Dove Hollow is a 48-unit, two-story condominium at The Forest in south Fort Myers: three floor plans, carports, optional club, flood Zone AE and 10 closings in 48 months at a $297,500 median. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Dove Hollow is a 48-unit condominium inside the master-planned community of The Forest in Fort Myers, Florida. It is a run of six two-story condominium buildings of eight units each, built in 1981 and 1982 and strung east to west from 16424 to 16454 Timberlakes Drive, under its own recorded declaration, its own association and its own budget.
McGreevy and Comisar are the team Dove Hollow sellers call first, and the team buyers call when they want the building-by-building facts before they tour. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have over $900 million in personal sales between them. This guide is built from the Lee County parcel roll for all 48 units, the Florida Division of Corporations and the state condominium registry, FEMA's flood maps, and every Dove Hollow closing in the Southwest Florida MLS over the last four years, pulled September 23, 2026.
Three facts set Dove Hollow apart, and each one is on the record. First, every building repeats the same eight-unit layout: two one-story units of 1,420 heated square feet, four two-story units of 1,418 square feet, and two two-story units of 1,964 square feet with three bathrooms, per the Lee County parcel roll. Second, Dove Hollow is a separate condominium from Dove's Nest, its look-alike neighbor farther up Timberlakes Drive, with a different declaration, a different corporation and a different state registration. Third, the market has moved: the median of the ten Dove Hollow closings over 48 months is $297,500, while the three closings of the last 12 months sold at a median of $230,000.
If you own in Dove Hollow, the market and seller sections show what each floor plan has sold for and what you compete against today. If you are buying, the fee, governance and insurance sections show which documents set your real monthly cost, where the public record goes silent, and how to get what is missing before you sign.
McGreevy and Comisar are the best realtor for Dove Hollow because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Dove Hollow market read built unit by unit from the county roll, the state registry and every MLS closing.
If you're searching for the best realtor for Dove Hollow in The Forest, Fort Myers, whether you're ready to sell your Dove Hollow home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Dove Hollow track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 3 Dove Hollow closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: $720,000 in closed volume, a median sold price of $230,000 (n=3, odd, so the median is an observed sale), a median of 105 days on market and a median sold-to-list ratio of 95.04%. The highest-priced Dove Hollow sale of the period was $265,000, a one-story, three-bedroom unit in Building 2 that closed in February 2026. None of the three closed at or above its asking price. Because three sales are too few to price from, the market section below widens the window until it holds ten closings: over the full 48-month pull, the widest we hold, Dove Hollow recorded 10 closings at a median of $297,500. Two units are listed for sale today.
For Dove Hollow sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. A Dove Hollow sale also runs on paperwork. Your buyer needs the Dove Hollow condominium association's estoppel certificate and governing documents and the master association's estoppel certificate, and a lender will ask about the building's insurance, reserves and roof. We order that file on day one. For buyers comparing agents across the market, our roundup of the best real estate agents in Fort Myers lays out how local teams compare on the public record.
Honors and recognition:
Selling your Dove Hollow home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Dove Hollow? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
Dove Hollow comes down to ten load-bearing facts: what you are buying, which association you join, what the state and county records show, what the flood maps say, what fees you will pay, and what the market is doing. Each is drawn from a government record, a first-party document or the Southwest Florida MLS, and each is sourced again further down.
This guide to Dove Hollow runs from what it is and where it sits inside The Forest, through its market, origins, homes and floor plans, amenities, governance, fees, rules, storm and flood posture, insurance, schools, county records and daily logistics, to the comparison with Dove's Nest, the honest pros and cons, the seller section and both FAQ sets.
Dove Hollow is a 48-unit condominium of six two-story buildings on Timberlakes Drive inside The Forest, the gated, non-bundled golf community in south Fort Myers. Its buildings run east to west from 16424 to 16454 Timberlakes Drive, ZIP 33908, on 6.45 acres of common land that the condominium owns in common.
Lee County's recorded subdivisions and condominiums layer carries a single record named "DOVE HOLLOW CONDO," a condominium in Section 1, Township 46 South, Range 24 East, described in Official Records Book 1569, Page 2023, with a stated area of 6.44722 acres. The same 6.45 acres appear on the Property Appraiser's common-elements record at 16440 Timberlakes Drive, which cites the original declaration, a second recorded instrument at Official Records Book 1586, Page 56, and a condominium plat at Condominium Plat Book 7, Page 216.
Timberlakes Drive is one of The Forest's longer private streets; it carries addresses in The Forest Units Two and Three, Eagle's Landing, Dove Hollow and Dove's Nest. Dove Hollow is the east-to-west run of six buildings. Building 1, at 16424, is the easternmost, and Building 6, at 16454, the westernmost, about 800 feet apart by the county parcel coordinates. The next six addresses, 16460 to 16490, run north from Dove Hollow's west end on the county parcel map, and they belong to Dove's Nest, a different condominium.
That geography is the simplest way to keep the two apart. If the address is 16424, 16430, 16436, 16442, 16448 or 16454 Timberlakes Drive, the unit is in Dove Hollow. If it is 16460, 16466, 16472, 16478, 16484 or 16490, it is in Dove's Nest, which has its own guide at Dove's Nest at The Forest.
The Forest is 789 residences by the master association's count, 302 single-family homes and 487 condominiums and villas, in its 2022 Emergency Preparedness Plan. Dove Hollow's 48 units are one of the condominium neighborhoods seated on the association's "Condos and Villas" board, and the plan's own roster names Dove Hollow among them. Every figure on this page is Dove Hollow's alone; the community-wide picture is on our guide to The Forest.
Dove Hollow is not a golf-course villa with club membership attached, not a 55-and-over community by any record we found, and not part of Dove's Nest. It is also not a single-family neighborhood: all 48 residential parcels carry the county's condominium land-use code, and the owners hold the land and buildings in common through the association.
Living in Dove Hollow means a 1980s two-story condominium on a gated, wooded golf community in south Fort Myers, with a carport rather than a garage, a staffed main gate, optional club membership, and some of the lowest entry prices in The Forest: the last three Dove Hollow closings sold for $225,000 to $265,000.
The daily rhythm is set by The Forest rather than by the six buildings. The master association's 2022 Emergency Preparedness Plan staffs the Main Gate on Forest Boulevard at Tamiami Trail 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol. Residents enter by vehicle barcode, requested through the association's barcode request form, and guests are pre-registered through the DwellingLive visitor system.
Dove Hollow has a mixed ownership base. On the county parcel roll, 16 of the 48 units carry a Florida homestead exemption, which requires the owner to live there as a permanent residence, and 23 of the 48 owners list a Florida mailing address; the other 25 list addresses in 13 other states and one Canadian province, led by Illinois, New Jersey and Indiana. That is a count of mailing addresses, not a census of who lives where, but it tells a buyer to expect both full-time neighbors and seasonal owners, and a quieter summer.
The three Dove Hollow floor plans run from 1,418 to 1,964 heated square feet on the county roll, larger than the 1,161-square-foot units at Partridge Place and Partridge Court and close to Quail Cove's 1,372 to 1,538. The median 2026 just value of a Dove Hollow unit is $191,445, per the county roll, a mass-appraisal figure set for taxation rather than a price, but a useful marker of where Dove Hollow sits in The Forest's range.
A Dove Hollow unit comes with a carport, not a garage: the county roll flags a carport on all 48 unit records and a garage on none. The buildings predate Florida's statewide building code, which took effect in 2002, so roof, window and shutter records matter more than the year built. And the association's budget, rules and insurance are not published anywhere public, so a buyer does the homework through the resale package rather than online.
From The Forest Country Club's address at 6100 Club Boulevard, a few minutes from Dove Hollow, a Publix on Alico Mission Way is about 1.4 miles and 4 minutes away, Bell Tower Shops about 3.9 miles, and Gulf Coast Medical Center, which the Florida Department of Health lists as Lee County's designated Level II trauma center, about 4.5 miles and 9 minutes. Those are free-flow drive times; in-season traffic is longer.
Dove Hollow's market has cooled: three units closed in the last 12 months at a median of $230,000 and 105 days on market, against a 48-month median of $297,500 on ten closings. None of the three recent sales reached its asking price, and two Dove Hollow units are listed today.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Dove Hollow is a small market. Forty-eight units, a fraction of which change hands in any year, means every sale moves the median, and a single slow listing can double the average days on market. So this section does two things the portal pages do not: it names the time window beside every figure, and it widens that window until it holds enough sales to mean something. By our rule, that is the first window holding ten or more closings. For Dove Hollow, that window is 48 months.
Every market figure on this page comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, for the development The Forest, with each closed sale resolved by address to the Dove Hollow condominium on the Lee County parcel roll. The windows end September 23, 2026: the last 12 months run from September 24, 2025, and the 48-month window from September 24, 2022.
Three conventions apply throughout. A median of an odd number of sales is the middle sale; a median of an even number is the mean of the middle pair, and we name the pair. Price per square foot is calculated sale by sale, sold price divided by the MLS living area of that unit, and the median or mean of those per-sale figures is reported, never total dollars over total square feet. And "living area" here is the MLS figure; the county's heated area for the same unit is sometimes smaller, because three of the ten listings reported more living area (1,464, 1,510 and 1,643 square feet) than the county's 1,418 for those units.
In the last 12 months we tracked 3 Dove Hollow closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026.
Closed | Building and unit | Plan (MLS) | MLS living area | List price | Sold price | $/sq ft living | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | Building 6 (16454), unit 102 | 3 bed, 2 bath | 1,420 sq ft | $242,000 | $230,000 | $161.97 | 95.04% | 105 |
April 2026 | Building 5 (16448), unit 104 | 2 bed plus den, 2 bath | 1,418 sq ft | $229,000 | $225,000 | $158.67 | 98.25% | 34 |
February 2026 | Building 2 (16430), unit 103 | 3 bed, 2 bath | 1,420 sq ft | $279,900 | $265,000 | $186.62 | 94.68% | 265 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Last 12 months, n=3 (odd, so the median is the observed middle sale).
Read together: a median sold price of $230,000, $720,000 of closed volume, a median of $161.97 per square foot of living area (the mean of the three per-sale figures is $169.09), a median 105 days on market and a median sold-to-list ratio of 95.04% (mean 95.99%). None closed at or above asking. Two of the three were one-story 1,420-square-foot units, the plan the county records at one story in every building.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Window (ending Sept. 23, 2026) | Closings | Median sold price | How the median is formed | Median $/sq ft living | Median days on market | Median sold-to-list | Closed volume |
|---|---|---|---|---|---|---|---|
12 months | 3 | $230,000 | odd, observed sale | $161.97 | 105 | 95.04% | $720,000 |
24 months | 4 | $247,500 | even, pair $230,000 / $265,000 | $174.30 | 71 | 96.65% | $1,010,000 |
36 months | 8 | $297,500 | even, pair $290,000 / $305,000 | $209.80 | 74 | 96.98% | $2,319,900 |
48 months | 10 | $297,500 | even, pair $290,000 / $305,000 | $209.80 | 60.5 | 96.41% | $2,834,900 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. The 48-month window is the full pull, the widest we hold, and the first window with ten or more Dove Hollow closings.
Over the full 48-month pull, the widest we hold, Dove Hollow recorded 10 closings at a median sold price of $297,500. The count is even, so the median is the mean of the middle pair, $290,000 and $305,000; it happens to equal no single sale. The range ran from $180,000 to $355,000, the median unit had 1,419 square feet of MLS living area, and one of the ten sold at its full asking price. Closed volume over the four years was $2,834,900.
The median price per square foot of living area over 48 months was $209.80 (even n, the mean of $204.51 and $215.09), and the mean of the ten per-sale figures was $194.59. The median time on market was 60.5 days (even n, the mean of 54 and 67), and the median sold-to-list ratio was 96.41% (the mean of 95.99% and 96.83%).
The 48-month median hides a clear direction. The five Dove Hollow closings of calendar 2024 sold at a median of $310,000 (odd, observed), from $290,000 to $355,000. No Dove Hollow unit closed through the MLS in calendar 2025. The three closings of 2026 to date sold at a median of $230,000, from $225,000 to $265,000. That is a drop of about 26 percent between the two calendar-year medians, by our arithmetic, on closely comparable 1,418- and 1,420-square-foot units.
Price per square foot tells the same story. The 2024 closings sold at $204.51 to $225.10 per square foot of living area; the 2026 closings at $158.67 to $186.62. The two 2023 closings bracket the range: $335,000 in June 2023 and $180,000 in August 2023, the second at 85.71% of its list price after nine days on market, the lowest price in the four years.
Dove Hollow listings have taken longer to sell as prices fell. The 2024 closings spent 22 to 112 days on market; the 2026 closings 34 to 265. A Dove Hollow seller today should plan for a sale measured in months rather than weeks, and should expect a buyer to negotiate: every one of the three most recent sales closed below its final asking price, by 1.75 to 5.32 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Two Dove Hollow units were active in the Southwest Florida MLS on September 23, 2026, and none was pending.
Building | Unit plan (MLS) | MLS living area | List price | List $/sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|
Building 4 (16442) | 3 bed, 2 bath | 1,418 sq ft | $289,000 | $203.81 | 116 |
Building 1 (16424) | 2 bed, 2 bath | 1,420 sq ft | $225,000 | $158.45 | 61 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026.
The two asking prices bracket the recent closings. The $225,000 unit is the one 1,420-square-foot unit the county records with two bedrooms rather than three, and it is priced at the level of the April 2026 sale. The $289,000 unit is asking about the 2024 level, which none of the 2026 closings reached.
At the pace of the last 12 months, three closings or one every four months, the two active listings represent about 8 months of supply, by our arithmetic. At the slower 48-month pace, ten closings in 48 months, they represent about 9.6 months. Either way, Dove Hollow is a buyer's market by the usual six-month rule of thumb, and a seller competes with the other active unit and with look-alike units in Dove's Nest.
The county records more Dove Hollow sales than the MLS does. On the Lee County parcel roll, 12 Dove Hollow units show a priced transfer between September 24, 2022 and September 23, 2026. Ten match the ten MLS closings by unit and date, to within a day. Two have no MLS closing in our pull: a 1,964-square-foot unit in Building 5 recorded at $200,000 in June 2024, and a 1,418-square-foot unit in Building 4 recorded at $215,000 in January 2023. One further transfer differs in price: a Building 4 unit that closed in the MLS at $310,000 on September 20, 2024 is recorded on the roll at $300,000 on the same date. We report those differences as the records show them; the reason for each is not in the public record we reached.
For a seller, the lesson is that a unit priced only from MLS comparables may miss sales that happened privately. For a buyer, it is that the county roll is worth checking alongside the MLS before an offer.
Lee County's 2026 just values for Dove Hollow run from $187,545 to $255,802, with a median of $191,445 across the 48 units, per the county parcel roll. By plan, the 24 two-story 1,418-square-foot units have a median just value of $190,308, the 12 one-story 1,420-square-foot units $191,445, and the 12 two-story 1,964-square-foot units $244,019. Just value is a mass-appraisal figure dated January 1 and used for taxation; it is not a sale price and it is not an appraisal, but its spread by plan is the county's own view of how much more the large plan is worth.
Selling in Dove Hollow? Get a free valuation of your Dove Hollow unit, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Every Dove Hollow sale over the full 48-month pull was a 1,418- or 1,420-square-foot unit: ten closings from June 2023 to May 2026, from $180,000 to $355,000, at $122.95 to $236.25 per square foot of living area. The large 1,964-square-foot plan did not close through the MLS once.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Because Dove Hollow has too few sales in any 12-month window to price from, the complete 48-month list is below. Closed sales are public record; buyer and seller names are not given.
Closed | Building and unit | Plan (MLS) | MLS living area | List price | Sold price | $/sq ft living | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 1, 2026 | Building 6 (16454), unit 102 | 3 bed, 2 bath | 1,420 | $242,000 | $230,000 | $161.97 | 95.04% | 105 |
April 13, 2026 | Building 5 (16448), unit 104 | 2 bed plus den, 2 bath | 1,418 | $229,000 | $225,000 | $158.67 | 98.25% | 34 |
February 6, 2026 | Building 2 (16430), unit 103 | 3 bed, 2 bath | 1,420 | $279,900 | $265,000 | $186.62 | 94.68% | 265 |
October 29, 2024 | Building 4 (16442), unit 201 | 2 bed plus den, 2 bath | 1,418 | $295,000 | $290,000 | $204.51 | 98.31% | 37 |
September 20, 2024 | Building 4 (16442), unit 101 | 2 bed plus den, 2 bath | 1,418 | $325,000 | $310,000 | $218.62 | 95.38% | 22 |
April 25, 2024 | Building 3 (16436), unit 204 | 3 bed, 2 bath | 1,510 | $349,900 | $339,900 | $225.10 | 97.14% | 81 |
March 28, 2024 | Building 1 (16424), unit 101 | 3 bed, 2 bath | 1,418 | $315,000 | $305,000 | $215.09 | 96.83% | 67 |
February 22, 2024 | Building 6 (16454), unit 204 | 2 bed plus den, 2 bath | 1,643 | $355,000 | $355,000 | $216.07 | 100.00% | 112 |
August 25, 2023 | Building 3 (16436), unit 104 | 2 bed plus den, 2 bath | 1,464 | $210,000 | $180,000 | $122.95 | 85.71% | 9 |
June 27, 2023 | Building 3 (16436), unit 201 | 3 bed, 2 bath | 1,418 | $349,000 | $335,000 | $236.25 | 95.99% | 54 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; living area is the MLS figure for each listing, and the county records every one of these units at 1,418 or 1,420 heated square feet. The full 48-month pull, the widest we hold: n=10.
Of the ten closings, eight were the two-story 1,418-square-foot plan (units 101, 104, 201 and 204 on the county roll) and two were the one-story 1,420-square-foot plan (units 102 and 103). Buyers paid the most, $339,900 and $355,000, for two units numbered 204 in the 1,418 plan in spring 2024, both of which the MLS listed with more living area than the county records. Nothing in the pull lets us separate the effect of that extra reported area from the effect of condition and timing, so we price by plan, by date and by condition together rather than by any one of them.
Half of the closings were listed as two bedrooms plus a den and half as three bedrooms, on the same 1,418- and 1,420-square-foot plans. The county records 47 of the 48 units at three bedrooms. How a listing names the third room is the listing agent's choice; what matters to a buyer is whether the room has a closet and a window, which a walk-through settles. We list the room the way the county and the floor plan support.
Dove Hollow, inside The Forest, sells on three facts a buyer checks early: which of the three floor plans the unit is, what the two associations charge, and how the building is insured. We answer all three in the listing file before the first showing. Find out what your Dove Hollow condo is worth, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008.
Dove Hollow was created in 1981, early in The Forest's build-out: its condominium association was filed with the state on February 9, 1981, its first two buildings were finished that year and the other four in 1982, and the condominium was declared at Official Records Book 1569, Page 2023 in Lee County.
The Forest itself began with the master association's filing in December 1979 and the first plat, The Forest Unit One, in May 1980; the attached neighborhoods followed in sequence through the 1980s and into the 1990s. Dove Hollow belongs to the first wave, with Partridge Place, Partridge Court, Pheasant Court Villas and Quail Cove, all finished in 1981 or 1982. Dove's Nest, its neighbor on Timberlakes Drive, came two years later, in 1983 and 1984.
Three recorded references define Dove Hollow on the county's records. The declaration is at Official Records Book 1569, Page 2023, the reference the county's recorded subdivisions and condominiums layer and every unit's legal description carry. The Property Appraiser's common-elements record adds a second instrument at Official Records Book 1586, Page 56, and a condominium plat at Condominium Plat Book 7, Page 216. The text of those instruments is held by the Lee County Clerk; we could not retrieve it online, so we describe it by its record references only and do not quote it. A buyer receives the declaration and every amendment in the resale package under section 718.503, Florida Statutes.
The county roll dates Buildings 1 and 2, at 16424 and 16430 Timberlakes Drive, to 1981, and Buildings 3 to 6, at 16436, 16442, 16448 and 16454, to 1982, per the Lee County parcel roll. The county's building footprint layer records the same years building by building, and the same 12,440 square feet of effective area in each of the six buildings, which is what you would expect from one design built six times.
Dove Hollow Condominium Association, Inc. was filed with the Florida Division of Corporations on February 9, 1981, as a not-for-profit corporation, per its corporate record. The state's condominium registry lists a project named Dove Hollow Condo with 48 units, licensed May 28, 1981 and recorded December 28, 1981, whose managing entity is Dove Hollow Condo Assn, Inc. at the same Fort Myers management address the corporate record gives, per the Department of Business and Professional Regulation's project record and its public condominium extract. The registry files that project under Seminole County with a Longwood street address, so a registry search limited to Lee County returns no Dove Hollow record; a statewide search by name finds it.
The county record does not name Dove Hollow's developer, and the state registry's public extract does not either. Other early condominiums in The Forest, Partridge Place, Partridge Court and Quail Cove, name Timberlakes, Ltd. as developer in the state registry, and Dove's Nest names Forest Joint Venture, but we have no record that names Dove Hollow's builder, so this page does not name one.
Dove Hollow's homes are 48 condominium units in six identical two-story buildings, each holding eight units in three floor plans: two one-story units of 1,420 heated square feet, four two-story units of 1,418 square feet, and two two-story units of 1,964 square feet with three bathrooms, per the Lee County parcel roll.
Each of the six buildings carries one street address and eight unit numbers, 101 to 104 and 201 to 204. The county records the same plan at the same unit number in every building, so once you know the unit number, you know the plan.
Unit numbers (every building) | Units in Dove Hollow | Heated area (county) | Stories (county) | Bedrooms and baths (county) | Median 2026 just value |
|---|---|---|---|---|---|
102 and 103 | 12 | 1,420 sq ft | 1 | 3 bed, 2 bath (one unit recorded as 2 bed, 2 bath) | $191,445 |
101, 104, 201 and 204 | 24 | 1,418 sq ft | 2 | 3 bed, 2 bath | $190,308 |
202 and 203 | 12 | 1,964 sq ft | 2 | 3 bed, 3 bath | $244,019 |
All units | 48 | median 1,419 sq ft | $191,445 |
Source: Lee County parcel roll, heated area, story count, bedroom and bathroom fields and 2026 just values, retrieved September 24, 2026. Just value is a mass-appraisal figure for taxation, not a price.
Two sample unit records show the pattern on the Property Appraiser's own pages: a 1,420-square-foot, one-story unit 102 and a 1,964-square-foot, two-story unit 202.
At Dove Hollow, as everywhere in The Forest, do not read a floor or a number of levels from a unit number. The county roll records units 101 and 104, which a buyer might assume are ground-floor flats, at two stories, the same as units 201 and 204; it records units 102 and 103 at one story. The street number identifies the building, and the county's recorded story count, not the digit, describes the unit. The only reliable way to know which level a unit's rooms are on is the floor plan and a walk-through. See the unit records for a two-story unit 101 and a one-story unit 103.
Building | Street address | Year built (county) | Units | Mean ground under the building (county, ft NAVD88) |
|---|---|---|---|---|
1 | 16424 Timberlakes Drive | 1981 | 8 | 6.42 |
2 | 16430 Timberlakes Drive | 1981 | 8 | 6.45 |
3 | 16436 Timberlakes Drive | 1982 | 8 | 6.39 |
4 | 16442 Timberlakes Drive | 1982 | 8 | 6.76 |
5 | 16448 Timberlakes Drive | 1982 | 8 | 6.59 |
6 | 16454 Timberlakes Drive | 1982 | 8 | 6.70 |
Source: Lee County parcel roll (building number, address, year built) and the county's building footprint layer (mean ground elevation under each building footprint), retrieved September 24, 2026. Ground elevation is not finished-floor elevation.
Every one of the 48 Dove Hollow unit records on the county roll flags a carport, and none flags a garage. A buyer bringing two cars, a golf cart or a boat should ask the association how carport spaces are assigned and what the rules allow for guest and overflow parking, because those rules sit in the association's governing documents, which are not published.
The county roll also flags a pool on every Dove Hollow unit record, as it does on every Dove's Nest record. The roll does not say where that pool is, who owns it or whether any other condominium shares it, and no public record we reached does; the declaration, the condominium plat and the association's rules answer it, and we confirm it on a showing.
The county's heated area and an MLS listing's living area are different measurements and do not always agree. Three of the ten Dove Hollow listings that closed in the last four years reported 1,464, 1,510 and 1,643 square feet of living area on units the county records at 1,418. When you compare a Dove Hollow unit with a unit elsewhere, compare the county figure with the county figure; when you price by the square foot, say which measure you used.
Dove Hollow's resale record is almost entirely the two smaller plans: all ten MLS closings over 48 months were 1,418- or 1,420-square-foot units. The 1,964-square-foot, three-bath plan carries the highest county just value, more than $50,000 above the other two at the median, but has no MLS closing in the pull to price it by.
That is the single most useful thing to know before you price or bid on a Dove Hollow unit, and it is specific to Dove Hollow's layout.
The two smaller plans are priced by a real, if thin, sales record. The one-story 1,420-square-foot units closed at $230,000 in May 2026 and $265,000 in February 2026; the two-story 1,418-square-foot units closed at $225,000 to $355,000 across the four years. The county values the two plans almost identically, $190,308 and $191,445 at the median. A buyer who wants single-level living pays about the same for it at Dove Hollow as for two levels, by the county's reckoning and by the recent sales.
For the large plan, the evidence is thinner. The county roll records one transfer of a 1,964-square-foot Dove Hollow unit in the 48-month window, $200,000 in June 2024, which does not appear in the MLS pull, and its condition and terms are not public. The county's median just value for the plan, $244,019, is about 28 percent above the median of the 1,418-square-foot plan, by our arithmetic, roughly in line with its 38 percent more heated area. Pricing a 1,964-square-foot unit therefore means working from the smaller plans' sales, the county's spread between plans, and the unit's own condition, and being candid with a seller that the plan has no recent MLS comparable.
Across all three plans, the spread in sold prices, $180,000 to $355,000 over four years, is much wider than any difference between plans. In a 1981 or 1982 building, the unit's own updates, the building's roof and the association's reserves drive more of the price than the square footage does. That is why our Dove Hollow valuations start from the unit and its building's paperwork, then the plan.
A Dove Hollow home comes with the condominium's own common grounds and carport, The Forest's gates, patrol, private streets, sidewalks and playground through the master association, and the option, not the obligation, to join The Forest Country Club for golf, tennis, pickleball, fitness and dining.
The three layers are worth keeping separate, because each has its own owner and its own cost.
The condominium owns its 6.45 acres of common elements in common, including the land under and around the six buildings, per the Property Appraiser's common-elements record. The association maintains and insures the buildings, as section 718.111 of Florida's Condominium Act provides, and its budget pays for that work.
Every Dove Hollow owner is also a member of The Forest Property Owners' Association, Inc. The master association owns the community's private streets and a 54.81-acre right-of-way parcel, runs the staffed Main Gate and the Island Park Gate, and carries street lighting, landscaping and drainage because The Forest sits in no county taxing unit for them. Its resident portal describes the rest in its own words: "The Forest includes a children's playground, known as Ruthie's Park, and miles of sidewalks for the avid morning walker."
Golf on the Bear and the Bobcat, the clubhouse, six Har-Tru Hydro clay tennis courts (three lighted), pickleball, fitness and dining belong to The Forest Country Club, a separate member-owned corporation. The Forest is non-bundled: the club's membership page describes "a non bundled gated community offering resident and non resident memberships," so a Dove Hollow owner may join or not. The club does not publish its dues or initiation; figures are provided to prospective members on inquiry.
For a Dove Hollow buyer who plans to join, the timing is good: the Bear course reopened on December 1, 2025 after a full renovation, and the club's December 2025 scorecard carries the renovated course. The club's federal tax filings show that members, not homeowners, carried the renovation assessments in 2022 to 2024.
Selling in Dove Hollow? Get a free valuation of your Dove Hollow condo, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Dove Hollow is governed by Dove Hollow Condominium Association, Inc., a Florida not-for-profit corporation filed February 9, 1981 and active today, managed by Alliant Property Management, and above it by The Forest Property Owners' Association, the master association that runs The Forest's gates and private streets. No special district sits on top.
For a buyer, that means two layers to belong to, pay and answer to, and two estoppel certificates at closing. It also means that the layer closest to your unit, the Dove Hollow association, is the one that insures and repairs your building.
The association's corporate record, read on September 24, 2026, shows document number 756249, filed February 9, 1981, status active, with its principal and mailing address in care of Alliant Property Management, LLC, 13831 Vector Avenue, Fort Myers, since January 2017. The record lists a president, vice president, treasurer, secretary and three further directors, seven officers and directors in all, and annual reports filed on April 24, 2024, March 24, 2025 and April 23, 2026. Its 2026 annual report is public.
The same record shows the corporation's last event as a cancelled administrative dissolution, or reinstatement, filed June 27, 2005, per its event history. Annual reports have been filed every year since, so the corporation is current.
The name is shared, the building design is shared, and the managing firm is shared, but the condominium is not. Dove Hollow was declared at Official Records Book 1569, Page 2023 in 1981; Dove's Nest at Official Records Book 1701, Page 283 in 1983. Dove Hollow's corporation is the only condominium association of that name on the Division of Corporations' name index, and Dove's Nest carries its own state registration, recorded December 5, 1983, in the state's Lee County condominium extract. Crossing from 16454 to 16460 Timberlakes Drive changes the association, the budget, the reserves and the insurance policy.
Florida's Department of Business and Professional Regulation keeps a registry of condominium projects. Its project record for Dove Hollow Condo, read September 24, 2026, shows a condominium project with status Approved, Recorded, licensed May 28, 1981. The department's public condominium extract, updated September 19, 2026, gives 48 units, a recorded date of December 28, 1981, and a managing entity of Dove Hollow Condo Assn, Inc., in care of Alliant Property Management at 13831 Vector Avenue, Fort Myers. The registry files the project under Seminole County with a Longwood street address. Its payment history file shows the state's annual per-unit fee, $192 for 48 units, billed and paid in each year from 2022 to 2026.
The master association seats one representative from each condominium and villa association on its board. Its 2022 Emergency Preparedness Plan, with a board roster dated May 5, 2022, names Dove Hollow among its "Condos and Villas" seats and lists Alliant as Dove Hollow's manager in its sub-association contacts. The Forest Property Owners' Association, Inc. itself was filed December 7, 1979 and is professionally managed by FirstService Residential, per the association's website.
Lee County records all six Dove Hollow buildings at two stories, per the county's building footprint layer. Florida's milestone structural inspection law, section 553.899, applies to condominium buildings three habitable stories or more in height, and the structural integrity reserve study rule in section 718.112(2)(g) states that it does not apply to buildings less than three stories in height. Sparrowood's three buildings are the only three-story residential buildings in The Forest, according to Lee County property records. So Dove Hollow sits outside both mandates. That does not make reserves unimportant; it means the size of Dove Hollow's reserves is set by its own budget and vote, which a buyer should read.
The Forest has no community development district and sits in no county municipal service taxing or benefit unit: it is absent from Lee County's official roster of special districts, and the county's MSTBU layer returns no unit inside it. A Dove Hollow tax bill therefore carries no CDD or MSTU line.
Owning in Dove Hollow means two association fees, the Dove Hollow condominium assessment and The Forest's master assessment, plus Lee County property taxes, the San Carlos Park fire levy and a multi-family solid waste charge on the tax bill. Club dues apply only if you join. Neither association publishes its fee.
That last point is the one to plan around. No layer at Dove Hollow publishes a budget online, so the only way to see the real number for a specific unit is to request the documents that hold it. Below is every layer, what it covers, and where each amount is and is not published.
Data updated: September 2026
Layer | Amount | What it covers | Where the amount is (or is not) published | As of |
|---|---|---|---|---|
Dove Hollow condominium association | Not published | building exteriors and roofs, master insurance on the buildings, reserves, common grounds | association budget and estoppel certificate, provided at resale; corporate record carries no financial data | September 2026 |
The Forest Property Owners' Association (master) | Not published | private streets, two gates and security, lighting, landscaping, drainage | master budget and estoppel certificate; myfpoahome.com | September 2026 |
Community development district | $0: none exists | n/a | September 2026 | |
County MSTBU | $0: none exists | n/a | September 2026 | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills (fiscal year 2025/26) | fire and rescue | September 2025 | |
Lee County solid waste, multi-family | $15.76 per unit disposal charge plus a $2.55 administrative charge per account, 4% early-payment discount | county disposal facilities | September 2026 | |
Ad valorem property taxes | Set by each unit's taxable value after exemptions | county, school and other levies | September 2026 | |
Sewer, Forest Utilities, Inc. | Not published | wastewater | September 2026 | |
Bulk fiber (Hotwire) | Not published | internet and television | September 2026 | |
Club dues and initiation | Not published; only if you join | club membership | September 2026 | |
Estoppel certificates on resale | not published by the managers; capped by statute | resale document preparation | September 2026 |
The Dove Hollow association does not publish its assessment, budget, reserve schedule or insurance summary. There is no association website, the Division of Corporations publishes no financial data, and the state registry publishes only the unit count and the state's own $4-per-unit annual fee. The amount appears in the association's annual budget and on the estoppel certificate issued with every resale, which states the regular assessment, its frequency, any special assessment levied or approved, and what is owed on the unit. Under section 718.116, Florida Statutes, the association must issue that certificate on request, and the statute caps its fee.
The master association does not publish its assessment either; its public website carries a hurricane plan, a barcode request form and a contact form, and its resident portal keeps account balances and homeowner documents behind a login. The master estoppel certificate is ordered through FirstService Residential's resale and lender documents page.
Ask for three documents before you make an offer on a Dove Hollow unit, or make the offer contingent on them: the Dove Hollow association's current adopted budget, its most recent estoppel figures for the unit, and the master association's current assessment. For a condominium resale, section 718.503 requires the seller to give the buyer the declaration, articles, bylaws, rules, the most recent year-end financial information and the frequently asked questions and answers document, and gives the buyer a period to review them after receipt. We put those documents in front of our buyers before they write, not after.
Beyond the two association fees, a Dove Hollow owner pays Lee County property taxes, 2.3590 mills to the San Carlos Park fire district, a multi-family solid waste charge, a separate sewer bill from Forest Utilities, water from Lee County Utilities, flood and HO-6 insurance on the unit, and club costs only by choice.
Data updated: September 2026
Each of these is set somewhere other than the Dove Hollow association, and each can be checked before you buy.
Every Dove Hollow unit is in unincorporated Lee County and in the San Carlos Fire District, per the county parcel roll. The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, per its final budget. As an illustration only, at 2.3590 mills, $200,000 of taxable value owes $471.80 to the fire district, by our arithmetic; the real figure depends on each unit's taxable value after exemptions. The rest of the bill is ordinary county, school and other ad valorem tax, which depends on the unit's taxable value and exemptions such as the homestead exemption, so it is specific to the unit and we do not publish a figure for it.
The county roll shows the effect of Florida's assessment caps inside Dove Hollow itself. A homesteaded unit's assessed value can sit well below its just value because of the Save Our Homes cap under section 193.155; when that unit sells, the cap resets and the buyer's assessment starts from the new just value. On the 2026 roll, one homesteaded 1,964-square-foot Dove Hollow unit with a just value of $243,288 carries an assessed value of $151,990, per the county parcel roll. A buyer should budget from the just value, not from the seller's current bill.
Lee County classes every Dove Hollow unit as multi-family for solid waste, district 2, per the county parcel roll. The county's adopted rates set the multi-family residential disposal charge at $15.76 per unit plus a $2.55 administrative charge per account, with a 4 percent discount for early payment. Collection itself is arranged by the property: the county's multi-family service page defines multi-family as five or more units, including condominiums, and says "Your property management will inform you of the collection services provided on property."
Lee County's utility franchise maps place The Forest in Lee County Utilities' water service area. Sewer service is provided by Forest Utilities, Inc., a private utility; The Forest lies outside the county's wastewater service area, per the county's wastewater service area layer. Forest Utilities does not publish its rates online, so ask the seller for twelve months of bills. The Dove Hollow association granted a communication easement to Hotwire Communications, recorded in 2024 as instrument 2024000002095 and mapped on Lee County's easements layer, consistent with The Forest's community-wide Hotwire fiber arrangement. Whether Hotwire service is billed through an association is not published; ask the seller which bill it appears on.
The Forest Country Club's costs apply only to members. The club's Form 990 filings show members were specially assessed in each of 2022, 2023 and 2024, for capital, the golf course renovation and hurricane repairs; a Dove Hollow owner who does not join pays none of that. The club provides its dues and initiation to prospective members on inquiry, and a membership should not be assumed to transfer with a unit.
Dove Hollow's declaration, recorded at Official Records Book 1569, Page 2023, with a later instrument at Book 1586, Page 56, and its bylaws and rules set what an owner may do: leasing, pets, alterations, parking and use of the common elements. None of those documents is published online; each is delivered with the resale package.
We did not locate a public copy of any Dove Hollow governing document, and we do not quote or summarize one we have not read. What follows is what Florida law requires those documents to address and how a buyer gets them.
Florida's Condominium Act requires a declaration to describe the units and common elements, each unit's share of the common expenses and ownership of the common elements, and any restrictions on use, sale or leasing. The bylaws govern how the association is run: meetings, elections, budgets and reserves, under section 718.112. The rules add the day-to-day detail. A Dove Hollow buyer is bound by all three on closing, so read them before signing.
Changes to a condominium unit's exterior, including windows, doors and shutters, typically need the association's approval under its declaration and rules, and Florida law gives associations specific duties on hurricane protection in section 718.113. Dove Hollow's own standards for shutters, windows and exterior changes are not published; ask the association for them and for any approvals on file for the unit you are buying.
The seller must deliver the declaration, articles, bylaws, rules, year-end financial information and the frequently asked questions and answers sheet under section 718.503. An owner can also inspect the association's official records, including its budget, minutes and insurance policies, under section 718.111. The master association's recorded declaration is not available in the county's online records either, and its homeowner documents sit inside its resident portal.
Dove Hollow is not a 55-and-over community by any public record we found: no age restriction appears on the Division of Corporations record, the state condominium registry record, the county roll, or The Forest master association's public materials. Any age rule would sit in the declaration, which is not online and which a buyer receives at resale.
A community that qualifies as housing for older persons under the federal Housing for Older Persons Act must meet specific tests, including that at least 80 percent of occupied units have at least one resident aged 55 or older and that it publishes and follows policies showing that intent, per the U.S. Department of Housing and Urban Development's fair housing booklet. Nothing in the public record suggests Dove Hollow operates that way, but the declaration and rules are the documents that would say so, and a buyer should confirm it in the resale package.
For a Dove Hollow seller, the absence of a published age restriction matters because it widens the buyer pool: a first-time buyer, a seasonal owner, a retiree and an investor can all look at the same unit, subject to whatever the declaration says about leasing and occupancy. We confirm those rules before we list, so the marketing reaches every buyer the documents allow.
Whether and how often you can rent out a Dove Hollow condominium is set by the Dove Hollow declaration and rules, which are not published online. No public record we reached states a minimum lease term, a leasing cap or an approval process for Dove Hollow; the resale package does.
Leasing questions are common from Dove Hollow buyers because roughly half the owners list mailing addresses outside Florida. An owner's right to lease, and any limits on it, come from the condominium documents, and Florida law adds rules on how an association may change leasing restrictions after a unit is bought, in section 718.110. We ask for the leasing provisions first when a buyer plans to rent.
The master association's leasing, pet and architectural rules are also set in its governing documents, which it posts only inside its resident portal. A Dove Hollow tenant still enters through The Forest's gates, so a landlord should plan for barcode and DwellingLive registration for tenants, which the master association administers through its website.
Rentals of six months or less are taxable transient rentals in Florida under section 212.03, and Lee County adds its tourist development tax, administered by the Lee County Tax Collector. Whether short-term rentals are allowed at all at Dove Hollow is a question for the declaration, not the tax code.
Dove Hollow's pet rules are set in its declaration and rules, which are not published online, so no public record we reached states whether dogs or cats are allowed, how many, or of what size. A buyer with a pet should read those provisions in the resale package before signing, not after.
Florida condominium associations commonly regulate pets in their declarations and rules, and the rules can differ between two neighboring condominiums, such as Dove Hollow and Dove's Nest, even when the buildings are identical. That is a practical reason to confirm the rule for the exact condominium you are buying into.
Pet rules in a condominium do not override federal fair housing protections for assistance animals, as the U.S. Department of Housing and Urban Development explains in its assistance animals guidance, and Florida addresses the same subject for housing in section 760.27, Florida Statutes. An owner or tenant who needs an assistance animal follows the association's process for requests under those rules.
Selling in Dove Hollow? Get a free valuation of your Dove Hollow home, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Dove Hollow's storm posture comes down to four recorded facts: its six buildings date to 1981 and 1982, before Florida's statewide building code; they stand on ground of about 6.4 to 6.8 feet, below the 11-foot base flood elevation; the whole community is in Evacuation Zone A; and no Hurricane Ian high-water mark was surveyed at Dove Hollow itself.
Data updated: September 2026
A buyer asking whether Dove Hollow is storm-ready is really asking what the buildings are made of, how high they sit and what the paperwork shows about repairs since. The public record answers the first two in measurements; the third is in the association's files.
The U.S. Geological Survey surveyed no Hurricane Ian high-water mark at Dove Hollow. The nearest mark in the agency's Short-Term Network record for Ian is about half a mile southwest, on a Waters Edge building inside The Forest, at 9.5 feet NAVD88, 2.89 feet above the ground at that wall. That mark, surveyed October 12, 2022, measures the water surface at the outside wall of one building; it does not say what happened at Dove Hollow, and no public record we reached does. Lee County's facility damage inventory and its public initial damage assessment layer return no features inside The Forest.
The one post-Ian record at Dove Hollow is a communication easement the association granted to Hotwire Communications, recorded in 2024 as instrument 2024000002095, per Lee County's easements layer, part of the fiber build across The Forest that Waters Edge and Eagle's Landing also joined. Lee County's development orders layer carries no Dove Hollow project. Roof, window and interior repair permits are issued building by building and are not published as a bulk county layer, so ask the association for its roof replacement dates and any post-2022 repair permits.
The first statewide Florida Building Code took effect March 1, 2002, per the Florida Building Commission; Dove Hollow's buildings are about twenty years older. That does not make them unsound. A roof, window or shutter replaced since 2002 was permitted under the code in force when the work was done, and the county roll does not record re-roof dates. It does mean the paperwork matters more than the year built: the association's roof records, its insurance declarations and a current wind-mitigation report on the unit.
Lee County records every Dove Hollow building at two stories, so the milestone-inspection law in section 553.899 and the structural integrity reserve study rule in section 718.112(2)(g) do not reach it. Both apply to buildings of three or more stories. The Department of Business and Professional Regulation publishes its SIRS reporting pages for anyone who wants the state's side.
Dove Hollow is in Lee County Evacuation Zone A and Storm Surge Zone 1, per the county's evacuation zones layer and its Zone A map. Zone A is the first letter in Lee County's A to E scheme. The master association's 2022 Emergency Preparedness Plan sets re-entry procedures after a storm, and admits contractors on a prior pass or barcode while challenging those without one. Seasonal Dove Hollow owners should register a key holder with the association before the summer.
Every Dove Hollow building is in FEMA flood Zone AE, a Special Flood Hazard Area, with a base flood elevation of 11 feet NAVD88 on FIRM panel 12071C0438H, effective November 17, 2022. The county records mean ground under the six buildings at 6.39 to 6.76 feet, about 4.2 to 4.6 feet below that elevation.
Data updated: September 2026
"Is Dove Hollow in a flood zone?" has a one-word answer, yes, like every home in The Forest. The more useful answer is how the zone applies to these particular buildings.
FEMA's National Flood Hazard Layer returns Zone AE, coastal floodplain, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area, at Dove Hollow, and the agency's panel index places it on panel 12071C0438H, effective November 17, 2022. Lee County's building footprint layer tags all six buildings "AE-EL11 (SFHA)," 100 percent of each footprint. For flood insurance, Dove Hollow is in NFIP community 125124, Lee County Unincorporated Areas.
The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88; the county keeps the superseded map as a pre-coastal-study layer. The zone did not change, the elevation did. An elevation certificate prepared before November 2022 still describes the building, but it compares it with the old 10-foot line.
Building | Mean ground under the footprint, ft NAVD88 | 11 ft base flood elevation minus ground, ft (our arithmetic) |
|---|---|---|
Building 1, 16424 | 6.42 | 4.58 |
Building 2, 16430 | 6.45 | 4.55 |
Building 3, 16436 | 6.39 | 4.61 |
Building 4, 16442 | 6.76 | 4.24 |
Building 5, 16448 | 6.59 | 4.41 |
Building 6, 16454 | 6.70 | 4.30 |
Source: Lee County building footprint layer, mean ground elevation under each footprint, retrieved September 24, 2026. These are ground elevations, not finished floors. The county's 2018 LiDAR spot elevations give a median of 6.5 feet (6.4 to 6.7) for Dove Hollow's parcels, consistent with the building figures.
FEMA's Letter of Map Amendment index holds no amendment for any Dove Hollow building. The nearest record, for a property in the Lee County Industrial Park on US 41, was a determination that the structure stays in the flood zone. FEMA's index is a point index and may not include older paper letters.
Lee County applies FEMA's substantial improvement and substantial damage rule in unincorporated Lee County: work costing 50 percent or more of a building's market value requires the whole structure to meet current flood rules, including elevation, per the county's substantial improvement page. In a condominium that threshold is measured against the building, so an owner's interior renovation rarely reaches it on its own, but a major association project after a storm could. Ask the association how it would handle that decision.
For any unit, pull the current panel from FEMA's Map Service Center, see Lee County's flood information pages, and ask the association for the building's elevation certificate. Under section 689.302, Florida Statutes, a seller of residential property must give the buyer a flood disclosure at or before contract.
Insuring a Dove Hollow condo takes two policies working together: the Dove Hollow association insures the buildings under its master policy, and the owner insures the interior, contents and liability under an HO-6 unit-owners policy, plus flood coverage if a lender requires it. Unincorporated Lee County's Class 5 rating cuts NFIP flood premiums 25 percent.
Data updated: September 2026
We do not publish premiums for Dove Hollow, because no public source gives one we would stand behind, and a premium quoted without the building's elevation certificate and the association's policy is a guess. What we can publish is every rule that moves the number.
Under section 718.111(11) of Florida's Condominium Act, the association insures the condominium property it is responsible for, and the unit owner insures what the statute leaves to the owner. That is why a Dove Hollow buyer's insurance review starts with the association: ask for the current master policy declarations, the wind and flood deductibles, whether the association carries flood coverage on the buildings, and when the roofs were last replaced. The master policy premium is inside the association's budget, which is not published.
FEMA's flood maps drive the mandatory purchase requirement, per FEMA's Risk Rating 2.0 page, and every Dove Hollow building is in the Special Flood Hazard Area. A mortgage from a federally regulated or insured lender on a Dove Hollow unit will therefore require flood coverage, through the association's policy, the owner's own policy, or both. Since Risk Rating 2.0, the NFIP prices each building rather than each zone, using elevation, distance to water, flood types and the cost to rebuild, and most rates may not rise more than 18 percent a year.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP premiums inside the flood zone, per the FEMA CRS eligible communities list and Lee County's CRS discount page. Dove Hollow has a Fort Myers mailing address but is not in the City of Fort Myers, which carries its own class; the county's Class 5 is the one that applies.
Florida law makes flood coverage mandatory for most Citizens Property Insurance personal-lines policies on property in the Special Flood Hazard Area, but section 627.351(6) exempts policies written on a condominium unit-owners form. A Dove Hollow owner who places an HO-6 with Citizens is therefore not required by that rule to add flood, although a lender may still require it.
Insurers must offer discounts for wind-resistive features, including opening protection, under section 627.0629, and a current wind-mitigation inspection is the document that turns shutters or impact windows into credits. The state's My Safe Florida Home program, set by section 215.5586, covers homesteaded, site-built, owner-occupied single-family detached or attached homes of not more than three stories built before 2008; whether a particular Dove Hollow unit and owner qualify depends on the program's rules and funding at the time, so check before counting on it.
For a Dove Hollow unit: the association's master policy declarations and deductibles, the building's elevation certificate, the most recent roof replacement date, a wind-mitigation report on the unit's openings, and the association's latest budget line for insurance. With those in hand, an agent can quote an HO-6 and flood policy in days rather than weeks.
Dove Hollow is in the same Lee County school choice zones as every home in The Forest: Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, the nearest Zone O choice, has earned an A from the Florida Department of Education three years running.
Data updated: September 2026
Lee County assigns students through zones of school choices rather than one school per address; families choose through a Choice Application, per the district's student enrollment page and transportation optimization page. The Forest's zones were confirmed on the district-linked 2026-27 zone map at two points in every neighborhood, including Dove Hollow, and all returned the same result.
School | 2026 grade | 2025 | 2024 |
|---|---|---|---|
Rayma C. Page Elementary, 17000 S Tamiami Trail | A | A | A |
Heights Elementary, 15200 Alexandria Court | A | B | B |
Villas Elementary, 8385 Beacon Boulevard | B | B | C |
Tanglewood Elementary, 1620 Manchester Boulevard | B | A | B |
School | 2026 grade | 2025 | 2024 |
|---|---|---|---|
Cypress Lake Middle, 8901 Cypress Lake Drive | A | A | A |
Lexington Middle, 16351 Summerlin Road | B | C | B |
School | 2026 grade | 2025 | 2024 | District bus to The Forest's subzone |
|---|---|---|---|---|
South Fort Myers High, 14020 Plantation Road | C | C | C | Yes |
Cypress Lake High, 6750 Panther Lane | A | B | B | Yes |
Estero High, 21900 River Ranch Road | B | B | B | Yes |
Fort Myers High, 2635 Cortez Boulevard | A | B | B | Yes |
Bonita Springs High, 25592 Imperial Parkway | B | B | C | Yes |
Dunbar High, 3800 E Edison Avenue | C | C | C | No |
All grades are Florida Department of Education school grades from the state's 2026 school grades file. Dunbar High is a South Zone 2 choice, but the district's 2026-27 transportation plan does not provide Dunbar bus service to The Forest's subzone; the district says the plan "does not limit a student's access to choose a school for the programs it offers. The plan only limits the transportation." The district's 2025-2026 grades report has the countywide picture.
Florida SouthWestern Collegiate High School, a charter high school on the FSW Lee campus, earned an A in 2026, 2025 and 2024 in the same state file. Florida SouthWestern State College's Lee campus is about 5.4 miles from the clubhouse and Florida Gulf Coast University about 7.9 miles.
Lee County's records show no development order, zoning case or new-construction permit at Dove Hollow in recent years. The county's recorded activity is a 2024 communication easement to Hotwire Communications and the ordinary run of unit sales on the parcel roll, which is itself a sign of a stable, built-out condominium.
Data updated: September 2026
We queried the county's development orders, easements, zoning cases, development activity and new-construction permit layers for Dove Hollow and for Dove's Nest next door, so the contrast is visible.
The county's development orders layer holds no project named for Dove Hollow. Next door, Dove's Nest received a development order to reseal and restripe its parking, closed and finaled December 28, 2023, and elsewhere in The Forest, Quail Cove repaved its parking in 2025 and Waters Edge resealed and restriped in 2026. A Dove Hollow buyer should ask the association when its parking and drives were last resurfaced, because that work, when it comes, is an association expense.
The Dove Hollow association granted a communication easement to Hotwire Communications, recorded as instrument 2024000002095 and mapped on the county's easements layer over most of the condominium property. It is consistent with the fiber service the master association arranged for The Forest.
Lee County's residential new-construction permit extract and development activity layer show nothing at Dove Hollow, and no zoning case applies to its land. Dove Hollow is built out: 48 units on 6.45 acres, with no vacant parcel.
Lee County publishes no bulk layer of re-roof, window or repair permits, so we do not publish a count of them for Dove Hollow. Those permits are searchable one address at a time in the county's permitting system, and the association keeps the records for its buildings; ask for both when you are buying.
Near Dove Hollow, the live case is inside The Forest: a proposed 149-foot wireless monopole on the golf property, In Review with no hearing or decision. Outside the gates, the largest nearby change is a proposed 61-acre mixed-use rezoning about a mile east, and several commercial approvals along US 41.
Data updated: September 2026
Everything below is from Lee County's own case, permit and project records, as reported on our guide to The Forest, with the distances measured from the community's center.
A special exception and variance for a 149-foot wireless monopole on the golf course property, Lee County cases SEZ2026-00001 and VAR2026-00001, were In Review as of September 23, 2026. No hearing has been scheduled and no decision has been made. The applicant filed a fourth round of additional information dated September 21, 2026, after three county insufficiency letters.
Case | What it proposes | Status | Distance from The Forest's center |
|---|---|---|---|
DCI2023-00020 (Dia Crossing) | proposed mixed-use planned development of about 61 acres, up to 350 dwelling units, a hotel of up to 150 rooms and up to 200,000 square feet of commercial | proposed | about 1.0 to 1.2 mi east |
SEZ2024-00005 and related (7-Eleven, Island Park Shopping Center) | convenience store with 16 fuel pumps and a car wash at US 41 and Island Park Road | approved | about 0.5 mi east |
DCI2022-00049 (Santoyo Truck Parts and Sales) | 2.82 acres to commercial planned development for a truck parts and repair business | approved | about 0.7 mi north |
ADD2023-00218 (dealership) | new-car dealership with US 41 access | approved | about 0.8 mi north |
DCI2023-00049 (Royal Palm Multi-family) | 19.33 acres for 391 multifamily units | approved November 6, 2024 | about 1.4 mi northwest |
Source: Lee County zoning cases layer. Dia Crossing's figures are proposed maximums until the county's zoning resolution is read.
Lee County's five-year major road program programs no project on US 41, Island Park Road or the nearby arterials, and FDOT District One is studying the US 41 and Six Mile Cypress Parkway intersection about 2.2 miles north, per its project page. The county's capital projects layer carries the Ten Mile Canal South flood-mitigation project about a mile away, a $37,000,000 estimate in Design and planned through December 31, 2027.
Daily life at Dove Hollow runs through two associations: The Forest's master association runs the gates, barcodes and guest system, and the Dove Hollow association runs the buildings, carports and common grounds. Water comes from Lee County Utilities, sewer from the private Forest Utilities, and trash is arranged for the property as multi-family collection.
Data updated: September 2026
The practical detail below is what a new Dove Hollow owner sets up in the first week.
The Main Gate on Forest Boulevard is staffed 24 hours a day, and the Island Park Gate from 7:00 AM to 10:00 PM, per the master association's 2022 plan. Owners request vehicle barcodes through the association's online form, which asks for the Forest address, the vehicle's details and uploads of the registration and a driver license. Guests, contractors and movers are pre-registered through the DwellingLive system, with resident accounts activated by the manager, FirstService Residential.
Every Dove Hollow unit record carries a carport on the county roll and none a garage. How carport spaces are assigned, where guests park, and whether boats, trailers, commercial vehicles or golf carts may be kept are set by the Dove Hollow association's rules, which are not published; ask for them before you move in.
The county classes Dove Hollow as multi-family for solid waste. The county's multi-family service page says the property's management informs residents of the collection services provided; for Dove Hollow, that is the association and its manager.
Water is Lee County Utilities; sewer is Forest Utilities, Inc., a private utility that has operated since 1980, per its corporate record. They send two separate bills. Internet and television run through The Forest's Hotwire fiber arrangement. Mail delivery points for the buildings are not described in any public record we reached; the association or the seller can show you.
The Dove Hollow association is managed by Alliant Property Management, LLC at 13831 Vector Avenue, Fort Myers, per its corporate record. The master association's estoppel is ordered through FirstService Residential's resale and lender documents page. Florida law caps what an association may charge for an estoppel certificate, in section 718.116 for condominiums and section 720.30851 for homeowners' associations.
From The Forest Country Club's address, a few minutes' drive from Dove Hollow, Southwest Florida International Airport's terminal is about 8.6 miles and 16 minutes away, Gulf Coast Medical Center about 4.5 miles and 9 minutes, and Fort Myers Beach about 10.7 miles and 21 minutes, measured as typical free-flow drives.
Data updated: September 2026
Drive times were computed from the clubhouse at 6100 Club Boulevard with the OSRM routing engine on the OpenStreetMap road network after geocoding with the US Census Bureau geocoder, and have no traffic model; January to April traffic on US 41 and Summerlin Road runs longer.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
Southwest Florida International Airport terminal | 8.6 | 16 |
Gulf Coast Medical Center | 4.5 | 9 |
HealthPark Medical Center and Golisano Children's Hospital | 5.8 | 12 |
Lakes Regional Park | 2.3 | 5 |
Bell Tower Shops | 3.9 | 8 |
Downtown Fort Myers River District | 10.3 | 21 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Sanibel Causeway, mainland end | 12.2 | 21 |
Naples, City Hall in Old Naples | 26.5 | 44 |
Source: our routing from the clubhouse address on September 23, 2026, as published on our guide to The Forest. Gulf Coast Medical Center is Lee County's designated Level II trauma center on the Florida Department of Health trauma center list; Lee Health describes it on its Gulf Coast Medical Center page. The airport is run by the Lee County Port Authority.
Selling in Dove Hollow? Get a free valuation of your Dove Hollow condo, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Dove Hollow vs Dove's Nest comes down to age, association and the records behind each: Dove Hollow was built in 1981 and 1982 under a 1981 declaration, Dove's Nest in 1983 and 1984 under its own; the floor plans are the same, but the budgets, insurance, reserves and rules are separate, and Dove Hollow's 48-month median sale was $18,000 higher.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Because the two condominiums share a name, a street, a design and a manager, they are easy to blur. They are two different legal communities, and the difference can matter more than the difference between two units. The table below sets the recorded facts side by side; the guide to Dove's Nest covers its own records in full.
Yardstick | Dove Hollow | Dove's Nest |
|---|---|---|
Units and buildings | 48 units, six buildings of eight | 48 units, six buildings of eight |
Addresses on Timberlakes Drive | 16424 to 16454, running east to west | 16460 to 16490, running north |
Year built (county) | 1981 (Buildings 1 and 2) and 1982 (Buildings 3 to 6) | 1983 and 1984 |
Declaration | Official Records Book 1569, Page 2023 | Official Records Book 1701, Page 283 |
Common-element land (county) | 6.45 acres | 6.88 acres |
Floor plans (county) | 1,420 one-story; 1,418 two-story; 1,964 two-story, three baths | same three plans at the same unit numbers |
Association | Dove Hollow Condominium Association, Inc., filed February 9, 1981 | a separate association, named Dove's Nest Condo Assn, Inc. in the state registry |
State condominium registry | recorded December 28, 1981, filed under Seminole County | recorded December 5, 1983, filed under Lee County |
Manager (corporate and state records) | Alliant Property Management | Alliant Property Management |
Homestead exemptions on the 2026 roll | 16 of 48 units | 10 of 48 units |
Median 2026 just value (county) | $191,445 | $192,298 |
Closings, full 48-month pull | 10, median $297,500 (pair $290,000 / $305,000) | 10, median $279,500 (pair $260,000 / $299,000) |
Median $/sq ft living, 48 months | $209.80 | $196.96 |
Median days on market, 48 months | 60.5 | 83 |
Median sold-to-list, 48 months | 96.41% | 96.07% |
Closings, last 12 months | 3, median $230,000 (odd, observed) | 2, median $230,000 (pair $200,000 / $260,000) |
Active listings, September 23, 2026 | 2, at $225,000 and $289,000 | 2, at $240,000 and $279,900 |
County development orders | none on record | parking reseal and restripe, closed December 2023 |
Median ground (2018 LiDAR, ft NAVD88) | 6.5 | 6.3 |
Sources: Lee County parcel roll (years, plans, homestead count, just values, common elements), the state condominium extracts for Lee and the Seminole-filed Dove Hollow record, the county's development orders layer and the Southwest Florida MLS Matrix, pulled September 23, 2026. Every figure is each condominium's own.
Over the full 48-month pull, Dove Hollow's median closing was $297,500 and Dove's Nest's $279,500, and Dove Hollow's median price per square foot of living area was about $13 higher. In the last 12 months, the two converged at a median of $230,000 each, on three and two sales. With ten sales apiece over four years, neither difference is large enough to call one condominium more valuable than the other on price alone; the building, the unit's condition and the association's finances decide each sale.
Dove Hollow has more owner-occupants on the county roll: 16 of 48 units carry a homestead exemption, against 10 of 48 at Dove's Nest, and 23 Dove Hollow owners list a Florida mailing address against 16 at Dove's Nest. A buyer who wants year-round neighbors may prefer that mix; an investor may prefer the other. Neither figure is a rule; each is a count on the 2026 roll.
The table cannot compare the two associations' budgets, reserves, insurance or special assessments, because neither publishes them. That comparison is the one that matters most, and it is made from the two resale packages. When a buyer is choosing between a Dove Hollow unit and a Dove's Nest unit, we request both associations' budgets and estoppel figures before the offer.
Choose Dove Hollow if you want the slightly older, east-to-west run of buildings, an association with more owner-occupied units on the roll, and a 48-month sales record that has held a higher median; confirm its budget and reserves first. Choose Dove's Nest if a specific unit there is better updated or better priced, if its 2023 parking work and its own budget suit you, or if you prefer its north-running buildings. If you are a seller in either, price against both, because buyers shop them together.
Comparing Dove Hollow and Dove's Nest? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling in Dove Hollow? Get a free valuation built from both condominiums' sales, or Call Jesse direct at (239) 898-6072.
Among The Forest's condominiums, Dove Hollow sits in the lower-middle of the price range: its 48-month median of $297,500 is above Partridge Place, Partridge Court and Sparrowood, close to Dove's Nest and Quail Cove, and below Fairway Woods, the Heron and Waters Edge, on units that are smaller than those higher-priced neighbors.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The benchmark below compares Dove Hollow with every other condominium neighborhood inside The Forest on the same yardsticks, over the same 48-month window, from the same MLS pull.
Condominium | Units | Built | Closings, 48 months | Median sold price, 48 months | Median $/sq ft living | Median days on market | Median sold-to-list | Closings, last 12 months |
|---|---|---|---|---|---|---|---|---|
Dove Hollow | 48 | 1981 to 1982 | 10 | $297,500 | $209.80 | 60.5 | 96.41% | 3 |
Dove's Nest | 48 | 1983 to 1984 | 10 | $279,500 | $196.96 | 83 | 96.07% | 2 |
Quail Cove | 24 | 1982 | 9 | $325,000 | $202.62 | 68 | 93.83% | 2 |
Partridge Place | 56 | 1981 | 28 | $157,500 | $135.66 | 52 | 98.93% | 2 |
Partridge Court | 16 | 1981 | 9 | $180,000 | $155.04 | 31 | 94.96% | 0 |
Sparrowood | 30 | 1984 to 1985 | 8 | $282,500 | $160.02 | 77 | 94.83% | 3 |
Waters Edge | 36 | 1984 to 1991 | 11 | $425,000 | $202.91 | 11 | 97.94% | 3 |
Fairway Woods (three sections) | 118 | 1986 to 1991 | 31 | $350,000 | $143.48 | 42 | 96.27% | 9 |
The Heron (Coach Houses and Villas) | 63 | 1990 to 1996 | 16 | $380,000 | $199.28 | 25 | 95.84% | 6 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated September 24, 2022 to September 23, 2026, each resolved by address to its condominium; units and years from the Lee County parcel roll. Medians of even counts are the mean of the middle pair; price per square foot is the median of per-sale ratios of sold price to MLS living area. Partridge Place's 48-month figures include eight sales in November and December 2022, weeks after Hurricane Ian, at $75,000 to $145,000, which pull its median down.
Dove Hollow's price per square foot of living area over four years, $209.80, is at the top of The Forest's condominiums, level with Quail Cove, Waters Edge and the Heron, because its units are compact: its median unit has about 1,419 square feet of living area against roughly 1,970 to 2,120 at Waters Edge, Fairway Woods and the Heron. That is the pattern a small-unit condominium usually shows. Its median time on market over four years, 60.5 days, sits in the middle, but its last 12 months, 105 days, run slower than the 48-month figure.
Quail Cove, the 24-unit 1982 condominium on Forest Boulevard, is Dove Hollow's closest match by age and size: two-story buildings of eight, units of 1,372 to 1,538 heated square feet. Its 48-month median was $325,000 on nine sales, above Dove Hollow's, and its last-12-month sales were $257,500 and $190,000. Our guide to Quail Cove at The Forest covers its 2025 repaving and its sales in full.
Partridge Place and Partridge Court, the other 1981 condominiums, are the entry point in The Forest: every unit is 1,161 heated square feet in a two-story walk-up. A Dove Hollow unit gives a buyer 257 to 803 more heated square feet, by our arithmetic on the county figures, and a choice of a one-story unit, for a higher price.
Fairway Woods, the Heron and Waters Edge sell for more, $350,000 to $425,000 at the 48-month median, on units of roughly 1,970 to 2,120 square feet of living area, and their buildings are younger, from 1984 to 1996. A buyer stepping up from Dove Hollow is paying mainly for space and a younger building.
For a seller, the benchmark says Dove Hollow competes on price per square foot and on single-level units, and must be priced against Dove's Nest and Quail Cove first. For a buyer, it says Dove Hollow is one of the few places in The Forest to buy 1,400 square feet of condominium for well under $300,000 today, with the option of a one-story plan.
Dove Hollow's pros are an affordable way into a gated, non-bundled golf community, a choice of one-story or two-story plans, compact buildings with no milestone or SIRS mandate, and a stable, built-out association. Its cons are 1981 and 1982 construction, flood Zone AE on low ground, carports only, unpublished fees and rules, and a slowing market.
Data updated: September 2026
Every point below has a record behind it, cited in the sections above.
Dove Hollow suits a buyer who wants The Forest's gates, trees and optional club at a condominium price, values a one-story unit or a 1,964-square-foot three-bath plan, and is prepared to read two associations' documents carefully before signing. It suits less well a buyer who needs a garage, wants a newer building, or wants published fees before visiting.
We sell Dove Hollow the way this page reads: plan by plan, from the records. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008. Find out what your Dove Hollow unit is worth, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling a Dove Hollow condo in 2026 means selling into a slower, price-sensitive market: three closings in the last 12 months at a median of $230,000 and 105 days on market, two competing listings today, and a look-alike condominium next door. The winning listing is priced by floor plan and documented before the first showing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
If you're searching for a Dove Hollow listing agent, or thinking, 'I need someone to sell my Dove Hollow home...' you are selling one of 48 units in six identical buildings, into a market where buyers can compare your unit against the same floor plan at Dove's Nest and against the county's own values for every unit. McGreevy and Comisar sell Dove Hollow on the record. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Dove Hollow listing needs: a price built from the right plan's sales, a resale file that clears both associations without a delay, and an insurance packet that answers a lender before an underwriter asks.
Honors and recognition:
In the last 12 months we tracked 3 Dove Hollow closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: $720,000 in closed volume, a median sold price of $230,000 (n=3, odd, observed), a median of 105 days on market (mean 134.7 days, by our arithmetic) and a median sold-to-list ratio of 95.04%. Because three sales are too few to price from, we widen the window until it holds ten: over the full 48-month pull, the widest we hold, Dove Hollow recorded 10 closings, $2,834,900 in closed volume, a median sold price of $297,500 (even n, the mean of $290,000 and $305,000), a median of 60.5 days on market and a median sold-to-list ratio of 96.41%. One of the ten closed at full asking price.
Dove Hollow is the rare condominium where the unit number tells you the floor plan, because the county records the same plan at the same number in every building. That makes pricing precise and comparison easy for the buyer, too. A one-story 1,420-square-foot unit is priced from the one-story sales, a two-story 1,418 from its own, and a 1,964-square-foot three-bath unit, which has not closed through the MLS in four years, from the smaller plans, the county's spread between plans and the unit's condition. We show a seller all three before we set a number.
Every Dove Hollow buyer needs two estoppel certificates, one from the Dove Hollow association through its manager, Alliant Property Management, and one from The Forest's master association through FirstService Residential's resale and lender documents page. Florida law caps their fees under section 718.116. The early question a buyer asks is whether the association requires approval of a new owner or a tenant; that answer is in the Dove Hollow declaration and rules, and we confirm it before listing so a closing date never waits on it.
Because every Dove Hollow building is in flood Zone AE and was built in 1981 or 1982, buyers' lenders and insurers ask about the association's master policy, its deductibles, the roof age and the unit's openings. A Dove Hollow listing that carries the master policy declarations, the building's elevation certificate if the association has one, and a wind-mitigation report on the unit removes the most common reason a condominium contract stalls.
The MLS spells the neighbor "Dove Nest," and with a shared street, design and manager, the two are easy to blur. We market a Dove Hollow unit by its own condominium's record: its 1981 declaration, its own association, its owner base and its own sales, so a buyer comparing the two sees what is actually different.
Get a free Dove Hollow home valuation in 60 seconds, built from the Dove Hollow and Dove's Nest sales of the last four years, the county's values by plan and today's competing listings. Or talk to Jesse direct: (239) 898-6072, text or call. Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
In the last 12 months, the three Dove Hollow closings took 34, 105 and 265 days on market, a median of 105 days, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Over the full 48-month pull, the median was 60.5 days. Plan for a sale measured in months, and price to the current market rather than to 2024's.
Your net is the sale price less your mortgage payoff, the brokerage commission you agree to, the Florida documentary stamp tax on the deed at 70 cents per $100 of consideration under section 201.02, prorated taxes and association assessments, estoppel fees and any title charges the contract assigns to you. We prepare a line-by-line estimate for your unit before you sign a listing agreement.
Only where the money comes back. The recent Dove Hollow sales ranged from $158.67 to $186.62 per square foot of living area in 2026, and condition explains much of that spread. Fresh paint, flooring repairs and a clean inspection usually pay; a full kitchen remodel in a two-story 1,418 unit rarely returns its cost in this market. We walk the unit and tell you which items move the price.
Yes. The county records three plans: one-story 1,420 units, two-story 1,418 units and two-story 1,964-square-foot, three-bath units. The two smaller plans have ten MLS closings between them over four years; the large plan has none, so a 1,964 unit is priced from the smaller plans and the county's spread between plans.
Some will, because the two share a street, a design and a manager. We state the condominium, the building address and the association in the listing and the documents file, and we show buyers the Dove Hollow sales record, not a blended one.
Usually, subject to the lease and to the Dove Hollow declaration and rules on leasing, which are not published online. A buyer takes the unit subject to the lease unless the contract says otherwise, so we gather the lease, the deposit records and the association's leasing file before we list.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Dove Hollow, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, south of The Forest on the same highway. Jesse leads the listing side, and Marc works with buyers across Lee and Collier counties.
Jesse McGreevy and Marc Comisar are top-reviewed Dove Hollow realtors, rated on Google by the clients they have represented across Southwest Florida. Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, built the team on a simple idea: the seller or buyer who understands the record before the first showing negotiates from strength. Read more on our about the McGreevy and Comisar team page, or follow us on Facebook.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
On a Dove Hollow page, the credential that matters more than any award is preparation. Before a word of this guide was written, we read the county parcel roll for all 48 units and the common elements, the county's building, flood, easement and development-order records, the Division of Corporations filings and annual reports for the Dove Hollow association, the state condominium registry and its payment history, FEMA's panels, and four years of MLS closings checked unit by unit against the roll. When we list a Dove Hollow unit, we put that work to use three ways. We price by plan from the right sales. We order both estoppel certificates and the governing documents on day one. And we pre-register every showing through The Forest's visitor system, so no buyer is stopped at the gate.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "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." Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Selling a home in Dove Hollow? Get a free home valuation for your Dove Hollow condo, or call Jesse direct at (239) 898-6072.
Buying in Dove Hollow? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the community around Dove Hollow, see our guide to The Forest and our Fort Myers guide. For the two condominiums buyers most often weigh against Dove Hollow, see Dove's Nest and Quail Cove.
These are the questions buyers ask about Dove Hollow, answered from the public record: what it is, what it costs, what the flood maps say and what the documents cover. Where the record is silent, the answer says so and names the document that holds it.
McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have over $900 million in personal sales. This guide is built from the county roll for all 48 units, the state and corporate records and four years of MLS closings. Call Marc at (239) 287-5873.
Dove Hollow is at 16424 to 16454 Timberlakes Drive, Fort Myers, FL 33908, inside The Forest, the gated golf community between US 41 and Island Park Road in south Fort Myers. It is in unincorporated Lee County, not in the City of Fort Myers, per the county parcel roll.
No. They share a street, a building design and a manager, but Dove Hollow was declared in 1981 at Official Records Book 1569, Page 2023, and Dove's Nest in 1983 at Book 1701, Page 283, with separate associations, budgets and insurance. Dove Hollow's buildings are 16424 to 16454 Timberlakes Drive; Dove's Nest's are 16460 to 16490.
Forty-eight: six buildings of eight units each, per the Lee County parcel roll, which carries 48 residential condominium parcels and one common-element parcel of 6.45 acres. The state condominium registry records the same 48 units.
Buildings 1 and 2, at 16424 and 16430 Timberlakes Drive, in 1981; Buildings 3 to 6, at 16436 to 16454, in 1982, per the county roll and building footprint records. The association was filed on February 9, 1981.
Three, repeated in every building, per the county roll: units 102 and 103 are one-story 1,420-square-foot units; units 101, 104, 201 and 204 are two-story 1,418-square-foot units with three bedrooms and two baths; and units 202 and 203 are two-story 1,964-square-foot units with three bedrooms and three baths.
No. The county roll records units 101 and 104 at two stories and units 102 and 103 at one story, so the leading digit is not a floor. As everywhere in The Forest, never read a floor or a number of levels from a unit number; the floor plan and a walk-through settle it.
The three closings of the last 12 months sold for $225,000 to $265,000, a median of $230,000; over the full 48-month pull, the widest we hold, ten closings had a median of $297,500 (even n, the mean of $290,000 and $305,000), per the Southwest Florida MLS Matrix, pulled September 23, 2026.
Not published. Dove Hollow owners pay the Dove Hollow condominium association's assessment and The Forest master association's assessment, and neither association publishes its amount. Each appears in the association's budget and on the estoppel certificate issued at resale under section 718.116; ask for both before you offer.
No. The Forest is non-bundled: the club's membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's resident portal says the same. A Dove Hollow owner may join or not.
Yes, through The Forest. The Main Gate on Forest Boulevard is staffed around the clock and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association's 2022 plan. Residents enter by barcode and guests are pre-registered through DwellingLive.
The county roll flags a pool on every Dove Hollow unit record, and on every Dove's Nest record too, but no public record we reached says where the pool is or who owns it. The declaration, the condominium plat and the association's rules answer that, and we confirm it at a showing. The Forest Country Club does not list a pool among its amenities.
No. The county roll flags a carport on all 48 Dove Hollow unit records and a garage on none. Carport assignment and guest parking are set by the association's rules, which are not published.
FEMA Zone AE, a Special Flood Hazard Area, base flood elevation 11 feet NAVD88, on FIRM panel 12071C0438H, effective November 17, 2022, per FEMA's National Flood Hazard Layer. The county records mean ground under the six buildings at 6.39 to 6.76 feet.
A mortgage from a federally regulated or insured lender will require flood coverage, because every Dove Hollow building is in the Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page. Ask whether the association's master policy includes flood on the building, then insure the unit's interior and contents to match.
No public record we reached says. The U.S. Geological Survey surveyed no high-water mark at Dove Hollow; the nearest, about half a mile southwest at a Waters Edge building, read 9.5 feet NAVD88, per its Ian record. Ask the seller for the flood disclosure required by section 689.302.
Not under the state mandates. Lee County records all six buildings at two stories, and the milestone law in section 553.899 and the SIRS rule in section 718.112(2)(g) apply to buildings of three or more stories. In The Forest, only Sparrowood's buildings are three stories.
Yes. The Department of Business and Professional Regulation's registry carries a Dove Hollow Condo project of 48 units, licensed May 28, 1981 and recorded December 28, 1981, with Dove Hollow Condo Assn, Inc. as managing entity, per its project record. The registry files it under Seminole County, so search statewide by name to find it.
Alliant Property Management, LLC, 13831 Vector Avenue, Fort Myers, per the association's corporate record and the state registry. The master association is managed by FirstService Residential.
The Dove Hollow declaration and rules decide, and they are not published online, so no public record states a minimum lease term or a leasing cap. Read the leasing provisions in the resale package under section 718.503 before you buy to rent.
The pet rule is in the Dove Hollow declaration and rules, which are not published, so no public record we reached states it. Confirm it in the resale package before signing; rules at Dove's Nest next door may differ.
No public record we found shows an age restriction at Dove Hollow. Housing for older persons must meet federal tests, including at least 80 percent of occupied units with a resident aged 55 or older, per HUD's fair housing booklet; the declaration would say if Dove Hollow restricts age.
Dove Hollow is in Lee County's Elementary Zone O, Middle School Zone MM and High School South Zone 2, like all of The Forest, per the district's zone map. Rayma C. Page Elementary, the nearest Zone O choice, earned an A in 2024, 2025 and 2026.
No. The Forest is absent from Lee County's official roster of special districts, and the county's MSTBU layer returns no taxing unit inside it.
Two were active on September 23, 2026, per the Southwest Florida MLS: a two-story 1,418-square-foot unit in Building 4 at $289,000 and a one-story 1,420-square-foot, two-bedroom unit in Building 1 at $225,000. None was pending.
The seller must give you the declaration, articles, bylaws, rules, year-end financial information and the frequently asked questions sheet under section 718.503, and the estoppel certificate states the current assessment. We ask for them before our buyers write an offer.
No. Dove Hollow has a Fort Myers mailing address and ZIP 33908, but every unit is in unincorporated Lee County and the San Carlos Park fire district, per the county roll, so county government handles zoning, permits and flood rules.
The Forest has a Hotwire fiber arrangement, and the Dove Hollow association granted a communication easement to Hotwire Communications, recorded in 2024, per Lee County's easements layer. Whether the service is billed through an association is not published; ask the seller.
These are the questions Dove Hollow owners ask before they sell, answered from the Dove Hollow record and Florida law. Where your specific unit matters, the answer says so. For a confidential, unit-by-unit read, call Jesse direct at (239) 898-6072.
McGreevy and Comisar. We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and this guide shows how we price Dove Hollow: by floor plan, from the county roll and every MLS closing. Call Jesse direct at (239) 898-6072.
It depends on your plan, your unit's condition and the building's paperwork. The 2026 Dove Hollow closings sold for $225,000 to $265,000; the 2024 closings for $290,000 to $355,000. Get a free Dove Hollow valuation built from both condominiums' sales and the county's values by plan.
A Florida seller's typical costs are the brokerage commission (negotiated, not set by law), documentary stamp tax on the deed at 70 cents per $100 under section 201.02, prorated taxes and assessments, estoppel charges from both associations capped by section 718.116, and any title costs the contract assigns to you.
A median of 105 days on market in the last 12 months (34, 105 and 265 days), and 60.5 days over the full 48-month pull, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Add the time for both estoppel certificates.
A buyer's market. Two active listings against three closings in the last 12 months is about 8 months of supply, by our arithmetic, and none of the three recent sales reached its asking price. More than about six months of supply usually favors buyers.
Down. The five 2024 closings had a median of $310,000 and the three 2026 closings a median of $230,000, about 26 percent lower by our arithmetic, on the same two smaller floor plans. No Dove Hollow unit closed through the MLS in 2025. We do not publish a forecast.
Carefully, because no 1,964-square-foot Dove Hollow unit has closed through the MLS in four years. We start from the smaller plans' sales, apply the county's spread between plans (a median just value of $244,019 against $190,308 for the 1,418 plan), then adjust for your unit's condition and the building's records.
By the county's values, about the same: a median just value of $191,445 for the one-story 1,420 plan and $190,308 for the two-story 1,418 plan. The recent one-story sales were $230,000 and $265,000. Single-level living widens the buyer pool, which helps days on market more than price.
No. Just value is a mass-appraisal figure dated January 1 for taxation, per the Lee County Property Appraiser, and Dove Hollow's recent sales ran above it. Price from closed sales, then use the county's spread between plans as a cross-check.
Two estoppel certificates, from the Dove Hollow association and The Forest's master association, plus the Dove Hollow declaration, articles, bylaws, rules, year-end financial information and the frequently asked questions sheet under section 718.503. We order them on day one.
Florida caps what a condominium association may charge for an estoppel certificate under section 718.116, and the managers do not publish their own fees. Who pays is a term of the contract.
Yes, some, and the contract decides the rest. The seller customarily pays the documentary stamp tax on the deed under section 201.02 and prorated taxes and assessments through closing; other costs are negotiated line by line.
There are two policies. The lender's policy protects the buyer's lender and is a buyer's loan cost. Who pays for the owner's policy, and who chooses the title agent, is written into the purchase contract, and the standard Florida contract forms let the parties decide.
No law sets commissions in Florida; every fee is negotiated and written into the listing agreement. Licensing and conduct are regulated by the Florida Real Estate Commission, and brokerage relationships by section 475.278. We explain exactly what our fee covers before you sign.
Yes. Florida requires a written flood disclosure at or before contract under section 689.302, and known defects that materially affect value should be disclosed. Every Dove Hollow building is in Zone AE, so the flood disclosure matters on every sale. Ask your attorney about your situation.
Yes. An as-is contract lets the buyer inspect and cancel within the inspection period but does not oblige you to repair; it does not remove the flood disclosure or the duty to disclose known material defects. An as-is sale priced with the association's roof and insurance records and a wind-mitigation report holds together better.
Almost always, but the answer comes faster with paperwork. The association's master policy covers the building under section 718.111; your buyer needs an HO-6 policy and, with a mortgage, flood coverage. Have the master policy declarations and a wind-mitigation report ready.
Only what a buyer's inspector or insurer will flag, or what returns its cost. Roofs and exteriors are the association's; inside the unit, water heaters, air conditioning, electrical panels and windows are the items that most often come up in a 1981 or 1982 building. We walk the unit with you first.
Every visitor enters The Forest through a staffed gate, so we pre-register each showing through the master association's DwellingLive system before the buyer arrives. No buyer of ours waits at the gate.
Yes. We can offer your unit privately to qualified buyers in our database before, or instead of, a public listing, and walk you through the trade-off between privacy and full exposure. With only two Dove Hollow units listed publicly on September 23, 2026, a private offering can reach a buyer first.
Winter and spring, when seasonal buyers are in Southwest Florida: two of the three most recent Dove Hollow closings came in February and April 2026, and three of the five 2024 closings in February to April. The master association estimates The Forest's population at about 1,000 year-round and 2,000 in season.
Directly, the other active Dove Hollow unit, and the two active Dove's Nest units with the same floor plans. On September 23, 2026, that was four look-alike listings from $225,000 to $289,000, per the Southwest Florida MLS. We price against all four.
Often, if you have a homestead. Save Our Homes caps a homestead's assessment growth under section 193.155, and the cap resets on sale, so a buyer's taxes start from the new value. Sixteen of Dove Hollow's 48 units carry a homestead on the 2026 roll.
Yes, within limits. Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within three years, under section 193.155 and per the Florida Department of Revenue.
Under federal law you can exclude up to $250,000 of gain, $500,000 for a married couple filing jointly, on your main home if you owned and lived in it for at least two of the five years before the sale, per IRS Topic 701. Florida has no state income tax. Confirm with a tax adviser.
Yes. More than half of Dove Hollow's owners list a mailing address outside Florida on the county roll, so remote sales are routine here. We handle showings, gate access, vendor visits and the association documents locally, and closings can be signed remotely through the title company.
Not automatically. The Forest is non-bundled and the club is a separate corporation, so a membership should not be assumed to transfer with a Dove Hollow unit. The club provides its membership terms to members and prospective members on inquiry, per its membership page.
Yes. The estoppel certificate under section 718.116 discloses any special assessment levied or approved, and the contract decides who pays it. Tell us early if one is pending so we can price and negotiate around it.
Use the county figure for comparisons and say so. Three past Dove Hollow listings reported 1,464, 1,510 and 1,643 square feet on units the county records at 1,418. A buyer's appraiser and lender will see the county figure, so we market the unit on it and describe any enclosed space separately.
Yes, but you would handle alone the gate pre-registration for every showing, two estoppel certificates and the condominium resale documents under section 718.503, the flood disclosure, and buyers who mistake Dove Hollow for Dove's Nest. We do those every week.
With the facts buyers cannot find elsewhere: your plan and its sales, the building's two-story status outside the milestone and SIRS mandates, your building's flood panel and ground elevation, and The Forest's optional club. Premium marketing on every listing: cinematic video, drone, professional photography and our qualified-buyer database.
Yes, as a fact to state plainly. Lee County records all six Dove Hollow buildings at two stories, outside section 553.899 and section 718.112(2)(g), which buyers of Florida condominiums now ask about first. Buyers will still ask about reserves, so have the budget ready.
Show them the record. The registry files Dove Hollow Condo under Seminole County with a Longwood street address, so a Lee County search returns nothing; a statewide search by name finds the 48-unit project, recorded December 28, 1981, with Dove Hollow Condo Assn, Inc. as managing entity, per the department's public extract.
Cash-offer companies are legal, but their offers typically sit below open-market value because they price in a resale margin. Compare any cash offer with a market valuation of your Dove Hollow unit first: get a free Dove Hollow home valuation, or call Jesse direct at (239) 898-6072.
Every fact about Dove Hollow on this page traces to a named public record: Lee County's parcel, condominium, building, flood, easement, zoning and development-order records, the Florida Division of Corporations, the state condominium registry and its public data files, FEMA, the U.S. Geological Survey, Florida statutes, state agencies, and The Forest's master association and club.
Market figures are cited in the text as "Southwest Florida MLS Matrix, pulled September 23, 2026," a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere on this page. Sources were accessed between September 23 and September 24, 2026 unless another date is given.
These public documents are the primary records behind this guide. Each opens from its official source.
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Dove Hollow. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
