discounts less for the third layer.
Online estimates miss on Heron homes because they read two condominiums under one MLS name, listing square footage that does not match the county’s four plans, unit numbers that look like floors, and a county roll that values each plan in a narrow band, while the price turns on condominium, plan, condition and three association files.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
The MLS carries both Heron condominiums under the name “Heron Coach Houses,” and one older listing under “Heron at the Forest,” while the county splits them into two recorded condominiums with separate parcel codes. A model that averages the neighborhood blends a $308,000 two-bedroom Coach House with a $570,000 four-bedroom Villa and describes neither home.
A model divides by whatever square footage its source carries. At the Heron, listings have entered 1,707, 1,714, 1,946, 1,956, 2,120 and 3,005 square feet for homes the county records at 1,499, 1,859, 1,993 or 2,718. The same home can look expensive or cheap per foot depending on which figure a model picked up.
At the Heron the first digit of a Coach House unit number is the building, so unit 701 is in building 7, not on a seventh floor. Every Coach House building is recorded at one and two stories, and the Villas carry street numbers with no unit suffix. A model or a listing that reads a floor from the number is wrong, and a buyer who notices loses trust in the rest.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, run from $212,167 to $241,745 for the 1,499 square foot Coach House plan, $251,252 to $261,246 for the 1,859 plan, $325,929 to $350,306 for the 1,993 square foot Villa and $406,700 to $428,558 for the 2,718 Villa. The 2026 sales of those plans ran $308,000 to $570,000. The roll is useful for comparing plans, not for pricing one home.
A model that reads active listings sees two Heron asking prices with a median of $258,500, one of them $199,000 for a three-bedroom Coach House. That listing sits below every closed Coach House sale in four years and below the county’s just value for its plan, and a model that averages it in will undervalue every other Heron home.
A model cannot see a documented roof date, replaced windows and a wind-mitigation report, a renovated kitchen, the outlook from a home, three associations’ budgets and reserve schedules, or three estoppels with nothing owed. At the Heron those are the difference between the top and the bottom of a plan’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 your plan’s sales and your home’s documents. If it is high, better to know before you list than after a season on the market.
A Heron buyer prices in three association assessments, the Coach Houses or Villas condominium fee, The Heron Master Association’s dues and The Forest’s master assessment, plus a Lee County tax bill that resets at sale, the San Carlos Park fire levy, private sewer and flood insurance. None of the three associations publishes its fee.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; Florida Division of Corporations and DBPR records; retrieved September 2026)
Each Heron condominium association sets its own fee, which is not published; it appears in that association’s budget and resale estoppel certificate. The Heron Master Association’s restated articles, filed with the Florida Division of Corporations, state that “The amount of the dues payable by members shall be such amount as may be determined from time to time by the Board of Directors,” and it publishes no budget or dues amount. The master association does not publish its assessment either; the amount appears in its annual budget and on the estoppel certificate issued with every resale. Florida caps each estoppel fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, under section 718.116 for the condominiums and section 720.30851 for the master association; which statute the Heron Master’s own estoppel follows is a question for your closing agent.
Neighborhood associations’ special assessments are not published; buyers can find them in the association’s estoppel certificate and meeting minutes. No Heron or Forest association appears in the state’s key financial indicators extract, so a buyer reads the reserve schedule in each budget and asks the boards for their roof and paving history. A seller who has those in the file before listing removes a reason to discount.
Each Heron condominium association pays the state’s annual condominium fee, not billed to owners separately: $192 a year for the 48 Coach Houses and $60 for the 15 Villas, paid in full from 2022 to 2026, per the state’s annual fee payment extract. That is $4 per unit a year, by our arithmetic, and both projects show as current, which is one small line a buyer’s lender can check.
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. Twenty-two of the Heron’s 63 homes, 18 Coach Houses and 4 Villas, carry a homestead exemption on the Lee County parcel 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, per the district’s final budget, and Lee County’s Service Area 2 solid waste assessment of $348.75 per unit plus a $2.55 administrative charge, less a 4% early-payment discount, per the county’s adopted rates; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service; its rates are not published online, so we ask every seller for twelve months of bills. The Forest is a non-bundled community: buying a home does not require joining the club, per The Forest Country Club’s membership page, so a Heron buyer who does not join owes the club nothing, and no club value is built into a Heron price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $2,156 on a $308,000 Coach House sale, $2,800 on a $400,000 Villa sale and $3,990 on a $570,000 four-bedroom Villa sale. Our full cost walk-through is on our guide to selling a home at The Heron at The Forest.
Each layer is set by a different party on a different billing cycle, and none of the three associations 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 associations’ documents.
No. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records every Heron building at one and two stories. In The Forest, only Sparrowood’s three buildings reach three stories, so a Heron seller carries neither requirement into the sale.
Data updated: September 2026 (Florida Statutes; Lee County parcel roll, queried September 2026)
Section 553.899 requires milestone structural inspections of condominium buildings three habitable stories or more in height, and section 718.112(2)(g) requires a structural integrity reserve study for the same class of building and states that it does not apply to buildings less than three stories in height.
Since those laws took effect, the first structural question a Florida condominium buyer asks is whether the building has passed its milestone inspection and whether its reserve study is funded. At the Heron the honest answer is that neither applies, which removes a line of doubt that buyers of three-story condominiums elsewhere have to price. The unit-number trap matters here: a lender or insurer who reads unit 701 as a seventh-floor unit may ask for reports that do not exist, so we say it plainly in the listing.
Being outside the statutes does not make reserves optional. A buyer will still ask each Heron association for its current budget and reserve schedule, its most recent roof and paving work, its insurance declarations, and whether any special assessment is proposed or levied. Those documents show whether buildings finished between 1990 and 1996 have been kept up.
The flood zone affects a Heron valuation at the neighborhood level: every home sits in FEMA Zone AE with an 11-foot base flood elevation on panels effective November 17, 2022, so every financed buyer carries flood insurance. The Heron’s median ground, 6.2 feet at the Coach Houses and 6.6 at the Villas, puts the elevation certificate at the center of every sale.
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 Heron 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. The Villas and most Coach House parcels are on panel 12071C0438H, and 16 Coach House parcels are on 12071C0576H. The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so an older elevation certificate or quote that cites 10 feet predates the current map.
The Heron’s median ground is 6.2 feet NAVD88 at the Coach Houses (5.9 to 6.6) and 6.6 feet at the Villas (6.2 to 7.6), per Lee County’s 2018 LiDAR spot elevations layer, 4.8 and 4.4 feet below the base flood elevation by our arithmetic. The Coach Houses sit on some of the lowest ground in The Forest. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate, which measures the finished floor.
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, reading 9.5 feet NAVD88, per the agency’s Short-Term Network record for Ian. No mark was surveyed at the Heron, and no public record we reached says whether water entered any Heron home. 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 property under its master policy and each owner insures what the statute and declaration leave to the owner. At the Villas, a land condominium, the declaration decides what the association insures, so we read it first. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. We publish no premium, because a premium quoted without the master policy and the elevation certificate is a guess.
Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County, per the county’s substantial improvement page: work costing 50 percent or more of a building’s market value brings the structure under current flood rules, including a lowest floor one foot above the base flood elevation, 12 feet NAVD88, about 5.4 to 5.8 feet above median Heron ground by our arithmetic. In a condominium that is the association’s concern for the building, which is 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 the building has an elevation certificate, and have a wind-mitigation report on your home’s openings. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
A Heron seller owes every buyer Florida’s flood disclosure at or before contract, and, because both Heron homes are condominium units, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest financial information and the question-and-answer sheet. 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 home. 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 and its frequently asked questions and answers document. If they are not delivered before signing, the buyer may cancel within the period the statute sets. The Coach Houses’ declaration is recorded at Official Records Book 2140, Page 1789, and the Villas’ at Book 2598, Page 1964, in the Lee County Clerk’s official records; neither is posted online, so we pull them on day one. The Heron Master’s Declaration of Covenants and Restrictions belongs in the same file.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. At the Heron the zone is the same for every home, so the disclosure is straightforward, and a seller who adds the building’s elevation certificate turns a required form into a selling point.
The Coach Houses’ Amended and Restated Articles, filed February 20, 2004, and the Villas’ Amended and Restated Articles, filed December 29, 2003, each give the association the power “To approve or disapprove the leasing, transfer, mortgaging, ownership, and possession of Units as may be provided by the Declaration.” Whether either declaration currently requires approval of a sale is not in any public record we could reach. We read the declaration’s procedure on day one and build it into the contract timeline, because an approval that runs late moves the closing date.
The items that move a Heron number before listing are the three-association document file, the roof, flood and wind paperwork, condition inside the plan’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 the plan’s range your home sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Order all three estoppel certificates, all three budgets with their reserve schedules, the insurance declarations and each declaration with every amendment before the first showing. Fees are not published at any layer at the Heron, so the home that answers the fee question on day one competes against homes that cannot.
Ask the association for the building’s roof permit date and elevation certificate, and commission a wind-mitigation report on your home’s openings. Lee County publishes no bulk layer of re-roof permits, so the date has to come from the association or from you. All three feed straight into a buyer’s insurance quote, and all three are documents rather than claims.
The closed sales say plan and finish together explain the spread inside each plan: the 1,499 square foot Coach House plan sold at $290,000 to $375,000 over four years, and the 1,993 square foot Villa at $375,000 to $400,000 since April 2025. A renovation aimed at the top of your plan’s band usually pays; one aimed beyond it rarely does, because the next plan up sets the ceiling.
Alterations that touch the building, windows, doors, flooring over another unit or the exterior normally need association approval under the declaration and rules. Find the letters for any past work; a missing letter becomes a negotiation point.
Four of the six closings of the last 12 months fell between February and April 2026. A home valued and prepared in the fall and listed by early January meets the season’s buyers at the right time, and a Villa listed then faces no other Villa listing inside the Heron as of September 23, 2026.
A free in-person Heron 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 home, checks the condominium, the plan, the openings, the approvals and the setting, and you receive a written opinion of value with your plan’s sales and a recommended list price.
Your plan’s MLS and county sales with dates and sources; the live competition inside the gates, including Waters Edge; the three association layers 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 Heron at The Forest seller page sets out the marketing, negotiation, costs and the three estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Heron 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
Heron owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 16 Heron closings in the Southwest Florida MLS over four years, placed each one in its condominium and county plan against the Lee County parcel roll, and laid Lee County’s 19 qualified recorded sales over the top.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks homes, 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.
These are the questions Heron at The Forest owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll and recorded sales, the associations’ state filings, FEMA’s map and Florida statute, each with its window and source stated in the sections above.
Recent Heron sales ran from $308,000 to $570,000 in the 12 months to September 23, 2026, median $389,500 on 6 closings. Your condominium, floor plan, condition and document file place you in that range.
Start from the closed sales of your condominium and county plan, adjust for condition, openings and the three association files, and test against the live listings. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Six MLS closings from September 24, 2025 to September 23, 2026: $308,000, $375,000, $385,000, $394,000, $400,000 and $570,000.
The 1,499 square foot plan sold six times in 48 months at a median of $320,250, the mean of $308,000 and $332,500, from $290,000 to $375,000. The one sale of the last 12 months was $308,000 in June 2026.
The 1,859 square foot plan sold twice in 48 months, at $350,000 in January 2024 and $385,000 in February 2026. With two sales, we value it from its own condition and the plans on either side of it.
The 1,993 square foot Villa sold five times from April 2025 to April 2026, at $375,000 to $400,000, a median of $399,000. Over 48 months seven sold at a median of $400,000.
One 2,718 square foot Villa sold through the MLS in four years, at $570,000 in February 2026, and the county recorded another at $599,000 in May 2024. Four homes carry that plan.
A median of $193.26 per square foot of MLS living area over the last 12 months and $199.28 over 48 months. The Coach Houses and Villas sit within about $3 of each other over 48 months.
Yes. Over 48 months the Coach Houses sold at a median of $336,250 and the Villas at $400,000, at almost the same price per foot. The Villas cost more because they are larger and one story.
Rarely by itself. All six buildings share the same two plans, association, Heron Master and gate; condition and position in the building matter more.
No. The first digit is the building number, so unit 402 is in building 4. The county records every Coach House building at one and two stories.
Because listings have entered living areas that do not match the county’s four plans, the MLS files two condominiums under one name, one current listing asks $199,000, and a model cannot see condition or the document file.
No. The 2026 just values, from $212,167 for the smallest Coach House to $428,558 for the largest Villa, are mass-appraisal figures for tax. The 2026 sales ran $308,000 to $570,000.
A median of 36.5 days on market in the 12 months to September 23, 2026, and 25 days over 48 months. The slowest sale of the year took 535 days.
A median of 93.03% of the final list price over the last 12 months and 95.84% over 48 months. The two fastest Villa sales of the year closed at 98.75% and 98.77%.
Two on September 23, 2026, both Coach Houses in building 4, asking $318,000 and $199,000, and no Villa. Listings change weekly.
For a Villa priced to its plan’s recent sales, the absence of any other Villa listing helps. For a Coach House, two listings against two Coach House closings a year is about 12 months of supply, which leans toward buyers, so the price has to be right at launch.
The 1,993 square foot Villa sold at $485,000 twice in late 2022 and at $375,000 to $400,000 since April 2025. One Villa that sold in both periods closed $85,000 lower in 2026.
Four of the last 12 months’ six closings fell between February and April 2026. A home valued in the fall and listed by early January meets the season’s buyers.
Some do. Lee County recorded 19 qualified Heron sales from September 24, 2022 to June 25, 2026, and 4 of them could not be matched to an MLS closing, including a $599,000 Villa sale and a $250,000 Coach House sale.
It can, but we do not publish a view claim for the Heron, and the MLS rows do not record views consistently. We judge the outlook in person, sale by sale.
The county records a garage on every Heron home, so it is the Heron baseline. It matters most when your buyer compares a home elsewhere in The Forest without one.
They help when they are permitted and documented, because they feed a buyer’s insurance quote. Every Heron building predates the first statewide Florida Building Code of March 1, 2002.
Only toward the top of your plan’s own range. The next plan up sets the ceiling, so a renovation aimed beyond your plan’s band rarely returns its cost.
No. They apply to condominium buildings three or more stories in height, and every Heron building is recorded at one and two stories.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panels 12071C0438H and 12071C0576H, effective November 17, 2022, on median ground of 6.2 feet at the Coach Houses and 6.6 feet at the Villas.
No surveyed high-water mark was taken at the Heron, and no public record we reached says whether water entered any home. The nearest surveyed mark, at Waters Edge, was about 2.9 feet above ground.
None of the three associations publishes its fee. Each amount appears in the association’s budget and on the estoppel certificate issued with every resale.
Three: one from your condominium association, one from The Heron Master Association and one from The Forest’s master association. Florida law caps what the condominium and master associations 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 Heron 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. Twenty-two of the 63 homes carry a homestead exemption.
Both condominium associations’ articles give them the power to approve or disapprove the transfer, leasing and ownership of units as the declaration provides. Read your declaration for the procedure.
Waters Edge sold 11 homes in 48 months at a median of $425,000 and $202.91 a foot; the Heron sold 16 at $380,000 and $199.28 a foot. Waters Edge villas sold at a median of $500,000 against $400,000 for the Heron’s 1,993 square foot Villas.
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 both condominium associations’ articles give them approval power over leasing as the declaration provides.
The one who can show you every Heron sale of your plan, from both the MLS and the county, with sources. Compare teams on the public record before you choose.
Get a written valuation from your plan’s sales, order all three estoppels and the association documents, and gather the roof date, elevation certificate and a wind-mitigation report. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing the Heron 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; membership is a separate choice.
On price per foot the two condominiums are close, about $198 to $200 over 48 months. Read how we represent buyers in Southwest Florida and our Heron at The Forest 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 Heron at The Forest figure on this page traces to a primary source below, listed as of September 26, 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded sales and map services, the Heron associations’ filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Heron at The Forest owner always opens the official, current copy. We host nothing ourselves, and the declarations themselves are held by the Lee County Clerk’s official records, retrievable by book and page.
Document | What it proves for a Heron valuation | Official authority |
|---|---|---|
The Heron Master Association Amended and Restated Articles (2004) | The sub-master’s purpose over both Heron condominiums, and dues set by its board | |
The Heron Coach Houses Amended and Restated Articles (2004) | The Coach Houses association’s powers, including approval of leasing and transfer as the declaration provides | |
The Heron Coach House Villas Amended and Restated Articles (2003) | The Villas association’s powers and amendment rule | |
DBPR condominium extract | 48 Coach House units and 15 Villa units, recorded dates and managing entities | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for the Villas and most Coach House parcels | |
FEMA flood panel 12071C0576H (2022) | Zone AE and the 11-foot base flood elevation for 16 Coach House parcels | |
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 Heron tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | The board seats for The Heron and The Heron Villas, gate rules and the population estimate | |
Florida Statutes 718.503, disclosure prior to sale | What a Heron buyer must receive before the contract | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 689.302, flood disclosure | The seller’s flood disclosure duty | |
Florida Building Commission, code effective dates | Why every Heron building predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and The Heron at The Forest 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 Heron sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a page at McGreevy and Comisar on Facebook.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026 (Southwest Florida MLS Matrix), and from Lee County parcel and recorded-sales files queried September 2026. Brokered by Domain Realty.