Fairway Woods is the largest condominium neighborhood in The Forest, Fort Myers: 118 units in three sections, 1,782 to 2,962 square feet, a garage on every unit, two pools and 12 closings in 24 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 Fairway Woods sellers call first, and the team buyers call when they want the numbers behind the largest condominium neighborhood in The Forest. 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. Fairway Woods at The Forest is a 118-unit, three-section condominium neighborhood inside the master-planned community of The Forest in Fort Myers, Florida. It is the biggest attached neighborhood inside The Forest's gates, the only one whose developer of record carries the Rutenberg name, and the one that sits on the highest ground in the community.
Fairway Woods was built from 1986 to 1991 in three recorded sections, 18 buildings of six or eight units, and three floor plans that Lee County's parcel roll records at 1,782, 1,937 and 2,962 heated square feet. Every unit on the roll carries a garage. Two condominium associations run it: Fairway Woods I for Section I, and Fairway Woods II for Sections II and III, because Section III's own association merged into Section II's in 1991. Both answer, in turn, to The Forest Property Owners' Association, the master association that owns the private streets and staffs the gates. Club membership at The Forest Country Club is optional.
Three facts about Fairway Woods are proven on the record rather than repeated from listing copy. First, it trades at a discount per square foot: over the last 24 months, the first window with ten or more closings, 12 Fairway Woods units sold at a median of $365,000 and $135.08 per square foot of living area, per the Southwest Florida MLS Matrix. Over the 36 months to September 23, 2026, the first window in which both neighborhoods reach ten sales, Fairway Woods' median was $140.22 a foot against $197.69 at The Heron next door. Second, it is outside Florida's milestone-inspection and structural integrity reserve study rules, because the county records every Fairway Woods building at one and two stories. Third, its median ground sits 8.5 to 9.1 feet above sea level (NAVD88) by section, the highest in The Forest, although still below the 11-foot base flood elevation of FEMA Zone AE that covers every home in the community.
We built this page the way we price a Fairway Woods listing: from every closed Fairway Woods sale in the Southwest Florida MLS over the last four years, pulled September 23, 2026 and checked building by building against the county roll, plus both associations' own filings with the state, the state condominium registry, Lee County's parcel, flood and development records, and Florida statute. If you own at Fairway Woods, the market and seller sections show what your floor plan has sold for. If you are buying, the fee, governance and document sections show what you will pay, what you must request and where the public record goes silent.
McGreevy and Comisar are the best realtor for Fairway Woods because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Fairway Woods market read built on every MLS closing, the county roll, both condominium associations' state filings and FEMA's maps.
If you're searching for the best realtor for Fairway Woods in The Forest, Fort Myers, whether you're ready to sell your Fairway Woods 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. If you are weighing us against other teams, our roundup of the best real estate agents in Fort Myers sets the city's agents side by side, compared on the public record.
Recent Fairway Woods track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 9 Fairway Woods closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026, for $2,972,000 in closed volume. The median sold price was $350,000 (n=9, odd, so the median is an observed sale), the median time on market was 34 days, the median sold-to-list ratio was 96.34%, and 1 of the 9 sales closed at or above asking. The highest sale was $395,000, a four-bedroom unit in building 9 in February 2026. Nine closings is fewer than ten, so the seller statistics on this page widen to the 24 months to September 23, 2026: 12 closings, a median of $365,000 (n=12, even, the mean of the middle pair $360,000 and $370,000) and $4,122,000 in volume. Five units are listed today. These are market figures we tracked, not a count of sales we represented.
For Fairway Woods 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 Fairway Woods sale also runs on paperwork, and the order matters. Your buyer needs two estoppel certificates: one from your condominium association (Fairway Woods I in Section I, Fairway Woods II in Sections II and III) and one from the master association, whose certificate is ordered through the manager's resale and lender documents page. Florida law caps what either may charge (s. 718.116 for the condominium, s. 720.30851 for the master association). Section I's restated articles give its association the power "to approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration," per its 2024 filing with the Division of Corporations, so we read the declaration's approval procedure on day one and build it into the contract timeline. Buyers ask about floor plans before they ask about the kitchen here: a unit number tells you the building, not the floor, and the county records the 2,962-square-foot plan at one story and the 1,782 and 1,937 plans at two, so we price your plan against its own sales. And every Fairway Woods building is in FEMA Zone AE on panel 12071C0438H, so a current elevation certificate belongs in the listing file on day one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your Fairway Woods home? Get a free home valuation for your Fairway Woods condominium, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in Fairway Woods? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
Fairway Woods comes down to eight load-bearing facts: how it is organized, how big the units are, what the market is doing, what the fees are and are not, what Florida's newest condominium laws require of it, what the flood maps say, what the club requires, and how it compares with The Heron next door.
This guide to Fairway Woods runs from the market and the homes, through its sections, associations, documents and fees, storms, flood and insurance, schools and daily life, to a head-to-head against The Heron, honest pros and cons, the seller module and both FAQ sets. Jump to what you need.
Living in Fairway Woods means a garage-under-every-unit condominium in a gated 1980s golf community in unincorporated south Fort Myers, with two neighborhood pools, a staffed main gate, optional club membership and some of the largest attached floor plans in The Forest. Units run from 1,782 to 2,962 heated square feet across 18 low-rise buildings.
Fairway Woods' three sections are three of the 19 recorded neighborhoods inside The Forest, a gated community of 789 residences that the master association counts as 302 single-family homes and 487 condominiums and villas, in its 2022 Emergency Preparedness Plan. At 118 units, Fairway Woods alone is about a quarter of The Forest's 487 attached homes, and the largest single block of them. Every address is on Fairway Woods Drive, carries a Fort Myers mailing address and ZIP 33908, and sits in unincorporated Lee County, not the City of Fort Myers, per the county parcel roll; county government, not a city, handles zoning, permits and flood-plain rules here.
Fairway Woods' buildings stand about half a mile, in a straight line, from The Forest Country Club's clubhouse at 6100 Club Boulevard, computed from the coordinates the Lee County parcel roll carries for each unit. The neighborhood lies in Section 1 of Township 46 South, Range 24 East, the block of land Lee County's own community boundary draws between US 41 and Island Park Road. The whole community sits in the Hendry Creek watershed, and Estero Marsh Preserve is about a mile from its center.
The name promises fairways. Which units look across a fairway, a lake or a neighbor's building varies building by building, and the county roll does not give us a view code we would publish for a condominium, so walk the unit and look out of every window before you write an offer.
A Fairway Woods owner is a member of The Forest Property Owners' Association as well as a condominium association. 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 seven days a week from 7:00 AM to 10:00 PM, and a patrol runs nightly. Gate staffing hours are from the association's 2022 emergency plan. Residents enter by vehicle barcode, requested through the association's online barcode request form, and guests are pre-registered through the DwellingLive visitor system. The master association owns the community's private street network and carries street lighting, landscaping and drainage in its own assessment, because The Forest sits in no county taxing unit for them, per the county's MSTBU layer.
The Forest is a non-bundled community: buying a home does not require joining the club. Both The Forest Country Club and the master association describe The Forest as non-bundled on their own websites, and the club sells memberships to residents and non-residents alike. Golf, tennis, the pro shop and the clubhouse are available with a club membership. The club's membership page calls The Forest "a non bundled gated community offering resident and non resident memberships," and the master association's resident portal lists "a children's playground, known as Ruthie's Park, and miles of sidewalks for the avid morning walker" among what every resident gets. For a Fairway Woods owner who never joins, the gates, the streets and sidewalks, the playground and the neighborhood's own pools are the amenity package.
At Fairway Woods the county record shows the neighborhood pools directly. The Lee County parcel roll carries a Section I common-element parcel at 16440 Fairway Woods Drive, owned by the Fairway Woods I association, described as a common-element pool and flagged with a pool, with a small building dated 1990. It also carries a separate 0.565-acre recreation parcel at 16220 Fairway Woods Drive, flagged with a pool and dated 1990, recorded as a common element of Sections II and III. The club does not list a pool among its amenities, per its lifestyle page, so these two pools are the ones a Fairway Woods owner uses without a membership. Which pool a given unit uses, and on what rules, is set in each association's declaration and rules, which are not published online; ask for them in the resale package.
One caution on search results: Lee County also carries a recreation parcel for "Fairway Woods of Cross Creek," a different condominium in a different Fort Myers golf community about 4.7 miles northeast. Records, permits and listings for that Fairway Woods are not this one.
Forty-six of Fairway Woods' 118 units, about 39 percent, carry a homestead exemption on the Lee County parcel roll as queried in September 2026, which means the owner has declared the unit a permanent Florida residence. The rest are second homes, seasonal residences or rentals. The master association's 2022 plan estimates The Forest's population at about 1,000 year-round and about 2,000 in peak season, and Fairway Woods' closings follow the season: four of its nine sales in the last 12 months closed in February 2026, per the Southwest Florida MLS.
Fairway Woods is the largest condominium neighborhood inside The Forest's gates, it sells at one of the lowest prices per square foot of living area in the community, and it sits on the highest ground. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we order the estoppel certificates, the declaration and the budget on day one, so the unpublished fees stop being a surprise. Selling? Find out what your Fairway Woods home is worth, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Fairway Woods recorded 9 closings in the 12 months to September 23, 2026, at a median of $350,000, 34 median days on market and 96.34% of list. The first window with ten or more sales is 24 months: 12 closings at a median of $365,000 and $135.08 per square foot of living area, per the Southwest Florida MLS Matrix. Five units are listed.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Nine sales in a year is a thin sample for any median, so every figure below names its window, its count and whether the median is an observed sale or the mean of the middle pair. The seller rule we apply is simple: use the first window with ten or more closings, which at Fairway Woods is 24 months, and always report the last 12 months beside it.
Every market figure on this page is read from closed and active records in the Southwest Florida MLS Matrix, pulled September 23, 2026, for the MLS development that covers The Forest, filtered to the neighborhood's own name, and then checked address by address against the Lee County parcel roll so that each sale lands in the right recorded section and building. The MLS carries all three sections under one neighborhood name; the county splits them. No listing portal or brokerage site is a source. Price per square foot is each sale's sold price divided by its MLS living area, and the median of those per-sale ratios, never total dollars over total feet. Where n is even, the median is the mean of the middle pair, and we name the pair.
From September 24, 2025 to September 23, 2026 Fairway Woods recorded 9 closings, $2,972,000 in volume, at a median of $350,000 (n=9, odd, an observed sale), a range of $245,000 to $395,000, a median $136.81 per square foot of living area, a median 34 days on market and a median sold-to-list ratio of 96.34%. One of the nine closed at its full asking price: a three-bedroom unit in building 7 at $325,000 in December 2025, after 287 days on market. By section, Section I had three closings at a median of $262,000, Section II two ($395,000 and $325,000) and Section III four at a median of $360,000 (the mean of $350,000 and $370,000).
From September 24, 2024 to September 23, 2026 Fairway Woods recorded 12 closings, $4,122,000 in volume, at a median of $365,000 (n=12, even, the mean of the middle pair $360,000 and $370,000), a range of $245,000 to $410,000, a median $135.08 per square foot of living area (the mean of $133.36 and $136.81), a median 58.5 days on market (the mean of 34 and 83) and a median sold-to-list ratio of 95.13% (the mean of 93.98% and 96.27%). One of the 12 closed at or above asking. The prior 12 months, September 24, 2024 to September 23, 2025, recorded only three closings, all four-bedroom units, at a median of $380,000 and 90.11% of list, which is why the 12-month and 24-month medians move in opposite directions: the mix of floor plans changed more than the market did.
Every closing below is a Southwest Florida MLS closed record dated September 24, 2022 to September 23, 2026, the full 48-month pull, the widest we hold. The building number is the leading digit or digits of the unit number (unit 1705 is in building 17), never a floor. Square feet are MLS living area, which on some listings differs from the county's recorded heated area for the same plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Closed | Section | Building | Plan (MLS) | Living sq ft (MLS) | List | Sold | $/sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 15, 2026 | I | 5 | 2 bed, 2 bath | 1,782 | $268,000 | $262,000 | $147.03 | 97.76% | 4 |
March 27, 2026 | III | 13 | 3 bed, 2 bath | 2,230 | $355,000 | $350,000 | $156.95 | 98.59% | 322 |
March 18, 2026 | III | 14 | 4 bed, 2.5 bath | 2,962 | $395,000 | $370,000 | $124.92 | 93.67% | 9 |
February 17, 2026 | II | 9 | 4 bed, 2.5 bath | 2,962 | $410,000 | $395,000 | $133.36 | 96.34% | 34 |
February 12, 2026 | III | 13 | 4 bed, 2.5 bath | 2,962 | $399,000 | $375,000 | $126.60 | 93.98% | 34 |
February 5, 2026 | III | 12 | 3 bed, 2 bath | 1,937 | $285,000 | $265,000 | $136.81 | 92.98% | 83 |
February 2, 2026 | I | 2 | 4 bed, 2.5 bath | 2,962 | $399,900 | $385,000 | $129.98 | 96.27% | 17 |
January 15, 2026 | I | 2 | 2 bed, 2 bath | 1,782 | $250,000 | $245,000 | $137.49 | 98.00% | 27 |
December 18, 2025 | II | 7 | 3 bed, 2 bath | 2,230 | $325,000 | $325,000 | $145.74 | 100.00% | 287 |
June 17, 2025 | I | 3 | 4 bed, 2.5 bath | 2,962 | $449,000 | $380,000 | $128.29 | 84.63% | 134 |
June 16, 2025 | II | 9 | 4 bed, 2.5 bath | 2,962 | $389,900 | $360,000 | $121.54 | 92.33% | 248 |
March 21, 2025 | II | 8 | 4 bed, 2.5 bath | 2,962 | $455,000 | $410,000 | $138.42 | 90.11% | 130 |
August 14, 2024 | II | 16 | 3 bed, 2 bath | 2,036 | $280,000 | $275,000 | $135.07 | 98.21% | 141 |
August 13, 2024 | II | 17 | 4 bed, 2.5 bath | 2,962 | $599,000 | $595,000 | $200.88 | 99.33% | 42 |
July 11, 2024 | III | 12 | 2 bed, 2 bath | 1,782 | $279,000 | $262,500 | $147.31 | 94.09% | 13 |
July 8, 2024 | III | 13 | 2 bed, 2 bath | 2,123 | $320,000 | $330,000 | $155.44 | 103.12% | 83 |
May 3, 2024 | I | 3 | 2 bed, 2 bath | 1,782 | $250,000 | $240,000 | $134.68 | 96.00% | 77 |
April 30, 2024 | III | 15 | 2 bed, 2 bath | 2,123 | $315,000 | $299,000 | $140.84 | 94.92% | 40 |
April 2, 2024 | II | 16 | 2 bed, 2 bath | 1,782 | $270,000 | $260,000 | $145.90 | 96.30% | 43 |
March 5, 2024 | III | 13 | 4 bed, 2.5 bath | 2,962 | $450,000 | $425,000 | $143.48 | 94.44% | 20 |
February 14, 2024 | III | 11 | 4 bed, 2.5 bath | 2,962 | $450,000 | $425,000 | $143.48 | 94.44% | 57 |
February 1, 2024 | III | 15 | 3 bed, 2 bath | 1,937 | $389,900 | $370,000 | $191.02 | 94.90% | 14 |
January 17, 2024 | I | 1 | 4 bed, 2.5 bath | 2,715 | $489,000 | $379,000 | $139.59 | 77.51% | 153 |
January 9, 2024 | II | 17 | 2 bed, 2 bath | 2,123 | $299,900 | $285,000 | $134.24 | 95.03% | 92 |
December 15, 2023 | I | 1 | 2 bed, 2 bath | 1,782 | $299,990 | $294,000 | $164.98 | 98.00% | 72 |
September 29, 2023 | II | 9 | 2 bed, 2 bath | 2,123 | $379,900 | $370,000 | $174.28 | 97.39% | 52 |
September 6, 2023 | III | 15 | 3 bed, 2 bath | 2,036 | $335,000 | $335,000 | $164.54 | 100.00% | 2 |
August 1, 2023 | III | 14 | 4 bed, 2.5 bath | 2,962 | $495,000 | $495,000 | $167.12 | 100.00% | 1 |
August 1, 2023 | I | 3 | 2 bed plus den, 2 bath | 1,937 | $350,000 | $325,000 | $167.79 | 92.86% | 1 |
June 15, 2023 | III | 12 | 2 bed plus den, 2 bath | 2,230 | $360,000 | $355,000 | $159.19 | 98.61% | 0 |
January 10, 2023 | III | 15 | 3 bed, 2 bath | 1,937 | $340,000 | $340,000 | $175.53 | 100.00% | 20 |
Source: Southwest Florida MLS Matrix, closed sales 09/24/2022 to 09/23/2026, pulled September 23, 2026; building and section resolved by address against the Lee County parcel roll. Over the full 48 months the 31 closings total $10,781,500, at a median of $350,000 (n=31, odd, an observed sale), a median $143.48 per square foot, a median 42 days on market and a median 96.27% of list; five of the 31 closed at or above asking.
Three details in that table matter for pricing. The highest sale, $595,000 for a four-bedroom unit in building 17 in August 2024 at $200.88 a foot, is an outlier: no other four-bedroom sale in the 48 months cleared $495,000. One building 15 unit resold within five months, $335,000 in September 2023 and $370,000 in February 2024. And no Fairway Woods sale closed between late September and December 2022, the weeks after Hurricane Ian; the first closing in the window is January 10, 2023.
Floor plan, not section, is what separates Fairway Woods prices. Grouped by the bedroom count on each MLS record, over the full 48-month pull:
Plan (bedrooms) | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|
Two bedrooms (including two plus den) | 12 | $289,500 (middle pair $285,000 and $294,000) | $147.17 | 96.85% | 41.5 |
Three bedrooms | 7 | $335,000 | $156.95 | 98.59% | 83 |
Four bedrooms | 12 | $390,000 (middle pair $385,000 and $395,000) | $135.89 | 94.21% | 38 |
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The four-bedroom plan is the value case: the most house for the money and the lowest price per foot. It also sells furthest below list, a median 94.21% over 48 months against 96.85% and 98.59% for the smaller plans, which tells a four-bedroom seller that the list price has to start where the closed sales are. In the last 12 months the four four-bedroom sales ran $370,000 to $395,000 at a median of $380,000 (the mean of $375,000 and $385,000).
Section | Units | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Closings, last 12 months |
|---|---|---|---|---|---|
Section I | 40 | 8 | $309,500 (middle pair $294,000 and $325,000) | $138.54 | 3 |
Section II | 38 | 9 | $360,000 | $138.42 | 2 |
Section III | 40 | 14 | $352,500 (middle pair $350,000 and $355,000) | $151.37 | 4 |
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Section III traded most often over four years and at the highest median price per foot, partly because four of its 14 sales were in 2023, when prices across the attached side of The Forest were higher. Section I's lower median reflects its mix: five of its eight sales were two-bedroom units. Read a section median as a description of which units sold, not a premium for the section.
Calendar year | Closings | Median sold | Median $/sq ft (MLS living area) | Median days on market |
|---|---|---|---|---|
2023 | 7 | $340,000 | $167.12 | 2 |
2024 | 12 | $314,500 (middle pair $299,000 and $330,000) | $143.48 | 50 |
2025 | 4 | $370,000 (middle pair $360,000 and $380,000) | $133.36 | 191 |
2026, to September 23 | 8 | $360,000 (middle pair $350,000 and $370,000) | $135.09 | 30.5 |
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The price per foot is the steadier signal. It fell from $167.12 in 2023 to the mid-$130s in 2025 and 2026, and time on market lengthened sharply in 2025 before shortening again in 2026. 2023's figures start in January, because no Fairway Woods sale closed between late September and December 2022.
On September 23, 2026 the Southwest Florida MLS carried five active Fairway Woods listings and no pending sale.
Section | Building | Plan (MLS) | Living sq ft (MLS) | Asking | Days on market |
|---|---|---|---|---|---|
II | 8 | 3 bed, 2 bath | 2,230 | $339,000 | 175 |
II | 8 | 2 bed, 2 bath | 1,782 | $335,000 | 8 |
I | 3 | 3 bed, 2 bath | 1,937 | $325,000 | 35 |
II | 17 | 3 bed, 2 bath | 1,937 | $325,000 | 64 |
I | 6 | 3 bed, 2 bath | 1,937 | $310,000 | 237 |
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The five ask $310,000 to $339,000, a median of $325,000, and none is a four-bedroom unit. Against the closed record, the three-bedroom asks sit at or near the $325,000 median of the last 12 months' three-bedroom sales, while the two-bedroom listing asks $335,000 against two-bedroom closings of $245,000 and $262,000 in the same 12 months. One building 3 unit on the list sold in August 2023 for $325,000 and is offered today at the same price.
Five active listings against 9 closings in the last 12 months is about 6.7 months of supply, by our arithmetic (5 divided by 9 sales over 12 months). Against the slower 24-month pace, 12 sales in 24 months, the same five listings are about 10 months of supply. By the usual rule of thumb, more than six months favors buyers, so Fairway Woods leans toward buyers on either measure. The Forest as a whole carried about 7.7 months of supply on the same date, per the community guide.
Two square-foot figures describe the same Fairway Woods unit and they do not always agree. The county parcel roll records three plans, 1,782, 1,937 and 2,962 heated square feet, and every unit carries one of them. MLS living area is entered by the listing agent, and several Fairway Woods listings report 2,036, 2,123, 2,230 or 2,715 square feet for units the county records at one of the three plans. Every $/sq ft figure on this page uses MLS living area, because that is what a buyer's agent and an appraiser see on the listing; the county's figures are the ones to use when you compare plans. The county's 2026 just values, a mass-appraisal figure set for taxation and not a market price, run at medians of about $207,300 for the 1,782 plan, $219,317 for the 1,937 plan and about $289,600 for the 2,962 plan.
Selling at Fairway Woods? Get a free home valuation for your Fairway Woods condominium, priced against your own floor plan's sales, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Fairway Woods came out of The Forest's second wave of building. The state condominium registry licensed Section I on June 3, 1986, with Rutenberg-Gnagey, Ltd. as developer, and Sections II and III on July 14, 1987, with Arthur Rutenberg Corp.; the county roll dates the 18 buildings from 1986 to 1991.
The Forest itself began in 1979 and 1980, when the master association was incorporated and Lee County rezoned the land for residential use, and the first plat was recorded May 23, 1980, per the community guide. Its first condominiums, Partridge Place and Partridge Court, went up in 1981. Fairway Woods arrived later and larger: 118 units in three recorded sections, the biggest attached neighborhood the community would ever build.
The Florida Department of Business and Professional Regulation's condominium registry names Rutenberg-Gnagey, Ltd., a Florida limited partnership, as the original developer of Fairway Woods at the Forest, A Condo Section I, project PR1U009993, licensed June 3, 1986 with 40 units recorded. It names Arthur Rutenberg Corp. as the original developer of Fairway Woods at The Forest, A Condo Section II and Section III, project PR1S019575, licensed July 14, 1987, with 78 units recorded once the later amendments added Section III to the initial 38. Rutenberg is the only home-builder name we found anywhere in The Forest's public record: other attached neighborhoods' registrations name development entities, and for the single-family phases and the fee-simple villa neighborhoods the county names plat dedicators only.
Lee County's recorded subdivisions and condominiums layer carries Fairway Woods as three separate condominium instruments: Section I at Official Records Book 1866, Page 644, on a 6.41-acre common-element parcel; Section II at Official Records Book 2003, Page 3510, on 5.09 acres; and Section III on 6.06 acres. The county roll dates Section I's buildings to 1986 and 1987, Section II's to 1988 through 1990, and Section III's to 1989 through 1991.
Each section began with its own association, and a separate recreation association was formed as well. The Section III association, filed July 18, 1988, and Fairway Woods at the Forest Recreation Association, Inc., filed May 11, 1988, both record a merger on August 23, 1991 and have been inactive since, per the Division of Corporations records for Section III and the recreation association. Since then Fairway Woods has had two operating associations: Fairway Woods I for Section I, and Fairway Woods II for Sections II and III together, which is also how the master association seats them on its board.
About three quarters of the homes inside The Forest's county boundary were finished in the 1980s and about 95 percent by 1999, per the Lee County parcel roll. The attached neighborhoods went up in sequence, and Fairway Woods sits in the middle of it: after Partridge Place, Partridge Court, Dove Hollow, Quail Cove, Dove's Nest, Eagle's Landing, Sparrowood and Waters Edge, and before the Heron Coach Houses (1990 to 1992) and the Heron Coach House Villas (1994 to 1996). The first statewide Florida Building Code took effect March 1, 2002, per the Florida Building Commission, so every Fairway Woods building predates it.
Fairway Woods is three recorded condominium sections, 40, 38 and 40 units, sold under one MLS neighborhood name. Section I has its own association; Sections II and III share one. All three use the same three floor plans, sit on FEMA panel 12071C0438H and answer to The Forest's master association.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Section | Units | Buildings (unit-number prefix) | Built (county roll) | Recorded instrument | Association today | Median ground, ft NAVD88 | Closings, 48 months |
|---|---|---|---|---|---|---|---|
Section I | 40 | 1 to 6 | 1986 to 1987 | OR Book 1866, Page 644 | Fairway Woods I | 9.1 (7.8 to 9.3) | 8 |
Section II | 38 | 7, 8, 9, 16, 17, 18 | 1988 to 1990 | OR Book 2003, Page 3510 | Fairway Woods II | 8.7 (8.4 to 9.2) | 9 |
Section III | 40 | 10 to 15 | 1989 to 1991 | Recorded in Lee County Official Records | Fairway Woods II (merged 1991) | 8.5 (8.2 to 9.2) | 14 |
Total | 118 | 18 buildings | 1986 to 1991 | Two associations | 31 |
Source: Lee County parcel roll and recorded subdivisions and condominiums layer; associations from the Division of Corporations (Section I, Section II, Section III); ground elevations from Lee County's 2018 LiDAR spot elevations layer, the nearest ground point to each parcel, ground not finished floor; closings from the Southwest Florida MLS Matrix, pulled September 23, 2026.
Section I is the original Fairway Woods: 40 units in six buildings, numbered 1 through 6, built in 1986 and 1987 and licensed by the state in June 1986 with Rutenberg-Gnagey, Ltd. as developer. Two of its buildings hold eight units and four hold six. It has its own condominium association, Fairway Woods at the Forest I Condominium Association Inc., its own common-element pool, and the highest median ground in The Forest, 9.1 feet NAVD88. It recorded 8 closings in 48 months at a median of $309,500 and three in the last 12 months at a median of $262,000, per the Southwest Florida MLS.
Section II is 38 units in six buildings, numbered 7, 8, 9, 16, 17 and 18, built 1988 to 1990 under Arthur Rutenberg Corp. Five of its buildings hold six units and building 18 holds eight. Its association, Fairway Woods at the Forest II Condominium Association, Inc., now also operates Section III. Section II recorded 9 closings in 48 months at a median of $360,000, including the highest Fairway Woods sale of the period, $595,000 in building 17 in August 2024, and two in the last 12 months, $395,000 and $325,000. Three of today's five listings are in Section II.
Section III is 40 units in six buildings, numbered 10 through 15, built 1989 to 1991 and added to the Section II condominium project by amendment. Four of its buildings hold six units and two, buildings 13 and 14, hold eight. Its own association merged into Section II's in 1991, so a Section III owner is a member of Fairway Woods II. Section III has been the busiest section, 14 closings in 48 months at a median of $352,500 (the mean of $350,000 and $355,000) and four in the last 12 months at a median of $360,000. Section III shares the recreation parcel and pool at 16220 Fairway Woods Drive with Section II.
Fairway Woods homes are low-rise condominium units in 18 buildings of six or eight, built 1986 to 1991 in three floor plans the county records at 1,782, 1,937 and 2,962 heated square feet, with two, three and four bedrooms. Every unit carries a garage on the county roll, and every building is recorded at one and two stories.
Most 1980s condominiums in The Forest are two-story walk-ups of about 1,161 to 1,460 heated square feet. Fairway Woods is built to a different brief: every plan is larger than the median unit anywhere else on the attached side except Waters Edge and the Heron Coach House Villas, and the four-bedroom plan, at 2,962 heated square feet, is bigger than the median single-family home in The Forest Unit One.
The Lee County parcel roll carries 118 condominium units in 18 buildings: 13 buildings of six units and five of eight. Every six-unit building holds two units of each of the three plans. Every eight-unit building holds two 1,782-square-foot units, two 1,937-square-foot units and four 2,962-square-foot units. That fixed mix is why a building's size tells you what it sells: the eight-unit buildings (1, 2, 13, 14 and 18) carry 20 of the neighborhood's 46 four-bedroom units.
Plan (county heated area) | Bedrooms and baths (county roll) | Units | 2026 median just value (mass appraisal, not a price) | Median sale, 48 months (MLS bedroom group) |
|---|---|---|---|---|
1,782 sq ft | 2 bedrooms, 2 baths | 36 | about $207,300 | $289,500 (two bedrooms, 12 sales) |
1,937 sq ft | 3 bedrooms, 2 baths | 36 | $219,317 | $335,000 (three bedrooms, 7 sales) |
2,962 sq ft | 4 bedrooms, 2.5 baths (one unit 3.5) | 46 | about $289,600 | $390,000 (four bedrooms, 12 sales) |
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Source: Lee County parcel roll, queried September 2026 (heated area, bedrooms, baths and just value per unit; medians of an even count are the mean of the middle pair, rounded); sales from the Southwest Florida MLS Matrix, pulled September 23, 2026, grouped by the bedroom count on each MLS record. Some listings describe a three-bedroom unit as two bedrooms plus a den.
The county parcel roll flags a garage on all 118 Fairway Woods units. For an attached home that matters: when you compare a Fairway Woods unit with a condominium of similar price elsewhere inside the gates, check whether the other unit's parking is covered. Garage size, whether it is attached or detached from the unit, and any association rules on its use are not in the county record; confirm them in person and in the declaration.
The county roll records the 2,962-square-foot plan at one story and the 1,782 and 1,937 plans at two stories, and every Fairway Woods building at one and two stories. It records no three-story building anywhere in Fairway Woods. We report the county's attribute exactly as recorded and draw no conclusion from it about which units are upstairs; walk the unit.
Every Fairway Woods building was finished between 1986 and 1991, before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. That does not make a 1980s building unsound: roofs, windows and shutters replaced since then were permitted under the code in force when the work was done, and in a condominium the association usually carries the building shell. It does mean the paperwork matters more than the year. Ask the association for its roof history, insurance declarations and reserve schedule, and ask the seller for a wind-mitigation report on the unit's openings.
At Fairway Woods the leading digit or digits of a unit number are the building, never a floor: unit 1705 is the fifth unit in building 17, and unit 302 is the second unit in building 3. Every Fairway Woods building is recorded at one and two stories, so no unit number here implies a high floor.
This is the most common misreading of a Fairway Woods listing, and it has consequences. A buyer who reads unit 1705 as a seventeenth-floor apartment has imagined a building The Forest does not have; the tallest residential buildings in the community are Sparrowood's three-story buildings on Cougar Run, per the Lee County parcel roll. The same rule holds at the Heron Coach Houses, where units 701 to 708 sit in buildings recorded at one and two stories.
Building (unit numbers) | Street address, Fairway Woods Drive | Section | Units |
|---|---|---|---|
1 (101 to 108) | 16431 | I | 8 |
2 (201 to 208) | 16391 | I | 8 |
3 (301 to 306) | 16341 | I | 6 |
4 (401 to 406) | 16410 | I | 6 |
5 (501 to 506) | 16430 | I | 6 |
6 (601 to 606) | 16450 | I | 6 |
7 (701 to 706) | 16321 | II | 6 |
8 (801 to 806) | 16301 | II | 6 |
9 (901 to 906) | 16281 | II | 6 |
10 (1001 to 1006) | 16261 | III | 6 |
11 (1101 to 1106) | 16241 | III | 6 |
12 (1201 to 1206) | 16221 | III | 6 |
13 (1301 to 1308) | 16201 | III | 8 |
14 (1401 to 1408) | 16181 | III | 8 |
15 (1501 to 1506) | 16260 | III | 6 |
16 (1601 to 1606) | 16310 | II | 6 |
17 (1701 to 1706) | 16330 | II | 6 |
18 (1801 to 1808) | 16350 | II | 8 |
Source: Lee County parcel roll, site address and unit on each of the 118 condominium parcels, queried September 2026.
The building number is the fastest way to read a Fairway Woods listing correctly. It tells you the section, and so which association you would join and which pool you would use. It tells you whether the building holds six units or eight. And because each building's plan mix is fixed, it tells you which other sales in the same building are true comparables. When we price a Fairway Woods unit we start with the same plan in the same section, then the same plan anywhere in Fairway Woods, and only then any other neighborhood.
A Fairway Woods home comes with a neighborhood pool (Section I has its own; Sections II and III share a recreation parcel with a pool, per the county parcel roll), a garage, and everything The Forest's master association provides: staffed gates, a nightly patrol, private streets, sidewalks and Ruthie's Park. Golf, tennis, fitness and dining require an optional club membership.
The Lee County parcel roll carries a common-element parcel at 16440 Fairway Woods Drive owned by the Fairway Woods I association, described as a common-element pool of Section I and flagged with a pool, with a 516-square-foot building dated 1990. That is Section I's own amenity, held as part of its condominium property.
The same roll carries a 0.565-acre recreation parcel at 16220 Fairway Woods Drive, flagged with a pool, with a 516-square-foot building dated 1990, recorded as a common element of Sections II and III. The Forest's community guide uses it as the clearest example of how pools are held inside the gates: by the neighborhood associations, not by the club or the master association.
The Forest Property Owners' Association owns the private street network and a conservation and water-retention tract, runs the two gates and a nightly patrol, publishes a monthly newsletter, "Forest Matters," and maintains Ruthie's Park, per its resident portal and 2022 plan. The community also has a Hotwire fiber arrangement, per the association's website; whether it is billed through the association is not published.
The Forest Country Club, 6100 Club Boulevard, owns the roughly 280-acre golf parcel and sells memberships to residents and non-residents alike, per its membership page. From the back tees, the Bear plays 7,010 yards (rating 75.1, slope 144) and the Bobcat 6,607 yards (rating 71.8, slope 125), per the club's December 2025 scorecard; the Bear reopened on December 1, 2025 after a full renovation. The club lists six Har-Tru Hydro clay tennis courts, three lighted, plus pickleball, bocce and a clubhouse fitness center on its lifestyle page, and casual clubhouse dining and the Gumbo Limbo outdoor bar on its dining page. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry through its inquiry form.
Both courses trace to an original design by Gordon Lewis, with the Bear opening in 1980, according to Golf Digest's course database for the Bear. The Bear was fully renovated and reopened on December 1, 2025; the club's own scorecard credits Kipp Schulties as the Bear's architect. A Fairway Woods owner who does not join lives beside that golf land and does not play it; the view comes with the home, and the right to play comes with a membership.
Fairway Woods is governed in two layers. A Section I owner belongs to Fairway Woods at the Forest I Condominium Association; a Section II or III owner belongs to Fairway Woods at the Forest II Condominium Association. Every owner also belongs to The Forest Property Owners' Association, the master association. The club is separate.
For a buyer the practical question is which condominium association you are joining, because that is the layer that insures and repairs the building, sets the condominium budget and, under Section I's articles, approves transfers and leases as the declaration provides. The master layer runs the gates and streets. No layer obliges you to join the club.
Fairway Woods at the Forest I Condominium Association Inc. is an active Florida not-for-profit corporation, filed April 7, 1986, with annual reports on file through March 13, 2026, per its Division of Corporations record. Its most recent corporate event is a set of Amended and Restated Articles, adopted April 29, 2024 and filed July 12, 2024. The master association seats it on its board as "Fairway Woods I," per the association's 2022 plan.
Fairway Woods at the Forest II Condominium Association, Inc. is an active Florida not-for-profit corporation, filed June 30, 1987, with annual reports on file through March 8, 2026, per its Division of Corporations record. Its Amended and Restated Articles were adopted by the members on February 27, 2006 and filed April 28, 2006. Since the 1991 merger it has operated Sections II and III, and the master association seats it as "Fairway Woods II." Both Fairway Woods associations list the same Fort Myers association-management firm as registered agent in their current state filings.
The Forest Property Owners' Association, Inc. is an active Florida not-for-profit corporation filed December 7, 1979, per its Division of Corporations record, professionally managed by FirstService Residential per the association's website. Its board has "Lots" seats for the four single-family phases and "Condos and Villas" seats, one per member neighborhood association, per its 2022 plan; Fairway Woods holds two of those seats, Fairway Woods I and Fairway Woods II.
The Forest has no community development district and sits in no county municipal service taxing or benefit unit: it does not appear on Lee County's official roster of special districts, and the county's MSTBU map returns no unit inside the community. The only independent special district that reaches Fairway Woods is the San Carlos Park Fire Protection and Rescue Service District.
The Forest Country Club, Inc. is a separate Florida not-for-profit corporation that owns the golf parcel, per its Division of Corporations record. The club describes itself in its federal tax filings as a private, member-owned club, and members vote on special capital purchases, debt over $200,000 and by-law changes, per its 2023 Form 990. Neither Fairway Woods association governs the club, and the club does not govern Fairway Woods.
Owning at Fairway Woods means two association assessments, your condominium association (Fairway Woods I or II) and The Forest's master association, plus the Lee County tax bill with its San Carlos Park fire levy and solid waste line, private sewer, and club dues only if you join. Neither association publishes its fee.
That last point shapes how a Fairway Woods purchase has to be run. No association layer at Fairway Woods publishes its budget, so the only way to see the real number for a specific unit is to request it, in writing, before your inspection period ends.
Layer | Amount | What it covers | Where the amount lives |
|---|---|---|---|
Fairway Woods I or Fairway Woods II condominium association | Not published | building exteriors and roofs, master insurance, reserves, the neighborhood pool, grounds | association budget and estoppel certificate (s. 718.116) |
Master association (The Forest Property Owners' Association) | Not published | private streets, two gates and patrol, lighting, landscaping, drainage | association budget and estoppel certificate (resale page) |
Community development district | $0: none exists | n/a | |
County MSTBU (street lighting or other) | $0: none exists | n/a | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills ad valorem, fiscal year 2025/26 | fire and rescue | |
Lee County solid waste, Service Area 2 | non-ad-valorem line on the tax bill, set by unit type | collection, disposal, recycling | |
Ad valorem property taxes | set by each unit's taxable value after exemptions | county, school and other levies | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | |
Bulk fiber (Hotwire) | Not published | internet and television | |
Club dues and initiation | Not published. Only if you join | club membership |
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Each Fairway Woods association sets its own fee, which is not published; it appears in that association's budget and resale estoppel certificate. Neither association keeps a public website that posts a budget, the Division of Corporations publishes no financial data, and the state condominium registry publishes only project and unit counts. Fairway Woods I and Fairway Woods II set separate budgets, so two units of the same plan in Section I and Section III can carry different fees. For a condominium resale, section 718.503 requires the seller to give the buyer the declaration, articles, bylaws, rules and the association's most recent year-end financial information, and the budget and estoppel certificate state the current assessment and anything unpaid.
Neighborhood associations' special assessments are not published; buyers can find them in the association's estoppel certificate and meeting minutes. Because every Fairway Woods building is recorded at one and two stories, neither association falls under the structural integrity reserve study requirement of section 718.112(2)(g), which the statute applies to buildings three stories or more in height. That does not mean reserves are unimportant here: read the reserve schedule in the budget, and ask the board for its roof and paving history.
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, ordered through FirstService Residential's resale and lender documents page. What it pays for is not in doubt: the private streets, a staffed Main Gate around the clock and a staffed Island Park Gate from 7:00 AM to 10:00 PM, and, because The Forest sits in no county MSTU, street lighting, landscaping and drainage inside the gates.
Two lines on a Fairway Woods tax bill are specific to where The Forest sits. The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, adopted September 15, 2025, per the district's final budget. As an illustration only, at 2.3590 mills, $250,000 of taxable value owes $589.75 to the fire district, by our arithmetic. And Lee County bills solid waste as a non-ad-valorem assessment in Service Area 2, per its solid waste districts layer; the county's adopted rates set the charge by unit type, so read the condominium line on the unit's own bill rather than a single-family figure. The rest is ordinary ad valorem tax on each unit's taxable value after exemptions such as the homestead exemption, per the Lee County Property Appraiser.
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. In a condominium, water and sewer may be billed to the unit or through the association, depending on metering; ask the seller for twelve months of bills and the association for how it bills them.
Because The Forest is non-bundled, club costs belong in a Fairway Woods budget only if you choose to join. 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. The club's filings show special assessments on members in 2022, 2023 and 2024, per its Form 990 filings; a Fairway Woods owner who does not join pays none of them.
For a Fairway Woods unit, request both estoppel certificates (your condominium association and the master association), both current budgets with the reserve schedule, the condominium association's insurance declarations and deductible, the last year of board minutes, the declaration with every amendment, the articles, bylaws and rules, and the association's written approval procedure for your purchase or lease. If you plan to join the club, ask the membership office for the category's dues, initiation and any pending assessment, in writing.
Selling at Fairway Woods? Get a free home valuation for your Fairway Woods condominium, with the fee questions answered before you list, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Fairway Woods runs on three recorded condominium declarations, two sets of articles filed with the state, and each association's bylaws and rules. The articles are public on the state's corporate registry; the declarations are in Lee County's Official Records; the bylaws and rules come with the resale package.
We read what is public and we say what is not. Nothing in this section substitutes for reading the full declaration and every amendment before you sign.
Section I's declaration is recorded at Official Records Book 1866, Page 644 and Section II's at Official Records Book 2003, Page 3510, per the county's recorded subdivisions and condominiums layer; Section III's declaration is also in the Official Records. The images are held by the Lee County Clerk's official records and were not reachable through the Clerk's online host when we researched this page. The declaration is where the use restrictions live: leasing terms, pets, occupancy, alterations and the approval procedure for sales and leases.
Fairway Woods I's Amended and Restated Articles of Incorporation, adopted April 29, 2024 and filed July 12, 2024, state the association's purpose as operating "Fairway Woods at the Forest I, a Condominium located in Lee County, Florida." Among the powers they list: to make and collect assessments; to maintain, repair and replace the condominium property; to purchase insurance; to make and enforce rules on "the use, maintenance, occupancy, alteration, transfer and appearance of units"; and "To approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration." The owners of each unit collectively have one vote, the board has at least three directors, and the articles may be amended by a majority of the voting interests present and voting at a meeting with a quorum.
Fairway Woods II's Amended and Restated Articles, adopted by the members February 27, 2006, name the condominium it operates as "Fairway Woods at the Forest, A Condominium, Section II." They give one vote per unit, require at least three directors, and require that directors be members or the spouse of a member. The articles may be amended by 66 2/3 percent of the voting interests present and voting at a meeting with a quorum, and no amendment may change a unit's share of the common elements or common expenses unless that owner and its mortgage holders join in it. The DBPR registry, the county roll and the master association all treat Sections II and III as operated by this association since 1991.
Both sets of articles defer to bylaws and rules that are not filed with the state and are not published online. Alterations inside a condominium unit that touch the building, windows, doors, flooring over another unit or the exterior normally need association approval under the declaration and rules; ask for the written alteration procedure before you plan a renovation. The master association has its own architectural and gate rules, which it keeps inside its resident portal.
For a resale, section 718.503 requires the seller to provide the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial information and the frequently asked questions and answers document, and gives the buyer a period to review them. The master association's documents come through its manager. We request both sets on the first day of a listing or a contract.
No public record we reached establishes an age restriction at Fairway Woods, and this guide makes no claim either way. Any age restriction would have to be written into the declaration and operated under the state and federal tests for housing for older persons, so the declaration is the document to read.
Florida's fair housing law allows housing for older persons to limit occupancy by age only if it meets specific statutory tests, set out in section 760.29. Neither Fairway Woods association's restated articles, the two governing documents we could read in full, mentions an age restriction. The Fairway Woods declarations are not available online, so read them, with every amendment, before you rely on an answer in either direction.
Renting a Fairway Woods unit depends on its declaration, which is not published online. Section I's 2024 restated articles give its association the power "to approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration," so expect an approval step. Minimum lease terms and rental frequency are not published.
Florida law protects owners who bought before a rental restriction is adopted: under section 718.110(13), an amendment prohibiting rentals or changing the rental term or frequency applies only to owners who consent and to owners who acquire title after the amendment takes effect. So the date of any leasing amendment matters as much as its text. A rental of six months or less is also subject to Florida's transient rental taxes under section 212.03. If rental income is part of your plan, ask for the declaration, every leasing amendment and the association's lease application before you sign.
Pet rules at Fairway Woods are set in each association's declaration and rules, which are not published online, so this guide does not state a pet limit. Leasing, pet and architectural rules at The Forest are set by the master and neighborhood associations and provided at resale; read both Fairway Woods documents before you commit.
In practice, ask three questions in writing: how many pets and of what size a unit may keep, whether tenants may keep pets, and whether the rules have changed since the declaration was recorded. Florida's rules on emotional support animals in housing are set by section 760.27, and they apply alongside any association pet rule.
Hurricane Ian's surge reached inside The Forest in September 2022: U.S. Geological Survey crews surveyed a high-water mark about 2.9 feet above ground at a Waters Edge building nearby. No mark was surveyed at Fairway Woods, which sits on The Forest's highest ground, and no public record we reached says whether water entered any Fairway Woods unit.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Fairway Woods owners and buyers ask about Ian first, and the honest answer is built from measurements rather than anecdotes. It is also the place where Fairway Woods' one clear physical advantage over its neighbors shows up: its ground is higher.
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, across Island Park Road). The Waters Edge mark, on an exterior wall, reads 9.5 feet NAVD88, per the agency's Short-Term Network record for Ian. Fairway Woods' median ground is 9.1, 8.7 and 8.5 feet NAVD88 in Sections I, II and III, per Lee County's 2018 LiDAR spot elevations layer. By our arithmetic, if the water surface stood at Fairway Woods where it was measured at Waters Edge, it would have been under a foot above Fairway Woods' median ground, against 2.9 feet at Waters Edge. That is arithmetic on two public figures, not a measurement taken at Fairway Woods.
No USGS mark was surveyed at a Fairway Woods building, and nothing in the public record we reached says whether water entered any Fairway Woods unit; interior flooding depends on each building's finished-floor elevation, which only an elevation certificate records. The market record shows one thing about the aftermath: no Fairway Woods sale closed between late September and December 2022, and the first closing after the storm was January 10, 2023, at full list price, per the Southwest Florida MLS. We do not treat listing descriptions of storm history as evidence, and neither should a buyer; ask the seller for the flood disclosure Florida law requires and the association for its insurance claims history.
The golf property took the worst of it. In an interview reported by Golf Course Management, the club's superintendent described "5 feet of seawater coming across the entire property"; the article reports the Bear back in play in about a month and the Bobcat reopened in mid-November. That is testimony about low golf ground reported by the trade press; the surveyed figures above are the measurement. The club's filings show a hurricane capital assessment on members of $2,732,400 in 2022 and $503,500 in 2023, per its 2022 Form 990; the filings do not name the storm, and those assessments fall on club members only.
The 2024 storms left a much lighter record at The Forest. The USGS holds no surveyed high-water mark within about 6 kilometers of the community for either Helene or Milton, and no county development order inside The Forest names either storm, per the county's development order record.
Fairway Woods, like all of The Forest, is in Lee County Evacuation Zone A, the first zone told to leave, and Storm Surge Zone 1, per the county's evacuation zones layer. The master association's Emergency Preparedness Plan sets re-entry rules that admit contractors with a prior pass or barcode and require the gate to challenge any contractor without one, to protect residents from post-storm fraud. Seasonal owners should register a key holder with their condominium association before leaving for the summer, and check the state's Know Your Zone tool before every season.
Every Fairway Woods unit 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, 8.5 to 9.1 feet by section, is the highest in The Forest and still below the base flood elevation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
"Is Fairway Woods in a flood zone?" has a one-word answer, yes, and a more useful longer one: the zone is the same across The Forest, and what differs is how far the ground sits below 11 feet. At Fairway Woods the gap is the smallest in the community.
Every Fairway Woods parcel reads Zone AE, coastal floodplain, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area and outside any floodway, on FEMA's National Flood Hazard Layer and on Lee County's republished FIRM layer. All three sections are on one panel, 12071C0438H, per FEMA's panel index. For flood insurance the whole community is in NFIP community 125124, Lee County Unincorporated Areas.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|---|
Fairway Woods I | 0438H | 9.1 (7.8 to 9.3) | 1.9 |
Fairway Woods II | 0438H | 8.7 (8.4 to 9.2) | 2.3 |
Fairway Woods III | 0438H | 8.5 (8.2 to 9.2) | 2.5 |
Sparrowood | 0438H | 7.5 (7.5 to 7.8) | 3.5 |
Waters Edge | 0438H (31), 0576H (6) | 6.6 (6.2 to 7.7) | 4.4 |
Heron Coach House Villas | 0438H | 6.6 (6.2 to 7.6) | 4.4 |
Heron Coach Houses | 0438H (35), 0576H (16) | 6.2 (5.9 to 6.6) | 4.8 |
Pheasant Court Villas | 0576H | 5.9 (4.8 to 6.5) | 5.1 |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County's spot elevations layer, feet NAVD88, stated vertical accuracy plus or minus 0.57 feet; panels from FEMA's panel index, both effective November 17, 2022. Ground, not finished floor. The county's building footprint layer, which records a mean ground height under each building, reads 8.9 feet for Fairway Woods I, within a few tenths of the LiDAR figure.
The three Fairway Woods sections hold the three highest median ground readings of all 19 neighborhoods inside the gates, and Pheasant Court Villas the lowest. That is 2.3 to 2.9 feet more ground, section by section, than the median at the Heron Coach Houses next door. Ground is a starting point for insurance, not a substitute for the building's elevation certificate.
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 separate pre-coastal-study layer, on which every Forest parcel reads Zone AE at 10 feet on panels effective December 7, 2018. The zone did not change; the elevation did, and older documents that cite a 10-foot elevation predate the current map.
Lee County applies FEMA's substantial improvement and substantial damage rule in unincorporated Lee County: work whose cost equals or exceeds 50 percent of the building's market value, or damage that would cost that much to restore, requires the structure to be brought into compliance with current flood rules, per the county's substantial improvement page. New and substantially improved buildings in the flood zone must be built one foot above the base flood elevation, so by our arithmetic the line at Fairway Woods is 12 feet NAVD88, about 3 to 3.5 feet above its median ground. In a condominium, that rule is the association's concern for the building, not a single owner's, which is one more reason to read the association's insurance and reserve documents.
For any Fairway Woods address, pull the current panel from FEMA's Map Service Center and Lee County's flood information pages, and ask the seller and the association for the building's elevation certificate. FEMA's Letter of Map Amendment index shows one request inside The Forest, for a Partridge Place building, and it was denied; none touches Fairway Woods, and no Letter of Map Revision touches any Forest parcel, per FEMA's LOMR index.
Selling at Fairway Woods? Get a free home valuation for your Fairway Woods condominium, with the flood facts in the listing file on day one, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
At Fairway Woods the condominium association insures the building under its master policy, and each owner insures the interior and contents under a unit-owners (HO-6) policy. Every unit is in a FEMA Special Flood Hazard Area, so a federally backed mortgage requires flood coverage, and unincorporated Lee County's Class 5 rating cuts NFIP premiums 25 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
We do not publish premiums for Fairway Woods, because there is no public source for one we would stand behind, and a premium quoted without the association's master policy, the building's elevation certificate and the unit's wind-mitigation features is a guess. What we can publish is every rule that moves the number.
Under section 718.111(11) of Florida's Condominium Act, the association insures the condominium property under its master policy, and the unit owner insures the unit's interior, contents and improvements under a unit-owners policy. That split is why a Fairway Woods buyer's insurance review starts with the association: ask for the current master policy declarations, the deductible, and whether the association carries flood coverage on the building. The master premium sits inside the association's budget, which is not published; it appears in the budget and estoppel package at resale.
FEMA's maps drive the mandatory purchase requirement, per FEMA's Risk Rating 2.0 page, and every Fairway Woods 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 NFIP prices each building by its own characteristics, including elevation and the cost to rebuild, and most rates may not rise more than 18 percent a year. Fairway Woods' higher ground is one of the inputs.
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 and Lee County's CRS discount page. The discount survived FEMA's post-Ian review in November 2024, per WGCU. Fairway Woods has a Fort Myers mailing address, but it is not in the City of Fort Myers, so it takes the county's Class 5.
Florida law makes flood coverage mandatory for Citizens Property Insurance personal-lines policies on property inside the Special Flood Hazard Area, under section 627.351(6). The statute exempts policies written on a condominium unit-owners form. The same statute makes a condominium unit with combined dwelling and contents replacement cost of $700,000 or more ineligible for Citizens.
Under section 627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy solely because a roof is less than 15 years old, or, for an older roof, if an inspection shows at least five years of useful life remaining. Under section 627.0629(1), rate filings must include discounts for wind-resistive features such as roof-to-wall connections and opening protection. In a Fairway Woods unit the roof belongs to the association, so the roof question becomes the association's re-roof history, while a unit-level wind-mitigation report can still document the openings.
Before you bind coverage on a Fairway Woods unit, gather the association's master policy declarations and deductible, the building's elevation certificate if one exists, the association's roof and re-roof history, a wind-mitigation report on the unit, and the seller's flood disclosure under section 689.302. The state's My Safe Florida Home program, under section 215.5586, is written for site-built single-family homes, detached or attached; check with the program whether a condominium unit qualifies before counting on a grant.
No. Florida's milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records every Fairway Woods building at one and two stories. Sparrowood's three buildings are the only three-story residential buildings in The Forest.
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. Buyers there should ask the association for its milestone inspection report and reserve study. Fairway Woods is outside both requirements.
Section 553.899 requires milestone structural inspections of condominium buildings three habitable stories or more in height, as determined under the Florida Building Code, and section 718.112(2)(g) requires a structural integrity reserve study for the same class of building and states that it does not apply to buildings less than three stories in height. The Department of Business and Professional Regulation publishes its SIRS reporting pages for anyone who wants to check the state's side.
The Lee County parcel roll records every one of Fairway Woods' 118 units at one or two stories,. Unit numbers in the 1000s do not mean tall buildings: the leading digits are the building number, so unit 1402 is in building 14, one of two eight-unit buildings in Section III.
Being outside the statutes is a real advantage when a lender or insurer reviews a condominium, but it does not make reserves optional. Ask each Fairway Woods association for its current budget and reserve schedule, its most recent roof and paving work, its insurance declarations, and whether any special assessment is proposed or levied. Those are the documents that show whether a 1980s building has been kept up.
Fairway Woods, like every neighborhood in The Forest, falls in Lee County's Elementary Zone O, Middle School Zone MM and High School South Zone 2 (subzone S2). Rayma C. Page Elementary, the nearest Zone O choice at about 1.4 miles, earned an A from the Florida Department of Education in 2024, 2025 and 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Lee County assigns students through a zone of school choices, not a single school per address. The district's plan relies on three choice zones broken into subzones, and families choose through a Choice Application, per the district's transportation optimization page and student enrollment page. The Forest's zones come from the district-linked 2026-27 zone map; the community guide tested points in every neighborhood and found no split inside the gates.
School | 2026 grade | 2025 | 2024 | Drive from The Forest's clubhouse |
|---|---|---|---|---|
Rayma C. Page Elementary, 17000 S Tamiami Trail | A | A | A | 1.4 mi, 3 min |
Heights Elementary, 15200 Alexandria Court | A | B | B | 5.8 mi, 11 min |
Villas Elementary, 8385 Beacon Boulevard | B | B | C | 5.3 mi, 12 min |
Tanglewood Elementary, 1620 Manchester Boulevard | B | A | B | 7.4 mi, 17 min |
School | 2026 grade | 2025 | 2024 | Drive from The Forest's clubhouse |
|---|---|---|---|---|
Cypress Lake Middle, 8901 Cypress Lake Drive | A | A | A | 5.6 mi, 12 min |
Lexington Middle, 16351 Summerlin Road | B | C | B | 5.9 mi, 14 min |
School | 2026 grade | District bus to subzone S2 | Drive from The Forest's clubhouse |
|---|---|---|---|
South Fort Myers High, 14020 Plantation Road | C | Yes | 4.4 mi, 9 min |
Cypress Lake High, 6750 Panther Lane | A | Yes | 5.6 mi, 12 min |
Estero High, 21900 River Ranch Road | B | Yes | 7.8 mi, 14 min |
Fort Myers High, 2635 Cortez Boulevard | A | Yes | 9.7 mi, 20 min |
Bonita Springs High, 25592 Imperial Parkway | B | Yes | 12.2 mi, 21 min |
Dunbar High, 3800 E Edison Avenue | 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). All grades are 2026 school grades (Florida Department of Education), from the state's 2026 school grades file, with the two prior years from the same file; the district's grades report notes that no Lee school received a D or F in 2025-26. Drive times are typical free-flow times from The Forest Country Club's address, about half a mile from Fairway Woods; in-season traffic is longer.
Florida SouthWestern Collegiate High School, a charter on the FSW Lee campus, earned an A in 2026, per the state's grades file, about 5.4 miles away. Private options nearby include Canterbury School, Pre-K3 to 12, about 5.5 miles away, and Evangelical Christian School, PK to 12, about 5.9 miles, each by its own published description. A K-12 charter school is under construction about two miles north; its opening date is not yet set, per Lee County's development activity layer.
The nearest hospital to Fairway Woods is Gulf Coast Medical Center, about 4.5 miles and 9 minutes from The Forest's clubhouse, which the Florida Department of Health lists as Lee County's state-designated Level II trauma center. HealthPark Medical Center and Golisano Children's Hospital share a campus about 5.8 miles away.
Gulf Coast Medical Center, 13681 Doctors Way, is Lee County's state-designated Level II trauma center (Florida Department of Health), per the department's trauma center list; Lee Health's Gulf Coast Medical Center page describes 699 licensed beds. HealthPark Medical Center, 9981 S HealthPark Drive, is about 5.8 miles and 12 minutes away, with Golisano Children's Hospital of Southwest Florida on the same campus. Lee Memorial Hospital is about 9.2 miles north. Lee Health's urgent care roster lists a Lee Convenient Care on Metro Parkway about 4.8 miles away. Drive times are typical free-flow times measured from The Forest Country Club's address at 6100 Club Boulevard; in-season traffic is longer.
From Fairway Woods, Southwest Florida International Airport's terminal is about 8.6 miles and 16 minutes away, a Publix about 1.4 miles, Bell Tower Shops about 3.9 miles and the nearest Gulf beach, Bunche Beach Preserve, about 10 miles and 19 minutes, measured as typical free-flow drives from The Forest's clubhouse, about half a mile away.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
Publix, Alico Mission Way | 1.4 | 4 |
Walmart Supercenter, Six Mile Cypress Parkway | 2.1 | 6 |
Lakes Regional Park | 2.3 | 5 |
Bell Tower Shops | 3.9 | 8 |
Gulf Coast Medical Center | 4.5 | 9 |
Hammond Stadium (Minnesota Twins spring training) | 4.5 | 10 |
Southwest Florida International Airport terminal | 8.6 | 16 |
Coconut Point, Estero | 8.4 | 15 |
Bunche Beach Preserve | 10.0 | 19 |
JetBlue Park (Boston Red Sox spring training) | 10.0 | 18 |
Downtown Fort Myers River District | 10.3 | 21 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Naples, Old Naples City Hall | 26.5 | 44 |
Routes were computed from the US Census Bureau geocode of the club's address on the OpenStreetMap road network with the OSRM routing engine on September 23, 2026, and have no traffic model; January to April traffic on US 41, Summerlin Road and I-75 runs longer. Add a minute from a Fairway Woods garage. The airport run is the one that sells Fairway Woods to seasonal owners: about a quarter hour to RSW, without crossing a bridge.
No Lee County development order on record names The Forest's Fairway Woods. The two county records titled "Fairway Woods" belong to a different condominium, Fairway Woods of Cross Creek, about 4.7 miles northeast. Inside The Forest the recent orders are club and maintenance projects elsewhere, and the one live case is a proposed cell tower on the golf course.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Lee County's development order record carries two orders with "Fairway Woods" in the project name: LDO2021-00196, "Fairway Woods Carport," a carport and golf-cart parking addition closed and finaled August 5, 2021, and LDO2017-00189, "Fairway Woods of Cross Creek." Both map to Cross Creek, not to The Forest. A buyer or an inspector searching county records by name should confirm the address before reading anything into a Fairway Woods permit.
The county's development orders inside The Forest since late 2024 are maintenance and club projects: the Bear course renovation (LDO2024-00579), a club generator, canopies replacing four hurricane-damaged pergolas, a teaching pavilion, and parking repaving at Quail Cove and Waters Edge. Lee County's development activity layer shows no pending rezoning, plat or major site plan inside The Forest, and the parcel roll showed three vacant residential lots inside the community boundary as of September 2026, none at Fairway Woods. Lee County publishes no bulk layer of re-roof, pool or repair permits, so we do not publish a count of them.
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 county's case file shows the original application dated January 12, 2026, three insufficiency letters and a fourth round of additional information dated September 21, 2026.
Outside The Forest's gates, the nearest changes are commercial and multifamily projects on the US 41 side, the largest a proposed 61-acre mixed-use rezoning about a mile east. Nothing on the list touches Fairway Woods directly, and The Forest backs onto state-owned mangrove and a conservation easement on its south and west.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Case | What it proposes | Status | Distance from The Forest's center |
|---|---|---|---|
DCI2023-00020 (Dia Crossing) | rezoning of about 61 acres to a mixed-use planned development for up to 350 dwelling units, a hotel of up to 150 rooms and up to 200,000 square feet of commercial | proposed | about 1.0 to 1.2 mi east |
SEZ2024-00005 and related cases | convenience store with 16 fuel pumps and a car wash at US 41 and Island Park Road | approved | about 0.5 mi east |
DCI2022-00049 | 2.82 acres to commercial planned development for a truck parts and repair business | approved | about 0.7 mi north |
ADD2023-00194 | 10,000-square-foot daycare and a future office | approved | about 0.6 mi north |
ADD2023-00218 | about 21,000-square-foot new-car dealership with US 41 access | approved | about 0.8 mi north |
REZ2026-00007 | 0.61 acres to light industrial | In Review | about 0.9 mi east |
DCI2023-00049 | 19.33 acres for 391 multifamily units | approved November 6, 2024 | about 1.4 mi northwest |
Source: Lee County's zoning cases layer, straight-line distances from the center of the community, September 2026. We describe Dia Crossing's figures as proposed maximums. Lee County's five-year road program programs no project on US 41, Island Park Road or Gladiolus Drive, and FDOT District One's US 41 at Six Mile Cypress Parkway study is evaluating options 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 2027.
Daily life at Fairway Woods runs through two associations: the master association runs the gates, barcodes and guest system, and your condominium association runs the building, the pool and trash collection points. Water comes from Lee County Utilities, sewer from the private Forest Utilities, Inc., and Hotwire provides fiber.
The Main Gate is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association's 2022 plan. Entry is by "vehicle bar codes, authorized pass, or resident/guest look up." Residents request a barcode through the association's vehicle barcode request form, which asks for the Forest address, the vehicle's details, the registration and a driver license; no barcode fee is published on the form. Guests are pre-registered by residents through the DwellingLive visitor system.
The master association's plan confirms a contractor-pass system and requires the gate to challenge contractors without a prior pass after a storm, per its 2022 plan. The everyday contractor procedure and work hours are not published; register contractors and movers through DwellingLive before they arrive, and check your condominium association's rules for move-in notice.
Lee County bills solid waste on the property tax bill as a non-ad-valorem assessment in Service Area 2, per its adopted solid waste rates. In a condominium, collection points are set by the association, so ask where your building's containers are and on which days they are collected.
Lee County's utility franchise maps place The Forest in Lee County Utilities' water service area, per the county's water franchise layer. Sewer service is provided by Forest Utilities, Inc., a private utility operating since 1980, per its Division of Corporations record; its rates are not published online.
The community has a Hotwire fiber arrangement; whether it is billed through the association is not published. Lee County's easements layer records Hotwire communication easements from several Forest associations in 2022 and 2024, consistent with the arrangement. Ask the seller whether Hotwire appears on the association bill or on a separate bill.
Golf-cart rules on The Forest's private streets are not published; they sit in the master association's rules. Parking rules inside Fairway Woods, including guest spaces and whether a garage must be used for a vehicle, sit in each condominium association's rules. Ask for both before you bring a cart or a second car.
Among The Forest's condominium neighborhoods, Fairway Woods is the largest (118 units), the most active (31 closings in 48 months, more than any other attached neighborhood), and among the lowest priced per square foot, $143.48 over 48 months against about $197 to $210 at the Heron, Waters Edge and the Dove neighborhoods.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Yardstick: closed sales in the Southwest Florida MLS, September 24, 2022 to September 23, 2026 (the full 48-month pull, the widest we hold), each neighborhood resolved by address to its Lee County recorded instrument; median price per square foot is the median of each sale's price divided by its MLS living area; unit counts, median heated area, build years and stories from the Lee County parcel roll; ground from the county's spot elevations layer. When n is even, the median is the mean of the middle pair, shown beside it.
Neighborhood | Units | Built | Stories (county) | Median heated sq ft (county) | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Median ground, ft NAVD88 |
|---|---|---|---|---|---|---|---|---|
Fairway Woods | 118 | 1986 to 1991 | 1 and 2 | 1,937 | 31 | $350,000 | $143.48 | 8.5 to 9.1 |
The Heron (Coach Houses and Villas) | 63 | 1990 to 1996 | 1 and 2 | 1,679 and 1,993 | 16 | $380,000 (middle pair $375,000 and $385,000) | $199.28 | 6.2 and 6.6 |
Waters Edge | 36 | 1984 to 1991 | 1 and 2 | 1,989 | 11 | $425,000 | $202.91 | 6.6 |
Sparrowood | 30 | 1984 to 1985 | 3 | 1,773 | 8 | $282,500 (middle pair $265,000 and $300,000) | $160.02 | 7.5 |
Dove Hollow | 48 | 1981 to 1982 | 1 and 2 | 1,419 | 10 | $297,500 (middle pair $290,000 and $305,000) | $209.80 | 6.5 |
Dove's Nest | 48 | 1983 to 1984 | 1 and 2 | 1,419 | 10 | $279,500 (middle pair $260,000 and $299,000) | $196.96 | 6.3 |
Quail Cove | 24 | 1982 | 2 | 1,460 | 9 | $325,000 | $202.62 | 6.3 |
Partridge Place | 56 | 1981 | 2 | 1,161 | 28 | $157,500 (middle pair $155,000 and $160,000) | $135.66 | 6.3 |
Partridge Court | 16 | 1981 | 2 | 1,161 | 9 | $180,000 | $155.04 | 6.2 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026. Partridge Place's 48-month figures include eight sales in November and December 2022, weeks after Hurricane Ian, at $75,000 to $145,000, which pull its median down.
Waters Edge at The Forest is the other large-unit condominium inside the gates: 36 units in two products, two-story buildings from 1984 and 1985 and one-story duplex villas added in 1991, with the highest median 2026 just value of any condominium in The Forest, $300,820. Over 48 months Waters Edge closed 11 sales at a median of $425,000 and $202.91 a foot, about $59 a foot more than Fairway Woods, and in the last 12 months it sold closest to asking of any neighborhood, a median 99.05% of list on three sales. Waters Edge is smaller and pricier per foot; Fairway Woods is bigger, busier and sits about 1.9 to 2.5 feet higher. A buyer who wants a larger unit for the money looks at Fairway Woods first; a buyer who wants a villa-style one-story home in a 36-unit neighborhood looks at Waters Edge.
Sparrowood is the one Forest condominium under Florida's milestone-inspection and reserve-study statutes, because its three buildings are the community's only three-story residential buildings. Its units, essentially one plan of about 1,773 heated square feet, are a little smaller than Fairway Woods' smallest, and over 48 months it closed 8 sales at a median of $282,500 and $160.02 a foot. In the last 12 months Sparrowood's three sales took a median 337 days on market and closed at 88.63% of list, per the Southwest Florida MLS, against 34 days and 96.34% at Fairway Woods. A Fairway Woods seller competes with Sparrowood on price, but not on the statutory paperwork.
Dove Hollow and Dove's Nest are two separate 48-unit condominiums of about 1,419 heated square feet a unit, built 1981 to 1984. Each closed 10 sales in 48 months, at medians of $297,500 and $279,500 and roughly $197 to $210 a foot. A Dove unit costs less than a Fairway Woods unit, but a Fairway Woods three-bedroom delivers about 500 more heated square feet for a few tens of thousands more, per the county's plan areas and the MLS medians.
Fairway Woods and The Heron at The Forest are the two newest attached neighborhoods inside the gates, built 1986 to 1991 and 1990 to 1996. Fairway Woods offers bigger units, garages, two pools, higher ground and a lower price per foot; The Heron offers newer buildings and a higher-priced, faster-selling market, with a third association layer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The Heron at The Forest is two neighborhoods under one sub-master association: the Heron Coach Houses, 48 condominium coach homes in six buildings of eight on Heron Coach Way built 1990 to 1992, and the Heron Coach House Villas, 15 one-story villas held as a land condominium, built 1994 to 1996. Forest Joint Venture is the developer of record for both. The fairest comparison window is 36 months, the first in which both neighborhoods reach ten closings.
Factor | Fairway Woods | The Heron at The Forest |
|---|---|---|
Homes | 118 condominium units in three sections | 63: 48 condominium coach homes and 15 land-condominium villas |
Built (county roll) | 1986 to 1991 | 1990 to 1992 (Coach Houses), 1994 to 1996 (Villas) |
Developer of record (state registry) | Rutenberg-Gnagey, Ltd. and Arthur Rutenberg Corp. | Forest Joint Venture |
Association layers | Two: Fairway Woods I or II, plus the master association | Three: a unit association, The Heron Master Association, plus the master association |
Median heated area (county) | 1,937 sq ft; plans of 1,782, 1,937 and 2,962 | 1,679 sq ft (Coach Houses) and 1,993 sq ft (Villas) |
Garages on the county roll | Flagged on all 118 units | Not compared on this page |
Neighborhood pools on the county roll | Two: Section I's pool and the Sections II and III recreation parcel | Not established in the records we reached |
Median ground, ft NAVD88 | 8.5 to 9.1 by section | 6.2 (Coach Houses) and 6.6 (Villas) |
Milestone inspection and reserve study statutes | Outside both (one and two stories) | Outside both (one and two stories) |
Closings, 36 months to 09/23/2026 | 26 | 13 |
Median sold, 36 months | $355,000 (middle pair $350,000 and $360,000) | $375,000 |
Median $/sq ft (MLS living area), 36 months | $140.22 | $197.69 |
Median days on market, 36 months | 54.5 | 40 |
Median sold-to-list, 36 months | 95.52% | 95.27% |
Last 12 months | 9 closings, median $350,000 | 6 closings, median $389,500 (middle pair $385,000 and $394,000) |
Active listings, 09/23/2026 | 5 | 2 |
Source: Southwest Florida MLS Matrix, closed sales 09/24/2023 to 09/23/2026 and the last 12 months, pulled September 23, 2026; the county parcel roll, recorded instruments and spot elevations layer; the state condominium registry and the Division of Corporations.
Fairway Woods gives more house for the money. Over 36 months it sold at a median $140.22 a foot against The Heron's $197.69, a gap of about $57 a foot, and its largest plan, 2,962 heated square feet, has no equivalent at The Heron. It carries one fewer association layer, so one fewer estoppel certificate, budget and set of rules. It has two neighborhood pools on the county roll and a garage on every unit. And it sits 2.3 to 2.9 feet higher, section by section, than the Heron Coach Houses' median ground.
The Heron is newer: its Coach Houses were finished from 1990 to 1992 and its Villas from 1994 to 1996, after most of Fairway Woods. Its market is firmer per foot and a little faster, a median 40 days on market over 36 months against 54.5, and its one-story Villas are a distinct product, a land condominium, that Fairway Woods does not offer. For a buyer who values a newer building and a smaller, single-story home, the higher price per foot buys that.
Choose Fairway Woods if you want the most space per dollar inside The Forest's gates, a three- or four-bedroom plan, a garage, a neighborhood pool, and the highest ground in the community, and you are comfortable with a 1986 to 1991 building run by a two-layer association structure. Choose The Heron if you want a newer building, a one-story villa or a mid-size coach home, and a market that has held a higher price per foot, and you are ready to read three sets of association documents instead of two. Either way, both sit outside Florida's milestone and reserve-study statutes, and both are in Zone AE, so the association's insurance, budget and reserve documents decide more than the building's age.
Selling at Fairway Woods? Get a free home valuation for your Fairway Woods condominium, priced against Fairway Woods and Heron sales alike, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Fairway Woods' strengths are record-proven: large floor plans, garages, two neighborhood pools, the highest ground in The Forest, a low price per square foot and no milestone or reserve-study obligation. Its trade-offs are just as documented: 1980s buildings, Zone AE flood exposure, unpublished fees and a thin, slower market for its largest units.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Fairway Woods suits a buyer who wants a large condominium, with a garage and a pool, inside a gated golf community without a mandatory club membership, and who values the airport, a trauma hospital and an A-rated elementary school within minutes. It suits a seasonal owner who wants to lock and leave, and a year-round owner who needs a fourth bedroom. It suits less well a buyer who wants a building finished after 2002, a published fee schedule before making an offer, or a home outside a FEMA flood zone.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the Fairway Woods units that sell best are the ones whose floor plan, association and documents are explained up front. Thinking of selling? Get a free home valuation for your Fairway Woods condominium, or Call Jesse direct at (239) 898-6072. Considering buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling at Fairway Woods means selling one of 118 condominium units in the busiest attached neighborhood in The Forest, against five listings and a buyer pool that prices by floor plan. Over the last 24 months, the first window with ten or more closings, 12 units sold at a median of $365,000 and 95.13% of list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
If you're searching for a Fairway Woods listing agent, or thinking, 'I need someone to sell my Fairway Woods home...', you are selling into about 6.7 months of supply on the last year's pace, a price per square foot that has settled in the mid-$130s since 2025, and a buyer who will ask three questions before anything else: which floor plan, which association, and what the fees are. McGreevy and Comisar sell Fairway Woods 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 Fairway Woods listing needs: a price built from the same plan's sales, a resale file that clears both association layers without delay, and a flood and insurance packet that answers a lender before an underwriter asks.
Honors and recognition:
In the last 12 months we tracked 9 Fairway Woods closings in the Southwest Florida MLS, pulled September 23, 2026. Nine is fewer than ten, so the figures below use the 24 months to September 23, 2026, the first window with ten or more closings, with the 12-month figures beside them.
Three things set a Fairway Woods sale apart from a generic Fort Myers condominium sale. First, the association approval step: Section I's articles give its association the power to approve or disapprove transfers as the declaration provides, and both associations issue their own estoppel certificate, so we order both, and the master association's, on the first day. Second, the floor plan decides the price: two-bedroom, three-bedroom and four-bedroom units trade in different ranges, and four-bedroom units have closed furthest below list, so we price your plan against its own sales and never against a neighborhood median. Third, the unit number misleads buyers: we show every buyer that unit 1705 is building 17, not a seventeenth floor, and that every building is one and two stories, outside the milestone and reserve-study statutes. That last point is a selling advantage we put in the first line of the listing.
Four of Fairway Woods' nine closings in the last 12 months came in February 2026, per the Southwest Florida MLS, and the master association estimates The Forest's population roughly doubles in peak season, per its 2022 plan. A Fairway Woods unit that is priced, photographed and documented by early January meets the largest pool of in-season buyers. Work backward from that, and allow time for both estoppel certificates and, where the declaration requires it, the association's approval of your buyer.
Start with a free home valuation for your Fairway Woods condominium. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same floor plan, the same section and the same association, not a neighborhood median that mixes a 1,782-square-foot two-bedroom with a 2,962-square-foot four-bedroom. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
Plan by plan. Over 48 months, two-bedroom units sold at a median $289,500, three-bedroom units at $335,000 and four-bedroom units at $390,000, per the Southwest Florida MLS, pulled September 23, 2026. We price from your plan's own sales first, then adjust for section, condition, view and updates. Get a free home valuation or call Jesse direct at (239) 898-6072.
A median 34 days on market in the last 12 months and 58.5 over the last 24, per the Southwest Florida MLS, but the range is wide: from 4 days for a two-bedroom unit in May 2026 to 322 days for a three-bedroom unit that closed in March 2026. Price, plan and season explain most of the spread. Call Jesse direct at (239) 898-6072.
An estoppel certificate from your condominium association (Fairway Woods I or Fairway Woods II) and one from the master association, plus the governing documents and financial information that section 718.503 requires a condominium seller to provide. Florida law caps estoppel fees under s. 718.116. We order them on the first day of the listing.
Yes. Every Fairway Woods building is recorded at one and two stories, so neither association is subject to milestone inspections under s. 553.899 or structural integrity reserve studies under s. 718.112(2)(g). Lenders and buyers ask; we answer in the listing, with the county record behind it.
Before. Four of the last 12 months' nine closings came in February 2026, and the population of The Forest roughly doubles in peak season, per the master association's 2022 plan. We aim to have your unit photographed, priced and documented by early January. Call Jesse direct at (239) 898-6072.
No. The 2026 just value on the county parcel roll, about $207,300 to $289,600 by plan at the median, is a mass-appraisal figure set for taxation and runs well below Fairway Woods' closed prices. Use closed sales of your plan to price. Start with a free home valuation.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Fairway Woods, 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 in the field across Lee and Collier counties.
Jesse McGreevy is a top-reviewed Fairway Woods realtor on Google. 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
On a Fairway Woods page, the credential that matters more than any award is preparation. Before a word of this guide was written we read both associations' restated articles, the state condominium registry for both projects, the Division of Corporations record for every Fairway Woods entity, the Lee County parcel roll for all 118 units and both pool parcels, the county's flood, elevation and development-order records, and 48 months of Southwest Florida MLS closings resolved building by building. When we list a Fairway Woods unit we put that work to use: we price the plan against its own sales, we order both estoppel certificates and the declaration on day one, we pre-register every showing through the gate's visitor system, and we put the flood facts, the building's panel and ground elevation, in the file before the first showing.
Jesse McGreevy and Marc Comisar are top-reviewed Fairway Woods realtors on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Charlie Carroll, 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." Eric Acra, 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." Sandra Decker, Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Donald Vogler, 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!" Sherry Warga, Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Katharine Shea, Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Selling a home in Fairway Woods? Get a free home valuation for your Fairway Woods condominium, or call Jesse direct at (239) 898-6072.
Buying in Fairway Woods? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the whole community, see our guide to The Forest, the gated, non-bundled golf community Fairway Woods belongs to, and for the wider market our Fort Myers guide. Two neighboring guides cover the other attached neighborhoods most often compared with Fairway Woods: The Heron at The Forest, the newest coach homes and villas inside the gates, and Waters Edge at The Forest, the condominium with the highest median just value in the community.
These are the questions buyers ask about Fairway Woods and about buying a condominium in The Forest, answered from the public record: units, floor plans, associations, fees, flood, insurance, schools and the market. Where the record is silent, the answer says so and names the document that holds it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and over $900 million in personal sales. In the last 12 months we tracked 9 Fairway Woods closings in the Southwest Florida MLS, and this guide reads every one of them building by building. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Inside the gates of The Forest, in unincorporated Lee County in south Fort Myers, between US 41 and Island Park Road, ZIP 33908. Every Fairway Woods address is on Fairway Woods Drive, about half a mile in a straight line from The Forest Country Club's clubhouse, per the county parcel roll.
Yes, as part of The Forest. The Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association's 2022 plan. Residents enter by barcode and guests are pre-registered through DwellingLive.
118: 40 in Section I, 38 in Section II and 40 in Section III, in 18 buildings of six or eight units, per the Lee County parcel roll and the state condominium registry (Section I, Sections II and III). Fairway Woods is the largest condominium neighborhood in The Forest.
The county records three plans: 1,782 heated square feet with two bedrooms (36 units), 1,937 with three bedrooms (36) and 2,962 with four bedrooms (46), per the parcel roll. MLS listings sometimes report different living areas for the same plans, so compare plans on the county figure.
Yes. The Lee County parcel roll flags a garage on all 118 Fairway Woods units. Garage size, configuration and any association rules on its use are not in the county record; confirm them in person and in the declaration.
Over the last 24 months, the first window with ten or more sales, 12 units sold at a median of $365,000, from $245,000 to $410,000, per the Southwest Florida MLS, pulled September 23, 2026. Over 48 months two-bedroom units sold at a median $289,500, three-bedroom units at $335,000 and four-bedroom units at $390,000. The five active listings ask $310,000 to $339,000.
Not published. Each Fairway Woods association sets its own fee, which is not published; it appears in that association's budget and resale estoppel certificate. The master association's assessment is not published either. Florida law requires the seller to provide the association's financial information at resale (s. 718.503), and the estoppel certificate states the current assessment (s. 718.116).
No. The Forest is a non-bundled community: buying a home does not require joining the club. Both The Forest Country Club and the master association describe The Forest as non-bundled on their own websites, and the club sells memberships to residents and non-residents alike, per the club's membership page and the association's resident portal.
Yes, two. Section I has a common-element pool at 16440 Fairway Woods Drive, and Sections II and III share a 0.565-acre recreation parcel with a pool at 16220 Fairway Woods Drive, both flagged with a pool on the county parcel roll. The club does not list a pool among its amenities.
The state condominium registry names Rutenberg-Gnagey, Ltd. as the original developer of Section I, licensed June 3, 1986, and Arthur Rutenberg Corp. for Sections II and III, licensed July 14, 1987 (Section I; Sections II and III). Rutenberg is the only home-builder name we found in The Forest's public record.
Two. A Section I buyer joins Fairway Woods at the Forest I Condominium Association (Division of Corporations); a Section II or III buyer joins Fairway Woods at the Forest II Condominium Association (Division of Corporations). Every owner is also a member of The Forest Property Owners' Association. The unit's building number tells you the section.
No public record we reached establishes an age restriction at Fairway Woods, and this guide makes no claim either way. Housing for older persons must meet the statutory tests in Florida's section 760.29, and any such restriction would be written into the declaration, which is not online. Read it before you rely on an answer.
It depends on the declaration, which is not published online. Section I's restated articles give its association the power "to approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration," per its 2024 filing. Minimum lease terms are not published. Under section 718.110(13), a new rental restriction binds only consenting owners and later buyers.
Pet rules are set in each association's declaration and rules, which are not published online, so we do not state a limit. Ask for the pet rule, in writing, before you sign, and ask whether it applies to tenants. Florida's rules on emotional support animals in housing are in section 760.27.
FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022, per FEMA's National Flood Hazard Layer. Fairway Woods' median ground, 8.5 to 9.1 feet by section, is the highest in The Forest. The whole community is in Lee County Evacuation Zone A.
No public record we reached says whether water entered any Fairway Woods unit. USGS surveyed a high-water mark about 2.9 feet above ground at a Waters Edge building inside The Forest, per its Ian record; no mark was surveyed at Fairway Woods, which sits 1.9 to 2.5 feet higher. Ask for the seller's flood disclosure.
If you finance with a federally regulated or insured lender, yes, because every unit is in a Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page. The association insures the building under its master policy (s. 718.111(11)); ask whether that policy includes flood. Unincorporated Lee County's Class 5 rating cuts NFIP premiums 25 percent, per FEMA's CRS list.
No. Those requirements apply to condominium buildings three or more stories in height under s. 553.899 and s. 718.112(2)(g), and Lee County records every Fairway Woods building at one and two stories. In The Forest only Sparrowood's three buildings reach three stories.
No. At Fairway Woods the leading digit or digits of a unit number are the building: unit 1705 is the fifth unit in building 17, one of Section II's six-unit buildings. Every Fairway Woods building is recorded at one and two stories on the county parcel roll.
Fairway Woods is in Lee County's Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked zone map. Rayma C. Page Elementary, about 1.4 miles away, earned an A in 2024, 2025 and 2026, per the state's 2026 school grades file.
About 10 miles and 19 minutes to Bunche Beach Preserve and about 8.6 miles and 16 minutes to the Southwest Florida International Airport terminal, typical free-flow drives from The Forest's clubhouse computed on the OpenStreetMap road network. In-season traffic is longer.
No. Fairway Woods has a Fort Myers mailing address, but every parcel is in unincorporated Lee County, per the county parcel roll. Lee County handles zoning, permits and flood-plain rules, and the county's Class 5 flood-insurance rating applies.
No. The Forest does not appear on Lee County's official roster of special districts, and the county's MSTBU layer returns no taxing unit inside the community. The only independent district on the tax bill is the San Carlos Park fire district, at 2.3590 mills for fiscal year 2025/26, per its final budget.
Five on September 23, 2026, asking $310,000 to $339,000, a median of $325,000, with no four-bedroom unit among them and no pending sale, per the Southwest Florida MLS. That is about 6.7 months of supply at the last 12 months' pace of sales.
No. Fairway Woods of Cross Creek is a different condominium in a different Fort Myers golf community, about 4.7 miles northeast. Lee County's development order record and parcel roll carry separate entries for it; confirm the Fairway Woods Drive address in ZIP 33908 before reading any record.
A condominium unit you own and make your permanent residence qualifies like any Florida homestead: up to $50,000 off the assessed value and the Save Our Homes cap on assessment increases, under section 196.031 and section 193.155. Apply with the Lee County Property Appraiser by March 1. On the 2026 roll, 46 of Fairway Woods' 118 units carry one.
These are the questions Fairway Woods owners ask about selling: pricing by floor plan, costs, association approvals, disclosures, taxes, timing and the club. Each answer is grounded in Florida law, county records or Southwest Florida MLS data pulled September 23, 2026, with the source named, and every pricing answer routes to a free valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in sales. In the last 12 months we tracked 9 Fairway Woods closings in the Southwest Florida MLS. For a Fairway Woods listing we lead with what buyers ask first here: which plan, which association, and whether the building falls under the new condominium laws (it does not). Call Jesse direct at (239) 898-6072, or start with a free home valuation.
Your unit's value comes from recent sales of the same floor plan, not a neighborhood average. Over 48 months two-bedroom units sold at a median $289,500, three-bedroom units at $335,000 and four-bedroom units at $390,000, per the Southwest Florida MLS, pulled September 23, 2026. Lee County's 2026 just value is a mass-appraisal figure, not a price. Get a free home valuation or call Jesse direct at (239) 898-6072.
A Florida seller's typical costs are the brokerage commission (negotiated, not set by law), documentary stamp tax on the deed under section 201.02, the seller's share of prorated taxes and assessments, any association estoppel charges (capped by s. 718.116 and s. 720.30851), and whatever title costs the contract assigns to the seller. We give every Fairway Woods seller a line-by-line net sheet. Call Jesse direct at (239) 898-6072.
Seventy cents per $100 of the price, under section 201.02. On a $365,000 sale, the median of the last 24 months, that is $2,555 by our arithmetic; on $350,000, the median of the last 12 months, it is $2,450. The seller customarily pays it, and the contract can say otherwise.
Yes, some, and the contract decides the rest. The seller customarily pays the documentary stamp tax on the deed under section 201.02 and prorated taxes through the closing date; other costs, including any seller credit toward a buyer's closing costs, are negotiated line by line. We show you each line before you list.
No law sets real estate commissions in Florida; every fee is negotiated between you and your brokerage and written into the listing agreement. Licensing and conduct are regulated by the Florida Real Estate Commission. We explain exactly what our fee covers for a Fairway Woods listing before you sign. Call Jesse direct at (239) 898-6072.
Whoever the written agreements say pays them. The listing agreement sets the seller's brokerage fee; a buyer's agent is paid under the buyer's own agreement, and any seller contribution toward it is a negotiated term of the sale. Florida's brokerage-relationship rules are in section 475.278.
There are two policies. The lender's policy protects the buyer's lender and is a buyer's loan cost. Who pays for the owner's policy, and who chooses the title agent, is written into the purchase contract, and the standard Florida contract forms let the parties decide. We show you the contract term before you sign it.
It depends on the declaration. Section I's restated articles give its association the power "to approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration," per its 2024 filing, so the declaration's approval procedure, any application and its timeline go into the contract dates. We request the procedure from your association on the first day of the listing.
Florida's Condominium Act sets the delivery deadline and caps the fee for a condominium association's estoppel certificate in section 718.116(8), and the homeowners' association statute does the same for the master association in section 720.30851. At Fairway Woods you need both. Neither association publishes its fee, so we order both certificates as soon as a contract is signed.
We market the facts buyers cannot find elsewhere: your plan's exact size on the county roll, your garage, your section's pool, your building's ground elevation, and the fact that every Fairway Woods building is outside Florida's milestone and reserve-study statutes. Premium marketing for every listing: cinematic video, drone, professional photography and our qualified-buyer database. Start with a free home valuation.
Yes. We can offer a Fairway Woods unit privately to qualified buyers in our database before, or instead of, a public listing, and walk you through the trade-off between privacy and full market exposure. With five Fairway Woods units listed publicly on September 23, 2026, a private offering can reach a buyer before they compare you with the rest. Confidential conversations welcome: (239) 898-6072.
A median 34 days on market in the 12 months to September 23, 2026 and 58.5 days over 24 months, per the Southwest Florida MLS. The spread is wide, 4 to 322 days in the last year, and price and plan explain most of it. Add time for both estoppel certificates and any association approval. Call Jesse direct at (239) 898-6072.
It leans toward buyers: five active listings against nine closings in the last 12 months is about 6.7 months of supply, and about 10 months at the 24-month pace, per the Southwest Florida MLS. By the usual rule of thumb, more than six months favors buyers. For a seller that is the case for pricing from the closed sales of your plan on day one.
Price per foot has come down since 2023 and held since 2025. Fairway Woods' calendar-year median price per square foot of living area was $167.12 in 2023, $143.48 in 2024, $133.36 in 2025 and $135.09 in 2026 to September 23, per the Southwest Florida MLS. No forecast is published. We answer this for your plan with its own sales: call Jesse direct at (239) 898-6072.
A Fairway Woods unit priced to its plan's closed sales does sell: nine did in the last 12 months, including a two-bedroom unit that closed at 97.76% of list after 4 days in May 2026, per the Southwest Florida MLS. The longest wait in the last year, 322 days, still ended at 98.59% of list, which is a pricing story more than a market story. Get a free home valuation.
List before the season. Over the four years to September 23, 2026, February carried the most Fairway Woods closings (six), and no Fairway Woods sale closed in October or November in any of those years, per the Southwest Florida MLS. A unit photographed, priced and documented by early January meets the largest pool of in-season buyers.
Yes. Florida law requires a seller of residential property to give the buyer a written flood disclosure at or before signing the contract, covering flood damage during the seller's ownership, flood insurance claims and federal flood assistance, under section 689.302. Every Fairway Woods unit is in Zone AE, so the flood disclosure matters on every sale. Known defects that materially affect value should also be disclosed.
Yes. An as-is contract lets the buyer inspect and walk away within the inspection period but does not require you to make repairs; it does not remove the required flood disclosure under section 689.302 or the condominium documents section 718.503 requires. An as-is sale priced with the association's documents already in hand holds together better.
Yes, but you would handle alone the gate registration for every showing, both estoppel certificates, the association's approval procedure, the condominium disclosure documents under s. 718.503, the flood disclosure under s. 689.302, and a buyer's questions about floor plans and the club. We do those every week. Call Jesse direct at (239) 898-6072.
Update what a buyer's inspector and insurer will flag first, then decide on cosmetics. Four-bedroom units closed at a median 94.21% of list over 48 months against 98.59% for three-bedroom units, per the Southwest Florida MLS, which says large units are priced against their condition. We walk the unit with you and tell you which updates the closed sales reward.
It is part of what every Fairway Woods unit offers, because the county roll flags a garage on all 118. Where it adds value is against competing condominiums elsewhere in The Forest that have open parking; we put it in the first line of your listing and in the comparison a buyer sees.
Less than your plan does. Over 48 months Section I sold at a median $309,500, Section II at $360,000 and Section III at $352,500, per the Southwest Florida MLS, but most of that spread is which plans sold. What your section does change is your association, its fee and its pool, and buyers price those.
Buyers misread it. At Fairway Woods the leading digit or digits are the building, so unit 1402 is in building 14, not on a fourteenth floor. We state it plainly in the listing, with the county's one-and-two-story record, so no buyer walks in expecting an elevator or walks away imagining a high-rise.
No. Milestone inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings three or more stories in height, and every Fairway Woods building is recorded at one and two stories, per the county parcel roll. We say so in the listing.
That every Fairway Woods unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, per FEMA's National Flood Hazard Layer; that Fairway Woods sits on the highest ground in The Forest, per the county's spot elevations layer; and your flood disclosure under section 689.302. The building's elevation certificate is the single most useful flood document for a buyer's quote.
It is the single most useful flood document you can have. Ask your association whether it holds one for your building, and ask Lee County's flood information office whether one is on file for your address. If neither has one, the association may order one for the building; a buyer's insurer prices from it.
The building is the association's to insure under its master policy, per section 718.111(11), so your buyer's insurance question starts with the association's declarations and deductible. Your buyer insures the interior on a unit-owners policy, which the Citizens flood requirement in section 627.351(6) exempts. Having the association's insurance summary in the listing file speeds the sale.
Not automatically. 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. If you are a member, we get the club's terms in writing before we list, per the club's membership page.
Under federal law you can exclude up to $250,000 of gain ($500,000 for a married couple filing jointly) on the sale of your main home if you owned it and lived in it for at least two of the five years before the sale, per IRS Topic 701. Gain above the exclusion, or on a second home, is taxable. Florida has no state income tax. Confirm your position with a tax adviser.
Yes, within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155 and per the Florida Department of Revenue. Apply with the new county's property appraiser.
Very likely, if you have owned for a while. Florida's Save Our Homes cap resets to just value on a change of ownership, under section 193.155, so your capped assessment does not transfer. Your buyer will also see the 2.3590-mill San Carlos Park fire levy, per the district's FY2025/26 budget, and the county solid waste line on the bill.
We report the record, not a forecast: 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. Buyers may ask; we show them the county record.
Yes. About six in ten Fairway Woods units carry no homestead exemption on the county roll, so many owners are seasonal or out of state, and selling from a distance is routine here. We handle showings, gate registration, both association files and closing coordination locally. Call Jesse direct at (239) 898-6072 to plan the timeline.
On September 23, 2026 Fairway Woods had five active listings, asking $310,000 to $339,000, all two- and three-bedroom plans, per the Southwest Florida MLS. Your real competition is the same plan inside Fairway Woods first, then similar-size condominiums elsewhere in The Forest; we show you exactly which ones with a free home valuation.
Compare it with the market first. Cash-offer companies are legal, but their offers typically sit below open-market value because they price in a resale margin, and a cash buyer still needs the association's approval and estoppel certificates at Fairway Woods. Get a free home valuation or call Jesse direct at (239) 898-6072 before you sign.
Every fact about Fairway Woods on this page traces to a named public record: both condominium associations' filings with the Florida Division of Corporations, the state condominium registry, Lee County's parcel, flood, elevation and development 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, 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 Fairway Woods 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 Fairway Woods records are not posted anywhere public, and we say so rather than link a copy: the three recorded declarations and their amendments (held in the Lee County Clerk's official records), each association's bylaws, rules, budget and reserve schedule (provided at resale), and the master association's login-gated homeowner documents.
Document | What it is | Link |
|---|---|---|
Fairway Woods at the Forest I Amended and Restated Articles (filed July 12, 2024) | Section I association's current articles: purpose, powers including approval of transfers and leases as the declaration provides, voting, amendments | |
Fairway Woods at the Forest II Amended and Restated Articles (filed April 28, 2006) | Section II and III association's current articles: purpose, voting, director qualifications, amendments | |
Fairway Woods at the Forest I 2026 annual report | Section I association's current corporate filing | |
Fairway Woods at the Forest II 2026 annual report | Section II and III association's current corporate filing | |
The Forest Property Owners' Association Emergency Preparedness Plan (updated May 2022) | The master association's plan: 789 residences, board seats for Fairway Woods I and II, gate staffing, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel for every Fairway Woods unit | |
Lee County Evacuation Zone A map | The county evacuation zone that covers all of The Forest | |
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 Fairway Woods tax bill | |
The Forest Country Club scorecard (printed December 2025) | Both courses: tees, yardage, rating and slope | |
Florida Statutes s. 718.503 (2026) | The documents a condominium seller must give a buyer | |
Florida Statutes s. 718.116 (2026) | Condominium assessments and estoppel certificates | |
Florida Statutes s. 553.899 (2026) | Milestone inspections, which apply to buildings of three or more stories | |
Florida Statutes s. 689.302 (2026) | The residential flood disclosure every Fairway Woods seller gives |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Fairway Woods. 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.
