The Forest - Dove's Nest
Dove's Nest is a 48-unit condominium in The Forest, Fort Myers: six 1983 to 1984 buildings on Timberlakes Drive, three-bedroom plans, club membership optional and 10 sales in 48 months. Sell or buy with McGreevy and Comisar.
Dove's Nest is a 48-unit condominium in The Forest, Fort Myers: six 1983 to 1984 buildings on Timberlakes Drive, three-bedroom plans, club membership optional and 10 sales in 48 months. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the team Dove's Nest owners call first when it is time to sell, and the team buyers call when they want the records behind a 1980s condominium read before they sign. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them.
Dove's Nest is a 48-unit condominium of one-story and two-story homes in six buildings inside the master-planned community of The Forest in Fort Myers, Florida. It sits on Timberlakes Drive behind The Forest's staffed gates, with its own condominium association under The Forest's master association, and it is a separate condominium from its look-alike neighbor next door, Dove Hollow.
Four facts define Dove's Nest on the record. It was declared in 1983 at Official Records Book 1701, Page 283, and registered with the state as condominium project PR1P003489 on May 17, 1983, with Forest Joint Venture as developer. Its six buildings went up in two groups of three, in 1983 and 1984, per the Lee County parcel roll. Every unit has three bedrooms on the county roll, in three plans of 1,418, 1,420 and 1,964 heated square feet. And every building sits in FEMA flood Zone AE with a base flood elevation of 11 feet, on a map panel effective November 17, 2022, per FEMA's National Flood Hazard Layer.
The market here is thin and we say so plainly. The Southwest Florida MLS files the neighborhood as Dove Nest, and it recorded 10 Dove's Nest closings in the full 48-month pull, the widest we hold, at a median of $279,500, and two in the last 12 months. We built this guide the way we price a listing here: from every one of those closings, pulled September 23, 2026, checked unit by unit against the county roll, plus the association's corporate record, the state condominium registry, Lee County's development orders and flood layers, and Florida statute. Where a record is not public, such as the association's budget and its leasing and pet rules, we say so and show where a buyer gets it.
McGreevy and Comisar are the best realtor for Dove's Nest because the case rests 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's Nest market read built from every MLS closing, the county roll, the association's filings and FEMA's maps.
If you're searching for the best realtor for Dove's Nest in The Forest, Fort Myers, whether you're ready to sell your Dove's Nest 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's Nest track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 2 Dove's Nest closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: a three-bedroom unit of 1,418 square feet that sold for $260,000 in May 2026 and a three-bedroom unit of 1,420 square feet that sold for $200,000 in June 2026, for $460,000 in closed volume. With two sales we list them rather than print a median. Widening the window until it holds at least 10 sales takes the full 48-month pull, the widest we hold (09/24/2022 to 09/23/2026): 10 closings, a median sold price of $279,500 (n=10, even, so the median is the mean of the middle pair, $260,000 and $299,000), a median of $196.96 per square foot of MLS living area, a median sold-to-list ratio of 96.07% and a median 83 days on market. The highest Dove's Nest sale in the window was $365,000, in November 2023. Today 2 units are listed, both in the same building. We do not publish a count of Dove's Nest sales we represented; the figures above are the whole tracked market. If you are comparing agents, our guide to the best real estate agents in Fort Myers, compared on the public record, shows how the field measures up.
For Dove's Nest 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's Nest sale runs on two association layers. Your buyer needs an estoppel certificate from the Dove's Nest condominium association and a second from The Forest Property Owners' Association, the master association, because neither publishes its assessment. Florida caps what an association may charge for a condominium estoppel certificate under section 718.116, and a condominium seller must provide the declaration, bylaws, rules and recent financial information under section 718.503. We request that whole file on the first day of the listing, so no buyer waits on a document.
Honors and recognition:
Selling your Dove's Nest home? Get a free home valuation for your Dove's Nest condominium, or Call Jesse direct at (239) 898-6072.
Buying a home in Dove's Nest? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent condominium 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's Nest comes down to ten facts a buyer or seller can check. Each is drawn from a government record, the association's own corporate filing or the Southwest Florida MLS, and each is sourced again further down the page.
This guide to Dove's Nest runs from the market and the homes, through the association, fees, documents and rules, storms, flood and insurance, schools, permits and daily logistics, a head-to-head with Dove Hollow, honest pros and cons, and both FAQ sets.
Living in Dove's Nest means a three-bedroom condominium in one of six 1980s buildings on Timberlakes Drive, inside The Forest's staffed gates in south Fort Myers, with the master association's private streets and patrol, an optional golf club nearby, and a Publix, Gulf Coast Medical Center and the airport all within a short drive.
Dove's Nest is a small place: 48 homes on a condominium parcel whose common elements measure about 6.88 acres on the Lee County parcel roll. Every unit on the county roll has three bedrooms, which is unusual for a 1980s Florida condominium, and the smallest plan is still about 1,418 square feet. Buyers who come from a two-bedroom walk-up elsewhere in Fort Myers tend to notice the space first.
Dove's Nest's six buildings are numbered by street address, 16460 to 16490 Timberlakes Drive, and sit in a row immediately after the six Dove Hollow buildings at 16424 to 16454. Timberlakes Drive takes its name from The Forest's original developer, Timberlakes Limited Partnership, and it is a private street owned by the master association, per the Lee County parcel roll. The center of Dove's Nest sits about half a mile, straight-line, from The Forest Country Club's clubhouse at 6100 Club Boulevard, by our measurement on the county's parcel coordinates.
The Forest itself sits in unincorporated Lee County in south Fort Myers, between US 41 and Island Park Road, in the Hendry Creek watershed; Estero Marsh Preserve is about a mile away. That address carries a Fort Myers mailing address and ZIP 33908, but Dove's Nest is not inside the City of Fort Myers: Lee County, not a city, handles its zoning, building permits and flood-plain rules.
Every Dove's Nest owner is also a member of The Forest Property Owners' Association, the master association, which owns the community's private street network and runs its gates. Per the master association's 2022 Emergency Preparedness Plan, the Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day, the Island Park Gate is staffed from 7:00 AM to 10:00 PM, and a patrol runs nightly. Gate staffing hours are from the association's 2022 emergency plan. The same plan seats Dove's Nest on the master board: "Doves Nest" holds one of the Condos and Villas seats on the association's roster dated May 5, 2022.
The 2026 county roll carries a homestead exemption on 10 of the 48 Dove's Nest units, about one in five, per the Lee County parcel roll. A homestead exemption is available only on a Florida owner's permanent residence, under section 196.031, so the other 38 units are owned by seasonal owners, investors, or owners who have not filed. That mix matches The Forest as a whole, where the master association's 2022 plan estimates about 1,000 year-round residents and about 2,000 in peak season.
The Forest is a non-bundled community: buying a home does not require joining the club. Both The Forest Country Club and the master association describe The Forest as non-bundled on their own websites, the club's membership page and the association's resident portal, and the club sells memberships to residents and non-residents alike. Golf, tennis, the pro shop and the clubhouse are available with a club membership. A Dove's Nest owner who never joins still has the gates, the patrol, the sidewalks and the association's playground, Ruthie's Park.
From The Forest Country Club's address at 6100 Club Boulevard, about half a mile from Dove's Nest, a Publix on Alico Mission Way is about 1.4 miles and 4 minutes away, a Walmart Supercenter on Six Mile Cypress Parkway about 2.1 miles, and Gulf Coast Medical Center, which the Florida Department of Health lists as Lee County's state-designated Level II trauma center, about 4.5 miles and 9 minutes. Drive times are typical free-flow times measured from the clubhouse; in-season traffic is longer.
Dove's Nest is a 48-unit condominium inside The Forest where only two units closed in the last 12 months, so every comparable matters. Sellers: get a free home valuation for your Dove's Nest unit, or Call Jesse direct at (239) 898-6072. Buyers: Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We are Top 1% Real Estate Agents Nationally Since 2008, and we compare every Dove's Nest unit against its own building's sales before we price or bid.
Dove's Nest recorded 2 closings in the 12 months to September 23, 2026, at $260,000 and $200,000. Over the full 48-month pull, the widest we hold, it recorded 10 closings at a median of $279,500 and 96.07% of list. Two units are listed today, per the Southwest Florida MLS Matrix.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Dove's Nest is one of the thinnest markets inside The Forest: 48 homes, and in a typical year two or three of them change hands. That makes the honest read a list of sales, not a single number, and it makes the unit-by-unit comparison the only reliable way to price.
Every sale, listing, days-on-market figure and sold-to-list ratio in this section comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, searched by the MLS development name The Forest and resolved address by address to the Lee County subdivision code for Dove's Nest. The MLS carries the neighborhood under a slightly different spelling of its name; every one of the 12 records under that name (10 closed, 2 active) resolves to a Dove's Nest unit on the county parcel roll, and no Dove's Nest unit appears under any other name.
Two conventions apply throughout. Price per square foot is each sale's sold price divided by its MLS living area, and a median of those per-sale ratios, never total price over total area. And where a count is even, the median is the mean of the middle pair, which we state beside the figure.
Sold | Building and unit | Plan (MLS) | MLS living area | List | Sold | Per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
June 18, 2026 | 16460 Timberlakes Drive, unit 103 | 3 bed, 2 bath | 1,420 sq ft | $209,000 | $200,000 | $140.85 | 95.69% | 135 |
May 5, 2026 | 16472 Timberlakes Drive, unit 204 | 3 bed, 2 bath | 1,418 sq ft | $275,000 | $260,000 | $183.36 | 94.55% | 99 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated 09/24/2025 to 09/23/2026 (n=2). Closed volume $460,000.
Two sales cannot carry a median worth publishing, so we list them. They sit $60,000 apart on units of almost the same size, which is a condition and location spread, not a market move: both closed below list after more than three months on the market.
Window (ending September 23, 2026) | Closings | Median sold | Median per sq ft of living area | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|
12 months (from 09/24/2025) | 2 | listed above, no median | $162.10 (mean of the two) | 95.12% | 117 |
24 months (from 09/24/2024) | 4 | $250,000 (even; middle pair $240,000 and $260,000) | $176.30 | 95.12% | 146.5 |
36 months (from 09/24/2023) | 6 | $279,500 (even; middle pair $260,000 and $299,000) | $196.96 | 95.61% | 117 |
48 months, the full pull (from 09/24/2022) | 10 | $279,500 (even; middle pair $260,000 and $299,000) | $196.96 | 96.07% | 83 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Per-square-foot figures are on MLS living area.
Our rule is to widen the window until it holds at least 10 closings, and to name the window beside every figure. For Dove's Nest that takes the full 48-month pull, the widest we hold. Read the 48-month median of $279,500 as a four-year figure: the six 2023 sales, several at $315,000 to $365,000, carry it, and the four sales since October 2024 all closed at $299,000 or less.
Sold | Building and unit | MLS living area | List | Sold | Per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
June 2026 | 16460, unit 103 | 1,420 sq ft | $209,000 | $200,000 | $140.85 | 95.69% | 135 |
May 2026 | 16472, unit 204 | 1,418 sq ft | $275,000 | $260,000 | $183.36 | 94.55% | 99 |
May 2025 | 16460, unit 204 | 1,418 sq ft | $259,000 | $240,000 | $169.25 | 92.66% | 205 |
October 2024 | 16466, unit 102 | 1,420 sq ft | $310,000 | $299,000 | $210.56 | 96.45% | 158 |
November 2023 | 16472, unit 101 | 1,418 sq ft | $376,000 | $365,000 | $257.40 | 97.07% | 43 |
November 2023 | 16478, unit 102 | 1,420 sq ft | $335,000 | $320,000 | $225.35 | 95.52% | 86 |
September 2023 | 16484, unit 201 | 1,418 sq ft | $325,000 | $315,000 | $222.14 | 96.92% | 80 |
June 2023 | 16466, unit 101 | 1,418 sq ft | $325,000 | $325,000 | $229.20 | 100.00% | 26 |
March 2023 | 16490, unit 103 | 1,420 sq ft | $220,000 | $192,500 | $135.56 | 87.50% | 2 |
February 2023 | 16466, unit 103 | 1,420 sq ft | $225,000 | $225,000 | $158.45 | 100.00% | 1 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated 09/24/2022 to 09/23/2026 (n=10, closed volume $2,741,500). Building numbers are Timberlakes Drive addresses.
Three patterns stand out. Every sale was a 1,418 or 1,420 square foot plan: none of the twelve 1,964-square-foot units on the county roll sold in four years. Two of ten closed at their full list price, both in the first half of 2023. And the two early-2023 sales, at $225,000 and $192,500, recorded one and two days on market, months after Hurricane Ian; the MLS record does not say why, and we do not treat them as a guide to price today.
Calendar year | Closings | Sold prices | Median per sq ft of living area |
|---|---|---|---|
2023 (from January) | 6 | $192,500 to $365,000 | $223.75 (even; middle pair $222.14 and $225.35) |
2024 | 1 | $299,000 | $210.56 |
2025 | 1 | $240,000 | $169.25 |
2026, to September 23 | 2 | $200,000 and $260,000 | $162.10 (mean of the two) |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; no Dove's Nest closing fell between September 24 and December 31, 2022.
The per-square-foot line fell from the 2023 median of about $224 to about $162 across the two 2026 sales. On samples this small the direction is informative and the size of the drop is not: one renovated unit selling next month could move the 2026 figure by $40 a square foot.
Status on September 23, 2026 | Building | Plan (MLS) | MLS living area | Asking | Asking per sq ft | Days on market |
|---|---|---|---|---|---|---|
Active | 16478 Timberlakes Drive | 2 bed plus den, 2 bath | 1,420 sq ft | $279,900 | $197.11 | 17 |
Active | 16478 Timberlakes Drive | 3 bed, 2 bath | 1,420 sq ft | $240,000 | $169.01 | 307 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Asking per square foot is our arithmetic on MLS living area.
Both listings are in the same building, and both are 1,420-square-foot plans. One has been on the market 307 days. The other is a unit whose MLS history shows a November 2023 sale at $320,000, now asking $279,900, which is as clear a statement of the market's direction as two data points can make.
Two active listings against two closings in the last 12 months is about 12 months of supply; against the 48-month pace of 10 sales, about 2.5 a year, it is about 9.6 months, by our arithmetic on the Southwest Florida MLS Matrix, pulled September 23, 2026. By the usual rule of thumb, anything above six months favors buyers. For a seller that means pricing against the closed sales from day one, not against the older 2023 prints.
The Lee County Property Appraiser's 2026 just values for the 48 Dove's Nest units run from $187,707 to $258,077, with a median of $192,298.50 (n=48, even; middle pair $192,014 and $192,583), per the Lee County parcel roll. By plan, the median just value is $190,470 for the 1,418-square-foot units, $192,583 for the 1,420-square-foot units and $245,482 for the 1,964-square-foot units. Just value is a mass-appraisal figure set for taxation, not a market price, and it lags the market; its use here is to show that the county values the larger plan about $55,000 above the smaller ones, which is the only public signal on a plan that has not sold in four years.
Dove's Nest came to be in 1983, when Forest Joint Venture declared the condominium at Official Records Book 1701, Page 283, registered it with the state on May 17, 1983, and built its six buildings in two groups of three in 1983 and 1984, on land within The Forest that Timberlakes Limited Partnership began developing in 1980.
The story is short, and every step of it is in a public record rather than a brochure.
The state condominium registry names Forest Joint Venture, The, a Florida general partnership, as the original developer of Dove's Nest, per the DBPR condominium search. The same entity is the recorded dedicator on the plats of The Forest Unit Three and The Oaks Unit One and the developer of record for the Heron Coach Houses, per Lee County's easements layer and the state registry. The Forest's first developer, Timberlakes Limited Partnership, filed in 1979 and cancelled in 1992, per the Florida Division of Corporations, gave its name to the street Dove's Nest sits on.
The Dove's Nest declaration of condominium is recorded at Official Records Book 1701, Page 283, and every unit's legal description on the Lee County parcel roll cites it, in the form "DOVES NEST CONDO BLDG 1 OR 1701 PG 0283 UNIT 101." The common elements are carried as a separate parcel under the same book and page. The declaration itself is not available through the county's online records, so we cite it by book and page and do not quote its terms.
The state registry records Dove's Nest as project PR1P003489, Approved/Recorded, licensed May 17, 1983, with 48 units recorded, in two phases of 24 units each approved November 7 and November 17, 1983, per the DBPR condominium search. The registry also carries the special qualification "Planned Unit Development, Phase," a condominium form-of-ownership label that describes shared facilities in a larger development; it is not a Lee County zoning designation.
Dove's Nest Condominium Association, Inc. was filed as a Florida not-for-profit corporation on February 15, 1983 and is active, per its Division of Corporations record. The record shows a reinstatement filed September 23, 1994 as its last event, and annual reports filed every year since, most recently on April 23, 2026. A reinstatement means the corporation's status lapsed at some point before 1994 and was restored; the record does not say why, and nothing in it bears on the association today.
The county roll dates Buildings 1, 2 and 3 (16460, 16466 and 16472 Timberlakes Drive) to 1983 and Buildings 4, 5 and 6 (16478, 16484 and 16490) to 1984, 24 units each, matching the two state-approved phases of 24. Dove's Nest came after its neighbors Dove Hollow and Quail Cove (1981 and 1982) and alongside Eagle's Landing and Sparrowood (1983 to 1985), in the sequence The Forest's attached neighborhoods went up.
The homes in Dove's Nest are 48 three-bedroom condominiums in six eight-unit buildings with one-story and two-story units, built in 1983 and 1984, in three plans the county records at 1,418, 1,420 and 1,964 heated square feet, each with a carport on the roll and a shared condominium parcel of about 6.88 acres.
The county roll is the most complete public description of the units, and it is more detailed than most buyers expect.
Each Dove's Nest building has eight units, numbered 101 to 104 and 201 to 204, under one street address: 16460, 16466, 16472, 16478, 16484 or 16490 Timberlakes Drive. The county's legal descriptions number the same buildings 1 to 6 in that order. So "16472 unit 204" is Building 3, unit 204. Always quote the street address with the unit number: the same unit number exists in all six buildings.
Plan on the county roll | Units | Unit numbers in each building | Bedrooms and baths | Stories recorded on the roll | Median 2026 just value |
|---|---|---|---|---|---|
1,418 heated sq ft | 24 | 101, 104, 201, 204 | 3 bed, 2 bath | 2 | $190,470 |
1,420 heated sq ft | 12 | 102, 103 | 3 bed, 2 bath | 1 | $192,583 |
1,964 heated sq ft | 12 | 202, 203 | 3 bed, 3 bath | 2 | $245,482 |
Source: Lee County parcel roll, 2026 values, queried September 24, 2026.
The pattern repeats in every building: two 1,420-square-foot units the roll records as one story, four 1,418-square-foot units the roll records as two stories, and two 1,964-square-foot, three-bath units, also recorded as two stories. The roll does not publish floor layouts, so which rooms sit on which level is a question for the seller's floor plan and a showing, not for this page.
Twelve Dove's Nest units, the two numbered 202 and 203 in each building, are the largest plan in the neighborhood at 1,964 heated square feet with a third bath, per the county roll. None of them closed on the MLS in the 48 months to September 23, 2026, so there is no recent sale to price one from. The county values them about $55,000 above the smaller plans. A seller of one of these units should expect to be the comparable, and to price it from the per-square-foot line of the smaller plans, the 1,964-square-foot units at Dove Hollow, and condition.
Every Dove's Nest unit carries three bedrooms on the county roll. Listings do not always agree: one of today's active listings describes its 1,420-square-foot unit as two bedrooms plus a den. Room labels in a listing are the seller's description; the county roll is the assessor's record. A buyer who needs a legal third bedroom should check closet, window and door in person.
The county roll flags a carport and a pool on every Dove's Nest unit record. On condominium unit records those flags usually reflect common-element features credited to each unit rather than a private pool or a private carport, and the roll does not say which carport space goes with which unit or where a pool sits. Parking assignments and any pool are set by the declaration and the association's rules, which a buyer receives at resale; ask the seller which carport space conveys with the unit, in writing, and check it against the declaration at Official Records Book 1701, Page 283 and the section 718.503 resale package.
The county roll does not record views, renovations, roof replacement dates, window or shutter upgrades, or which units face the water or the golf course. Those are the facts that separate a $200,000 Dove's Nest sale from a $365,000 one, and they are in the listing file, the permit history and a walk-through, not in any public dataset.
At a median of 1,419 heated square feet, Dove's Nest sits mid-range among The Forest's condominiums: larger than every unit at Partridge Place and Partridge Court (1,161 square feet on the county roll), close to Quail Cove's 1,460, and smaller than Sparrowood's 1,773 or Fairway Woods' 1,937. What sets it apart inside The Forest is that the county roll records all 48 of its units with three bedrooms, and a quarter of them with three baths.
A Dove's Nest home comes with a share of the condominium's own common elements, about 6.88 acres on the county roll, plus The Forest master association's gates, patrol, private streets, sidewalks and playground. Golf, tennis, the pro shop and the clubhouse belong to The Forest Country Club and come only with an optional membership.
Three layers of amenity touch a Dove's Nest owner, and only two of them come with the deed.
Dove's Nest's common elements are a single county parcel, 16474 Timberlake Drive, of about 6.88 GIS acres, carried with no separate value because its value sits in the units, per the Lee County Property Appraiser record. That parcel holds the land around the six buildings, the drives and the parking. What is on it, and which parts are limited to particular units, is defined by the declaration at Official Records Book 1701, Page 283, which a buyer receives at resale under section 718.503.
The county roll flags a pool on every Dove's Nest unit record, which on condominium records normally reflects a shared common-element pool credited to each unit, per the Lee County parcel roll. The roll does not say where the pool is or whether it is shared with any other association, and the association publishes no amenity list. Pools at The Forest belong to individual neighborhood associations, not to the club or the master association, so confirm the pool, its rules and its hours with the association's documents before you rely on it.
The Forest Property Owners' Association owns the 54.81-acre private street network, runs the staffed Main Gate around the clock and the Island Park Gate from 7:00 AM to 10:00 PM, and funds lighting, landscaping and drainage inside the gates, because The Forest sits in no county taxing unit for those services. The master association's resident portal describes "a children's playground, known as Ruthie's Park, and miles of sidewalks for the avid morning walker."
The Forest Country Club, a separate corporation at 6100 Club Boulevard, owns the two 18-hole courses, the Bear and the Bobcat, and runs the clubhouse, dining, fitness center and six Har-Tru Hydro clay tennis courts, three lighted (club). Both courses trace to an original design by Gordon Lewis, with the Bear opening in 1980, according to Golf Digest's course database. The Bear was fully renovated and reopened on December 1, 2025; the club's own scorecard credits Kipp Schulties as the Bear's architect. None of that comes with a Dove's Nest deed. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry.
Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home, per the club's membership page, which sells memberships to residents and non-residents alike. If a Dove's Nest seller is a member, the club's transfer terms have to come from the club in writing; they are not published.
The HOA fees in Dove's Nest are not published: neither the Dove's Nest condominium association nor The Forest's master association posts an assessment amount. A Dove's Nest owner pays both, plus the Lee County tax bill, a private sewer bill and club dues only if they join, and the exact figures appear on the estoppel certificates issued at resale.
That is the honest answer, and it is also the useful one, because a published figure would be out of date after the next budget. Below is every layer a Dove's Nest owner is billed, what each covers, and where the amount is.
Layer | Amount | What it covers | Where the amount is | As of |
|---|---|---|---|---|
Dove's Nest Condominium Association | Not published | building exteriors and roofs, master insurance, reserves, common elements | the association's budget and its resale estoppel certificate (s. 718.116) | September 2026 |
The Forest Property Owners' Association (master) | Not published | private streets, gates and security, lighting, landscaping, drainage | the master budget and estoppel, ordered through the manager's resale documents page | September 2026 |
Community development district | $0: none exists | n/a | September 2026 | |
County street-lighting or other MSTBU | $0: none exists | n/a | September 2026 | |
San Carlos Park Fire District | 2.3590 mills ad valorem, FY2025/26 | fire and rescue | adopted September 15, 2025 | |
Lee County solid waste, Service Area 2 | set per unit by the county; see the county's adopted rates | collection, disposal, recycling | FY2026 | |
Ad valorem property tax | Set by each unit's taxable value after exemptions | county, school and other levies | September 2026 | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | the seller's bills | September 2026 |
Club dues and initiation | Not published. Only if you join | club membership | the club's membership office, on inquiry | September 2026 |
Each neighborhood association sets its own fee, which is not published; it appears in that association's budget and resale estoppel certificate. Dove's Nest has no public association website, the Division of Corporations publishes no financial data, and the state condominium registry publishes only unit counts. The condominium assessment is the layer that most affects a Dove's Nest owner's costs, because the association insures and maintains the buildings and roofs. Read the budget's insurance line and its reserve schedule before anything else.
The master association does not publish its assessment. The amount appears in the association's annual budget and on the estoppel certificate issued with every resale, which is ordered through FirstService Residential, the master association's manager, per the association's website. The billing frequency is not published either.
Every Dove's Nest unit record carries the San Carlos fire district and garbage district 002, per the Lee County parcel roll. The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26; as an illustration only, at that rate $150,000 of taxable value owes $353.85 to the fire district, by our arithmetic. Solid waste is billed as a non-ad-valorem assessment in Service Area 2 at the county's adopted rate for the unit type; the county's rate schedule, not this page, is the authority for a condominium unit's line. There is no CDD line and no MSTU line.
Neighborhood associations' special assessments are not published; buyers can find them in the association's estoppel certificate and meeting minutes. For a 1980s Florida condominium after 2022, that is the line to read first: ask whether any special assessment is levied or proposed, and read the last year of board minutes for roof, paving or insurance discussions.
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, Inc., a private utility, provides sewer service; its rates are not published online. The community has a Hotwire fiber arrangement; whether it is billed through the association is not published. Ask the seller for twelve months of water, sewer and internet bills.
Request the Dove's Nest association's estoppel certificate, current budget, reserve schedule, master insurance declarations and deductible, the last twelve months of board minutes, and the declaration, bylaws and rules; then the master association's estoppel certificate, budget and governing documents. For a condominium resale, section 718.503 gives the buyer a right to receive the governing documents and financial information. If you plan to join the club, ask the membership office for the current terms in writing.
Selling in Dove's Nest? We order both estoppel certificates and the condominium disclosure package the day we list. Get a free home valuation for your Dove's Nest 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.
Dove's Nest is governed in two layers: Dove's Nest Condominium Association, Inc., a Florida not-for-profit filed in 1983, runs the condominium under Florida's Condominium Act, and The Forest Property Owners' Association, the master association, owns the streets and runs the gates. The country club is a separate corporation with no authority over the condominium.
Dove's Nest Condominium Association, Inc. is Florida document number 766992, filed February 15, 1983, active, per its Division of Corporations record. Its record lists seven officers and directors and annual reports filed every year through April 23, 2026, and its principal address, unchanged since March 16, 2017, is in care of Alliant Property Management, LLC, 13831 Vector Avenue, Fort Myers. That address is the association's own filing; a buyer orders the estoppel certificate from whichever manager the association names at the time of sale.
Dove's Nest and Dove Hollow share a street, a building design and part of a name, but they are separate condominiums with separate declarations, associations and budgets. Dove's Nest's declaration is at Official Records Book 1701, Page 283 and its association is document 766992, filed in 1983; Dove Hollow's declaration is at Official Records Book 1569, Page 2023 and its association was filed February 9, 1981, per its own Division of Corporations record. No umbrella association joins them. A decision by one board does not bind the other, and an estoppel certificate from one says nothing about the other.
The Forest Property Owners' Association, Inc. is an active Florida not-for-profit filed December 7, 1979, with its office at 5990 Forest Boulevard, per its Division of Corporations record. Its board seats one representative from each member neighborhood association on its "Condos and Villas" side, and Dove's Nest holds one of those seats on the roster in the master association's 2022 plan.
As a condominium, Dove's Nest is governed by Chapter 718, Florida Statutes: section 718.112 sets bylaw requirements, section 718.111 sets the association's insurance duties, and section 718.116 governs assessments and estoppel certificates. The Department of Business and Professional Regulation's Division of Florida Condominiums registers the project and takes owner complaints.
Dove's Nest, like all of The Forest, sits in no community development district and no county municipal service taxing or benefit unit: The Forest does not appear on Lee County's official roster of special districts, and the county's MSTBU map returns no unit inside it.
The Dove's Nest condominium documents are a recorded declaration at Official Records Book 1701, Page 283, the association's bylaws and rules, and The Forest master association's covenants above them. None is published online, so buyers receive them at resale under Florida's Condominium Act, and no summary here substitutes for reading them.
The declaration creates the 48 units, defines the common elements and limited common elements, sets each unit's share of expenses, and carries the use restrictions a buyer will live under. It is recorded at Official Records Book 1701, Page 283 with the Lee County Clerk, whose official records services hold it; later amendments, if any, are recorded separately and are not indexed on the county parcel roll. Before quoting any clause, a buyer should ask the association for the current declaration with all amendments.
The bylaws set how the board is elected and how meetings, budgets and assessments work, within the limits section 718.112 sets. The rules and regulations are where day-to-day matters usually live: parking, the pool if there is one, trash, move-ins and leasing procedures. Neither is published online for Dove's Nest.
Changes to a Dove's Nest unit's exterior, windows, doors or shutters are, in a Florida condominium, normally subject to the condominium association's approval, and The Forest's master association has its own architectural rules. Leasing, pet and architectural rules are set by the master and neighborhood associations and are not published publicly; they are in each association's governing documents, provided at resale. Before planning hurricane shutters or impact windows, get both associations' approval process in writing.
The master association's recorded declaration is not available in the county's online records; rules described here come from the association's own published materials. Its homeowner documents and forms sit inside its resident portal, behind a login.
For a resale, section 718.503 requires the seller to provide the declaration, articles, bylaws, rules and the association's most recent year-end financial information, and gives the buyer a period to review them before the contract binds. We put that package in the buyer's hands early, because the answers to the leasing and pet questions below live there.
Whether you can rent out a Dove's Nest condo, and for how long, is set by the Dove's Nest declaration and rules and by The Forest master association, and none of those leasing rules is published online. Minimum lease terms, the number of leases a year and any approval step are in the governing documents provided at resale.
The 2026 county roll carries a homestead exemption on 10 of the 48 Dove's Nest units, per the Lee County parcel roll. The other 38 are held by seasonal owners, investors and owners who have not filed, which tells a buyer that non-resident ownership is common here; it does not say how many units are leased, or on what terms.
Ask for the declaration with all amendments and the current rules, and read three things: the minimum lease term, the number of leases allowed in a year, and whether a tenant needs association approval or registration with the master association's gate system. Florida condominium law lets an association regulate leasing through its declaration, and under section 718.110(13) an amendment that prohibits or regulates rentals applies only to owners who consent to it and to owners who take title after it is adopted, so the date of any leasing amendment, and the date the seller bought, both matter.
Every tenant needs gate access. At The Forest, guests and visitors are pre-registered through the master association's DwellingLive visitor system, per the association's website, so a landlord's lease process has to include the master association's steps as well as the condominium's.
Whether pets are allowed in Dove's Nest, and which ones, is set by the Dove's Nest declaration and rules, and the pet rule is not published online. The limits on number, weight and breed, and any leash or common-area rules, are in the governing documents a buyer receives at resale, and the master association's rules apply on The Forest's streets.
In a Florida condominium the pet rule is usually in the declaration's use restrictions, with detail in the rules and regulations. Because neither is published for Dove's Nest, read both before you sign, and ask the seller whether any amendment changed the rule.
Federal and Florida fair housing law treat service animals and emotional support animals differently from pets, and a condominium's pet restriction does not apply to them in the same way. Florida's rules on requesting and documenting an assistance animal in housing are in section 760.27, Florida Statutes.
The master association's portal describes "miles of sidewalks for the avid morning walker," and the county's Lakes Regional Park, about 2.3 miles from the clubhouse, is the nearest large public park, per the county's Lakes Regional Park page. Ask the association where on the condominium grounds dogs may be walked.
Dove's Nest sits on low ground inside The Forest, and Hurricane Ian's surge reached the community in September 2022: U.S. Geological Survey crews surveyed a high-water mark about 2.9 feet above ground at a nearby Waters Edge building. No public record we reached says whether water entered any Dove's Nest unit.
Data updated: September 2026 (U.S. Geological Survey, Lee County and FEMA records, retrieved September 2026)
Storm readiness at Dove's Nest is a question about three things: how high the ground is, how old the buildings are, and what the association has done and insured since 2022. The record answers the first two precisely and the third only through documents a buyer receives at resale.
U.S. Geological Survey crews surveyed Hurricane Ian high-water marks of about 2.9 feet above ground at a Waters Edge condominium building inside The Forest (and at a garage in adjacent Forest Villas, which sits outside The Forest's gates). On the golf property, the club's superintendent later described 5 feet of seawater crossing the courses (Golf Course Management, 2022). The two USGS marks, in the agency's Short-Term Network record for Ian, read 9.5 and 9.7 feet NAVD88 at the water surface outside the buildings. No USGS mark was surveyed at Dove's Nest itself.
Dove's Nest's median ground elevation is about 6.3 feet NAVD88 (range 6.2 to 6.5), from the nearest 2018 LiDAR ground point to each parcel in Lee County's spot elevations layer. By our arithmetic, a water surface near 9.5 feet at Dove's Nest would have stood about 3 feet above that ground outside the buildings. That is an inference from a mark on another building, not a measurement here, and interior flooding depends on each building's finished-floor elevation, which only an elevation certificate records.
The USGS holds no surveyed high-water mark within about 6 kilometers of The Forest for either Helene or Milton, and no county development order inside The Forest names either storm.
Dove's Nest was built in 1983 and 1984, before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. None of The Forest's condominiums except the Heron Coach House Villas was built under that code. That does not make a 1983 building unsound: a roof, windows or shutters replaced after 2002 were permitted under the code in force at the time, and the county roll does not record re-roof dates. It does mean the paperwork matters more than the year.
Sparrowood's three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida's milestone-inspection and structural integrity reserve study requirements for condominiums of three or more stories. The county roll records every Dove's Nest unit at one or two stories, so Dove's Nest falls outside section 553.899 milestone inspections and the structural integrity reserve study rule in section 718.112(2)(g), which states that it does not apply to buildings less than three stories. Ordinary reserve and budget rules under Chapter 718 still apply.
The county record shows one project at Dove's Nest since the storm: development order LDO2023-00277, "Doves Nest," reseal and restripe, closed and finaled December 28, 2023, per the county's development orders layer. The order does not say whether the work was storm-related. It is the kind of maintenance a buyer should see reflected in the association's minutes and reserves.
The whole of The Forest, Dove's Nest included, is in Lee County Evacuation Zone A, Storm Surge Zone 1, per the county's evacuation zones layer. Zone A is the first letter in Lee County's A to E scheme. The master association's 2022 plan sets re-entry rules that admit contractors on a prior pass or barcode and challenge any contractor without one. Seasonal owners should register a key holder with the association before summer.
Dove's Nest 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. Its median ground elevation is about 6.3 feet, so the base flood elevation sits about 4.7 feet above the ground, by our arithmetic.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Lee County flood layers, retrieved September 2026)
Every home and the club property in The Forest are in FEMA flood Zone AE with a base flood elevation of 11 feet (NAVD88), on FIRM panels effective November 17, 2022. Dove's Nest's parcels fall on panel 12071C0438H, per FEMA's panel index and the flood hazard zones in FEMA's National Flood Hazard Layer, which Lee County's own FIRM layer matches. No home in The Forest sits in Zone X or a VE zone.
The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88. Lee County keeps the superseded map as a pre-coastal-study layer, on which every Forest parcel reads Zone AE at 10 feet. An elevation certificate or insurance quote from before November 2022 was written against the old number.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|---|
Dove's Nest | 12071C0438H | 6.3 (6.2 to 6.5) | 4.7 |
Dove Hollow | 12071C0438H | 6.5 (6.4 to 6.7) | 4.5 |
Quail Cove | 12071C0438H | 6.3 (6.2 to 6.5) | 4.7 |
Sparrowood | 12071C0438H | 7.5 (7.5 to 7.8) | 3.5 |
Fairway Woods I | 12071C0438H | 9.1 (7.8 to 9.3) | 1.9 |
Source: nearest 2018 LiDAR ground point to each parcel, Lee County spot elevations layer (stated accuracy plus or minus 0.57 feet). Ground, not finished floor.
Dove's Nest sits on some of the lower ground among The Forest's condominiums, level with Quail Cove and about two tenths of a foot below Dove Hollow next door.
Lee County applies FEMA's substantial improvement and substantial damage rule: work or damage whose cost equals or exceeds 50 percent of the building's market value requires the whole structure to be brought into compliance with current flood rules, per the county's substantial improvement page. New and substantially improved buildings in the Special Flood Hazard Area must be built one foot above the base flood elevation, which by our arithmetic puts that line at 12 feet NAVD88 at Dove's Nest, about 5.7 feet above median ground. In a condominium the rule is measured against the whole building, which is why the association's insurance and reserves matter to every owner.
FEMA's index of Letters of Map Change shows one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA's LOMA layer. None touches Dove's Nest.
Pull the panel from FEMA's Map Service Center, read Lee County's flood information pages, and ask the seller and the association for the building's elevation certificate. Florida's residential flood disclosure under section 689.302 applies to every sale.
Insuring a Dove's Nest condo is split in two: the Dove's Nest association insures the buildings under a master policy, and each owner insures the interior and contents with a unit-owners policy. Because every unit is in a FEMA Special Flood Hazard Area, a federally backed mortgage requires flood coverage, and unincorporated Lee County's Class 5 rating cuts NFIP premiums 25 percent.
Data updated: September 2026 (FEMA, Lee County and Florida Statutes, retrieved September 2026)
We do not publish premiums for Dove's Nest, because a premium quoted without the building's elevation certificate, roof age and the association's master policy is a guess.
In a Florida condominium the association insures the building under its master policy, as section 718.111(11) provides, and the unit owner insures the interior and contents under a unit-owners (HO-6) policy. Ask the association for its current master policy declarations, its hurricane deductible, and whether it carries flood coverage on the buildings. The master policy premium is inside the association's budget, which is not published; it appears in the budget and estoppel package provided at resale.
FEMA's flood maps still drive the mandatory purchase requirement, per FEMA's Risk Rating 2.0 page, and every Dove's Nest unit is inside the Special Flood Hazard Area, so a mortgage from a federally regulated or insured lender will require flood coverage. Since Risk Rating 2.0, the National Flood Insurance Program prices each building rather than each zone, 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 flood premiums inside the Special Flood Hazard Area; that is Class 5 as of FEMA's April 2025 list, per the FEMA CRS eligible communities list. Lee County confirms the automatic discount on its CRS discount page. Dove's Nest has a Fort Myers mailing address but is not in the City of Fort Myers, which the same list rates Class 9.
Florida law makes flood coverage mandatory for most Citizens Property Insurance personal-lines policies inside the Special Flood Hazard Area, but section 627.351(6) exempts policies written on a condominium unit-owners form. A Dove's Nest owner insured with Citizens on an HO-6 is therefore not forced into flood coverage by that statute, although a lender may still require it.
Under section 627.0629(1), residential rate filings must include discounts for wind-resistive features, and a current wind-mitigation inspection is the document that turns those features into credits. For a condominium, the roof and opening protection are usually the association's, so ask whether the association holds a wind-mitigation report for the building.
The building's elevation certificate, the association's master policy declarations and deductible, any wind-mitigation report for the building, and a four-point or condition report for the unit. Flood insurance cost depends on each building's elevation certificate, which is specific to the home.
Dove's Nest, like every neighborhood in The Forest, falls in Lee County's Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, the nearest Zone O choice at about 1.4 miles from the clubhouse, earned an A from the Florida Department of Education in 2026, 2025 and 2024.
Data updated: September 2026 (Florida Department of Education 2026 school grades; School District of Lee County zone map)
Lee County assigns students through a zone of school choices, not a single school per address, and families choose through the district's Choice Application, per the district's student enrollment page. Zones are from the district-linked 2026-27 zone map; grades are 2026 school grades (Florida Department of Education) from the state's 2026 school grades file.
School | 2026 grade | 2025 | 2024 | Drive from the clubhouse |
|---|---|---|---|---|
Rayma C. Page Elementary | A | A | A | 1.4 mi, 3 min |
Heights Elementary | A | B | B | 5.8 mi, 11 min |
Villas Elementary | B | B | C | 5.3 mi, 12 min |
Tanglewood Elementary | B | A | B | 7.4 mi, 17 min |
School | 2026 grade | 2025 | 2024 | Drive from the clubhouse |
|---|---|---|---|---|
Cypress Lake Middle | A | A | A | 5.6 mi, 12 min |
Lexington Middle | B | C | B | 5.9 mi, 14 min |
School | 2026 grade | District bus to subzone S2 | Drive from the clubhouse |
|---|---|---|---|
South Fort Myers High | C | Yes | 4.4 mi, 9 min |
Cypress Lake High | A | Yes | 5.6 mi, 12 min |
Estero High | B | Yes | 7.8 mi, 14 min |
Fort Myers High | A | Yes | 9.7 mi, 20 min |
Bonita Springs High | B | Yes | 12.2 mi, 21 min |
Dunbar High | C | No | 11.5 mi, 22 min |
Dunbar High School is among the South Zone 2 high school choices, but the district's 2026-27 transportation plan does not provide Dunbar bus service to The Forest's subzone (S2), per the district's transportation optimization page.
Florida SouthWestern Collegiate High School, a charter on the FSW Lee campus, earned an A in 2026, 2025 and 2024 in the state's grades file, about 5.4 miles away. Private schools within about 10 miles include Canterbury School (about 5.5 miles), Evangelical Christian School and Bishop Verot Catholic High School; grades and accreditations are each school's own published claims.
The county permits and development orders touching Dove's Nest are few: Lee County's development order record holds one Dove's Nest project, LDO2023-00277, a parking reseal and restripe closed and finaled December 28, 2023, and the county's development activity layer shows no pending rezoning, plat or site plan inside The Forest.
Data updated: September 2026 (Lee County development order, development activity and zoning case records, retrieved September 24, 2026)
The county's development orders layer records development order LDO2023-00277 under the project name "DOVES NEST," described as reseal and restripe, with a status of Closed-Finaled dated December 28, 2023. It is the only record in the layer whose project name carries the Dove name inside The Forest.
The same record shows neighboring associations doing the same kind of work since: Quail Cove's mill and repave (LDO2025-00213, closed and finaled August 15, 2025) and Waters Edge's reseal and restripe with 38 new car stops (LDO2026-00304, closed and finaled August 26, 2026). A Dove's Nest buyer comparing budgets can read those as a local rhythm of parking maintenance, and should ask where Dove's Nest's next resurfacing sits in its reserve schedule.
Lee County publishes no bulk layer of re-roof, window or repair permits, so we do not publish a count of them for Dove's Nest. For a specific unit or building, the roof and window permit history is a seller and association document; ask for it with the resale package.
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 case file does not place the tower relative to Dove's Nest in terms a buyer can use, so read the site plan in the case file itself.
Very little is being built near Dove's Nest inside The Forest, which is built out. The changes nearby are on the US 41 side: a proposed 61-acre mixed-use rezoning known as Dia Crossing about a mile east, approved commercial projects along US 41, and two apartment projects about 1.5 miles away.
Data updated: September 2026 (Lee County zoning cases and development activity layers, retrieved September 2026)
Case | What it proposes | Status | Distance from the center of The Forest |
|---|---|---|---|
DCI2023-00020 (Dia Crossing) | rezoning of about 61 acres to mixed use, up to 350 dwelling units, a hotel of up to 150 rooms and up to 200,000 sq ft of commercial | proposed | about 1.0 to 1.2 mi east |
SEZ2024-00005 (7-Eleven, Island Park Shopping Center) | convenience store with 16 fuel pumps and a car wash | approved | about 0.5 mi east |
DCI2022-00049 (Santoyo Truck Parts and Sales) | 17,000 sq ft truck parts and repair business | approved | about 0.7 mi north |
DCI2023-00049 (Royal Palm Multi-family) | 391 multifamily units on 19.33 acres | approved November 6, 2024 | about 1.4 mi northwest |
Source: Lee County zoning cases layer, straight-line distances from the center of the community. We describe Dia Crossing's figures as 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 other roads around The Forest. FDOT District One's US 41 at Six Mile Cypress Parkway study is evaluating the busiest intersection nearby, about 2.2 miles north. The county's capital projects layer carries the Ten Mile Canal South flood-mitigation project, about a mile away, in design through December 31, 2027.
A K-12 charter school is under construction about two miles north; its opening date is not yet set, per the county's development activity layer.
Daily life in Dove's Nest runs through two associations: The Forest master association handles the gates, barcodes and guest registration, and the Dove's Nest association handles parking, carports and the condominium grounds. Water comes from Lee County Utilities, sewer from the private Forest Utilities, Inc., trash is a county Service Area 2 assessment, and The Forest has a Hotwire fiber arrangement.
Residents enter by vehicle barcode, requested through the master association's online barcode request form, which asks for the Forest address, the vehicle's details, the registration and a driver license. Guests and visitors are pre-registered by residents through the DwellingLive visitor and gate access system. Contractors without a prior pass are challenged at the gate after a storm, per the master association's 2022 plan.
The county roll flags a carport on every Dove's Nest unit record, and the association resealed and restriped its parking in 2023 under Lee County development order LDO2023-00277. Carport assignments, guest parking, and rules on boats, trailers, commercial vehicles and golf carts are set by the declaration and rules, which are not published; they come with the resale package under section 718.503. Ask which space conveys with the unit.
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, filed in 1980 and still active, per its Division of Corporations record. In a condominium, water may be metered per unit or billed through the association; the budget shows which.
Lee County bills solid waste on the property tax bill as a non-ad-valorem assessment, and every Dove's Nest unit record carries garbage district 002, Service Area 2, per the county's solid waste districts layer. In the condominiums, collection points are set by the neighborhood association.
The community has a Hotwire fiber arrangement; whether it is billed through the association is not published. Lee County's easements layer records a 2024 communication easement granted to Hotwire Communications by the Dove Hollow association next door, and none granted by the Dove's Nest association. That does not mean Dove's Nest lacks service; it means the county record does not show how the wiring reached these six buildings. Ask the seller which provider serves the unit and whether the bill comes through the association.
The master association does not publish mail or package procedures on its public pages. Ask the seller where the building's mailboxes are and how deliveries reach the unit through the gate.
From Dove's Nest, about half a mile from The Forest Country Club's clubhouse, Southwest Florida International Airport's terminal is about 8.6 miles and 16 minutes away, Gulf Coast Medical Center about 4.5 miles, and Fort Myers Beach about 21 minutes, measured as typical free-flow drives from the clubhouse address.
Data updated: September 2026 (OSRM routing on OpenStreetMap, computed September 23, 2026)
Drive times are typical free-flow times measured from The Forest Country Club's address at 6100 Club Boulevard, geocoded with the US Census Bureau geocoder and routed on OpenStreetMap with the OSRM engine; in-season traffic is longer, and Dove's Nest adds a minute inside the gates.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
Publix, Alico Mission Way | 1.4 | 4 |
Lakes Regional Park | 2.3 | 5 |
Bell Tower Shops | 3.9 | 8 |
Gulf Coast Medical Center | 4.5 | 9 |
Hammond Stadium (Twins spring training) | 4.5 | 10 |
HealthPark Medical Center and Golisano Children's Hospital | 5.8 | 12 |
Southwest Florida International Airport terminal | 8.6 | 16 |
Coconut Point, Estero | 8.4 | 15 |
Bunche Beach Preserve | 10.0 | 19 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Downtown Fort Myers River District | 10.3 | 21 |
Naples, City Hall | 26.5 | 44 |
The airport run is the one that suits seasonal Dove's Nest owners: about a quarter hour to RSW, without crossing a bridge.
Dove's Nest vs Dove Hollow is the choice most buyers on Timberlakes Drive face: two 48-unit condominiums of six buildings each, with the same three floor plans on the county roll, side by side. Dove's Nest is two years newer and state-registered as project PR1P003489; Dove Hollow has sold at a higher 48-month median and carries more homesteaded owners.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, queried September 24, 2026)
The two names cause real confusion, including on listings, so start with the fact that settles it: they are different condominiums, with different declarations, associations, boards and budgets. Our Dove Hollow guide covers that association's own records in depth; this section puts the two side by side on the yardsticks that decide a purchase.
Yardstick | Dove's Nest | Dove Hollow |
|---|---|---|
Street addresses | 16460 to 16490 Timberlakes Drive | 16424 to 16454 Timberlakes Drive |
Declaration | Official Records Book 1701, Page 283 | Official Records Book 1569, Page 2023 |
Association filed | February 15, 1983 (document 766992) | February 9, 1981 |
State condominium registration | project PR1P003489, licensed May 17, 1983 | see the Dove Hollow guide |
Developer of record | Forest Joint Venture | see the Dove Hollow guide |
Year built (county roll) | 1983 (24 units) and 1984 (24 units) | 1981 (16 units) and 1982 (32 units) |
Units and plans (county roll) | 48: 24 at 1,418 sq ft, 12 at 1,420, 12 at 1,964 | 48: 24 at 1,418 sq ft, 12 at 1,420, 12 at 1,964 |
Common-element parcel (GIS acres) | 6.88 | 6.45 |
Median 2026 just value | $192,298.50 | $191,445 |
Units with a homestead exemption, 2026 roll | 10 of 48 | 16 of 48 |
Median ground elevation, ft NAVD88 | 6.3 | 6.5 |
Closings, 48 months | 10 | 10 |
Median sold, 48 months | $279,500 (middle pair $260,000 and $299,000) | $297,500 (middle pair $290,000 and $305,000) |
Median per sq ft of living area, 48 months | $196.96 | $209.80 |
Median days on market, 48 months | 83 | 60.5 |
Median sold-to-list, 48 months | 96.07% | 96.41% |
Closings, last 12 months | 2 ($260,000 and $200,000) | 3 (median $230,000) |
Active listings, September 23, 2026 | 2 ($279,900 and $240,000) | 2 ($289,000 and $225,000) |
Last county paving order | LDO2023-00277, reseal and restripe, 2023 | none named on the record |
Hotwire easement on the county record | none | 2024 |
Sources: Southwest Florida MLS Matrix, pulled September 23, 2026 (sales, 48 months ending September 23, 2026); Lee County parcel roll (units, plans, values, homestead, acreage); Division of Corporations records for Dove's Nest and Dove Hollow; Lee County development orders and easements layers; spot elevations.
On price, the two are closer than the $18,000 gap between their 48-month medians suggests: with ten sales each, one unusually good or poor sale moves either median by that much. The steadier signal is price per square foot, where Dove Hollow ran about $13 higher over four years, and days on market, where Dove Hollow units sold about three weeks faster at the median. In the last 12 months both slid: Dove's Nest's two sales averaged $162.10 a square foot, and Dove Hollow's three ran a median of $161.97, per the Southwest Florida MLS Matrix.
The documents are where they truly differ. Each has its own declaration, its own board, its own budget, its own insurance and reserves, and its own leasing and pet rules, none of them published. Dove's Nest owners pay the Dove's Nest association and never Dove Hollow's, and vice versa. A roof project, a special assessment or a leasing amendment at one says nothing about the other. The county's homestead records also point to a different owner mix: 16 of Dove Hollow's 48 units carry a homestead exemption against 10 of Dove's Nest's.
Choose Dove's Nest if you want the newer of the two (1983 to 1984), a building group whose last recorded parking work was finaled in December 2023, and a market where recent asking prices have come down to the $240,000 to $280,000 range. Choose Dove Hollow if you weight a longer record of faster sales and a higher 48-month price per square foot, or a building mix with more homesteaded owners on the county roll. Either way, choose the unit before the name: floor level, view, roof date and the association's reserves separate two Timberlakes Drive condominiums more than the sign at the entrance does. Sellers: get a free home valuation for your Dove's Nest unit or Call Jesse direct at (239) 898-6072. Buyers: Call Marc at (239) 287-5873, or read how we represent condominium buyers.
Dove's Nest compares as one of The Forest's more affordable condominiums on the MLS record: its 48-month median of $279,500 sits below Quail Cove, Dove Hollow and Fairway Woods and above Partridge Court, while its median price per square foot of living area, $196.96, sits mid-pack.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The benchmark below uses one yardstick for every row: closings over the 48 months to September 23, 2026, per the Southwest Florida MLS Matrix, with medians of each sale's own price per square foot of MLS living area.
Condominium in The Forest | Closings, 48 months | Median sold | Median per sq ft of living area | Year built |
|---|---|---|---|---|
Waters Edge | 11 | $425,000 | $202.91 | 1984 to 1991 |
Heron Coach Houses | 8 | $336,250 (middle pair $332,500 and $340,000) | $197.60 | 1990 to 1992 |
Quail Cove | 9 | $325,000 | $202.62 | 1982 |
Fairway Woods I | 8 | $309,500 (middle pair $294,000 and $325,000) | $138.54 | 1986 to 1987 |
Dove Hollow | 10 | $297,500 (middle pair $290,000 and $305,000) | $209.80 | 1981 to 1982 |
Sparrowood | 8 | $282,500 (middle pair $265,000 and $300,000) | $160.02 | 1984 to 1985 |
Dove's Nest | 10 | $279,500 (middle pair $260,000 and $299,000) | $196.96 | 1983 to 1984 |
Partridge Court | 9 | $180,000 | $155.04 | 1981 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated 09/24/2022 to 09/23/2026; year built from the Lee County parcel roll. Rows under 10 sales are small samples.
Among The Forest's condominiums, Quail Cove is the other small one buyers weigh against Dove's Nest: 24 units in three two-story buildings built in 1982, addressed on Forest Boulevard itself, with nine closings in 48 months at a median of $325,000. It sits on the same low ground, a median 6.3 feet, and its association repaved its parking in 2025 under development order LDO2025-00213. Quail Cove's units are two-bedroom plans on most MLS records; Dove's Nest's are three-bedroom on the county roll, which is the real reason a family buyer compares the two.
For a buyer, Dove's Nest offers the three-bedroom count at one of the lowest price points among The Forest's condominiums, with a median per square foot close to Quail Cove's and Waters Edge's. For a seller, the comparison cuts the other way: the neighborhoods priced above Dove's Nest are larger or newer, so the pitch for a Dove's Nest unit is space for the money, not prestige.
The Forest's condominium and villa segment as a whole closed 30 sales in the last 12 months at a median of $286,500, per the Southwest Florida MLS Matrix, pulled September 23, 2026, and The Forest hub's market section breaks that out month by month. If you are choosing an agent for a sale here, measure every candidate on closed sales in this neighborhood, not on a city-wide total.
The honest pros of buying in Dove's Nest are three-bedroom units at one of The Forest's lower condominium price points, a gated community with an optional club, and buildings outside Florida's three-story condominium rules. The cons are 1983 construction on low ground in Zone AE, unpublished fees and rules, and a thin market that is hard to price.
Dove's Nest suits a buyer who wants three bedrooms inside a gated golf community without paying single-family prices or club dues, who can read a condominium budget, and who is comfortable in a flood zone with a lender's flood requirement. It suits a seasonal owner who wants the airport close. It suits less well a buyer who needs a published rental policy before making an offer, or who wants new construction.
If you own in Dove's Nest, get a free home valuation for your Dove's Nest unit or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We are Top 1% Real Estate Agents Nationally Since 2008, and we read the Dove's Nest documents with you before you commit.
Selling in Dove's Nest means selling one of 48 condominiums in a market that recorded 2 closings in the last 12 months and 10 in the full 48-month pull, the widest we hold, at a median of $279,500. With two units already listed in one building, the winning listing is priced against the closed sales 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's Nest listing agent, or thinking, 'I need someone to sell my Dove's Nest home...' you are selling into about 12 months of supply on the last year's pace, a price-per-square-foot line that has come down since 2023, and a buyer pool that will confuse your building with Dove Hollow's next door unless the listing is precise. McGreevy and Comisar sell Dove's Nest 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's Nest listing needs: a price built from the right sales, a resale file that clears both association layers without delay, and a flood and insurance packet that answers a lender's questions early.
Honors and recognition:
In the last 12 months we tracked 2 Dove's Nest closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026.
Price from the building and the plan, not the neighborhood median. A 1,418-square-foot upper unit, a 1,420-square-foot unit the roll records as one story, and a 1,964-square-foot three-bath unit are three different products that happen to share an association. For the larger plan, which has not sold in four years, we build the price from the smaller plans' per-square-foot line, the county's valuation spread and condition, and we say so to the buyer's agent.
A Dove's Nest sale needs two estoppel certificates, one from the Dove's Nest condominium association and one from the master association, and the condominium resale disclosure under section 718.503. Whether the Dove's Nest association requires its own approval of a buyer or tenant is set in its governing documents, which are not published, so we request them on the first day. Showings need gate access through the master association's DwellingLive system, which we arrange before we schedule.
Every Dove's Nest building is in Zone AE on panel 12071C0438H, and Florida's residential flood disclosure under section 689.302 applies to every sale. We put the building's elevation certificate, the association's master policy declarations and any wind-mitigation report in the listing file from day one, because those are the first three things a lender and an insurer ask for.
February 2026 alone carried 13 of the 45 closings in all of The Forest over the last 12 months, per the Southwest Florida MLS, and the master association estimates about twice as many residents in season as in summer. A Dove's Nest unit priced, photographed and documented by early January meets the largest pool of seasonal buyers.
Start with a free home valuation for your Dove's Nest home. It takes about a minute, and Jesse follows up with the sales that actually fit your unit: the same building where possible, the same plan, and the same association layers, not a community median that mixes a Dove's Nest condominium with a single-family home in The Oaks. Buying instead? Read how we represent buyers in Southwest Florida.
(239) 898-6072, text or call. Confidential conversations welcome.
We widen the window until it holds real sales and we say which window we used: for Dove's Nest that is the full 48-month pull, 10 closings, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Then we weight the most recent sales, the same plan and the same building, and read the two active listings as the competition. Get a free home valuation or call Jesse direct at (239) 898-6072.
Some will, because the two condominiums sit side by side with the same plans. We list with the exact Timberlakes Drive address, the association's legal name and the Official Records Book 1701, Page 283 declaration reference, so the buyer's agent pulls the right association's documents and the right comparables.
An estoppel certificate from the Dove's Nest association, a second from The Forest Property Owners' Association, and the condominium disclosure package under section 718.503: declaration, bylaws, rules and recent financial information. Florida caps estoppel fees under section 718.116. We order them the day the listing starts.
It leans toward buyers: two active listings against two closings in the last 12 months is about 12 months of supply, and both 2026 sales closed below list after 99 and 135 days, per the Southwest Florida MLS Matrix, pulled September 23, 2026. That is the case for pricing at the closed sales from day one.
It is not a legal requirement to list, but every Dove's Nest unit is in FEMA Zone AE, and a buyer with a mortgage will need flood coverage priced from the building's elevation certificate. Having it in the file removes a week from the buyer's insurance shopping.
Over the full 48-month pull, the median Dove's Nest sale recorded 83 days on market, per the Southwest Florida MLS Matrix, pulled September 23, 2026; the two sales of the last 12 months took 99 and 135 days. Add the contract period and time for both estoppel certificates. Call Jesse direct at (239) 898-6072 to plan the timeline.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Dove's Nest, 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, 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.
Before a word of this guide was written we read every Dove's Nest record we could reach: the county roll for all 48 units and the common elements, the association's corporate filings, the state condominium registry, the county's development orders and easements, FEMA's panels and Lee County's LiDAR ground elevations, and every Southwest Florida MLS closing in the 48 months to September 23, 2026, checked unit by unit. When we list a Dove's Nest home we use that work three ways. We price from the right building, plan and window, and name the window. We order both estoppel certificates and the condominium disclosure package on day one. And we pre-register every showing at the gate, so no buyer is turned away.
Jesse McGreevy and Marc Comisar are top-reviewed Dove's Nest realtors on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "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
★★★★★ "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 and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" 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 Dove's Nest home? Get a free home valuation for your Dove's Nest home, or call Jesse direct at (239) 898-6072. We are Top 1% Real Estate Agents Nationally Since 2008.
Buying in Dove's Nest? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the whole community, start with our guide to The Forest. Next door on Timberlakes Drive is Dove Hollow, and on Forest Boulevard Quail Cove. For the wider market, see our Fort Myers guide and our Lee County guide.
The questions buyers ask most about Dove's Nest, answered from the records cited on this page.
McGreevy and Comisar, Jesse McGreevy and Marc Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, with over $900 million in personal sales. This guide is our Dove's Nest record: every MLS closing in 48 months, the county roll for all 48 units, the association's filings and FEMA's maps. Call Marc at (239) 287-5873.
Yes. Dove's Nest is inside The Forest, whose Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day and whose Island Park Gate is staffed from 7:00 AM to 10:00 PM, per the master association's 2022 plan.
No. They are separate condominiums next to each other on Timberlakes Drive, with separate declarations (Official Records Book 1701, Page 283 for Dove's Nest; Book 1569, Page 2023 for Dove Hollow), separate associations and separate budgets.
48 condominium units in six buildings of eight, per the Lee County parcel roll and the state condominium registry, which records 48 units in two phases of 24.
The county roll records three plans: 24 units of 1,418 heated square feet and 12 of 1,420, each with three bedrooms and two baths, and 12 of 1,964 square feet with three bedrooms and three baths.
Buildings 1 to 3 (16460, 16466 and 16472 Timberlakes Drive) in 1983 and Buildings 4 to 6 (16478, 16484 and 16490) in 1984, per the county roll.
They are not published. A Dove's Nest owner pays the Dove's Nest condominium association and The Forest master association; neither posts its assessment. The amounts are in each budget and on the estoppel certificates issued at resale.
No. The Forest is a non-bundled community: buying a home does not require joining the club, per The Forest Country Club's membership page and the master association's portal.
Yes. Every Dove's Nest building is in FEMA Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0438H effective November 17, 2022, and the median ground is about 6.3 feet.
A mortgage from a federally regulated or insured lender will require flood coverage, because the unit is in a Special Flood Hazard Area. A cash buyer is not required to carry it. The association's master policy may or may not include flood on the building, so ask.
No. The county roll records every Dove's Nest building at one or two stories, and Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories. In The Forest, only Sparrowood reaches three stories.
The leasing rules are in the Dove's Nest declaration and rules and the master association's rules, none published online. Read the minimum lease term and any approval step in the resale package before you buy.
The pet rule is set by the Dove's Nest declaration and rules, which are not published. Read the use restrictions in the resale package; assistance animals are governed separately under Florida law.
Elementary Zone O (Rayma C. Page, Heights, Tanglewood, Villas), Middle School Zone MM (Cypress Lake, Lexington) and High School South Zone 2, per the School District of Lee County's 2026-27 zone map.
About 16 minutes to Southwest Florida International Airport and about 21 minutes to Fort Myers Beach, measured as free-flow drives from the clubhouse about half a mile away.
No. It has a Fort Myers mailing address and ZIP 33908, but it is in unincorporated Lee County, so the county handles zoning, permits and flood rules, and the county's Class 5 flood discount applies.
The association's 2026 corporate record gives its principal address in care of Alliant Property Management, LLC, on Vector Avenue in Fort Myers, per the Division of Corporations. The estoppel certificate is ordered from whichever manager the association names at the time of sale.
Over the full 48-month pull, the median Dove's Nest sale was $279,500 (10 closings); the two sales of the last 12 months were $260,000 and $200,000, and the two active listings ask $279,900 and $240,000, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Call Marc at (239) 287-5873 or read how we represent buyers; sellers can get a free home valuation.
The questions Dove's Nest owners ask before they list, answered from the MLS record, the county roll, the association's filings and Florida statute.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008. We price Dove's Nest from its own 10 closings over 48 months, per the Southwest Florida MLS Matrix, pulled September 23, 2026, and we order both estoppel certificates on day one. Call Jesse direct at (239) 898-6072.
It depends on the plan, the floor, the building and the condition. The last two sales closed at $260,000 (1,418 square feet) and $200,000 (1,420 square feet) in 2026, and the 48-month median was $279,500. Get a free home valuation and Jesse will build yours from the sales that fit.
Two sold: $260,000 in May 2026 and $200,000 in June 2026, both three-bedroom units of about 1,420 square feet, per the Southwest Florida MLS Matrix, pulled September 23, 2026.
$279,500 over the full 48-month pull, the widest we hold, on 10 closings (even, so the mean of the middle pair, $260,000 and $299,000). The last 12 months had too few sales for a median.
A median of $196.96 per square foot of MLS living area over 48 months, the median of each sale's own ratio. The two 2026 sales averaged $162.10.
A median 83 days on market over 48 months; the two sales of the last 12 months took 99 and 135 days.
At the median, sellers closed at 96.07% of list over 48 months; 2 of 10 closed at full list, both in 2023. The two 2026 sales closed at 94.55% and 95.69%.
Two, both in the building at 16478 Timberlakes Drive, asking $279,900 and $240,000 on September 23, 2026, per the Southwest Florida MLS Matrix.
The market leans toward buyers, at about 12 months of supply on the last year's pace. That does not mean wait; it means price at the closed sales, list with a complete document file, and aim for the January to April season when The Forest's population roughly doubles.
Carefully: none of the twelve 1,964-square-foot units sold on the MLS in the 48 months to September 23, 2026. We build the price from the smaller plans' per-square-foot line, the county's roughly $55,000 valuation premium for the larger plan, condition, and any 1,964-square-foot sales at Dove Hollow next door.
The record is too thin to say. In the 48-month window, units numbered in the 200s sold at $240,000 to $315,000 and units numbered in the 100s at $192,500 to $365,000, and the county roll does not publish which level each unit occupies; condition and timing explain more of the spread than the unit number does.
List with the exact Timberlakes Drive address, the association's legal name, Dove's Nest Condominium Association, Inc., and the declaration reference, Official Records Book 1701, Page 283, and make sure every comparable in the buyer's file is a Dove's Nest sale.
Both estoppel certificates (Dove's Nest association and master association), the condominium disclosure package under section 718.503, the Florida flood disclosure under section 689.302, the building's elevation certificate if one exists, the master policy declarations, and any wind-mitigation report.
The managers do not publish their fees, but Florida caps what a condominium association may charge for an estoppel certificate under section 718.116, with separate limits for expedited requests and delinquent accounts.
Whether it does is set in the Dove's Nest declaration and rules, which are not published online. We read them on day one of the listing so the approval step, if any, is built into the timeline.
Typically 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, and the title and settlement costs the contract assigns. On a $260,000 sale, documentary stamp tax alone is $1,820 by our arithmetic.
Yes. Florida's residential flood disclosure under section 689.302 applies to residential sales, and every Dove's Nest unit is in FEMA Zone AE.
No public record we reached says whether water entered any Dove's Nest unit. USGS surveyed high-water marks about 2.9 feet above ground at a Waters Edge building nearby; interior flooding depends on each building's finished-floor elevation. Disclose what you know about your own unit.
It can. Any special assessment levied or proposed appears on the association's estoppel certificate, and the contract decides who pays it. Special assessments at Dove's Nest are not published, so we read the estoppel and the minutes before pricing.
Not automatically. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home, and the club does not publish its transfer terms. If you are a member, we get them from the club in writing before we list.
It is a recorded, finished project (LDO2023-00277, closed and finaled December 28, 2023), which a buyer's agent can verify. It helps most when the association's minutes and reserves show the next paving cycle is funded.
No. Dove's Nest's buildings are one and two stories on the county roll, below the three-story threshold for milestone inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g).
Fix what an inspector or insurer will flag first: water heaters, electrical panels, plumbing supply lines and anything a four-point inspection reports. Cosmetic upgrades pay only when the comparable sales show a premium for them, and in Dove's Nest the spread between the $200,000 and $365,000 sales says condition matters.
Visitors are pre-registered by residents through the master association's DwellingLive visitor system, per the association's website. We register every showing in advance.
Usually yes, subject to the lease and the association's rules, but a tenant-occupied unit limits showings and some buyers. Give us the lease on day one and we will plan access and closing around it.
In season, if you can: The Forest's population roughly doubles in winter, per the master association's 2022 plan, and February 2026 alone carried 13 of the community's 45 closings of the last 12 months. List by early January.
The capital gains rules for a home sale are federal; the IRS explains the principal-residence exclusion in Topic 701. Ask your tax adviser how they apply to you, especially if the unit was a rental.
Most conventional condominium loans depend on the association's budget, reserves, insurance and owner-occupancy mix, all of which the lender reviews. We gather the association's documents early so a lender's questionnaire does not stall the closing.
Yes. We offer discreet, off-market marketing to our qualified-buyer database when a seller wants privacy, and we still price it from the closed Dove's Nest record.
Cinematic video, drone, professional photography, our qualified-buyer database and a listing written from the record: the three-bedroom plan, the non-bundled community, the two-story building outside the three-story rules, and a complete document file.
Then the price is being tested against the closed sales and losing. One of today's listings has been active 307 days. We re-price from the last four closings, not the 2023 prints, and relaunch with a complete document file.
Because we are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and because this guide shows the work: every Dove's Nest record we could reach, in one place. Get a free home valuation, call Jesse direct at (239) 898-6072, or, if you are buying next, read how we represent buyers.
Every fact about Dove's Nest on this page traces to a named public record: the association's corporate filings, the state condominium registry, Lee County's parcel, development order, easement, flood, utility and zoning records, the master association's and the club's own publications, Florida statutes, FEMA, the U.S. Geological Survey and state agencies.
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.
The public records that govern and describe Dove's Nest are linked below at the authority that issued or holds each one; we do not re-host any of them, and some government hosts refuse automated requests but open normally in a browser.
Several Dove's Nest records are not posted anywhere public, and we say so rather than link a copy: the declaration of condominium at Official Records Book 1701, Page 283 (held by the Lee County Clerk, not available through the county's online records), the association's bylaws and rules, and every budget, reserve schedule and set of minutes, which are provided to buyers at resale under section 718.503.
Document | What it is | Link |
|---|---|---|
Dove's Nest Condominium Association, Inc., 2026 annual report | The association's current corporate filing | |
The Forest Property Owners' Association Emergency Preparedness Plan (updated May 2022) | The master association's own plan: board seats including Dove's Nest, gate staffing, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel covering Dove's Nest | |
Lee County Evacuation Zone A map | The county evacuation zone that covers Dove's Nest | |
FEMA Community Rating System eligible communities (April 1, 2025) | Lee County (unincorporated) Class 5, a 25 percent NFIP discount | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on every Dove's Nest tax bill | |
Florida Building Code effective dates | The code-era reference for a 1983 and 1984 building | |
Florida Statutes s. 718.503 (2026) | The condominium resale disclosure every Dove's Nest seller gives | |
Florida Statutes s. 689.302 (2026) | The residential flood disclosure |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Dove's Nest. 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.
