Partridge Court is a 16-unit, two-building 1981 walk-up condominium at The Forest's Back Gate in Fort Myers: every unit 1,161 sq ft, its own pool and association, nine MLS sales in 48 months. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the team Partridge Court sellers call first, and the team buyers call when they want the facts on a 1981 walk-up condominium before they write an offer. Partridge Court is a 16-unit, two-building walk-up condominium inside the master-planned community of The Forest in Fort Myers, Florida. It is the smaller of The Forest's two Partridge condominiums, a separate association with its own board, budget and pool, set right beside the Back Gate on Island Park Road. 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.
Partridge Court is one of the least-traded addresses in The Forest, and that is the first thing a seller or a buyer needs to understand. The Southwest Florida MLS recorded no Partridge Court closing in the 12 months to September 23, 2026, and nine in the full 48-month pull, the widest window we hold. There is no current-year median for Partridge Court, and this guide does not invent one. Instead it lists every sale, adds the four arm's-length deeds Lee County recorded that never appeared on the MLS, and prices the rest from the 56-unit condominium next door, Partridge Place, which is the same building design under a different association.
The record behind Partridge Court is unusually clean for a small condominium. Florida's condominium registry licensed it on December 8, 1980, with Timberlakes Ltd. as developer, the same original developer as The Forest itself. Its association, Partridge Court Condominium Association, Inc., was filed with the Florida Division of Corporations on September 12, 1980 and is active in 2026. The Lee County Property Appraiser records 16 units across two buildings, every one of them 1,161 heated square feet, two bedrooms and two baths, built in 1981, plus a 1.54-acre common-element parcel that its legal description calls "POOL + ALL COMMON ELEMENTS." Every unit sits in FEMA flood Zone AE at an 11-foot base flood elevation, and both buildings are two stories, which keeps Partridge Court outside Florida's milestone-inspection and structural integrity reserve study rules.
We built this page the way we price a Partridge Court listing: from every Southwest Florida MLS closing in The Forest over four years, pulled September 23, 2026 and checked address by address against the county roll, plus the county's recorded sales, the association's state filings, the master association's own 2022 plan and street map, FEMA's panels and Florida statute. If you want to see how that approach compares with other agents in the market, read our guide to the best real estate agents in Fort Myers, compared on the public record.
McGreevy and Comisar are the best realtor for Partridge Court 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 Partridge Court market read built on every MLS closing, every county-recorded deed and the association's own filings.
If you're searching for the best realtor for Partridge Court in The Forest, Fort Myers, whether you're ready to sell your Partridge Court home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Partridge Court track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 0 Partridge Court closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026, and no Partridge Court unit was listed for sale or pending on the pull date. Widening the window step by step, the 24-month window holds 1 closing, the 36-month window 6, and the full 48-month pull, the widest we hold, 9 closings dated 09/24/2022 to 09/23/2026, for $1,725,700 in closed volume. The nine sold prices run from $132,000 to $280,000, the highest Partridge Court sale was $280,000 in November 2023, 2 of the 9 closed at or above asking, and days on market ran from 1 to 316. Because nine sales across four years is under our ten-sale floor, we list every one of them in the market section below rather than print a median. There is no current-year median for Partridge Court; a price here has to be built from these sales and from Partridge Place next door.
For Partridge Court 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 Partridge Court sale also runs on paperwork, and in a 16-unit association with no public website that paperwork has to be ordered early. Your buyer is entitled to the declaration, articles, bylaws and rules, the budget and annual financial statement, and the other items listed in section 718.503 of Florida's Condominium Act, and to estoppel certificates from both the Partridge Court association and the master association, The Forest Property Owners' Association, whose estoppel is ordered through its manager's resale and lender documents page. Florida caps the condominium estoppel fee at $250 when no amount is delinquent, under section 718.116. Every unit is in Zone AE, so an elevation certificate belongs in the listing file from day one. And because Partridge Court trades so rarely, the first price has to be built from the right comparables: its own nine sales, the county's four off-MLS deeds, and the Partridge Place units a buyer will tour the same afternoon. That is a documents and pricing problem, and it is the one we are built for.
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 Partridge Court home? Get a free home valuation for your Partridge Court condo, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in Partridge Court? 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
Partridge Court comes down to eight load-bearing facts: its size, its association, its sales record, its missing current median, its flood zone, its building height, its unpublished fees and its twin next door. Each is drawn from a government record, the association's own filings or the Southwest Florida MLS, and each is sourced again further down.
This guide to Partridge Court runs from its market record and its missing median, through its origins, homes, pool, association and full fee stack, its documents, leasing and pet questions, storm, flood and insurance records, schools, permits and the Island Park Road edge, to a benchmark, a head-to-head with Partridge Place, pros and cons, and both FAQ sets.
Living in Partridge Court means a 1,161-square-foot, two-bedroom walk-up in one of two 1981 buildings beside The Forest's Back Gate, with the neighborhood's own pool between them, a short walk up the entry road to the clubhouse, and a gated golf community around you whose club membership is optional.
Partridge Court is small enough that a buyer can learn all of it in an afternoon. Sixteen owners share two buildings, a pool and a 1.54-acre common-element parcel, and they elect their own board. Around them sits the rest of The Forest: 789 residences, two 18-hole golf courses owned by the members' club, and a master association that owns every private street and runs both gates. Nothing about owning here requires joining the club.
The master association's own street map, Appendix G of its 2022 Emergency Preparedness Plan, draws the "Back Gate" on Island Park Road with Partridge Place on one side of the entry road and Partridge Court on the other, labelled "16540 Pool 16530": the two buildings with the pool between them. The same plan calls this entrance the Island Park Gate and records it as staffed seven days a week from 7:00 AM to 10:00 PM, while the Main Gate on Forest Boulevard at US 41 is staffed around the clock. Lee County's road centerline layer codes Partridge Club Road as a private street with a 25-mile-per-hour speed, running between Deer Run and Club Boulevard, and codes Island Park Road, outside the gate, as a county-maintained road. Directly across Island Park Road, outside the gates, is Forest Villas, a separate community that is not part of The Forest.
Partridge Court sits close to the clubhouse. By our arithmetic, the center of the Partridge Court common-element parcel on the county roll sits about 160 meters, straight line, from The Forest Country Club's address at 6100 Club Boulevard as geocoded by the US Census Bureau geocoder. On the association's map, the road from the Back Gate runs past Partridge Court and on to the clubhouse and pro shop. Proximity to the club matters only if you join it; for everyone, it means the entry road is also the route most club traffic takes from Island Park Road.
Every Partridge Court unit is recorded by the county at 1,161 heated square feet and 1,161 total square feet, with two bedrooms and two bathrooms, per each unit's record on the Lee County Property Appraiser site. That is one floor plan across all 16 units, which makes Partridge Court one of the most uniform addresses in Southwest Florida and one of the easiest to compare unit against unit. The differences a buyer pays for are condition, updates, location in the building and view, not size.
The 2026 county roll shows a homestead exemption on 5 of the 16 units, meaning five owners have declared a Partridge Court unit as their permanent Florida residence under the homestead exemption. The other 11 carry no homestead, which is typical of a building with seasonal owners, second homes and investors; the roll does not say which is which. Across The Forest, the master association's 2022 plan estimates about 1,000 year-round residents and about 2,000 in peak season, so roughly half the community is seasonal.
Every Partridge Court owner is also a member of the master association, The Forest Property Owners' Association, Inc., which owns the private streets and runs the gates. Residents enter by vehicle barcode, requested through the association's online barcode request form, and guests are pre-registered through the DwellingLive visitor system, per the association's website. The master association's resident portal describes a children's playground, Ruthie's Park, and "miles of sidewalks for the avid morning walker."
The Forest is non-bundled. The club's own membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's portal says "The Forest is a non-bundled gated community." A Partridge Court owner who never joins the club still has the gates, the patrol, the streets and sidewalks, and the Partridge Court pool. Golf, tennis, the pro shop and the clubhouse are available with a club membership.
Owners weighing a sale can see what a Partridge Court condo is worth or Call Jesse direct at (239) 898-6072; buyers can Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Partridge Court recorded no closing in the 12 months to September 23, 2026, and none was listed or pending that day. The full 48-month pull, the widest window we hold, has nine MLS closings from $132,000 to $280,000, so there is no current-year median; price comes from those sales, four county-recorded deeds and Partridge Place next door.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
A 16-unit condominium can go a year without a sale, and Partridge Court just did. That makes this section a list of transactions rather than a table of averages. Read every row, note which ones fall in the weeks after Hurricane Ian, and then read the Partridge Place figures below as the working benchmark for the same floor plan.
Every sale, listing, days-on-market figure and sold-to-list ratio in this section comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, searched by the MLS development name The Forest. That search returned 252 records for the whole community, and we resolved every address to its Lee County subdivision code on the county parcel roll. All nine Partridge Court closings carry the MLS name Partridge Court and resolve to the county's Partridge Court condominium, with no strays in either direction.
Our rule for a small neighborhood is to widen the window until it holds ten closings, and to list the sales when no window does. Partridge Court never reaches ten.
Window (ending September 23, 2026) | MLS closings | Closed volume | Sold price range |
|---|---|---|---|
12 months (from 09/24/2025) | 0 | $0 | none |
24 months (from 09/24/2024) | 1 | $132,000 | $132,000 |
36 months (from 09/24/2023) | 6 | $1,105,500 | $132,000 to $280,000 |
48 months (from 09/24/2022), the widest we hold | 9 | $1,725,700 | $132,000 to $280,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Data updated: September 2026.
Because no window reaches ten closings, we publish no median for Partridge Court. The Forest hub's neighborhood table shows the middle of the nine 48-month sales, $180,000, as a reference point for comparing neighborhoods; nine sales spread over four years, none of them in the last twelve months, is not a current price, and we do not use it as one.
Beds and baths are as entered on the MLS listing; living area is MLS living area; per-square-foot figures are sold price divided by that MLS living area.
Closed | Building and unit | Beds / baths (MLS) | Living area (MLS) | List price | Sold price | Per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 2025 | Building 2 (16530), unit 102 | 2 / 2 | 1,161 sq ft | $139,000 | $132,000 | $113.70 | 94.96% | 209 |
September 2024 | Building 1 (16540), unit 103 | 2 / 2 | 1,161 sq ft | $190,900 | $145,000 | $124.89 | 75.96% | 316 |
May 2024 | Building 1 (16540), unit 104 | 2 / 2 | 1,161 sq ft | $199,000 | $180,000 | $155.04 | 90.45% | 106 |
November 2023 | Building 1 (16540), unit 202 | 2 / 2 | 1,200 sq ft | $199,900 | $180,000 | $150.00 | 90.05% | 213 |
November 2023 | Building 1 (16540), unit 204 | 2 / 2 | 1,161 sq ft | $199,000 | $188,500 | $162.36 | 94.72% | 31 |
November 2023 | Building 2 (16530), unit 104 | 3 / 2 | 1,161 sq ft | $265,000 | $280,000 | $241.17 | 105.66% | 30 |
September 2023 | Building 1 (16540), unit 201 | 2 / 2 | 1,200 sq ft | $225,000 | $220,000 | $183.33 | 97.78% | 19 |
April 2023 | Building 2 (16530), unit 201 | 2 / 2 | 1,161 sq ft | $255,000 | $250,000 | $215.33 | 98.04% | 21 |
March 2023 | Building 1 (16540), unit 103 | 2 / 2 | 1,161 sq ft | $135,000 | $150,200 | $129.37 | 111.26% | 1 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated 09/24/2022 to 09/23/2026. Sold-to-list ratios are calculated from the list and sold prices shown. Data updated: September 2026.
Three patterns stand out. First, the spread is wide for one floor plan: $132,000 to $280,000, or $113.70 to $241.17 per square foot of MLS living area, which is a condition and pricing story, not a size story. Second, speed and price went together: the five sales that closed within about a month of listing did so at 94.72% to 111.26% of list, while the three that waited more than 200 days closed at 75.96% to 94.96%. Third, the most recent sales are the lowest: $180,000 in May 2024, $145,000 in September 2024 and $132,000 in September 2025, against six 2023 sales that ran $150,200 to $280,000. Across all nine, the mean of each sale's own price per square foot is $163.91, and 2 of 9 closed at or above asking.
One unit tells the market's arc on its own. Building 1, unit 103 sold in March 2023 for $150,200 after 1 day on market, 111.26% of its $135,000 list, and sold again in September 2024 for $145,000 after 316 days, 75.96% of a $190,900 list. The same unit, eighteen months apart, sold for about the same price; what changed was the asking price.
The MLS is not the only record of a sale. Lee County records every deed and codes each one; code 01 marks a transfer "qualified as arm's length because of examination of the deed," per the county's real property transfer codes and the Florida Department of Revenue's 2025 code list. On the county roll, 13 Partridge Court transfers in the same 48 months carry code 01. Nine are the MLS sales above; four never appeared on the MLS.
Deed date | Building and unit | Recorded price | Qualification code | Note |
|---|---|---|---|---|
November 29, 2022 | Building 2 (16530), unit 101 | $275,500 | 01 | Post-Ian window; not on the MLS |
December 9, 2022 | Building 2 (16530), unit 104 | $130,000 | 01 | Post-Ian window; not on the MLS; the same unit sold on the MLS for $280,000 in November 2023 |
January 13, 2023 | Building 2 (16530), unit 103 | $130,000 | 01 | Not on the MLS |
January 23, 2025 | Building 1 (16540), unit 202 | $265,000 | 01 | Not on the MLS; the same unit sold on the MLS for $180,000 in November 2023 |
Source: Lee County Property Appraiser sale records on the county parcel roll, queried September 24, 2026; unit records at the Property Appraiser, for example 16530 unit 101 and 16540 unit 202. Data updated: September 2026.
These four are recorded, qualified sales, but they carry no listing, no days on market and no description, so we cannot tell what condition each unit was in or how it was marketed. We show them because a buyer's appraiser will find them and a seller should know they exist. The county, like the MLS, shows no Partridge Court sale in the 12 months to September 23, 2026; the most recent code 01 deed is the $132,000 sale of Building 2, unit 102 on September 18, 2025.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, and its surge reached inside The Forest: U.S. Geological Survey crews surveyed a high-water mark about 2.9 feet above ground at a Waters Edge building, per the agency's Short-Term Network record. None of the nine Partridge Court MLS sales falls in November or December 2022. Two county-recorded sales do, $275,500 on November 29 and $130,000 on December 9, 2022, and they point in opposite directions. Next door, eight Partridge Place condominiums closed between November 10 and December 2, 2022 at $75,000 to $145,000, most within 0 to 5 days on market, which The Forest's own market guide treats as as-is or investor transactions in a disrupted market. Any Partridge figure that spans those weeks should be read with that in mind, and we exclude them when we price today.
On September 23, 2026 no Partridge Court unit was active or pending on the Southwest Florida MLS. The nearest direct competition was two Partridge Place units of the same 1,161-square-foot design, asking $179,000 after 63 days on market and $174,000 after 9 days. A Partridge Court seller listing this season competes with those two units first, because a buyer shopping this floor plan will see all three the same day.
Partridge Place is the working benchmark because it is the same product: 1,161-square-foot, two-bedroom, two-story walk-ups built by the same developer in the same year. Its 24-month window is the first to reach ten closings, per the Southwest Florida MLS Matrix, pulled September 23, 2026.
Partridge Place window | Closings | Median sold | Median per sq ft of living area | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|
12 months | 2 | $157,500 (n=2, even: mean of $145,000 and $170,000) | $133.63 | 92.56% | 84.5 |
24 months, the first window with 10 or more | 11 | $165,000 (n=11, odd: an observed sale) | $142.12 | 94.34% | 101 |
48 months, excluding the eight post-Ian sales of November and December 2022 | 20 | $172,450 (n=20, even: mean of $170,000 and $174,900) | $148.54 | 97.10% | 93.5 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Per-square-foot figures are medians of each sale's own ratio on MLS living area. Data updated: September 2026.
Read together, the two neighborhoods say the same thing. Partridge Place's 24-month median, $142.12 per square foot of living area, times Partridge Court's 1,161 square feet is about $165,000 by our arithmetic; Partridge Court's three MLS sales since May 2024 ran $132,000 to $180,000, and the county's one off-MLS sale in that period recorded $265,000. That is a starting range, not an appraisal: two units of the same plan in the same building can sell $100,000 or more apart, as the 2023 sales show, and condition is usually the reason.
Every per-square-foot figure on this page is sold price divided by MLS living area, and the Partridge Place figures are medians of each sale's own ratio. The county roll records each Partridge Court unit at 1,161 heated square feet; the MLS entered two of the nine sold units at 1,200 square feet of living area, both in Building 1. Those are different measurements by different people, and we do not mix them: a per-square-foot figure from this page should never be applied to a square footage from a tax bill.
The Lee County Property Appraiser's 2026 just values put 11 of the 16 Partridge Court units at $119,694, two at $125,869 and three at $132,126, a median of $119,694 and a total of $1,964,750, all of it assigned to the building with no separate land value, as the county roll records for each unit. Partridge Place's median is the same $119,694. These are mass-appraisal values set for taxation, not prices, and they lag the market; use them to compare units with each other, and the sales above to price one.
Partridge Court is 16 units at The Forest's Back Gate that traded nine times on the MLS in four years and not once in the last twelve months, so a buyer or seller here needs every comparable that exists. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we request the estoppel certificates, budget and governing documents on day one. Selling? Find out what your Partridge Court condo is worth, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Partridge Court began in 1980, when Timberlakes Ltd., The Forest's original developer, registered it with the state on December 8, 1980 and filed its association on September 12, 1980. Its declaration is recorded at Official Records Book 1544, Page 228, and both buildings were finished in 1981.
Partridge Court was part of the first wave of building at The Forest. The master association was incorporated in December 1979, the first single-family plat, The Forest Unit One, was recorded on May 23, 1980, and the attached neighborhoods followed in sequence, with Partridge Place, Partridge Court and Pheasant Court Villas all dating to 1981.
The original development entity for The Forest was Timberlakes Limited Partnership, a Florida limited partnership filed May 31, 1979 and voluntarily cancelled on March 4, 1992, per the Florida Division of Corporations. Florida's condominium registry, searchable through the DBPR condominium search, lists Partridge Court, A Condo as project PR1S006248, approved and recorded, licensed December 8, 1980, street Island Park Road, with 16 units recorded and Timberlakes Ltd. as original developer. That is five months after Partridge Place, licensed July 7, 1980 by the same developer, and seven months before Quail Cove, licensed July 2, 1981.
Partridge Court Condominium Association, Inc. is a Florida not-for-profit corporation, document number 754148, filed September 12, 1980, per its Division of Corporations record. The same day, September 12, 1980, Forest Utilities, Inc., the private sewer utility that still serves The Forest, was also filed, per its own Division of Corporations record. The association predates its buildings: the county's first year built for every unit is 1981.
The association's corporate record shows one interruption. Its last event is a reinstatement after administrative dissolution, filed November 17, 2005, per the reinstatement filing. The state dissolves a not-for-profit corporation administratively when a required annual report is not filed, and the corporation can then apply to be reinstated, which is what the record shows here. Since then the association has filed an annual report every year, most recently on April 28, 2026, per its 2026 annual report. For a buyer, the current status is the fact that matters: active.
The county's sale history for each unit reaches back to the first owners. The oldest price on the current roll is August 1981, $82,900 for Building 2, unit 102, and units changed hands at $90,000 to $96,900 in 1983, per the unit records at the Lee County Property Appraiser. In 2011, after the housing crash, two units passed through transfers the county codes 11 and 12, the codes for quit-claim or minimum-stamp deeds and for transfers to or from lenders: $26,300 and $34,100, resold within the year at $65,100 and $58,000, per the 2018 transfer code list. Qualified sales from 2016 to 2021 ran $115,000 to $215,000. The same unit that first sold for $82,900 in 1981 sold for $132,000 in September 2025.
The homes in Partridge Court are 16 two-bedroom, two-bath condominium units of 1,161 heated square feet each, in two two-story walk-up buildings of eight units built in 1981, per the Lee County Property Appraiser. Building 1 is 16540 Partridge Club Road and Building 2 is 16530.
Partridge Court has one floor plan and no exceptions on the county record, which is rare. It is also the reason Partridge Court and Partridge Place can be priced against each other: the county records every one of Partridge Place's 56 units at the same 1,161 heated square feet.
The county's legal descriptions name the two buildings outright: "PARTRIDGE COURT CONDO BLDG 1 OR 1544 PG 228" for the eight units at 16540 Partridge Club Road and "BLDG 2" for the eight at 16530, per the Lee County parcel roll. Each building's units are numbered 101 to 104 and 201 to 204, and the roll records each building at two stories. The buildings stand on either side of the pool, as the master association's street map draws them.
All 16 units are recorded at 1,161 heated square feet, 1,161 total square feet, two bedrooms and two bathrooms, and the roll records no garage or carport for any of them, per each unit's Property Appraiser record. A buyer choosing between two Partridge Court units is choosing condition, updates, which building and which side, not a larger or smaller home. That uniformity also means a price per square foot here is almost the same thing as a price per unit.
At Partridge Court the building is part of the legal description and the street address, so a unit number is read with its building: Building 1, unit 202 is 16540 Partridge Club Road, unit 202. That is different from the Heron Coach Houses and Fairway Woods elsewhere in The Forest, where the leading digit of a unit number is the building, never a floor. The county roll does not record which floor each Partridge Court unit is on, so we do not state it; confirm upstairs or downstairs in person and in the declaration's unit description.
Two MLS entries differ from the county record, and both are the kind of difference an appraiser notices. The November 2023 sale of Building 2, unit 104 was entered on the MLS as three bedrooms, while the county records two bedrooms for that unit and every other; that unit had sold for $130,000 in December 2022 and resold for $280,000 eleven months later. Two Building 1 sales, units 201 and 202, were entered at 1,200 square feet of MLS living area against the county's 1,161 heated square feet. When a listing's bedroom count or square footage differs from the county, ask what was changed, whether it was permitted, and whether the association approved it.
The Property Appraiser assigns every parcel a code for what the land is on, and every one of the 16 Partridge Court units carries the code for golf, per the county parcel roll. That is a mass-appraisal location code, not a view guarantee and not a conservation designation; what an individual unit actually looks out on is something to see in person.
Partridge Court's own amenity is its pool, recorded by Lee County as part of a 1.54-acre common-element parcel. The master association adds the gates, patrol, private streets, sidewalks and Ruthie's Park playground; golf, tennis, dining and the clubhouse belong to The Forest Country Club and require an optional membership.
A buyer at The Forest is really buying three tiers of amenity, and they are paid for in three different ways. Sorting them before you compare fees is the only way to compare Partridge Court fairly with a neighborhood that has no pool, or with a club community elsewhere in Fort Myers where membership is mandatory.
The county's common-element parcel for Partridge Court, site address 16640 Island Park Road, covers 1.54 acres and carries the legal description "PARTRIDGE COURT CONDO DESC OR 1544P0228 POOL + ALL COMMON ELEMENTS," per its Property Appraiser record. The roll flags a pool on every unit's record, and the master association's 2022 map draws "Pool" between the two buildings. The club does not list a community pool among its amenities; at The Forest, pools belong to individual neighborhood associations, and Partridge Court has its own. Pool hours, guest rules and heating are set by the association and are not published.
Parking is a common element too. Lee County's development order record shows LDO2025-00150 at 16540 Partridge Club Road, "Reseal and restripe parking," closed and finaled May 13, 2025. The number of spaces per unit and any guest-parking rule are in the association's documents, not in a public record.
The Forest Property Owners' Association owns the 54.81-acre private street network, runs the staffed Main Gate around the clock and the Island Park Gate from 7:00 AM to 10:00 PM, and runs a nightly patrol, per its 2022 Emergency Preparedness Plan. Because The Forest sits in no county lighting or landscaping taxing unit, the master association carries street lighting, landscaping and drainage inside the gates in its own assessment.
The Forest Country Club, at 6100 Club Boulevard, owns the roughly 280-acre golf parcel with the Bear and Bobcat courses, per the county roll, and sells memberships to residents and non-residents alike. The Bear reopened on December 1, 2025 after a full renovation, per the club's December 2025 scorecard. Tennis, pickleball, bocce, the fitness center and dining are club amenities, per the club's lifestyle page. A Partridge Court owner pays for none of it unless they join.
Partridge Court is run by its own condominium association, Partridge Court Condominium Association, Inc., an active Florida not-for-profit filed in 1980, whose officers and directors list Partridge Club Road addresses. It sits beneath The Forest's master association, holding one seat on the master board's Condos and Villas side.
For a buyer, governance at Partridge Court is two layers, not three: the Partridge Court association and the master association. The club is a separate corporation and governs only its members. Each layer bills separately and issues its own estoppel certificate at resale.
The Division of Corporations record for Partridge Court Condominium Association, Inc. shows document number 754148, federal employer number 59-2123360, status active, and annual reports filed every year from 1995 through 2004 and again every year from 2006 through 2026, after the November 2005 reinstatement; no 2005 annual report appears on the record. Since February 23, 2023 its principal and mailing address has been in care of an accounting firm on South Cleveland Avenue in Fort Myers, which is also its registered agent.
The association's 2026 filing lists four officers and directors, and every one of them gives a Partridge Club Road unit address, per the same state record. In a 16-unit condominium that is the practical reality: the board is a quarter of the owners. Board meetings, notice rules and owner rights are set by section 718.112, which requires notice of board meetings to be posted conspicuously on the condominium property at least 48 continuous hours in advance, except in an emergency. We do not publish owners' names.
The master association's 2022 plan listed P&M Property Management as Partridge Court's manager, per its Appendix B sub-association contact list, while Partridge Place was listed as self managed. Since February 2023 the association's state filings have used an accounting firm's address instead. No public record we reached says which firm handles day-to-day management in 2026; the estoppel request in a resale shows it, and so does the association's first response to a buyer's document request.
The master association's board has "Lots" seats for the single-family phases and "Condos and Villas" seats for the attached neighborhoods, one each. Partridge Court is named on the Condos and Villas roster in the association's 2022 plan, alongside Dove Hollow, Dove's Nest, Eagle's Landing, Fairway Woods I, Fairway Woods II, Falcon Crest, The Heron, The Heron Villas, Partridge Place, Pheasant Court, Quail Cove, Sparrowood and Waters Edge. Sixteen owners therefore have the same single seat as 56-unit Partridge Place.
Florida requires an association "managing a condominium with 25 or more units" to post its governing documents, budgets and other records on a website or app, under section 718.111(12)(g). Partridge Court's 16 units fall below that line, so the law does not require it to post anything online, and we found nothing posted. Partridge Place, at 56 units, is above the line. A Partridge Court buyer gets the same documents, but through the resale package rather than a portal.
Selling? We request the association's documents on the first day of the listing: start with a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The Partridge Court condominium assessment is not published anywhere public: the association has no website, the state registry publishes only unit counts, and the Division of Corporations holds no budget. The amount appears in the association's annual budget and on the estoppel certificate issued with every resale.
That is not a reason to guess. It is a reason to request the budget, the most recent financial statement and the estoppel certificate before the inspection period ends, and to read them against what the association is responsible for.
Under Florida's Condominium Act the association, not the unit owner, insures the building under a master policy, as section 718.111(11) provides, and the association maintains the common elements: at Partridge Court that includes the pool, the parking and the 1.54-acre common-element parcel. The budget therefore carries the master insurance premium, reserves and common-area upkeep for two 1981 buildings. Which specific building components the declaration assigns to the association and which to owners is set in the declaration, not online.
For a two-story, 1981 building, the lines to read first are the insurance premium and deductible, the reserve schedule for roofs, painting and paving, and any special assessment. Because Partridge Court is under three stories, it is not required to fund a structural integrity reserve study, but it still keeps reserves under its budget. A special assessment adopted or pending is disclosed on the estoppel certificate.
The estoppel certificate states what is owed on the unit and what is scheduled. Florida caps the fee: a condominium association "may charge a reasonable fee for the preparation and delivery of an estoppel certificate, which may not exceed $250" when nothing is delinquent, plus $100 for delivery within 3 business days on an expedited request, with an additional fee of no more than $150 when an amount is delinquent, under section 718.116(8). If the association fails to deliver within 10 business days, no fee may be charged.
A Partridge Court owner pays the Partridge Court condominium assessment, the master association's assessment, a Lee County tax bill carrying San Carlos Park fire millage and the county solid waste assessment, separate water and private sewer bills, and club dues only if they join. There is no CDD and no county MSTU.
The layer that surprises buyers is usually the second association. Partridge Court is not a standalone condominium; it sits inside The Forest, and the master assessment is a separate bill with its own estoppel.
Layer | Amount | What it covers | Source |
|---|---|---|---|
Partridge Court Condominium Association | Not published | building insurance, reserves, pool, parking, common elements | |
The Forest Property Owners' Association (master) | Not published | private streets, gates and security, lighting, landscaping, drainage | |
Community development district | $0: none exists | n/a | |
County street-lighting or other MSTBU | $0: none exists | n/a | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills (FY2025/26) | fire and rescue | |
Lee County solid waste, Service Area 2 | set by the county's adopted rates, billed on the tax bill | collection, disposal, recycling | |
Lee County ad valorem property tax | set by each unit's taxable value after exemptions | county, school and other levies | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | |
Club dues and initiation | Not published; only if you join | club membership |
Source: the records linked in each row, September 2026. Data updated: September 2026.
The fire district's 2.3590 mills for fiscal year 2025/26 applies to each unit's taxable value. As an illustration only, a Partridge Court unit with the roll's most common 2026 just value, $119,694, and no exemption would owe about $282 to the fire district at 2.3590 mills by our arithmetic; a homesteaded unit owes less because its taxable value is lower. The solid waste line is a non-ad-valorem assessment at the county's Service Area 2 rate for the unit's category, and garbage district 002 is coded on every Partridge Court parcel. The rest of the bill is the ordinary ad valorem tax on taxable value.
Lee County Utilities supplies water, and sewer comes from Forest Utilities, Inc., a private utility whose rates are not published online; The Forest lies outside the county's wastewater service area. In 2014 the Partridge Court association granted Lee County perpetual utility easements, recorded as instruments 2014000085076 and 2014000085077, per the county's easements layer. The community has a Hotwire fiber arrangement; whether it is billed through an association is not published. Ask the seller for twelve months of water, sewer and internet bills.
Selling? We put both associations' estoppel figures and the tax lines on your net sheet before you list: get a free home valuation for your Partridge Court condo or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Forest Country Club does not publish its dues or initiation schedule, and a membership should not be assumed to transfer with a home. The club's Form 990 filings show special assessments on members in 2022, 2023 and 2024; they fall on members only, so a Partridge Court owner who does not join pays none of them.
Partridge Court's declaration of condominium is recorded in Lee County Official Records Book 1544, Page 228, with its condominium plat at Condominium Plat Book 7, Page 60. Neither the declaration, the bylaws nor the rules are posted online; Florida requires a seller to provide them to a buyer.
The declaration is the document that decides almost every question buyers ask about a Florida condominium: leasing, pets, alterations, what the association maintains and whether a sale needs approval. At Partridge Court it is a public record that is not on the open web, so the route to reading it is specific.
The county's legal descriptions cite the declaration on every unit, "OR 1544 PG 228," and the county fabric records the condominium plat at Condominium Plat Book 7, Page 60, per the Lee County parcel roll. Both are held in the Lee County Clerk's official records and can be retrieved there by book and page; the Clerk's online system refuses automated requests, so we cite the book and page rather than a copy. Before quoting any clause, check for later amendments recorded against the same condominium.
Under section 718.503(2), a buyer of a resale unit is entitled, at the seller's expense, to a current copy of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, the milestone inspection summary "if applicable," the association's most recent structural integrity reserve study "or a statement that the association has not completed" one, and the state's Frequently Asked Questions and Answers document. The contract must also give the buyer a 7-business-day right to cancel after receiving them, unless the buyer received them more than 7 business days before signing.
Rules on alterations, flooring, windows, hurricane shutters and exterior changes are set by the declaration and the association's rules, which are not published. Because every unit is the same 1,161-square-foot plan, a buyer who wants to renovate should read the alteration rules before the inspection period ends, and a seller who has renovated should have the association's written approvals and any county permits in the listing file.
No public record we reached identifies Partridge Court as housing for older persons. The state condominium registry, the association's corporate record and the county roll carry no age designation, and The Forest is not marketed as age-restricted. Any age rule would sit in the declaration, which is not online.
The question matters because some 1980s Florida condominiums were written as adult communities, and a restriction in a declaration binds a buyer whether or not it is advertised. At Partridge Court the answer is found in the recorded declaration and its amendments, so read them before you rely on either answer.
The records we read, the DBPR project record, the Division of Corporations filing, the Lee County parcel roll and the master association's 2022 plan, say nothing about age. That is absence of evidence, not a ruling. The resale package under section 718.503 includes the declaration and rules, and those are the only documents that can confirm the answer for a specific sale.
Partridge Court's leasing rules are not published: the minimum lease term, any cap on rentals and any tenant approval process live in the recorded declaration and the association's rules. Florida law protects existing owners from later rental restrictions they did not vote for, but a new buyer takes title subject to them.
Rental rules drive value at a small condominium, because they decide how large the buyer pool is. Investors, seasonal owners and owner-occupants all shop the Partridge floor plan, and each reads the leasing clause first.
Under section 718.110(13), an amendment "prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent" applies only to unit owners who consent to it and to owners who acquire title after it takes effect. A buyer is therefore bound by any rental amendment already recorded, and a seller cannot pass their own grandfathered status to a buyer.
The 2026 county roll shows a homestead exemption on 5 of Partridge Court's 16 units, per the county parcel roll. The other 11 are not declared permanent residences, which includes second homes and seasonal owners as well as any rentals; the roll does not distinguish them. For a buyer who plans to rent, the declaration and rules are the only answer that counts.
Partridge Court's pet rule is not published; any limit on number, size or type of pet sits in the declaration and the association's rules, which a seller must provide under Florida law. Read it before you sign, not after, because a pet rule in a condominium declaration binds every owner and tenant.
At The Forest the master association's public pages carry no pet rule either, so the neighborhood association is where a Partridge Court pet question is answered.
Ask for the pet clause in the declaration and any board-adopted rule, whether pets must be registered with the association, and whether the pool and common areas have their own rules. If a tenant will have a pet, ask whether the leasing rules treat it differently. Requests for reasonable accommodation for assistance animals are governed by fair housing law, not by the declaration alone.
Partridge Court's storm posture comes down to four recorded facts: two 1981 buildings built before Florida's statewide building code, both two stories and so outside the milestone-inspection and reserve-study laws, every unit in FEMA Zone AE, and the whole of The Forest in Lee County Evacuation Zone A.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
None of those facts makes a Partridge Court unit a good or a bad buy on its own. Together they tell a buyer which documents to ask for and tell a seller which documents to have ready: the association's insurance and reserve records, the unit's elevation certificate and the unit's wind-mitigation report.
Hurricane Ian's surge reached inside The Forest in September 2022. U.S. Geological Survey crews surveyed a high-water mark 2.89 feet above the ground at a Waters Edge building, 9.5 feet NAVD88, per the agency's Short-Term Network record. No surveyed mark sits at Partridge Court, and nothing in the public record we reached says whether water entered any Partridge Court unit; interior flooding depends on each building's finished-floor elevation. By our arithmetic, Ian's measured crest inside The Forest, 9.5 to 9.7 feet, was about 3.3 to 3.5 feet above Partridge Court's median ground of 6.2 feet.
The 2024 storms left a much lighter record. The USGS holds no surveyed high-water mark within about 6 kilometers of The Forest for either Helene or Milton, and no county development order inside The Forest names either storm.
Both Partridge Court buildings carry a first year built of 1981 on the Lee County parcel roll. The first statewide Florida Building Code took effect March 1, 2002, per the Florida Building Commission, so both buildings were built under earlier local codes. That does not make them unsound: a roof, windows or shutters replaced since 2002 were permitted under the code in force at the time. It does make the paperwork matter more than the year, especially the association's records of roof replacement and the unit's wind-mitigation inspection.
Florida's two post-2022 condominium safety laws turn on height, and Partridge Court is under the line. Milestone structural inspections under section 553.899 apply to condominium buildings three habitable stories or more in height, and structural integrity reserve studies under section 718.112(2)(g) apply to buildings "three habitable stories or higher," a requirement that "does not apply to buildings less than three stories in height." Both Partridge Court buildings are recorded at two stories. In The Forest, only Sparrowood's buildings are three stories. A Partridge Court resale package can therefore answer the reserve-study item in section 718.503 with the statutory statement rather than a study.
The whole of The Forest, Partridge Court included, is in Lee County Evacuation Zone A, the first zone in the county's A to E scheme, and Storm Surge Zone 1, per the county's evacuation zones layer. The master association's 2022 Emergency Preparedness Plan sets gate procedures before and after a storm, including opening the Island Park Gate beside Partridge Court for emergency vehicles and challenging any contractor without a prior pass or barcode after the storm. Owners who leave for the summer should register a key holder with the Partridge Court association before the season.
Every Partridge Court unit is in FEMA flood Zone AE, a Special Flood Hazard Area, with a base flood elevation of 11 feet NAVD88, on map panel 12071C0438H, effective November 17, 2022. Median ground at Partridge Court is about 6.2 feet, roughly 4.8 feet below that elevation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
"Is it in a flood zone?" has a one-word answer at Partridge Court, yes, and the useful part is what follows: which panel, how far the ground sits below the base flood elevation, and what that means for insurance and for any major renovation.
Every residential parcel in The Forest tests as Zone AE, coastal floodplain, base flood elevation 11 feet, inside the Special Flood Hazard Area and outside any floodway, against FEMA's National Flood Hazard Layer and Lee County's own FIRM layer. Partridge Court sits on panel 12071C0438H, per FEMA's panel index. Partridge Place, across the entry road, sits on the neighboring panel, 12071C0576H, in the same zone at the same elevation. For flood insurance the community is NFIP community 125124, Lee County Unincorporated Areas.
The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88. Lee County keeps the superseded map as a pre-coastal-study layer, on which every Forest parcel read Zone AE at 10 feet on panels effective December 7, 2018. The zone did not change; the elevation did. An older elevation certificate or listing that gives 10 feet predates the current map.
Median ground at Partridge Court is 6.2 feet NAVD88, with a range of 6.2 to 6.3 feet, taken from the nearest 2018 LiDAR ground point to each parcel in Lee County's spot elevations layer. By our arithmetic, that is 4.8 feet below the 11-foot base flood elevation. Partridge Place's median is 6.3 feet and Quail Cove's 6.3; Pheasant Court Villas, at 5.9, is the lowest in The Forest, and Fairway Woods, at 8.5 to 9.1, the highest. Ground is not a finished floor, and the finished floor is what an insurer prices.
Lee County applies FEMA's substantial improvement and substantial damage rule: work or damage costing 50 percent or more of the building's market value requires the whole structure to be brought into compliance with current flood rules, per the county's substantial improvement page. In a condominium that test is applied to the building, not to one unit, and the county uses the Property Appraiser's building value. New and substantially improved buildings must sit one foot above the base flood elevation, 12 feet NAVD88 here by our arithmetic, about 5.8 feet above Partridge Court's median ground. For a unit owner that is the association's question, but it is why a condominium's insurance and reserves matter in a flood zone.
FEMA's index of Letters of Map Change shows one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA's LOMA layer. None is recorded for Partridge Court. For any unit, pull the current panel from FEMA's Map Service Center and ask for the elevation certificate.
Selling? A current elevation certificate in the listing file shortens every buyer's insurance quote: get a free home valuation for your Partridge Court condo or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Insuring a Partridge Court condo is split in two: the association insures the building under its master policy, and the owner insures the interior and contents under a unit-owners policy. Every unit is in a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance, and 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 Partridge Court, because a premium quoted without the association's master policy, the unit's elevation certificate and a wind-mitigation report is a guess. What we can publish is every rule that moves the number.
In a Florida condominium, the association insures the building under its master policy, as section 718.111(11) provides, and the unit owner insures what the declaration leaves to them under a unit-owners (HO-6) policy. At Partridge Court, ask the association for its current master policy declarations, its windstorm deductible and whether it carries flood coverage on both buildings. The premium sits inside the unpublished budget.
FEMA's flood maps still drive the mandatory purchase requirement, per FEMA's Risk Rating 2.0 page, and NFIP now prices each building from its own characteristics, including elevation and the cost to rebuild, with most rates limited to 18 percent increases per year. A cash buyer is not required to carry flood insurance, but would be self-insuring a unit in a building whose ground sits about 4.8 feet below the base flood elevation.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP premiums inside the Special Flood Hazard Area, per the FEMA CRS eligible communities list. Lee County states that owners in unincorporated Lee County "will automatically receive a 25% discount," on its CRS discount page. Partridge Court has a Fort Myers mailing address but is not in the City of Fort Myers, so the county's Class 5 applies, not the city's.
Florida law makes flood coverage mandatory for Citizens Property Insurance personal-lines policies inside the Special Flood Hazard Area, but it exempts policies written on a condominium unit-owners form, under section 627.351(6). A Partridge Court owner insured by Citizens on an HO-6 is therefore not forced into flood coverage by that statute, though a lender may still require it.
For a Partridge Court unit: the association's master policy declarations and deductible, the unit's elevation certificate if one exists, a current wind-mitigation report where the association has one for the building, and the association's record of the last roof replacement. Insurers may not refuse a policy solely because a roof is under 15 years old, under section 627.7011, and wind-mitigation discounts are required in rate filings under section 627.0629.
Partridge Court, like every neighborhood in The Forest, falls in Lee County's Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, the nearest Zone O choice, 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 rather than one school per address, and families choose through a Choice Application, per the district's student enrollment page. Two parcel points in every neighborhood inside The Forest returned the same zones on the district-linked 2026-27 zone map, so there is no split at Partridge Court.
School | 2026 grade | 2025 | 2024 | Drive from the 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 |
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 |
Source: Florida Department of Education 2026 school grades file; drive times are typical free-flow times from The Forest Country Club's address, about 160 meters from Partridge Court. Data updated: September 2026.
South Zone 2 high school choices are South Fort Myers High (C in 2026), Cypress Lake High (A), Estero High (B), Fort Myers High (A), Bonita Springs High (B) and Dunbar High (C), per the state's grades file. The district's 2026-27 transportation plan does not provide Dunbar bus service to The Forest's subzone, and the district states that the plan "does not limit a student's access to choose a school for the programs it offers. The plan only limits the transportation," per its transportation optimization page.
Florida SouthWestern Collegiate High School, a charter on the FSW Lee campus, earned an A in 2026, 2025 and 2024, per the 2026 school grades file, about 5.4 miles from the clubhouse; Florida Gulf Coast University is about 7.9 miles. Private options within about 10 miles include Canterbury School and Bishop Verot Catholic High School, each describing its own grades and accreditation.
Lee County's records touch Partridge Court in three places: a 2025 development order to reseal and restripe the parking at 16540 Partridge Club Road, two 2014 utility easements the association granted to the county, and the county roll's recorded deeds. No new-construction permit touches it, and no rezoning is pending.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
A 1981 condominium that is fully built has few permit events, which is what the record shows. The county publishes no bulk layer of re-roof, window or interior permits, so a buyer checks those unit by unit and building by building.
The county's development order record lists LDO2025-00150, "16540 PARTRIDGE CLUB RD," described as "Reseal and restripe parking," status closed and finaled on May 13, 2025. It is the only development order in the layer for Partridge Court. Nearby orders show the same kind of upkeep across The Forest's condominiums, including a Quail Cove parking repave finaled in August 2025.
The association granted Lee County two perpetual utility easements in 2014, instruments 2014000085076 and 2014000085077, per the county's easements layer. An easement to the county utility is a routine grant that lets the utility maintain its lines across the common elements; the instruments themselves are held in the Clerk's official records.
Lee County's residential new-construction permit extract holds no record at Partridge Court, and the county's development activity layer shows no pending rezoning, plat or major site plan inside The Forest. Unit permits, such as a window or a water heater, are searched by address in the county's permitting system.
Partridge Court sits on The Forest's Island Park Road edge, where the master association built an 8-foot perimeter wall under a 2012 county variance. The nearby changes are commercial and on the US 41 side: an approved convenience store and fuel station at Island Park Road and US 41, and a proposed 61-acre mixed-use rezoning to the east.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Because Partridge Court is beside the gate, it is the Forest neighborhood most exposed to what happens on Island Park Road. What the county record shows is mostly settled: the road is a two-lane, county-maintained road, and the wall already separates The Forest from it.
Along Island Park Road, the master association obtained a county variance in 2012, VAR2012-00007, to replace the perimeter fence with an 8-foot wall without the usual exterior landscape strip. Lee County's road centerline layer records Island Park Road there as county maintained, two lanes, with a 35-mile-per-hour speed.
Distances below are straight-line from the center of The Forest to each case, from the county's zoning cases layer; Partridge Court, at the eastern gate, is somewhat closer to the US 41 cases than the community center is.
Case | What it proposes | Status | Distance from The Forest's center |
|---|---|---|---|
SEZ2024-00005 and related cases | convenience store with 16 fuel pumps and a car wash at the southwest corner of US 41 and Island Park Road | approved | about 0.5 mi east |
DCI2023-00020 (Dia Crossing) | proposed rezoning of about 61 acres to mixed use: up to 350 dwelling units, a hotel of up to 150 rooms, up to 200,000 sq ft of commercial | proposed | about 1.0 to 1.2 mi east |
REZ2026-00007 | rezone 0.61 acres to light industrial | In Review | about 0.9 mi east |
DCI2023-00049 (Royal Palm Multi-family) | 391 multifamily units on 19.33 acres | approved November 6, 2024 | about 1.4 mi northwest |
Source: Lee County zoning cases layer, September 2026. Data updated: September 2026.
A special exception and variance for a 149-foot wireless monopole on the golf course property, Lee County cases SEZ2026-00001 and VAR2026-00001, were In Review as of September 23, 2026. No hearing has been scheduled and no decision has been made. The case concerns the club's golf parcel, not Partridge Court.
Lee County's capital projects layer carries the Ten Mile Canal South flood-mitigation project, about a mile from The Forest, a $37,000,000 estimate in design and planned through December 31, 2027, "to provide additional flood relief in the event of an extreme storm event."
Daily life at Partridge Court runs through two associations: the master association runs the gates, barcodes and guest system, and the Partridge Court association runs the pool, parking and building. Water is Lee County Utilities, sewer is the private Forest Utilities, trash is a county assessment, and Hotwire provides fiber.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Partridge Court's location at the Back Gate shapes the routine more than anything else. Residents coming from Island Park Road use the Island Park Gate beside the buildings, which is staffed until 10:00 PM, and the Main Gate on Forest Boulevard is staffed around the clock.
Entry is by "vehicle bar codes, authorized pass, or resident/guest look up," per the master association's 2022 plan. Residents request a barcode through the vehicle barcode request form, and guests are pre-registered through the DwellingLive visitor and gate access system. No barcode fee is published.
Lee County bills solid waste on the property tax bill as a non-ad-valorem assessment, and every Partridge Court parcel is coded to garbage district 002, in the county's Service Area 2, per the county's solid waste districts layer and adopted rates. In a condominium, the collection point is set by the association.
Water comes from Lee County Utilities and sewer from Forest Utilities, Inc., a private utility operating since 1980 whose rates are not published online, per the county's water franchise and wastewater franchise layers. They are two bills from two providers.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
Publix, Alico Mission Way | 1.4 | 4 |
Lakes Regional Park | 2.3 | 5 |
Bell Tower Shops | 3.9 | 8 |
Gulf Coast Medical Center (Level II trauma center) | 4.5 | 9 |
Southwest Florida International Airport terminal | 8.6 | 16 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Downtown Fort Myers River District | 10.3 | 21 |
Naples, Old Naples City Hall | 26.5 | 44 |
Source: routes computed on the OpenStreetMap road network with the OSRM routing engine from The Forest Country Club's geocoded address at 6100 Club Boulevard, about 160 meters from Partridge Court, on September 23, 2026. OSRM has no traffic model; in-season traffic runs longer. Gulf Coast Medical Center's trauma designation is from the Florida Department of Health. Data updated: September 2026.
Partridge Court is one of the smallest condominiums in The Forest and, with Partridge Place, the lowest-valued: 16 units of 1,161 square feet at a 2026 median just value of $119,694, against 24 to 56 units and $119,694 to $202,740 at its nearest condominium neighbors. It is also the least traded of them.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
The fair comparison is with the other early-1980s condominiums built by the same developers: Partridge Place and Quail Cove from Timberlakes, and Dove Hollow and Dove's Nest nearby on Timberlakes Drive. Each has its own association and budget, so compare them on the record, not on the brochure.
The yardstick is the public record for each neighborhood: units and year from the state registry and county roll, heated area and 2026 median just value from the Lee County parcel roll, closings and listings from the Southwest Florida MLS Matrix, pulled September 23, 2026, and flood panel and median ground from FEMA and the county's 2018 LiDAR layer.
Neighborhood | Units | Built | County heated area | 2026 median just value | MLS closings, 48 months | MLS closings, 12 months | Active on 9/23/2026 | FIRM panel | Median ground, ft NAVD88 |
|---|---|---|---|---|---|---|---|---|---|
Partridge Court | 16 | 1981 | 1,161 (every unit) | $119,694 | 9 | 0 | 0 | 0438H | 6.2 |
Partridge Place | 56 | 1981 | 1,161 (every unit) | $119,694 | 28 | 2 | 2 | 0576H | 6.3 |
Quail Cove | 24 | 1982 | 1,372 to 1,538 | $202,740 | 9 | 2 | 2 | 0438H | 6.3 |
Dove Hollow | 48 | 1981 to 1982 | median 1,419 | $191,445 | 10 | 3 | 2 | 0438H | 6.5 |
Dove's Nest | 48 | 1983 to 1984 | median 1,419 | $192,298 | 10 | 2 | 2 | 0438H | 6.3 |
Source: Lee County parcel roll and 2018 spot elevations layer; FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix, pulled September 23, 2026. Data updated: September 2026.
Partridge Court and Partridge Place are the only two condominiums in The Forest where every unit is the same 1,161 square feet, and they share the lowest median just value in the community. Quail Cove, Dove Hollow and Dove's Nest are larger units at about $190,000 to $203,000 of just value. On turnover, 9 MLS closings in 48 months from 16 units is actually a higher rate per unit than Quail Cove's 9 from 24, but the sales are bunched in 2023 and Partridge Court is the only one of the five with no closing and no listing in the last 12 months. For a seller, that means no recent comparable of its own; for a buyer, it means patience.
Quail Cove is the other small Timberlakes condominium: 24 units in three two-story buildings of eight, built in 1982, the only neighborhood in The Forest addressed on Forest Boulevard itself, near the Main Gate rather than the Back Gate. Its units are larger, 1,372 to 1,538 heated square feet on the county roll, and its nine MLS closings in the 48-month pull ran $190,000 to $370,000, per the Southwest Florida MLS. A buyer who wants more space at a similar association scale looks there; a buyer who wants the lowest entry price in The Forest looks at the two Partridge condominiums.
Dove Hollow and Dove's Nest are 48 units each on Timberlakes Drive, with one-story and two-story units mixed in the same buildings and a median of about 1,419 heated square feet. Both are larger associations than Partridge Court and both traded 10 times in the 48-month pull. Their larger unit size and mix of one-story units are the reasons a buyer pays more there.
Partridge Court vs Partridge Place is a choice between the same 1,161-square-foot, two-story walk-up in two different associations: 16 units with a professional manager on the master association's 2022 list, or 56 self-managed units next door. The buildings match; the association, budget, flood panel and resale depth do not.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
This is the comparison every Partridge Court buyer makes, because the two sit on either side of the Back Gate entry road and the same floor plan comes up in both. It is also the comparison a Partridge Court seller has to win, because the buyer will tour both in one afternoon. Partridge Place has its own full guide.
Factor | Partridge Court | Partridge Place | Source |
|---|---|---|---|
Units and buildings | 16 units, two buildings of eight | 56 units, seven buildings of eight | Lee County parcel roll; DBPR |
Unit size | 1,161 heated sq ft, every unit | 1,161 heated sq ft, every unit | Lee County parcel roll |
Year built, stories | 1981, two stories | 1981, two stories | Lee County parcel roll |
State licence | December 8, 1980 | July 7, 1980 | DBPR condominium registry |
Declaration | OR 1544, Page 228 | OR 1488, Page 372 | Lee County Clerk, via the parcel roll |
Manager on the master association's 2022 list | P&M Property Management | Self managed | FPOA 2022 plan, Appendix B |
Required to post records online (25 or more units) | No, 16 units | Yes, 56 units | s. 718.111(12)(g) |
Pool | Own pool on its common-element parcel | Pool drawn on the association's map | Lee County parcel roll; FPOA 2022 map |
MLS closings, 12 months | 0 | 2 ($170,000 and $145,000) | Southwest Florida MLS, pulled 9/23/2026 |
MLS closings, 24 months | 1 ($132,000) | 11, median $165,000 at $142.12 per sq ft | Southwest Florida MLS, pulled 9/23/2026 |
MLS closings, 48 months | 9, listed individually ($132,000 to $280,000) | 28, including 8 post-Ian sales, Nov to Dec 2022 | Southwest Florida MLS, pulled 9/23/2026 |
Active listings on 9/23/2026 | 0 | 2, at $179,000 and $174,000 | Southwest Florida MLS |
2026 median just value | $119,694 | $119,694 | Lee County parcel roll |
FIRM panel and median ground | 12071C0438H, 6.2 ft | 12071C0576H, 6.3 ft | FEMA; Lee County LiDAR |
Letter of Map Amendment requests | none recorded | one, denied | FEMA LOMA index |
Source: the records named in each row; market figures Southwest Florida MLS Matrix, pulled September 23, 2026. Data updated: September 2026.
Three differences are real, and none of them is the building. First, association scale: 16 owners carry Partridge Court's budget, 56 carry Partridge Place's, so a single large repair weighs differently on each unit, and the only way to see how each association handles that is its budget and reserve schedule. Second, management: on the master association's 2022 list, Partridge Court had a management company and Partridge Place managed itself; a buyer should confirm today's arrangement in each resale package. Third, liquidity: Partridge Place produces a comparable most years, and Partridge Court did not in the last twelve months.
Choose Partridge Court if you want one of the smallest associations in The Forest, its own pool within a few steps of both buildings, a board made up of a handful of neighbors, and a building that is not on the market often, which also means little competition when you do buy. Choose Partridge Place if you want more units to choose from today, more recent sales to price against, and an association large enough that Florida requires it to post its records online. If you already own at Partridge Court and are thinking of selling, price against Partridge Place's 24-month sales and its two active listings, because that is exactly what your buyer will do: get a free home valuation for your Partridge Court condo or Call Jesse direct at (239) 898-6072. Buyers weighing the two can Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Partridge Court's strengths are record-proven: the lowest entry price in a gated golf community with optional membership, its own pool, a small owner-run association, two stories outside Florida's new condominium safety laws, and no CDD. Its trade-offs are as documented: Zone AE, 1981 construction, unpublished fees and very thin resale data.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Every item below comes from a public record or the Southwest Florida MLS, and each is proven in the section of this guide that covers it.
Partridge Court suits a buyer who wants the lowest-cost way into a gated golf community with an optional club, a small building with its own pool, and a floor plan they can compare unit by unit, and who is prepared to read an association budget and an elevation certificate before they sign. It suits less well a buyer who needs a large selection today, a unit larger than 1,161 square feet, a published fee schedule before an offer, or new construction.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the Partridge Court units that sell best are the ones whose trade-offs are explained up front. Thinking of selling? Get a free home valuation for your Partridge Court condo, 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 in Partridge Court means selling one of 16 identical units that last traded on the MLS in September 2025, with no Partridge Court unit listed on September 23, 2026 and two Partridge Place units of the same plan asking $174,000 and $179,000. The winning Partridge Court listing is priced from every comparable and documented before the first showing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
If you're searching for a Partridge Court listing agent, or thinking, 'I need someone to sell my Partridge Court home...' you are selling into a building with no sale of its own in the last twelve months, a same-plan neighbor with two active listings, and a buyer pool that includes owner-occupants, seasonal owners and investors. McGreevy and Comisar sell Partridge Court on the record: every MLS sale, every county-recorded deed, and the Partridge Place sales a buyer will compare you with. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a 16-unit condominium listing needs: a first price that holds, a resale package ordered on day one, and a flood and insurance file that answers a lender before an underwriter asks.
Honors and recognition:
In the last 12 months we tracked 0 Partridge Court closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026, so there is no 12-month volume, days-on-market or sale-to-list figure to report. The full 48-month pull, the widest we hold, is the record:
Four things make a Partridge Court sale its own job. The first is comparables: with no sale in twelve months, the price has to be built from older Partridge Court sales, the county's off-MLS deeds and Partridge Place's 24-month record, and then adjusted for condition, because the 2023 sales show how far apart two units of the same plan can sell. The second is the documents: Partridge Court has no website, so the declaration, bylaws, rules, budget and financial statement required by section 718.503 have to be requested from the association, and the buyer's 7-business-day review clock starts when they arrive. The third is the estoppel: two certificates, one from Partridge Court and one from the master association, each capped by statute. The fourth is the gate: showings go through the master association's DwellingLive system, and we register every one in advance. Whether the Partridge Court association requires its own approval of a buyer or tenant is set in its declaration, which is not online, so we read it before we list.
Start with a free home valuation for your Partridge Court condo. It takes about a minute, and Jesse follows up with the sales that actually fit your unit: every Partridge Court sale since 2022, the county's recorded deeds, and the Partridge Place units of the same plan, not a community median that mixes a walk-up condominium with a $1,250,000 home in The Oaks. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
From three sources, in order. Partridge Court's own nine MLS sales since September 2022 and the county's four off-MLS deeds; then Partridge Place's 24-month record, 11 sales at a median $165,000 and $142.12 per square foot of living area, per the Southwest Florida MLS, pulled September 23, 2026; then condition, updates and location in the building. We show you every one of those sales before we suggest a number.
Yes, because your buyer will. On September 23, 2026 two Partridge Place units of the same 1,161-square-foot plan were asking $179,000 and $174,000. A Partridge Court unit priced above them needs a reason a buyer can see, such as a renovated kitchen or the Partridge Court pool and association; one priced below them sells first.
The resale package under section 718.503: the declaration, articles, bylaws and rules, the annual budget and financial statement, the statutory statement on the structural integrity reserve study, and the state's FAQ document. Add the estoppel certificates from both associations, your elevation certificate if you have one, and any association approvals for work done inside the unit.
Yes. Florida's milestone-inspection law applies at three habitable stories and the structural integrity reserve study rule "does not apply to buildings less than three stories in height," under section 718.112(2)(g). A buyer comparing Partridge Court with a three-story condominium elsewhere has two fewer reports to worry about.
Three of the nine Partridge Court MLS sales closed in November 2023, and February 2026 alone carried 13 of The Forest's 45 closings in the last 12 months, per the Southwest Florida MLS. With about half the community seasonal, a unit priced, photographed and documented by early January meets the most buyers. Allow time for both estoppel certificates.
Yes. We can offer your unit privately to qualified buyers in our database before, or instead of, a public listing, and we will explain the trade-off between privacy and full market exposure. Confidential conversations welcome at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Partridge Court, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, south of The Forest on the same highway. Jesse leads the listing side, and Marc works with buyers across Lee and Collier counties.
Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, built the team on a simple idea: the seller or buyer who understands the record before the first showing negotiates from strength. Read more on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Before a word of this guide was written we read the association's state filings back to 1995, the master association's 2022 plan and street map, the county roll and sale history for all 16 units and the common-element parcel, the county's development orders and easements, FEMA's panels, the state's condominium statutes, and every MLS closing in The Forest since September 2022, checked address by address. When we list a Partridge Court unit we put that work to use in three ways. We price from every comparable that exists, including the county deeds the MLS never carried. We order the resale package and both estoppel certificates on the first day, because Partridge Court has no website and the buyer's review clock depends on them. And we put the flood facts in the file from day one: panel 12071C0438H, median ground of 6.2 feet and, where the seller has one, the elevation certificate.
Jesse McGreevy and Marc Comisar are top-reviewed Partridge Court 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.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Derek Dixon, Google review
★★★★★ "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
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Beth Shaw, 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." Sherry Warga, Google review
Follow the team on Facebook, or connect with Jesse McGreevy on LinkedIn and Marc Comisar on LinkedIn.
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 Partridge Court? Get a free home valuation for your Partridge Court condo, or call Jesse direct at (239) 898-6072.
Buying in Partridge Court? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the whole community, start with our guide to The Forest. For the same floor plan next door, read our guide to Partridge Place, and for a slightly larger Timberlakes condominium near the Main Gate, our guide to Quail Cove. For the wider market, see our Fort Myers guide and our Lee County guide.
These are the questions buyers ask about Partridge Court and about buying a condominium at The Forest in Fort Myers, answered from the public record: size, price, fees, flood, insurance, rentals, pets and schools. Where the record is silent, the answer says so and names the document that holds it.
McGreevy and Comisar, on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales, and a Partridge Court market read that includes every MLS sale and every county-recorded deed since 2022. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
At the Back Gate on Island Park Road. The master association's 2022 street map draws Partridge Court on the east side of the entry road from the Back Gate, opposite Partridge Place, with its pool between its two buildings at 16540 and 16530 Partridge Club Road, per the association's 2022 Emergency Preparedness Plan.
Sixteen, in two buildings of eight. The state registry records 16 units for project PR1S006248, per the DBPR condominium search, and the county roll records 16 unit parcels plus one common-element parcel.
Every unit is 1,161 heated square feet with two bedrooms and two baths on the Lee County parcel roll. Two MLS listings entered 1,200 square feet of living area; the county figure is the one we use for comparing units.
The nine MLS sales in the 48 months to September 23, 2026 ran $132,000 to $280,000, and the most recent was $132,000 in September 2025, per the Southwest Florida MLS. There is no current-year median, because nothing closed in the last 12 months. Partridge Place, the same floor plan next door, had a 24-month median of $165,000.
Not published. Neither the Partridge Court association nor the master association posts an assessment, and at 16 units Partridge Court is not required to post records online under section 718.111(12)(g). The seller must provide the budget under section 718.503, and the estoppel certificates state what is owed.
Yes. It is inside The Forest's gates, beside the Island Park Gate, which the master association staffs seven days a week from 7:00 AM to 10:00 PM; the Main Gate on Forest Boulevard is staffed around the clock, per the association's 2022 plan. Guests are pre-registered through the DwellingLive system.
No. The Forest is non-bundled: the club's membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's portal says the same in its own words.
Yes. The county's common-element parcel for Partridge Court carries the legal description "POOL + ALL COMMON ELEMENTS" on 1.54 acres, per its Property Appraiser record, and the master association's map draws the pool between the two buildings. Pool rules are set by the association and are not published.
Yes. Every unit is in FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022, and median ground is about 6.2 feet, per the county's LiDAR layer.
With a federally backed mortgage, yes, because every unit is in the Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page. The association's master policy covers the building if it carries flood; your unit-owners policy covers what the declaration leaves to you. Ask for the master policy declarations.
The public record does not say. USGS surveyed a high-water mark 2.89 feet above ground at a Waters Edge building inside The Forest, per its Ian record, but none at Partridge Court, and no public record we reached reports water inside a Partridge Court unit. Ask the seller for the flood disclosure required by section 689.302.
No. Both buildings are two stories, and the reserve-study rule "does not apply to buildings less than three stories in height," under section 718.112(2)(g); milestone inspections start at three habitable stories under section 553.899.
That depends on the declaration and rules, which are not published. Florida law lets a rental-restricting amendment bind only owners who consent and later buyers, under section 718.110(13), so as a buyer you take title subject to whatever is recorded. Read the leasing clause before you sign.
The pet rule is not published; it sits in the declaration and rules, which the seller must provide. Ask for the pet clause and any board rule before you sign.
Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked 2026-27 zone map. Rayma C. Page Elementary, 1.4 miles away, earned an A in 2024, 2025 and 2026.
No. The Forest does not appear on Lee County's special districts roster, and the county's MSTBU layer returns no taxing unit inside the community.
No. It has a Fort Myers mailing address and ZIP 33908, but every parcel is in unincorporated Lee County and the San Carlos Park fire district, per the county parcel roll. That is why the county's Class 5 flood-insurance discount applies.
Same building design, different association. Partridge Court is 16 units with its own board and budget; Partridge Place is 56 units, self managed on the master association's 2022 list, on a different flood panel, with more frequent sales. The decision table above sets them side by side.
Gulf Coast Medical Center, about 4.5 miles and 9 minutes from the clubhouse, is Lee County's state-designated Level II trauma center, per the Florida Department of Health.
The association's budget and most recent financial statement, the master policy declarations and deductible, any special assessment adopted or pending, the declaration's leasing and pet clauses, the unit's elevation certificate if one exists, and the seller's flood disclosure. Call Marc at (239) 287-5873 and we will request them with you.
These are the questions Partridge Court owners ask before they sell, answered from the Southwest Florida MLS, Lee County's records, the association's filings and Florida statute: price, timing, documents, fees, flood, insurance, taxes and the gate. Where the record is silent, the answer names the document that holds it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
McGreevy and Comisar, because a Partridge Court listing is won on comparables and documents, and we have both on the record: every Partridge Court MLS sale and county deed since 2022, and the Partridge Place sales your buyer will compare you with. We are the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
It depends on condition and on which comparables you trust, and at Partridge Court the comparables are thin. The three MLS sales since May 2024 ran $132,000 to $180,000, the county recorded an off-MLS sale at $265,000 in January 2025, and Partridge Place's 24-month median was $165,000, per the Southwest Florida MLS, pulled September 23, 2026. Get a free home valuation for your Partridge Court condo.
Because nothing closed in the 12 months to September 23, 2026, and even the full 48-month pull holds only nine MLS sales, under our ten-sale floor. We list every sale instead of printing a median that would describe no real unit.
Nine on the Southwest Florida MLS from September 24, 2022 to September 23, 2026, for $1,725,700 in total, and 13 on the county record, where four sales never reached the MLS, per the Lee County Property Appraiser's sale records on the county parcel roll.
On the MLS, $280,000 for Building 2, unit 104 in November 2023, at 105.66% of its $265,000 list after 30 days. The county also recorded $275,500 for Building 2, unit 101 on November 29, 2022, a sale that did not appear on the MLS.
Yes, carefully. They are deeds the county coded 01, "qualified as arm's length because of examination of the deed," per the county's transfer codes, so a buyer's appraiser will see them. But they carry no listing, no days on market and no description of condition, so we weigh them below the MLS sales.
They should not set it. None of Partridge Court's nine MLS sales fell in November or December 2022; two county-recorded sales did, at $275,500 and $130,000, and Partridge Place's eight sales in those weeks ran $75,000 to $145,000, most within days of listing. We exclude that window when we price a unit today and say so on the pricing sheet.
The nine MLS sales took from 1 to 316 days on market, per the Southwest Florida MLS. The five that sold within about a month closed at 94.72% to 111.26% of list; the three that took more than 200 days closed at 75.96% to 94.96% of their list prices. Price decides the timeline more than the building does. Call Jesse direct at (239) 898-6072.
It leans toward buyers. Across The Forest, 29 homes were listed on September 23, 2026 against 45 closings in the prior 12 months, about 7.7 months of supply, per the Southwest Florida MLS, and Partridge Court itself had no sale in that year. More than six months of supply favors buyers by the usual rule of thumb, which is the case for pricing discipline from the first day.
Condominium and villa closings in The Forest rose from 25 to 30 year over year, while the segment's median eased from $299,000 to $286,500, per the Southwest Florida MLS. At Partridge Court, the three MLS sales since May 2024 were lower than the 2023 sales. No forecast is published; we price from the sales that exist.
Start from the closed sales of the same product, then adjust. At Partridge Court that means the nine MLS sales, the county's four deeds and Partridge Place's 1,161-square-foot sales, then condition, updates and location in the building. Asking prices are not evidence until they close. Start with a free home valuation.
An appraiser for a financed buyer will look for recent sales of the same plan, and at Partridge Court the most recent are $132,000 to $180,000 on the MLS plus Partridge Place's sales. We give the appraiser the full set, including the higher 2023 sales and what distinguished them, so the valuation reflects your unit's condition rather than the lowest sale in the building.
A Florida seller typically pays the brokerage fee (negotiated, not set by law), documentary stamp tax on the deed at 70 cents per $100 of price under section 201.02, prorated taxes and assessments, and the costs the contract assigns to the seller. On a $165,000 sale, documentary stamp tax is $1,155 by our arithmetic. Add the resale documents and estoppel certificates from both associations.
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.
No law sets real estate commissions in Florida; every fee is negotiated and written into the listing agreement. Licensing and conduct are regulated by the Florida Real Estate Commission. We explain what our fee covers for a Partridge Court listing before you sign.
Whoever the written agreements say pays them. The listing agreement sets the seller's brokerage fee, and a buyer's agent is paid under the buyer's own agreement; any seller contribution toward it is a negotiated term. Florida's brokerage-relationship rules are in section 475.278.
Under section 718.503(2): the declaration, articles, bylaws and rules, the annual financial statement and budget, the structural integrity reserve study item (at Partridge Court, the statutory statement), and the state's FAQ document, at the seller's expense. Because Partridge Court has no website, we request them from the association on the first day.
Up to $250 when nothing is delinquent, plus $100 for delivery within 3 business days on an expedited request, and an additional fee of no more than $150 if an amount is delinquent, under section 718.116(8). The master association issues its own certificate through its manager's resale page.
That is set in the declaration, which is not online. Some Florida condominiums require board approval of a sale or lease and some do not. We read your declaration and any amendments before we list, so your buyer's timeline includes any approval step from the start.
No. Both Partridge Court buildings are two stories, below the three-story line in section 553.899 and section 718.112(2)(g). The resale package answers the reserve-study item with the statement the statute allows.
Florida requires a seller of residential property to give a written flood disclosure at or before signing, covering flood damage during your ownership, flood insurance claims and federal flood assistance, under section 689.302. At Partridge Court, where every unit is in Zone AE, it matters on every sale.
If you do not have one, it is worth asking Lee County's flood information office whether one is on file for your building. A buyer's flood quote is priced from it, and with median ground about 6.2 feet against an 11-foot base flood elevation, it is the document that answers the insurance question fastest.
The building is insured by the association's master policy, and your buyer insures the unit under an HO-6. Citizens' mandatory-flood rule exempts policies written on a condominium unit-owners form, under section 627.351(6). Having the master policy declarations and deductible in the listing file speeds every quote.
Look at the record first. In 2023, three units sold at $220,000 to $280,000 within about a month of listing, while the three MLS sales since 2024 ran $132,000 to $180,000, per the Southwest Florida MLS. The MLS rows do not grade condition, but a gap that size inside one floor plan is usually condition. Whether an update pays back depends on its cost and the association's approval rules. We will show you the numbers for your unit before you spend.
Yes. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring repairs, but it does not remove the flood disclosure under section 689.302, the resale documents under section 718.503, or your duty to disclose known material defects.
Yes, but at Partridge Court you would handle alone the gate pre-registration for every showing, the resale package and both estoppel certificates, the 7-business-day document review clock, the flood disclosure, and a buyer's questions about the club. We do those every week. Call Jesse direct at (239) 898-6072.
Cash-offer companies are legal, but their offers are usually below open-market value because they price in a resale margin. Compare any cash offer with a market valuation of your Partridge Court unit first: free home valuation.
Yes, you may sell at any price you choose. In a financed sale the buyer's appraisal still sets the loan, and a sale to a relative can carry tax consequences; ask your tax adviser. We show you the market value first so the choice is informed.
Usually, subject to the lease and the association's rules. Your buyer takes the unit subject to the existing lease unless the lease says otherwise, and any rental amendment already recorded binds the new owner under section 718.110(13). Showings need the tenant's cooperation, so plan them with the lease in hand.
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. A second home or rental does not qualify for the exclusion. Florida has no state income tax. Confirm your position with a tax adviser.
If your Partridge Court unit is homesteaded, as 5 of the 16 were on the 2026 roll, 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. Apply with the new county's property appraiser.
Not automatically. Membership in The Forest Country Club is separate from home ownership, and the club does not publish its dues, initiation or transfer terms, per its membership page. If you are a member, we get the club's terms in writing before we list.
Only if you are a club member. The club's Form 990 filings show capital, renovation and hurricane assessments on members from 2022 to 2024. A non-member Partridge Court seller has no club account to settle.
Visitors are pre-registered by residents through the master association's DwellingLive system, per the association's website. Partridge Court is beside the Island Park Gate, staffed from 7:00 AM to 10:00 PM, and we register every showing in advance so buyers are expected at the gate.
With the facts a buyer cannot find elsewhere: the full sales record including county deeds, the Partridge Court pool and association, the two-story exemption from the milestone and reserve-study laws, and the flood panel and ground elevation, alongside cinematic video, drone, professional photography and our qualified-buyer database. Start with a free home valuation.
Price from the right comparables, prepare and market the unit, qualify buyers, manage gate access and showings, negotiate, and carry the file to closing, including the disclosures, the resale package and both estoppel certificates. Florida's duties for a seller's agent are in section 475.278. Call Jesse direct at (239) 898-6072.
Every fact about Partridge Court on this page traces to a named public record: the association's filings with the Florida Division of Corporations, the state condominium registry, the Lee County Property Appraiser's roll and sale records, the county's zoning, flood and utility layers, the master association's 2022 plan, Florida statute, FEMA and the U.S. Geological Survey.
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 Partridge Court 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.
Two Partridge Court records are not posted anywhere public, and we say so rather than link a copy: the declaration of condominium at Official Records Book 1544, Page 228, held in the Lee County Clerk's official records and retrievable there by book and page, and every association budget, financial statement and rule, which are member records a seller provides at resale under section 718.503.
Document | What it is | Link |
|---|---|---|
Partridge Court Condominium Association 2026 annual report | The association's current corporate filing (active, filed April 28, 2026) | |
Partridge Court Condominium Association reinstatement (November 17, 2005) | The filing that restored the association after administrative dissolution | |
The Forest Property Owners' Association Emergency Preparedness Plan (updated May 2022) | The master association's plan: gate staffing, board roster with the Partridge Court seat, 2022 manager list, and the Appendix G street map showing the Back Gate and the Partridge Court pool | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel covering Partridge Court | |
Lee County Evacuation Zone A map | The county evacuation zone that covers all of The Forest | |
Lee County real property transfer codes (from January 1, 2018) | The code list that defines a qualified, arm's-length sale on the county roll | |
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 Partridge Court tax bill | |
Florida Building Code effective dates | The code-era reference for a 1981 building | |
Florida Statutes s. 718.503 (2026) | The resale documents every Partridge Court seller provides | |
Florida Statutes s. 718.112 (2026) | The reserve-study rule and its three-story threshold | |
Florida Statutes s. 689.302 (2026) | The residential flood disclosure every seller gives |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Partridge Court. 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.
