Updated September 2026
Two products, 36 homes, and sales from $325,000 to $520,000 in the last 12 months. We value your villa, duplex or fourplex unit from its own product's MLS and county sales, its condition and its roof and document file, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Waters Edge at The Forest home has recently been worth about $325,000 to $520,000, and which end of that range you sit at depends first on whether you own a one-story villa or a two-story fourplex unit. The Southwest Florida MLS counts 3 Waters Edge closings in the 12 months to September 23, 2026 at a median of $425,000, and 11 over 48 months at a median of $425,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Waters Edge is 36 condominium homes on Waters Edge Court in two products under one declaration: 16 two-story fourplex units and 4 one-story duplex units from 1984 and 1985, and 16 one-story villas added in 1991. So what your home is worth comes down to which product and plan you own and what has been done to it. The buildings, the association, the flood map and daily life are covered in full on our Waters Edge 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 Waters Edge at The Forest homes; if you are buying, read our Waters Edge at The Forest buyer guide.
Over the 48 months to September 23, 2026, the six one-story villa sales closed at a median of $500,000, the mean of the middle pair $490,000 and $510,000, on a range of $425,000 to $520,000. The five two-story fourplex sales closed at a median of $325,000, an observed sale, on a range of $280,000 to $404,000. None of the four one-story duplex units sold through the MLS in that span. Fewer than ten sales sit in either product, so we list them rather than lean on one average.
A median of $425,000 describes the neighborhood, not your home. It sits $75,000 below the villa median and $100,000 above the fourplex median, so it misprices both. By our arithmetic the two products sit $175,000 apart at their 48-month medians and about $60 apart per square foot of MLS living area. A one-story golf-front villa from 1991 and a second-floor fourplex unit from 1984 are different homes that happen to share a street, Waters Edge Court.
We use the closed sales of your product and plan, the one live listing at Waters Edge and the two at The Heron next door, Lee County’s recorded qualified sales and its 2026 roll, your building’s 2023 roof permit, your unit’s own window and shutter permits, and the fee layers and tax reset your buyer will underwrite. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your building letter, whether you own a villa, a duplex unit or a fourplex unit, your 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 Waters Edge home because the valuation is built from every Waters Edge closing in the Southwest Florida MLS over four years, checked unit by unit against Lee County’s parcel roll, recorded sales and permit file, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. If you are comparing teams across the city before you choose who values your 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: 11 MLS closings over four years, Lee County’s 12 qualified recorded sales beside them, and the one listing 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 3 closings in the last 12 months across 36 homes, and a single closing in the 12 months before that, there is no deep pool of recent comparables for a buyer or an appraiser to lean on. The first window counting back that holds ten sales is the full 48 months. In a neighborhood this size, the next sale of your product becomes the comparable for every neighbor who sells after you, so 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 Waters Edge at The Forest homes, covers marketing, negotiation, costs and the two estoppels. If your home is elsewhere inside the gates, start with what a home in The Forest is worth, which applies the same method to all 19 recorded neighborhoods. Owners next door have their own valuation page, what a home at The Heron at The Forest is worth, and so do Fairway Woods at The Forest owners.
These are the facts that decide most Waters Edge prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll, recorded sales and permit index, FEMA’s flood map, the U.S. Geological Survey 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 Waters Edge home is valued by starting from the closed sales of the same product, villa or fourplex unit, placing the home in its building and plan, reconciling MLS and county square footage, grading condition and openings, reading the roof, fee and 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, recorded sales and permit index, queried September 2026)
The first comparables are the sales of your product. A villa starts from the six MLS villa sales over four years, $425,000 to $520,000, the latest $425,000 in May 2026. A fourplex unit starts from the five MLS fourplex sales, $280,000 to $404,000, the latest $325,000 in April 2026. A duplex unit in building A or L has no MLS sale of its own in four years, and we say so rather than borrow a number.
Waters Edge buildings carry letters. Buildings B, E, J and K are the two-story fourplexes; A and L the one-story duplexes; D, F, G, H, I, X, Y and Z the 1991 villas. Each fourplex holds two plans, two units of 1,693 heated square feet with two bedrooms and two of 1,991 with three, so a fourplex valuation starts inside one of those two plans. A villa is identified by its own street number, a fourplex unit by its building’s street number plus a unit number such as 101 or 202.
The Lee County parcel roll records 1,693, 1,991, 2,334 and 1,989 heated square feet. Listing agents have entered 1,758 square feet for the smaller fourplex plan and 2,060 or 2,222 square feet for villas the county records at 1,989. We price from the county plan and report the MLS figure beside it, so your price per foot compares like with like.
After roughly 35 to 42 years of owner updates, finish is the largest variable inside a product. Kitchens, baths, flooring and lighting separate the bottom of a product’s range from the top. We grade finish against the Waters Edge homes that actually sold, not against a generic Fort Myers renovation index.
Every original Waters Edge building was finished between 1984 and 1991, before the first statewide Florida Building Code took effect on March 1, 2002. Owners have permitted impact windows in 2018, 2019, 2023, 2025 and 2026 and roll-down shutters in 2024. Replaced openings, with permits and a wind-mitigation report, answer a buyer’s first insurance question. One half of the building I villa was rebuilt after a 2014 fire under the code in force then, and that home carries its own permit file.
The county records a garage on every Waters Edge unit, so a garage is the baseline rather than a premium. The county’s land-use description reads golf front on all 20 one-story unit records, the 16 villas and the 4 duplex units, and on none of the 16 fourplex records. That is the county’s coding, not a survey of views, and we judge the actual outlook in person.
A buyer underwrites two association layers, Waters Edge of Lee Condominium Association and The Forest’s master association, and neither publishes its fee. Every residential building carries a 2023 re-roof permit recorded as Hurricane Ian damage, and how that work was paid for is not in any public record. Those facts are the same for every home in the association, 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.
Waters Edge’s closed sales span four years and two products. The three-bedroom fourplex plan sold at $289,000 in March 2023, $395,000 in June 2024 and $404,000 in April 2025. The villas sold at $475,000 in 2023, $490,000 to $515,000 in 2024 and $425,000 and $520,000 in 2026. A 2023 sale is not a 2026 comparable without a time adjustment.
On September 23, 2026 the MLS showed one Waters Edge listing, a fourplex unit at $325,000, and two Heron Coach House listings at $199,000 and $318,000. No villa was for sale at either neighborhood. Your number has to make sense to a buyer standing in all three, or to a buyer with nothing comparable to tour if you own a villa.
Waters Edge homes sold three times in the 12 months to September 23, 2026, at a Southwest Florida MLS median of $425,000, for $1,270,000 in closed volume. The range ran from $325,000 for a two-bedroom fourplex unit to $520,000 for a one-story villa, at a median of $191.27 per square foot of living area and 99.05% of list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Product | Plan (MLS) | Living sq ft (MLS) | County heated sq ft | Final list | Sold | $/sq ft (MLS) | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
January 2026 | One-story villa (1991) | 3 bed, 2.5 bath | 2,060 | 1,989 | $525,000 | $520,000 | $252.43 | 99.05% | 190 |
April 2026 | Two-story fourplex unit | 2 bed, 2 bath | 1,758 | 1,693 | $349,000 | $325,000 | $184.87 | 93.12% | 79 |
May 2026 | One-story villa (1991) | 3 bed, 2.5 bath | 2,222 | 1,989 | $425,000 | $425,000 | $191.27 | 100.00% | 0 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; product and county heated area matched by address to the Lee County parcel roll. Price per square foot is each sale’s price divided by its MLS living area.
Three is an odd count, so the $425,000 median is an observed sale: the villa that closed in May 2026. Two of the three were villas, which is why the 12-month median sits well above the fourplex level. Three sales cannot describe a market by themselves, which is why we read them one by one and widen the window before we state a level.
One of the three closed at its final list price: the villa at $425,000 in May 2026, with 0 days on market, the fastest sale recorded anywhere in The Forest that year. The January villa closed at 99.05% of list after 190 days, and the April fourplex unit at 93.12% after 79 days. The record holds the final list price, not the original one, so a long market time can hide earlier reductions.
The 24-month window adds one sale, a three-bedroom fourplex unit at $404,000 in April 2025, for a median of $414,500, the mean of $404,000 and $425,000. The 36-month window holds 8 sales at a median of $457,500, the mean of $425,000 and $490,000, because it reaches back into the 2024 villa sales. The full 48-month pull, 11 sales, is the first window with ten or more, and it carries a median of $425,000.
Lee County’s recorded, qualified sales show 12 Waters Edge sales from September 24, 2022 to June 25, 2026, the newest sale in the county file, at a median of $414,500. Matched to MLS closings by address, date and price, 3 of the 12 never appeared in the MLS: a one-story duplex unit of 2,334 heated square feet recorded in December 2022 at $325,000, and two fourplex units of 1,693 square feet recorded in February 2023 at $265,000 and in January 2024 at $380,000. We read both records, because a seller who assumes the MLS shows every comparable can miss one.
A Waters Edge home is worth what its product supports: over the 48 months to September 23, 2026, one-story villas sold at a median of $500,000 and two-story fourplex units at $325,000, while the four one-story duplex units recorded no MLS sale. Product, far more than bedroom count or building, separates Waters Edge prices, so every valuation starts inside one product.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
Product (county roll) | Units | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Median sale-to-list | Median days on market | Range |
|---|---|---|---|---|---|---|---|
One-story villas, 1991 | 16 | 6 | $500,000 (middle pair $490,000 and $510,000) | $245.15 (middle pair $237.86 and $252.43) | 98.56% (middle pair 98.10% and 99.03%) | 7 (middle pair 3 and 11) | $425,000 to $520,000 |
Two-story fourplex units, 1984 and 1985 | 16 | 5 | $325,000 (observed sale) | $184.87 | 96.33% | 27 | $280,000 to $404,000 |
One-story duplex units, 1984 | 4 | 0 | no MLS sale in the window | one county-recorded sale, $325,000, December 2022 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026, each matched by address to its product on the Lee County parcel roll. Where a count is even, the median is the mean of the middle pair, shown beside it.
Sixteen one-story villas in eight attached pairs, buildings D, F, G, H, I, X, Y and Z, each 1,989 heated square feet with three bedrooms and two and a half baths on the county roll. Six sold through the MLS in four years: $475,000 in May 2023, $490,000 in April 2024, $515,000 in May 2024, $510,000 in July 2024, $520,000 in January 2026 and $425,000 in May 2026. Five of the six closed between $475,000 and $520,000. The county’s 2026 just values for the villas run $300,820 to $331,941.
Eight units carry the county’s 1,693 square foot plan with two bedrooms and two baths. Two sold through the MLS in four years: $280,000 in February 2023, entered at 1,693 square feet, and $325,000 in April 2026, entered at 1,758. The county file adds two sales the MLS never showed, $265,000 in February 2023 and $380,000 in January 2024. The county’s 2026 just values for the plan run $254,990 to $268,072.
Eight units carry the county’s 1,991 square foot plan with three bedrooms and two baths. Three sold through the MLS in four years, at $289,000 in March 2023, $395,000 in June 2024 and $404,000 in April 2025, a median of $395,000 and $198.39 a foot. By our arithmetic the plan’s price rose about 40 percent from the first sale to the last. The county’s 2026 just values run $287,086 to $317,721.
Four one-story duplex units of 2,334 heated square feet, the largest homes at Waters Edge, with three bedrooms and two baths on the county roll and a 2026 just value of $328,366 apiece. None sold through the MLS in four years; the only recorded sale among them was a December 2022 deed at $325,000. A duplex valuation starts from the villas and the larger fourplex plan, then adjusts for size, age and the county’s golf-front coding, and we show you each adjustment.
The villas are the most valuable homes per foot at Waters Edge, $245.15 over 48 months against $184.87 for fourplex units, about $60 more by our arithmetic, on homes of almost the same county size. Buyers are paying for one-story living and the golf-front setting, not for square footage. That is why a community per-foot figure always misprices a Waters Edge home, in one direction or the other.
The Lee County roll says Waters Edge is the most valuable conventional condominium in The Forest, at a median 2026 just value of $300,820, and its recorded sales add three off-MLS deeds to the 11 MLS closings. Just value is a mass-appraisal figure set for taxation, so we use it to compare plans, never to price one home.
Data updated: September 2026 (Lee County parcel roll and recorded qualified sales, queried September 2026)
Product and plan | Buildings | Units | Year built | Stories | County heated area | Beds and baths (county) | 2026 just value |
|---|---|---|---|---|---|---|---|
Fourplex, smaller plan | B, E, J, K | 8 | 1984 (E: 1985) | 2 | 1,693 sq ft | 2 / 2 | $254,990 to $268,072 |
Fourplex, larger plan | B, E, J, K | 8 | 1984 (E: 1985) | 2 | 1,991 sq ft | 3 / 2 | $287,086 to $317,721 |
One-story duplex | A, L | 4 | 1984 | 1 | 2,334 sq ft | 3 / 2 | $328,366 |
One-story villa | D, F, G, H, I, X, Y, Z | 16 | 1991 | 1 | 1,989 sq ft | 3 / 2.5 | $300,820 to $331,941 |
Source: Lee County parcel roll, September 2026. Just values are mass-appraisal figures set for taxation, not prices.
The 2026 sales ran well above the roll: a villa the county values at $300,820 to $331,941 sold at $425,000 and $520,000, and a fourplex unit on the plan the county values at $254,990 to $268,072 sold at $325,000. The roll is useful for ranking the plans, and it ranks them in the same order the market does, but it is not a price and it will not tell you what a buyer will pay.
Twelve of the 36 units carry a Florida homestead exemption on the county roll, and the split is sharp: 10 of the 20 one-story homes against 2 of the 16 fourplex units. Owner mailing addresses run 19 in Florida, 16 in other states and one in Canada. For a valuation that matters twice: seasonal owners list and buy in the winter, and a buyer’s tax bill resets on purchase, which weighs more heavily on a villa buyer replacing a long-held homestead.
The three county-only sales, $325,000 for a duplex unit in December 2022, and $265,000 and $380,000 for 1,693 square foot fourplex units in February 2023 and January 2024, carry no list price, no days on market and no marketing record. We use them as context for what a neighbor accepted privately, never as medians, and we tell you which ones an appraiser is likely to find.
Price per square foot at Waters Edge is mostly a product index, because the villas price about $60 a foot above the fourplex units on homes of almost the same county size. Over the 48 months to September 23, 2026 the median was $202.91 a square foot of MLS living area on 11 sales; over the last 12 months it was $191.27 on 3 sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Over 48 months: $202.91 a foot, 11 sales, the median an observed sale. Over 36 months: $220.38, the mean of $202.91 and $237.86, on 8 sales. Over 24 months: $197.09, the mean of $191.27 and $202.91, on 4 sales. Over 12 months: $191.27 on 3 sales. The per-sale figures ran from $145.15, a three-bedroom fourplex unit in March 2023, to $258.92, a villa in May 2024. 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 Waters Edge home, and they do not always agree. The county records 1,693, 1,991, 2,334 and 1,989 heated square feet. MLS living area is entered by the listing agent: 1,758 square feet for the smaller fourplex plan, and 2,060 or 2,222 square feet for villas the county records at 1,989. Every per-foot figure on this page uses MLS living area, because that is what a buyer’s agent and an appraiser see on the listing, and a buyer using the county figure will see a higher number because the denominator is smaller.
Place your home among the sales of its own product and plan, read off the price per foot of its closest matches, and multiply by the square footage those sales used. That is a starting estimate, not a valuation, and the steps above adjust it for condition, openings, the roof and document file, and time.
Waters Edge values have held up inside each product since 2023. The three-bedroom fourplex plan rose from $289,000 in March 2023 to $404,000 in April 2025, and five of the six villa sales closed between $475,000 and $520,000, while the calendar-year medians swing with the mix of villas and fourplex units that sold.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | Closings | Villas and fourplex units | Median sold | Median $/sq ft (MLS living area) | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|---|
2023 | 3 | 1 villa, 2 fourplex | $289,000 | $165.39 | 96.33% | 8 |
2024 | 4 | 3 villas, 1 fourplex | $500,000 (middle pair $490,000 and $510,000) | $247.14 (middle pair $237.86 and $256.41) | 98.55% (middle pair 98.10% and 99.00%) | 11 |
2025 | 1 | 1 fourplex | $404,000 | $202.91 | 97.23% | 130 |
2026, to September 23 | 3 | 2 villas, 1 fourplex | $425,000 | $191.27 | 99.05% | 79 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026; product matched by address to the Lee County parcel roll. No Waters Edge MLS closing fell between September 24 and December 31, 2022, so 2023 is the first full year.
The villas are the cleanest series, because every one is the county’s 1,989 square foot plan. They sold at $475,000 in 2023, at $490,000, $515,000 and $510,000 in 2024, and at $520,000 and $425,000 in 2026. The $425,000 sale closed at full price with 0 days on market, the $520,000 sale at 99.05% of list after 190 days. The five sales from 2023 to January 2026 sit together, which is the band a villa valuation starts from today, and the May 2026 sale shows what a villa priced below that band does.
The larger fourplex plan, 1,991 square feet, sold at $289,000 in March 2023, $395,000 in June 2024 and $404,000 in April 2025. That last sale took 130 days and closed at 97.23% of list. No unit on the plan has sold through the MLS since, so a three-bedroom fourplex valuation today starts from $395,000 and $404,000 and adjusts for time and condition.
The smaller fourplex plan sold through the MLS at $280,000 in February 2023 and $325,000 in April 2026, about 16 percent higher by our arithmetic. The county file adds $265,000 in February 2023 and $380,000 in January 2024. The one Waters Edge listing on September 23, 2026 is on this plan, asking $325,000 after 194 days on market, the same price the April 2026 unit sold for.
No Waters Edge MLS closing fell between September 24 and December 31, 2022, the weeks after Hurricane Ian; the first MLS closing in the window was February 10, 2023, a fourplex unit at $280,000. Lee County’s file does record one qualified deed in that gap, the December 2022 duplex sale at $325,000, which never appeared in the MLS. Without its terms we do not use it as a comparable. No unit in the 48-month MLS record sold twice.
An owner who bought before 2023 holds a gain on both products, and the record inside each product has not reversed. The 2026 sales, $325,000 to $520,000, are the evidence a buyer’s appraiser will use, alongside the 2024 villa sales and the 2025 fourplex sale. A valuation that anchors on the 2023 fourplex prices undersells, and one that anchors a villa on the $520,000 sale alone invites a long market time, as that sale’s own 190 days showed.
Waters Edge homes took a median of 79 days on market and sold at a median of 99.05% of list price in the 12 months to September 23, 2026, on 3 closings. Over 48 months the median was 11 days and 97.94% of list on 11 closings, and on September 23, 2026 one unit was for sale, about 4.0 months of supply.
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 | 3 | 79 | 99.05% | 1 of 3 |
12 months to September 23, 2025 | 1 | 130 | 97.23% | 0 of 1 |
24 months to September 23, 2026 | 4 | 104.5 (middle pair 79 and 130) | 98.14% (middle pair 97.23% and 99.05%) | 1 of 4 |
36 months to September 23, 2026 | 8 | 34.5 (middle pair 11 and 58) | 98.55% (middle pair 98.10% and 99.00%) | 1 of 8 |
48 months to September 23, 2026 | 11 | 11 | 97.94% | 1 of 11 |
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 97.94% median over four years says Waters Edge buyers negotiate about two percent off a final list price. The products differ: the villas closed at a 48-month median of 98.56% of list and the fourplex units at 96.33%, and both 2026 fourplex and villa sales that listed high took the longest. A villa list price inside the villa band sells quickly and close to asking; a fourplex list price has to start where the fourplex sales are.
Product | Plan (MLS) | Living sq ft (MLS) | County heated sq ft | Asking | Days on market |
|---|---|---|---|---|---|
Two-story fourplex unit | 2 bed, 2 bath | 1,758 | 1,693 | $325,000 | 194 |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026, pulled September 23, 2026; no Waters Edge listing was pending that day.
The one listing asks exactly what the same plan sold for in April 2026, $325,000, after that unit had listed at $349,000 and taken 79 days. No villa and no duplex unit was for sale. A villa owner who lists this season has no Waters Edge competition on the market, and the nearest one-story alternative is a Heron Villa, none of which was listed either.
One listing against 3 closings in the last 12 months is about 4.0 months of supply, by our arithmetic. Against the 48-month pace, 11 sales in 48 months, the same listing is about 4.4 months. By the usual rule of thumb, under six months leans toward sellers, but at this volume one listing or one sale moves the ratio a long way, so we treat it as a reading, not a verdict.
All 11 Waters Edge MLS closings of the last four years fell between January and July, and April and May carried the most, three each. None closed from August through December in any of those years. A closing lags its contract by several weeks, so a Waters Edge home that is valued, prepared and listed by early January meets the largest pool of seasonal buyers.
Price to the band your product can honestly reach, present the home for the season, and have both estoppels, the budget and your building’s 2023 roof closeout 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 May 2026 villa at 0 days and the January 2026 villa at 190 days are the proof on the same street.
A Waters Edge buyer most often compares The Heron at The Forest, the other condominium inside the gates with one-story villas and prices near $400,000. Waters Edge offers two association layers instead of three, a 2023 roof on every building and villas that sell about $100,000 higher; the Heron offers newer buildings and a lower entry price.
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 | Waters Edge at The Forest | The Heron at The Forest |
|---|---|---|
Homes | 36: 16 fourplex units and 4 duplex units (1984 and 1985), plus 16 one-story villas in eight attached pairs (1991) | 63: 48 Coach Houses (1990 to 1992) and 15 one-story Villas (1994 to 1996) |
Legal form | One condominium | A condominium and a land condominium under a sub-master association |
Association layers | Two: condominium association and master association | Three: unit association, The Heron Master Association, master association |
Estoppel certificates at resale | Two | Three |
Stories (county roll) | One and two | One and two |
Median heated area (county) | 1,989 sq ft | 1,679 sq ft (Coach Houses); 1,993 sq ft (Villas) |
Median 2026 just value (mass appraisal, not a price) | $300,820 | $246,498 (Coach Houses); $334,217 (Villas) |
MLS closings, 48 months | 11, median $425,000 | 16, median $380,000 (middle pair $375,000 and $385,000) |
Median $/sq ft of living area, 48 months | $202.91 | $199.28 (middle pair $198.37 and $200.20) |
Median sale-to-list, 48 months | 97.94% | 95.84% (middle pair 95.27% and 96.40%) |
Median days on market, 48 months | 11 | 25 (middle pair 14 and 36) |
One-story villa sales, 48 months | 6, median $500,000 (middle pair $490,000 and $510,000), $245.15 a foot | 8 under the Villas name, median $400,000 (middle pair $400,000 and $400,000), $200.45 a foot |
Fourplex or Coach House sales, 48 months | 5 fourplex units, median $325,000 | 8 Coach Houses, median $336,250 (middle pair $332,500 and $340,000) |
MLS closings, last 12 months | 3, median $425,000, range $325,000 to $520,000 | 6, median $389,500 (middle pair $385,000 and $394,000), range $308,000 to $570,000 |
Median sale-to-list, last 12 months | 99.05% | 93.03% (middle pair 92.08% and 93.98%) |
County qualified sales to June 25, 2026 | 12, median $414,500; 3 never in the MLS | 19, median $375,000; 4 not matched to the MLS |
Listings on September 23, 2026 | 1, a 1,758 sq ft two-bedroom fourplex unit at $325,000 | 2 Coach Houses, asking $199,000 and $318,000 |
Months of supply, last 12 months’ pace | about 4.0 | about 4.0 |
Homestead exemptions (county roll) | 12 of 36 | 22 of 63 |
Median ground, ft NAVD88 | 6.6 | 6.2 (Coach Houses); 6.6 (Villas) |
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 | 2.89 ft above ground at building K | None surveyed at the Heron |
Roofs on the public record | A 2023 re-roof permit for every residential building and the pool house | No roof permit record we reached; ask the associations |
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 either layer | Not published at any of the three layers |
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 the Waters Edge roofs. Months of supply is active listings divided by the average monthly closings of the last 12 months.
A buyer should choose Waters Edge for a one-story villa the county codes as golf front, a 2023 roof on every building and one fewer association layer, and is prepared to pay about $45 more per square foot of living area for a villa, by our arithmetic on the 48-month villa medians, $245.15 against $200.45. A buyer should choose The Heron at The Forest for the newest attached homes inside the gates and a one-story Villa at about $100,000 less, $400,000 against $500,000. Your Waters Edge valuation has to show that buyer where the extra $100,000 went.
The two neighborhoods each hold two markets. The Waters Edge fourplex units, $280,000 to $404,000 at a median of $325,000 on five sales, trade in the same band as the Heron Coach Houses, $290,000 to $385,000 at a median of $336,250 on eight. The Waters Edge villas, $425,000 to $520,000, sit above every 1,993 square foot Heron Villa sale since the end of 2022. The one place a Heron sale reached the Waters Edge villa band was a 3,005 square foot, four-bedroom Heron home at $570,000 in February 2026, a different size of home altogether.
Waters Edge closed at a median of 97.94% of list over 48 months and 99.05% over the last 12, against the Heron’s 95.84% and 93.03%. Fewer homes, a villa product the county codes as golf front and no villa on the market this season explain most of it. A Waters Edge seller who prices inside the villa band inherits that record; one who prices above it gives the buyer a reason to walk next door.
The Heron’s Villas, finished 1994 to 1996, are newer than any Waters Edge building, and a Heron Villa costs about $100,000 less. A Waters Edge seller answers with paperwork: two estoppels and a budget in the file on day one, the building’s 2023 roof permit and closeout, the unit’s window permits and a wind-mitigation report. Heron owners have their own guide to what a home at The Heron at The Forest is worth, and buyers weighing both can read our Heron at The Forest buyer guide.
A fourplex buyer also tours Fairway Woods at The Forest, 118 condominium units on the highest ground in The Forest, which sold at a 48-month median of $350,000 and $143.48 a foot; its owners have a guide to what a Fairway Woods at The Forest home is worth. Sparrowood, The Forest’s only three-story condominium, sold at a 48-month median of $282,500, and our Sparrowood guide covers it. At the entry end of the gates, Partridge Place owners have their own valuation page.
Online estimates miss on Waters Edge homes because they read 36 homes in two products under one MLS name, listing square footage that does not match the county’s plans, unit numbers that look like floors, a common name shared with dozens of unrelated Florida properties, and a county roll that sits well below recent sale prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026)
The MLS carries every Waters Edge home under one subdivision name, and a model that averages it blends a $280,000 fourplex sale with a $520,000 villa sale and describes neither home. The two products sit $175,000 apart at their 48-month medians, a gap no neighborhood average can bridge.
A model divides by whatever square footage its source carries. At Waters Edge, listings have entered 1,758 square feet for the county’s 1,693 square foot plan and 2,060 or 2,222 square feet for villas the county records at 1,989. The same home can look expensive or cheap per foot depending on which figure a model picked up.
A fourplex unit number such as 201 invites a buyer, or a model, to read a second floor into it. The county roll records the same plan for units ending in the same digit within a building, which is consistent with stacked plans, but it does not record which floor any unit is on. We read the floor from the recorded condominium plat, not from the number, and a listing that guesses wrong loses a buyer’s trust in the rest.
A name search for Waters Edge in the Florida Division of Corporations returns this community’s association, Waters Edge of Lee Condominium Association, Inc., followed by a long run of unrelated Waters Edge entities, and Lee County holds other Waters Edge projects miles away. A model or a buyer that pulls the wrong Waters Edge pulls the wrong comparables.
Lee County’s 2026 just values, a mass-appraisal figure set for taxation, run from $254,990 for the smaller fourplex plan to $331,941 for the top villa, with a median of $300,820. The 2026 sales ran $325,000 to $520,000. The roll is useful for ranking plans, not for pricing one home.
A model cannot see impact windows and a wind-mitigation report, a renovated kitchen, the outlook from a villa, the building’s 2023 roof closeout, the association’s budget and reserve schedule, or an estoppel with nothing owed. At Waters Edge those are the difference between the top and the bottom of a product’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 product’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 Waters Edge buyer prices in two association assessments, the Waters Edge condominium fee and The Forest’s master assessment, plus a Lee County tax bill that resets at sale, the San Carlos Park fire levy, private sewer and flood insurance. Neither association publishes its fee, and how the 2023 roofs were paid for is not in any public record.
Data updated: September 2026 (Lee County and San Carlos Park Fire Protection and Rescue Service District records; Florida Statutes; retrieved September 2026)
The Waters Edge condominium assessment is not published; it appears in the association’s annual budget and on the estoppel certificate issued with every resale. The master association does not publish its assessment either; the amount appears in its annual budget and on the estoppel certificate issued with every resale. Florida caps each estoppel fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if the account is delinquent, under section 718.116 for the condominium and section 720.30851 for the master association.
Neighborhood associations’ special assessments are not published; buyers can find them in the association’s estoppel certificate and meeting minutes. At Waters Edge the question has a specific shape: declared permit values in 2023 were $47,000 for each fourplex, $45,055 for each duplex building and $10,500 for the pool house, per Lee County’s permit index, and whether that work was paid from insurance proceeds, reserves, a loan or a special assessment is not in any public record. A seller who has the 2023 and 2024 budgets and minutes in the file before listing removes a reason to discount.
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. Twelve of the 36 units 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, $707.70 on $300,000 of taxable value by our arithmetic, and Lee County’s solid waste assessment; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service; its rates are not published online, so we ask every seller for twelve months of bills. The association granted Hotwire Communications, Ltd. a communication easement in 2022, instrument 2022000230999, and whether Hotwire service is billed through the association is not published. The Forest is a non-bundled community: buying a home does not require joining the club, so no club value is built into a Waters Edge price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $2,275 on a $325,000 fourplex sale, $2,975 at the $425,000 median and $3,500 at the $500,000 villa median. Our full cost walk-through is on our guide to selling a Waters Edge at The Forest home.
Each layer is set by a different party on a different billing cycle, and neither association publishes a schedule. A single total assembled from guesses would look precise and be wrong for someone. We put each layer, its source and its estoppel route side by side instead, and fill in the real figures from your association’s documents.
No. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records every Waters Edge building at one or two stories, each a two- or four-family building. In The Forest, only Sparrowood’s three buildings reach three stories, so a Waters Edge 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 or to two-, three- or four-family dwellings with three or fewer habitable stories. Waters Edge fits both exclusions.
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 Waters Edge the honest answer is that neither applies, and the 2023 roofs answer the next question, which removes two lines of doubt that buyers of three-story condominiums elsewhere have to price.
Being outside the statutes does not make reserves optional. A buyer will still ask the association for its current budget and reserve schedule, its 2023 roof records and how they were funded, its insurance declarations, and whether any special assessment is proposed or levied. Those documents show whether buildings finished between 1984 and 1991 have been kept up, and the county permit file says the association has spent on its envelope.
The flood zone affects a Waters Edge valuation at the neighborhood level: every unit sits in FEMA Zone AE with an 11-foot base flood elevation on panels 12071C0438H and 12071C0576H, effective November 17, 2022, so every financed buyer carries flood insurance. What a buyer reads next is the low ground and the surveyed Hurricane Ian mark.
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 Waters Edge 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. Thirty-one of the 37 parcels, including the common elements, are on panel 12071C0438H and 6 on 12071C0576H. The November 2022 revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet.
Waters Edge’s median ground is 6.6 feet NAVD88, on a range of 6.2 to 7.7, per Lee County’s 2018 LiDAR spot elevations layer, about 4.4 feet below the base flood elevation by our arithmetic. That is the same median as the Heron Villas and 1.9 to 2.5 feet lower than Fairway Woods. Ground is a starting point for insurance, not a substitute for the building’s elevation certificate.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark on building K of 9.5 feet NAVD88, 2.89 feet above the ground at the wall, a seed line on an exterior wall surveyed October 12, 2022, per the agency’s Short-Term Network record for Ian. The mark measures water outside one building. It does not say whether water entered any home, and no public record we reached does. By our arithmetic Ian’s crest there sat 1.5 feet below today’s base flood elevation.
Lee County’s permit index lists a 2023 re-roof for every one of the 14 residential buildings and the pool house; each of the 11 permits opened, such as ROF2023-13503 for building B, records the work as Hurricane Ian damage and shows a closed status with a certificate of completion. Under section 627.7011(5), an insurer may not refuse a homeowner’s policy solely because a roof is less than 15 years old. A three-year-old roof is the strongest line in a Waters Edge insurance file.
Under section 718.111(11), the association insures the condominium property under its master policy and each owner insures the interior, contents and improvements under a unit-owners policy. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP flood premiums. Florida makes flood coverage mandatory for Citizens personal-lines policies in the Special Flood Hazard Area under section 627.351(6) but exempts the condominium unit-owners form. 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, and the county builds to one foot above the base flood elevation. 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, have your building’s 2023 roof closeout in hand, and commission a wind-mitigation report on your home’s openings under section 627.0629. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
A Waters Edge seller owes every buyer Florida’s flood disclosure at or before contract, and, because Waters Edge is a condominium, the section 718.503 resale documents: the declaration, articles, bylaws, rules, the latest financial information, the reserve-study statement and the question-and-answer sheet. A missed delivery hands the buyer a cancellation right and a second chance to negotiate the price.
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, its statement on a structural integrity reserve study 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. Because Waters Edge has more than 25 units, the association must also post its official records in an owner-only area of a website or app under section 718.111(12)(g), which a seller can open for a buyer’s review.
Section 720.401 does not apply to an association regulated under Chapter 718, which is why a Waters Edge seller’s duty runs through section 718.503. How the master association’s own disclosure is handled on a condominium resale is a question for your closing agent.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. At Waters Edge, where a surveyed Ian mark sits on building K, we have it completed before the first showing, and a seller who adds the building’s elevation certificate turns a required form into a record.
Lee County’s index lists the Waters Edge Phase I and II condominium at Official Records Book 1988, Page 2827, with its plat at Condominium Plat Book 9, Page 68, held in the Lee County Clerk’s official records. The Waters Edge declaration and rules are not published online, so we pull the recorded declaration and its amendments on day one and read the transfer and leasing provisions into the contract timeline.
The items that move a Waters Edge number before listing are the document file, the roof, flood and wind paperwork, condition inside the product’s range, association approval letters for past alterations, and timing for the season. None of them changes the product you own; each of them changes where in that product’s range your home sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County permit index, queried September 2026)
Order both estoppel certificates, the budget with the reserve schedule, the insurance declarations, the 2023 and 2024 minutes and the declaration with every amendment before the first showing. Fees are not published at either layer at Waters Edge, so the home that answers the fee and roof-funding questions on day one competes against homes that cannot.
Pull your building’s 2023 roof permit and closeout, ask the association for the building’s elevation certificate, and commission a wind-mitigation report on your home’s openings. All three feed straight into a buyer’s insurance quote, and all three are documents rather than claims.
The closed sales say product and finish together explain the spread: the villas ran $425,000 to $520,000 and the fourplex units $280,000 to $404,000 over four years. A renovation aimed at the top of your product’s band usually pays; one aimed beyond it rarely does, because a fourplex unit does not become a villa and the top villa sale sets the ceiling.
Alterations that touch the building, windows, doors, shutters, flooring over another unit or the exterior normally need association approval under the declaration and rules before the county permit. The Waters Edge approval procedure is not published, so find the letters for any past work; a missing letter becomes a negotiation point.
Every one of the 11 Waters Edge MLS closings of the last four years fell between January and July. The master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, so a home valued and prepared in the fall and listed by early January meets them at the right time.
A free in-person Waters Edge 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 product and plan, the openings, the approvals, the roof file and the setting, and you receive a written opinion of value with your product’s sales and a recommended list price.
Your product’s and plan’s MLS and county sales with dates and sources; the live competition inside the gates, including the Heron; the two association layers and tax reset your buyer will underwrite; your building’s flood position, ground and roof record; 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 Waters Edge at The Forest seller page sets out the marketing, negotiation, costs and the estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix and when to list. Either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Waters Edge 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
Waters Edge owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 11 Waters Edge closings in the Southwest Florida MLS over four years, matched each one to its product and plan on the Lee County parcel roll, laid Lee County’s 12 qualified recorded sales over the top, and read the county permit file building by building.
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 Waters Edge at The Forest owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded sales and permit index, the association’s state filings, FEMA’s map, the U.S. Geological Survey and Florida statute, each with its window and source stated in the sections above.
Recent Waters Edge sales ran from $325,000 to $520,000 in the 12 months to September 23, 2026, median $425,000 on 3 closings. Your product, villa, duplex or fourplex unit, then your plan, condition and document file place you in that range.
Start from the closed sales of your product and plan, adjust for condition, openings and the association file, and test against the live listings at Waters Edge and the Heron. Request one on this page or call Jesse McGreevy at (239) 898-6072.
Three MLS closings from September 24, 2025 to September 23, 2026: a villa at $520,000 in January 2026, a fourplex unit at $325,000 in April 2026 and a villa at $425,000 in May 2026.
Because it is the first window counting back that holds ten or more sales. The last 12 months hold 3, the last 24 months 4 and the last 36 months 8; the 48-month pull holds 11, at a median of $425,000.
The six villa sales of the last 48 months closed at $425,000 to $520,000, a median of $500,000, the mean of $490,000 and $510,000. The two in 2026 closed at $520,000 and $425,000.
The five fourplex sales of the last 48 months closed at $280,000 to $404,000, a median of $325,000. The three-bedroom plan’s latest sales were $395,000 and $404,000; the two-bedroom plan’s latest was $325,000 in April 2026.
None of the four sold through the MLS in four years, and the one recorded sale was a December 2022 deed at $325,000. We value a duplex unit from the villas and the larger fourplex plan, adjusted for its 2,334 square feet, age and setting.
A median of $191.27 per square foot of MLS living area over the last 12 months and $202.91 over 48 months. The villas run $245.15 over 48 months and the fourplex units $184.87.
The villas are one-story, newer and coded golf front on the county roll. On homes of almost the same county size they sold about $60 a foot higher over 48 months, by our arithmetic.
No. The county roll does not record which floor a fourplex unit is on. We read the floor from the recorded condominium plat, not from a number such as 201.
Because the MLS files two products under one name, listings have entered living areas that do not match the county’s plans, the name is shared across Florida, and a model cannot see condition, the roof file or the document file.
No. The 2026 just values, from $254,990 to $331,941 with a median of $300,820, are mass-appraisal figures for tax. The 2026 sales ran $325,000 to $520,000.
A median of 79 days on market in the 12 months to September 23, 2026, and 11 days over 48 months. The May 2026 villa sold in 0 days; the January 2026 villa took 190.
A median of 99.05% of the final list price over the last 12 months and 97.94% over 48 months, the villas at 98.56% and the fourplex units at 96.33%.
One on September 23, 2026: a two-bedroom fourplex unit asking $325,000 after 194 days. No villa and no duplex unit was listed. Listings change weekly.
For a prepared home priced to its product’s sales, yes; one listing against three closings a year is about 4.0 months of supply, which leans toward sellers, but one sale moves that figure a long way.
Not inside the products on the record. The three-bedroom fourplex plan rose from $289,000 in 2023 to $404,000 in 2025, and five of six villa sales closed between $475,000 and $520,000. Calendar-year medians swing with the product mix.
All 11 MLS closings of the last four years fell between January and July, and April and May carried three each. A home valued in the fall and listed by early January meets the season’s buyers.
Some do. Lee County recorded 12 qualified Waters Edge sales from September 24, 2022 to June 25, 2026, and 3 of them never appeared in the MLS.
The county codes all 20 one-story units as golf front and none of the fourplex units, and the one-story homes sell higher. The coding is not a survey of views, so we judge the outlook in person.
The county records a garage on every Waters Edge unit, so it is the baseline. It matters most when your buyer compares a home elsewhere in The Forest without one.
They help when they are permitted, approved by the association and documented in a wind-mitigation report, because they feed a buyer’s insurance quote. Every original building predates the first statewide Florida Building Code of March 1, 2002.
It removes a discount. Every residential building carries a 2023 re-roof permit recorded as Hurricane Ian damage, and a roof that young answers the insurer’s first question. Keep your building’s permit and closeout in the listing file.
Only toward the top of your product’s own range. A fourplex unit does not become a villa, and the top villa sale sets the ceiling, so a renovation aimed beyond your product’s band rarely returns its cost.
It changes the file. That home was rebuilt after a 2014 fire under county permits and a later building code than its 1991 neighbors, which matters to a wind-mitigation inspection and an insurance quote. We put those permits in front of the buyer.
No. They apply to condominium buildings three or more stories in height, and every Waters Edge building is recorded at one or two stories, each a two- or four-family building.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panels 12071C0438H and 12071C0576H, effective November 17, 2022, on median ground of 6.6 feet.
USGS crews surveyed a high-water mark 2.89 feet above ground on building K. The mark measures water outside one building; no public record we reached says whether water entered any home.
Neither the Waters Edge condominium association nor the master association publishes its fee. Each amount appears in the association’s budget and on the estoppel certificate issued with every resale.
Two: one from Waters Edge of Lee Condominium Association and one from The Forest’s master association. Florida law caps what either may charge.
The Forest is a non-bundled community, so buying a home does not require joining the club, and no club value is built into a Waters Edge 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. Twelve of the 36 units carry a homestead exemption.
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 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.
The one who can show you every Waters Edge sale of your product, from both the MLS and the county, with sources. Compare teams on the public record before you choose.
Get a written valuation from your product’s sales, order both estoppels and the association documents, and gather your building’s roof closeout, the elevation certificate and a wind-mitigation report. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Waters Edge with other condominiums inside The Forest’s gates ask these three questions most often, and the answers come from the same MLS pull, county roll and FEMA map used for the seller answers above. For a full buyer plan, call Marc Comisar at (239) 287-5873.
No. The Forest is a non-bundled community, per the club’s membership page and the master association’s resident portal; membership is a separate choice.
On price, a fourplex unit, at a 48-month median of $325,000; on one-story living, a villa at $500,000. Read how we represent buyers in Southwest Florida and our Waters Edge at The Forest buyer guide.
Pull the panel from FEMA’s Map Service Center, ask the association for the building’s elevation certificate and 2023 roof records, and ask the seller for the flood disclosure under section 689.302.
Every Waters Edge at The Forest figure on this page traces to a primary source below, listed as of September 27, 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded sales, permit index and map services, the association’s filings with the Florida Division of Corporations and the state condominium registry, Florida Statutes, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Waters Edge at The Forest owner always opens the official, current copy. We host nothing ourselves, and the declaration itself is held by the Lee County Clerk’s official records.
Document | What it proves for a Waters Edge valuation | Official authority |
|---|---|---|
Waters Edge of Lee Condominium Association, 2026 annual report | The association’s current officers and filing status | |
Lee County re-roof permit ROF2023-13503 (building B) | A 2023 roof recorded as Hurricane Ian damage, closed with a certificate of completion | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for most Waters Edge parcels | |
FEMA flood panel 12071C0576H (2022) | The same zone and elevation for the remaining 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 Waters Edge tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, re-entry rules and the population estimate | |
Florida Statutes 718.503, disclosure prior to sale | What a Waters Edge 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 original Waters Edge building predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Waters Edge 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 Waters Edge 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.