Partridge Place is the oldest condominium in The Forest, Fort Myers: 56 two-bedroom walk-up units of 1,161 sq ft from 1981, its own pool, optional club, and 11 closings in 24 months at a $165,000 median. 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 Place sellers call first, and the team buyers call when they want the record behind the lowest price point in The Forest. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them. Partridge Place is a 56-unit, two-story walk-up condominium inside the master-planned community of The Forest in Fort Myers, Florida. It is the oldest condominium inside the gates and the community's entry point on price: seven buildings of eight units on Partridge Place Road, all finished in 1981, where every unit measures 1,161 heated square feet on the Lee County parcel roll.
Three facts set Partridge Place apart, and each comes from a public record rather than a listing description. First, it is the first condominium the state licensed at The Forest, on July 7, 1980, with the original developer, Timberlakes, Ltd., as developer of record, per the Florida DBPR condominium search, and its association, Partridge Place Condominium Association, Inc., was filed on April 7, 1980 and is active today, per its Division of Corporations record. Second, its buildings are two stories, so Florida's milestone-inspection law (s. 553.899) and structural integrity reserve study rule (s. 718.112), which reach buildings of three stories or more, do not apply here. Third, the roofs have been worked on building by building since 2021, and four buildings carry open county permits for re-roofing, truss reframing and overhang repair with a combined estimated construction value of $633,442, per Lee County's permitting record. That last fact is the one a buyer and a seller both need to understand before a contract is signed, and this guide lays it out.
We built this page the way we price a listing here: from every Southwest Florida MLS closing at Partridge Place over the last four years, pulled September 23, 2026 and checked address by address against the county roll, plus the association's state corporate record, the state condominium registry, 45 Lee County permit and development-order records tied to the association's common-element parcel, FEMA's flood maps and Florida statute. If you own at Partridge Place, the market section shows what units have sold for and what you compete against today. If you are buying, the building, fee and document sections show what you will pay, what you must request before closing and where the public record goes silent.
McGreevy and Comisar are the best realtor for Partridge Place 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 Place market read built on every MLS closing, the county roll, the association's filings and 45 permit records.
If you're searching for the best realtor for Partridge Place in The Forest, Fort Myers, whether you're ready to sell your Partridge Place home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. If you want to see how Fort Myers agents stack up before you choose one, read our roundup of the best real estate agents in Fort Myers, compared on the public record.
Recent Partridge Place track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 2 Partridge Place closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: $170,000 in January 2026 (1,161 square feet of MLS living area, 12 days on market, 94.44% of list) and $145,000 in October 2025 (1,200 square feet of MLS living area, 157 days, 90.68% of list). Two sales cannot carry a median, so our stats window widens to the first period with 10 or more closings, which is 24 months (09/24/2024 to 09/23/2026): 11 closings, $1,828,900 in closed volume, a median sold price of $165,000 (n=11, which is odd, so the median is an observed sale), a median of $142.12 per square foot of MLS living area, a median sold-to-list ratio of 94.34%, a median of 101 days on market, and 2 of the 11 closings at or above asking. The highest sale in the window was $195,000 (February 2025) and the lowest $145,000 (October 2025). The 24-month window is also the first one that begins after the eight Partridge Place sales that closed in the weeks after Hurricane Ian, so none of those sales is inside these figures. Today 2 units are active, asking $179,000 and $174,000.
For Partridge Place 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 Place sale also runs on documents that have to be ordered in the right sequence. Your buyer is entitled, at your expense, to the declaration, articles, bylaws and rules, the latest annual financial statement and budget, a statement on the structural integrity reserve study and the state's frequently asked questions sheet under section 718.503, plus estoppel certificates from both the condominium association and The Forest's master association, whose manager takes orders on its resale and lender documents page. Buyers will ask about the open roof and truss permits on four buildings before they ask about the kitchen, so we pull the county record and the association's own minutes on the first day of the listing. That is a documents and marketing 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 Place home? Get a free home valuation for your Partridge Place condo, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in Partridge Place? 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 Place comes down to eight load-bearing facts: what it is, how old it is, which Florida condominium rules reach it, what the flood maps say, what the county permit record shows about its roofs, what owning costs, who owns the units, and what the market is doing. Each is drawn from a government record or the Southwest Florida MLS and is sourced again below.
This guide to Partridge Place runs from where it sits and what the market is doing, through its origins, buildings, permit history, amenities, governance, fees and documents, rentals, pets and owners, storms, flood zones and insurance, schools and drives, a direct comparison with Partridge Court and the other Forest condominiums, honest pros and cons, and both FAQ sets. Jump to what you need, or read it in order.
Living in Partridge Place means a two-bedroom, two-bath walk-up condominium of 1,161 heated square feet inside The Forest's staffed gates, a shared association pool, and a clubhouse about a third of a mile away that you may join or ignore. It is the least expensive way into The Forest.
Partridge Place sits on the eastern edge of The Forest, where Partridge Place Road runs parallel to Island Park Road inside the perimeter wall. Every one of its 56 units carries a Fort Myers mailing address and ZIP 33908, but none of it is in the City of Fort Myers: each parcel on the Lee County parcel roll is coded to unincorporated Lee County and the San Carlos Park fire district. County government, not a city, handles permits, zoning and flood rules here, and the county's own permitting record classes the land as Suburban on the Lee Plan and zoned RM-2, per the parcel information carried on Lee County's permit record for the association's common elements.
Partridge Place owners are members of The Forest Property Owners' Association as well as their own condominium association. Per the master association's 2022 Emergency Preparedness Plan, the Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day, the Island Park Gate is staffed seven days a week from 7:00 AM to 10:00 PM, and a patrol runs nightly; gate staffing hours are from the association's 2022 emergency plan. Residents enter by vehicle barcode, requested through the master association's online barcode request form, and guests are pre-registered through the association's DwellingLive visitor system. The master association owns the private streets, and The Forest sits in no county lighting or road taxing unit, per the county's MSTBU layer.
The Forest Country Club does not list a pool among its amenities on its lifestyle page; pools at The Forest belong to the neighborhood associations. Partridge Place has one. Lee County's parcel roll flags a pool on every Partridge Place unit record, the county issued a 2018 permit to replace the fence around it with a 6-foot aluminum pool fence and one gate, and a 2022 permit re-roofed the "pool house," per the county's permit index for the association's common-element parcel. Pool hours and rules are in the association's rules, which are not published publicly.
The Forest is non-bundled. The Forest Country Club's own membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's resident portal says, independently, "The Forest is a non-bundled gated community." A Partridge Place buyer therefore pays no club dues unless they choose to join, and the Bear and Bobcat courses, the six clay tennis courts, pickleball, bocce and the clubhouse dining room are available through a membership. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry.
The county roll gives a rare look at who owns at Partridge Place. Only 2 of the 56 units carry a Florida homestead exemption for 2026, which means 54 units are not claimed as the owner's permanent Florida residence. Of the 56 owner mailing addresses on the parcel layer, 28 are in Florida, 27 are in other states (Illinois 5, New York 4, Michigan 4, Ohio 3, Massachusetts 2, Minnesota 2 and one each in Nebraska, Indiana, Tennessee and Arizona) and one is in Canada. The roll does not say how many units are rented, used seasonally or left empty in summer; it says that very few are homesteaded. The master association's 2022 plan estimates The Forest's population at about 1,000 year-round and about 2,000 in peak season.
From Partridge Place, the Rayma C. Page Elementary campus on US 41 is about 1.4 miles and 3 minutes away, Lakes Regional Park about 2.5 miles, Bell Tower Shops about 4.1 miles, and Gulf Coast Medical Center, Lee County's state-designated Level II trauma center on the Florida Department of Health list, about 4.6 miles and 9 minutes. Those are free-flow drives we computed on September 24, 2026 from the association's common-element parcel with the OSRM routing engine on OpenStreetMap roads; in-season traffic is longer. The full drive table is further down.
Partridge Place occupies a 4.90-acre condominium parcel on the east side of The Forest, along Partridge Place Road just inside Island Park Road. Its seven buildings run from 16560 to 16740 Partridge Place Road, and The Forest Country Club's clubhouse is about 0.3 miles and two minutes away by road.
Data updated: September 2026 (Lee County parcel roll and permitting records, retrieved 24 Sep 2026)
The association owns the land and everything outside the units as common elements: a single 4.90-acre parcel at 16630 Partridge Place Road on the Lee County Property Appraiser's record, described in the county legal as Partridge Place Condo, Official Records Book 1488, Page 372, Condominium Plat Book 7, Page 22, common elements. Units are separate parcels that convey by deed; the land, pool, parking and building shells are shared.
Lee County's permit records number the buildings in address order, and we use the county's numbers throughout this guide.
Building (county permit numbering) | Street address | Units | Unit numbers |
|---|---|---|---|
Building 1 | 16560 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Building 2 | 16590 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Building 3 | 16620 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Building 4 | 16650 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Building 5 | 16680 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Building 6 | 16710 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Building 7 | 16740 Partridge Place Road | 8 | 101 to 104, 201 to 204 |
Source: Lee County parcel layer (site address and unit on each of the 56 unit parcels) and building numbers as written on the county's permit records.
We do not read a floor from a unit number anywhere in The Forest. At the Heron Coach Houses and Fairway Woods, the leading digit of a unit number identifies the building, not the floor, and the same caution applies here: the county records each Partridge Place building at two stories but does not say which units are upstairs. A listing's own description and a walk-through settle it for a specific unit.
Partridge Place is the neighborhood closest to Island Park Road, a county-maintained public road. Lee County's permit index ties a 2013 permit for an 8-foot precast concrete wall and 7-foot aluminum fence, valued at $127,500, and a companion permit relocating nine water services for the "Island Park Road fence/wall," to the Partridge Place common-element parcel, following the county variance VAR2012-00007 that let the perimeter fence become an 8-foot wall. The master association's 2022 plan places The Forest's second entrance, the Island Park Gate, on that same road beside Partridge Court, so Partridge Place owners can use either gate.
Two neighbors share Partridge Place's age and developer. Partridge Court is the same 1,161-square-foot, two-story walk-up design in two buildings of eight, built the same year, but it is a separate condominium with its own association and budget. Quail Cove, licensed by the state in 1981 with Timberlakes as developer, is 24 larger units in three two-story buildings and is the one neighborhood addressed on Forest Boulevard itself. Both are compared with Partridge Place further down.
Partridge Place recorded 11 closings in the 24 months to September 23, 2026, at a median of $165,000, $142.12 per square foot of MLS living area, 94.34% of list and 101 days on market; two of those closings fell in the last 12 months. Two units are listed today, at $179,000 and $174,000, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Every figure in this section is our count of closed Southwest Florida MLS records for Partridge Place, pulled September 23, 2026, each checked by street address against the Lee County parcel roll. One 2024 closing is filed in the MLS under the generic name "The Forest" but sits at a Partridge Place address and is counted here.
We use the first time window that holds at least 10 closings, and we name the window beside every figure. The trailing 12 months (09/24/2025 to 09/23/2026) hold only 2 closings, so the working window is the 24 months from 09/24/2024 to 09/23/2026, which holds 11. Medians follow one convention: with an odd count the median is the middle observed sale; with an even count it is the mean of the middle pair, and we name the pair. Price per square foot is each sale's own sold price divided by its MLS living area, and we report the median of those per-sale ratios; the MLS lists two units at 1,200 square feet of living area where the county roll records 1,161 heated square feet, so the two denominators are labeled wherever both appear.
Sold | Building | Unit size (MLS living area) | List price | Sold price | Per sq ft of living area | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
January 2026 | Building 6, 16710 Partridge Place Road | 1,161 sq ft | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
October 2025 | Building 4, 16650 Partridge Place Road | 1,200 sq ft | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Two closings are listed, not given a median.
Measure, 09/24/2024 to 09/23/2026 | Figure |
|---|---|
Closings | 11 |
Closed volume | $1,828,900 |
Median sold price | $165,000 (n=11, odd, an observed sale) |
Price range | $145,000 to $195,000 |
Median per sq ft of MLS living area | $142.12 (mean of per-sale ratios $142.84) |
Median sold-to-list ratio | 94.34% (mean of per-sale ratios 93.01%) |
Median days on market | 101 |
Closed at or above asking | 2 of 11 |
Median MLS living area | 1,161 sq ft |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. This window starts after the post-Ian sales of late 2022, so none of them is counted.
Sold | Building | Unit size (MLS living area) | List | Sold | Per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Jan 2026 | Building 6 | 1,161 sq ft | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
Oct 2025 | Building 4 | 1,200 sq ft | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
Sep 2025 | Building 7 | 1,161 sq ft | $175,000 | $170,000 | $146.43 | 97.14% | 158 |
Jul 2025 | Building 1 | 1,161 sq ft | $174,900 | $174,900 | $150.65 | 100.00% | 4 |
May 2025 | Building 6 | 1,161 sq ft | $150,000 | $154,000 | $132.64 | 102.67% | 461 |
May 2025 | Building 3 | 1,161 sq ft | $170,000 | $165,000 | $142.12 | 97.06% | 101 |
May 2025 | Building 4 | 1,161 sq ft | $215,000 | $190,000 | $163.65 | 88.37% | 46 |
Mar 2025 | Building 2 | 1,161 sq ft | $170,000 | $160,000 | $137.81 | 94.12% | 268 |
Mar 2025 | Building 1 | 1,161 sq ft | $159,000 | $150,000 | $129.20 | 94.34% | 89 |
Feb 2025 | Building 7 | 1,161 sq ft | $219,000 | $195,000 | $167.96 | 89.04% | 58 |
Sep 2024 | Building 2 | 1,161 sq ft | $205,900 | $155,000 | $133.51 | 75.28% | 218 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; buildings resolved by street address. Every unit is a two-bedroom, two-bath condominium.
Read the table for spread, not for trend. Seven of the 11 sales closed between $150,000 and $175,000, the two highest prices were asked well above that band and closed at 88% to 89% of list, and the three longest waits (218, 268 and 461 days) closed at or below the median. A unit priced inside the band that the closed sales set has sold quickly; the $174,900 closing of July 2025 took four days at full price.
Over 36 months (09/24/2023 to 09/23/2026), Partridge Place recorded 13 closings at a median of $170,000 (n=13, odd, an observed sale), per the Southwest Florida MLS. Over the full 48-month pull, the widest window we hold (09/24/2022 to 09/23/2026), it recorded 28 closings, among the highest counts of any neighborhood in The Forest, at a median of $157,500 (n=28, even, the mean of the middle pair $155,000 and $160,000). That 48-month figure spans the eight sales that closed between November 10 and December 2, 2022, weeks after Hurricane Ian, at $75,000 to $145,000; they are recorded closings and stay in the count, but they pull the 48-month median down and should not be used to price a unit today. Excluding those eight by our own arithmetic, the 20 closings from April 2023 on have a median of $172,450 (n=20, even, middle pair $170,000 and $174,900).
Eight Partridge Place condominiums closed between November 10 and December 2, 2022, about six weeks after Hurricane Ian made landfall, at prices from $75,000 to $145,000 and a median of $113,350 (n=8, even, middle pair $106,500 and $120,200). Seven of the eight recorded 0 to 2 days on market and the eighth 5 days, and five closed above their list price, one at 135% of list. They read as as-is or investor transactions in a disrupted market rather than normal resales. They remain in every Partridge Place figure that spans late 2022, and they are the reason the 24-month window, which begins in September 2024, is the one we price from. Nothing in the public record we reached says what condition those units were in when they sold.
Calendar year | Closings | Median sold | Median per sq ft of MLS living area | Median days on market |
|---|---|---|---|---|
2022 (September 24 to December 31) | 8 | $113,350 (even, middle pair $106,500 and $120,200); all eight are the post-Ian sales | $97.63 | 0.5 |
2023 | 7 | $207,000 (odd, observed) | $178.29 | 70 |
2024 | 3 | $190,000 (odd, observed) | $163.65 | 218 |
2025 | 9 | $165,000 (odd, observed) | $142.12 | 101 |
2026, to September 23 | 1 | $170,000 (one sale, listed) | $146.43 | 12 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. The 2022 row is shown only because it is the disclosure; it is not a market price.
The record shows a peak and a settling. In May and June 2023, three units closed at $265,000, $265,000 and $274,000, the highest Partridge Place prices of the four years, and the 2023 median reached $207,000. By 2025 the median was back to $165,000 on nine sales. The MLS does not record why. Florida condominium owners faced new reserve and inspection laws and higher insurance costs over the same period, and at Partridge Place the county record shows roof and truss work under way on several buildings; any of those can move a price, and none is proven by the closings alone.
Status on September 23, 2026 | Building | Unit size (MLS living area) | Asking price | Asking per sq ft | Days on market |
|---|---|---|---|---|---|
Active | Building 2, 16590 Partridge Place Road | 1,161 sq ft | $179,000 | $154.18 | 63 |
Active | Building 1, 16560 Partridge Place Road | 1,161 sq ft | $174,000 | $149.87 | 9 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; asking per square foot is our arithmetic on MLS living area.
Both asking prices sit above the 24-month median sale of $165,000 and inside the range of recent closings. Two active listings against 11 closings in 24 months is about 4.4 months of supply by our arithmetic (11 closings over 24 months is about 0.46 a month); measured against only the 2 closings of the last 12 months, it would be 12 months. Neither figure is a forecast. The Forest as a whole had about 7.7 months of supply on the same day, per our guide to The Forest.
Lee County's 2026 just value is $119,694 on 55 of the 56 units and $132,126 on one, on the county parcel roll. Just value is a mass-appraisal figure set for taxation, not a market price, and it runs below every Partridge Place sale of the last three years. Use it to compare Partridge Place with other Forest neighborhoods, and use the closed sales above to price a unit.
Partridge Place is The Forest's entry price, 11 closings in 24 months at a $165,000 median, and the file that decides a sale here is the county permit record and the association's minutes, not the kitchen. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we pull both on day one. Selling? Find out what your Partridge Place 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 Place began in 1980, the year The Forest itself was platted: its association was filed April 7, 1980, the state licensed the condominium July 7, 1980 with Timberlakes, Ltd. as developer, and all seven buildings were finished in 1981. It is the oldest condominium registration inside the gates.
Data updated: September 2026 (Florida Division of Corporations, DBPR condominium registry and Lee County records, retrieved 24 Sep 2026)
Partridge Place's history is told in state and county filings, not in a sales brochure, and the dates line up closely with The Forest's own founding.
The Forest's original development entity 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. The Florida condominium registry names Timberlakes as developer of record for Partridge Place, Partridge Court and Quail Cove, the three early walk-up condominiums along the community's east side, per the DBPR condominium search. The master association itself, The Forest Property Owners' Association, Inc., was filed December 7, 1979, per its Division of Corporations record.
Three filings in 1980 created Partridge Place. The condominium association was filed as a Florida not-for-profit corporation on April 7, 1980, per its Division of Corporations record. The declaration of condominium was recorded at Official Records Book 1488, Page 372, with its condominium plat at Condominium Plat Book 7, Page 22, both in the Lee County Clerk's official records. And the state licensed the condominium on July 7, 1980, recording 56 residential units, with one amendment approved December 10, 1982, per the DBPR registry. The founding plat of The Forest, Unit One, was recorded May 23, 1980, so Partridge Place's association predates the community's first plat by about seven weeks.
Every Partridge Place unit carries a first-year-built of 1981 on the county parcel roll, the same year as Partridge Court and Pheasant Court Villas. That places Partridge Place more than two decades before Florida's first statewide building code, which took effect March 1, 2002, per the Florida Building Commission. The original construction was built under the local codes of 1980 and 1981; every roof, window and shutter replaced since then was permitted under the code in force at the time of that work.
The association's corporate record shows an amendment filed September 1, 2010 and Amended and Restated Articles of Incorporation filed February 3, 2011, which is the most recent corporate event on the state record. Restated articles are the corporate charter; they are not the declaration, and the declaration's own amendment history sits in the county's official records. A buyer's document review should cover both.
Partridge Place is one floor plan repeated 56 times: two bedrooms, two baths and 1,161 heated square feet per unit on the county roll, in seven two-story walk-up buildings of eight units each, all from 1981. No unit is larger or smaller on the public record, which makes Partridge Place unusually easy to price by comparison.
Data updated: September 2026 (Lee County parcel roll, retrieved 24 Sep 2026)
Uniformity is the defining fact. On the Lee County parcel layer, all 56 unit records read the same: two stories, one building, first built 1981, 1,161 heated square feet and 1,161 total square feet, two bedrooms, two bathrooms and a pool flag. No unit record shows a garage or carport.
The county measures every unit at 1,161 heated square feet. The Southwest Florida MLS records most units at 1,161 square feet of living area, but two 48-month closings were entered at 1,200 square feet. That difference is a listing-entry choice, not a bigger unit; a buyer comparing price per square foot should use the same denominator on every comparable, and we label MLS living area and county heated area separately throughout this guide.
Each building holds eight units, numbered 101 to 104 and 201 to 204, on two floors served by exterior stairs; there are no elevators on the county record. Because a walk-up has no lift, the practical questions for a buyer are which floor a specific unit is on and what the stairs look like, which a showing answers and a unit number does not.
The county's permit index for the association's common elements lists a 2012 window, door and shutter permit for each of the seven buildings; the Building 1 record describes 32 replacement windows in impact glass, size for size, and the Building 7 record 32 replacement windows, per the county's permitting system. In 2017 the association pulled one electrical permit per building to replace the meter cans serving all eight units, per the Building 1 record. And in 2026 the county issued a permit for "new balcony framing" at Building 3, with an estimated construction value of $35,000 (COM2026-01158). Which units have their own impact windows or shutters today, beyond the 2012 building-wide work, is a unit-by-unit question for the seller's disclosure and a wind-mitigation report.
Partridge Place parks in open association lots; no unit carries a garage or carport on the county roll. A 2016 county development order approved resealing and restriping the parking lot with no change to its layout, and gave after-the-fact approval to three dumpster enclosures, per the order's county case file (approved January 5, 2017, finaled May 18, 2017) and its permitting record. Trash is collected from those shared enclosures, and Lee County bills solid waste on the tax bill.
Partridge Place's buildings have been re-roofed building by building since 2021, and four of the seven carry open 2023 county permits for re-roofing, truss reframing and overhang repair with a combined estimated construction value of $633,442. This is the single most important document trail at Partridge Place for a buyer, a seller and a lender.
Data updated: September 2026 (Lee County permitting records, retrieved 24 Sep 2026)
We read all 45 records that Lee County's permitting system ties to the association's common-element parcel, from the parcel's permit index, and opened each roof and structural record. Estimated values are the applicant's own figures on the permit, not contract prices, and a status is the county's status on September 24, 2026.
Building | Permit and year | Work described on the permit | County status |
|---|---|---|---|
Building 1 (16560) | ROF2021-03120, 2021 | Shingle to shingle reroof | Closed, certificate of completion issued |
Building 1 (16560) | ROF2023-24110, 2023 | Tear off to the decking, renail, dry-in, new shingles | Closed, certificate of completion issued |
Building 2 (16590) | ROF2021-03122, 2021 | Shingle to shingle reroof | Closed, certificate of completion issued |
Building 2 (16590) | COM2023-03146, 2023 | Reroof, reframing trusses and overhang repairs; estimated $183,166 | Permit Issued (open) |
Building 3 (16620) | ROF2021-03123, 2021 | Shingle to shingle reroof | Closed, certificate of completion issued |
Building 3 (16620) | ROF2023-23647, 2023 | Hurricane Ian damage: tear off to the decking, renail, new shingles | Closed, certificate of completion issued |
Building 3 (16620) | COM2026-01158, 2026 | New balcony framing; estimated $35,000 | Permit Issued (open) |
Building 4 (16650) | ROF2022-00028, 2022 | Shingle re-roof | Closed, certificate of completion issued |
Building 4 (16650) | COM2023-03138, 2023 | Reroof, reframing trusses and overhang repair; estimated $140,017 | Permit Issued (open) |
Building 5 (16680) | ROF2022-00029, 2022 | Shingle re-roof | Closed, certificate of completion issued |
Building 5 (16680) | ROF2023-23934, 2023 | Tear off to the decking, renail, dry-in, new shingles | Closed, certificate of completion issued |
Building 6 (16710) | ROF2022-00030, 2022 | Shingle re-roof | Closed, certificate of completion issued |
Building 6 (16710) | COM2023-03136, 2023 | Reroof, reframing trusses and overhang repair; estimated $151,716 | Permit Issued (open) |
Building 7 (16740) | ROF2022-00032, 2022 | Shingle re-roof | Permit Expired |
Building 7 (16740) | COM2023-03135, 2023 | Reroof, reframing trusses and overhang repair; estimated $158,543 | Permit Issued (open) |
Pool house (16620) | ROF2022-00034, 2022 | Shingle re-roof | Closed, certificate of completion issued |
Source: Lee County permitting system records ROF2021-03120, ROF2023-24110, COM2023-03146, ROF2023-23647, ROF2022-00028, COM2023-03138, ROF2023-23934, COM2023-03136, ROF2022-00032, COM2023-03135 and ROF2022-00034, read September 24, 2026. Building numbers and addresses are as written on the permits.
Four buildings, 2, 4, 6 and 7, carry commercial alteration permits for "reroof, reframing trusses and overhang repair" filed in 2023, with roof sub-permits added on March 6, 2024, and each shows a status of Permit Issued rather than closed. On the Building 4 record, the county lists final structural and fire department approvals as outstanding, under a condition applied December 2, 2024. Each of the four applications answers "No" to the question of whether the work results from hurricane damage. The applicants' estimated construction values total $633,442 by our arithmetic, about $11,300 per unit across all 56 units.
What the record does not show is just as important. It does not show whether the work is finished, what it actually cost, whether it was paid from reserves, a loan or a special assessment, or what the association's board decided about it. Those answers are in the association's minutes, budget and estoppel certificate, which a buyer receives under section 718.503 and which owners can read on the association's owner portal under section 718.111(12)(g). We do not assume an assessment exists, and we do not assume it does not.
Two Partridge Place records name Hurricane Ian. The 2023 tear-off re-roof of Building 3 was filed as "Hurricane Damage," with Hurricane Ian as the disaster event (ROF2023-23647), and a 2022 air-conditioning replacement for one unit was filed the same way (MEC2022-08582). Those are the applicant's own descriptions of wind or storm damage to a roof and to equipment. Neither says water entered any unit, and nothing in the public record we reached does.
In 2012 the association pulled a window, door and shutter permit for each building, and in 2013 the 8-foot perimeter wall along Island Park Road was permitted on Partridge Place's common-element parcel. Together they describe an association that has repaired and replaced its building envelope in stages rather than all at once.
Ask for the most recent year of board minutes, the current budget with its reserve schedule, any special assessment notice, the status and funding of the four open permits, and the date of the last roof on the specific building you are buying in. A lender and an insurer will ask for the roof date first. The association's answers, not our reading of the county index, are what bind.
Selling at Partridge Place? We pull the permit record and the association's status letter before your unit goes on the market: get a free home valuation for your Partridge Place 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.
Owning a Partridge Place home brings the association's own pool and pool house, The Forest's staffed gates, private streets and sidewalks, and the master association's playground. Golf, tennis, pickleball, bocce, fitness and clubhouse dining at The Forest Country Club come only with a club membership, which is optional.
The line between what you own and what you join is drawn by the club and the master association themselves, in their own words.
As a Partridge Place owner you share the association's pool, the pool house, the parking lots and the grounds as common elements of the condominium, per the condominium's county parcel record, and as a member of the master association you have the gates, patrol, private streets and sidewalks. The master association's portal describes it: "The Forest includes a children's playground, known as Ruthie's Park, and miles of sidewalks for the avid morning walker." Hotwire fiber service is arranged community-wide; whether it is billed through an association is not published, per the association's website.
The same portal continues: "A Tennis Court, Pro Shop, Clubhouse and the award-winning golf courses are available with a membership at the Forest Country Club." The club lists six Har-Tru Hydro clay tennis courts, three of them lighted, plus pickleball and bocce, on its lifestyle page, and the Bear course reopened December 1, 2025 after a full renovation, per the club's December 2025 scorecard. Membership categories include full golf, limited golf, a racquets category and a lifestyle category without golf, per the club's membership page.
From the Partridge Place common-element parcel, The Forest Country Club at 6100 Club Boulevard is about 0.3 miles and two minutes by road on our OSRM routing. For a member that is a short trip to golf and dinner; for a non-member the clubhouse is simply a neighbor, and nothing about owning at Partridge Place requires joining.
Partridge Place is governed in two layers: Partridge Place Condominium Association, Inc., a Florida not-for-profit corporation active since April 7, 1980, which runs the buildings, pool and grounds under Florida's Condominium Act, and The Forest Property Owners' Association, the master association that runs the gates and streets. No special district or club sits over either.
For a buyer the practical question is which layer insures and repairs what. The condominium association is the layer that most affects your costs, because it owns and maintains the building shells, roofs, pool and parking and carries the master insurance policy on the buildings.
The association's Division of Corporations record shows a Florida not-for-profit corporation, document number 751900, filed April 7, 1980 and active, with an annual report on file for every year from 1995 through 2026 (the latest dated April 28, 2026), an amendment filed September 1, 2010 and Amended and Restated Articles filed February 3, 2011. The four officers named on the current record each give a Partridge Place address, so the board is made up of owners. The association owns the 4.90-acre common-element parcel on the Property Appraiser's record.
The master association's 2022 sub-association contact list, in Appendix B of its Emergency Preparedness Plan, recorded Partridge Place as self-managed, while its neighbor Partridge Court was listed with a professional management company. Arrangements change, and the 2022 list is the latest public statement we found. The estoppel certificate request will show who issues the association's documents today, which is the reliable way to know who runs the day-to-day.
The master association seats one representative from each member neighborhood association on its "Condos and Villas" side, and its 2022 roster names Partridge Place among them, alongside Dove Hollow, Dove's Nest, Eagle's Landing, Fairway Woods I and II, Falcon Crest, The Heron, The Heron Villas, Partridge Court, Pheasant Court, Quail Cove, Sparrowood and Waters Edge, per the same 2022 plan. The master association is professionally managed by FirstService Residential, per its website, and it owns the private streets.
The Forest has no community development district and sits in no county municipal service taxing or benefit unit: it does not appear on Lee County's official roster of special districts, and the county's MSTBU layer returns no unit inside it. The Forest Country Club is a separate corporation that owns the golf land, per its Division of Corporations record, and membership is optional.
Florida condominium associations are regulated by the Department of Business and Professional Regulation's Division of Florida Condominiums, Timeshares and Mobile Homes, which keeps the condominium registry and the state's structural integrity reserve study reporting pages. Partridge Place's governing law is Chapter 718 of the Florida Statutes; the master association, a homeowners' association, operates under Chapter 720.
Owning at Partridge Place means two association assessments, the condominium association's and The Forest master association's, neither of which is published, plus the Lee County tax bill with its San Carlos Park fire levy and solid waste line, your own unit-owner insurance and flood insurance, and club dues only if you join.
Data updated: September 2026 (Lee County, San Carlos Park Fire District and association records, retrieved 24 Sep 2026)
No association layer at The Forest publishes its budget, so the only way to see the real number for a specific unit is to request it. Here is every layer a Partridge Place owner will actually be billed, what each covers, where the amount is and is not published, and what to ask for.
Layer | Amount | What it covers | Where it is published | As of |
|---|---|---|---|---|
Partridge Place Condominium Association | Not published | building exteriors and roofs, master building insurance, reserves, pool, parking, grounds | association budget and estoppel certificate (s. 718.116) | September 2026 |
The Forest Property Owners' Association (master) | Not published | private streets, two gates and security, lighting, landscaping, drainage | master budget and estoppel certificate (FirstService resale page) | September 2026 |
Community development district | $0: none exists | n/a | September 2026 | |
County lighting or other MSTBU | $0: none exists | n/a | September 2026 | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills (fiscal year 2025/26) | fire and rescue | adopted September 15, 2025 | |
Lee County solid waste | billed on the tax bill as a non-ad-valorem assessment, at the rate in the county's adopted schedule | collection, disposal, recycling | fiscal year 2026 | |
Lee County ad valorem property taxes | set by each unit's taxable value after exemptions | county, school and other public services | September 2026 | |
Unit-owner (HO-6) insurance | Not published; priced per unit | interior, contents, owner liability | your insurer | per policy |
Flood insurance | Not published; priced per building | flood damage to what you insure | per policy | |
Club dues and initiation | Not published; only if you join | club membership | September 2026 |
Florida law requires the condominium budget to carry reserve accounts for roof replacement, building painting and pavement resurfacing, and for any other item whose deferred maintenance or replacement cost exceeds $25,000 or the state's inflation-adjusted figure, under section 718.112(2)(f). Because Partridge Place's buildings are under three stories, the members of this unit-owner-controlled association may vote, by a majority of all voting interests, to provide no reserves or less than the full amount for those items. Whether Partridge Place has ever taken such a vote, and how much is in reserve now, is in the budget and minutes, which are not published publicly. With four buildings under open roof and truss permits, it is the first page of the budget to read.
Neighborhood associations' special assessments are not published; buyers find them in the association's estoppel certificate and meeting minutes. Under section 718.116, the estoppel certificate states what is owed on the unit and any assessment already levied, and Florida law caps what an association may charge to issue it.
Two lines on a Partridge Place tax bill are specific to where The Forest sits: the San Carlos Park Fire Protection and Rescue Service District levy of 2.3590 mills for fiscal year 2025/26, per the district's final budget, and Lee County's solid waste assessment, billed under the county's adopted rates. As an illustration only, at the 2026 just value of $119,694, 2.3590 mills works out to about $282 a year for the fire district by our arithmetic; the actual figure depends on each unit's taxable value and exemptions. The rest of the bill is the ordinary ad valorem tax every home in unincorporated Lee County pays, and it resets at a sale.
For a Partridge Place resale, request both estoppel certificates (condominium and master), the condominium's current budget with its reserve schedule, the association's insurance declarations, the last 12 months of board minutes, any special assessment notice, the status of the four open building permits, and the master association's budget and governing documents. If you plan to join the club, ask the membership office for the current terms in writing. Flood insurance is a separate cost that depends on the building's elevation certificate.
Selling? We order both estoppel certificates and the condominium package on day one: find out what your Partridge Place 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 Place is governed by a recorded declaration of condominium at Official Records Book 1488, Page 372, the association's articles (restated in 2011), its bylaws and its rules. None is posted publicly online, but Florida law gives a buyer every one of them before a contract becomes binding, and gives owners access through a protected association website.
We have not read the declaration's text, and we do not quote rules we have not read. What we can publish is where each document lives and what Florida law says a buyer is entitled to receive.
The declaration of condominium creates the units and common elements and sets use restrictions, including any leasing and pet rules. Partridge Place's is recorded at Official Records Book 1488, Page 372, with the condominium plat at Condominium Plat Book 7, Page 22, and can be retrieved by book and page through the Lee County Clerk's official records. The state registry records one amendment approved December 10, 1982. Before relying on any provision, ask for the declaration with every recorded amendment; a later amendment controls.
The association's Amended and Restated Articles of Incorporation, filed February 3, 2011, are on the Division of Corporations record as a public image. The bylaws and the association's rules are provided with the resale package.
Because Partridge Place has 56 units, Florida law requires the association to post digital copies of its declaration and amendments, bylaws, articles, rules, the last 12 months of approved board minutes, its annual budget, its financial report and its contracts on a website or mobile application, inside a protected area open only to unit owners and association employees, under section 718.111(12)(g). An owner receives a username and password on written request. We found no public website for the association, which is consistent with that law: the documents are for owners, and a buyer receives them through the seller.
Under section 718.503(2), a buyer who signs a contract for a Partridge Place unit is entitled, at the seller's expense, to the declaration, the articles, the bylaws and rules, the annual financial statement and annual budget, the association's most recent structural integrity reserve study or a statement that it has not completed one, and the state's "Frequently Asked Questions and Answers" document. If the buyer did not receive them more than seven business days before signing, the contract must let the buyer cancel within seven business days of receiving them. We deliver the package early so that window does not reopen the sale.
We could not read the declaration's text online, so this guide publishes no leasing minimum, pet rule, approval requirement or architectural rule for Partridge Place. We also found no published budget, reserve study, insurance summary or minutes. Each of those is a document the buyer receives in the resale package, and each is listed in the checklist above.
Whether and how often a Partridge Place unit may be rented is set by the condominium's declaration and rules, which are not published publicly. Florida law protects owners from new rental bans they did not vote for, and only 2 of the 56 units are homesteaded, so most owners use their units as second homes, seasonal residences or rentals.
We do not publish a leasing minimum, a rental approval process or a limit on the number of leases for Partridge Place, because the only reliable source is the governing documents, and they are provided at resale rather than online. Figures that appear in individual owners' rental advertisements are not governing documents, and we do not repeat them.
Under section 718.110(13), an amendment to a condominium declaration that prohibits rentals, changes the rental term or limits how many times a unit may be rented in a period applies only to owners who consent to it and to owners who acquire their units after it takes effect. For a Partridge Place buyer, that means any leasing restriction in force on the day you close applies to you, even if the seller was grandfathered.
The 2026 county roll shows a homestead exemption on 2 of 56 units, per the parcel layer. That tells a buyer the building is not mostly occupied by year-round owners claiming Florida residency. It does not tell anyone how many units are leased, because a seasonal owner and a landlord look the same on the roll.
If rental income is part of your plan, read the declaration, every amendment and the rules before your inspection period ends, and ask the association in writing whether any leasing amendment is pending. Also confirm with the master association whether it has its own tenant registration or gate procedure for renters, since renters need gate access like any resident.
Partridge Place's pet rules are in its declaration and rules, which are not published publicly, so this guide states no pet policy for Partridge Place. Emotional support and service animals are governed separately by federal fair housing law and Florida's section 760.27, whatever the condominium's pet rule says.
Pet rules at The Forest are set by the master and neighborhood associations and are provided at resale, not online. For a condominium, the neighborhood association is usually where the pet rule lives, so a buyer with a dog or a cat should read the Partridge Place declaration and rules before signing, not after.
Florida law makes it unlawful for a housing provider to discriminate against a person with a disability or disability-related need for an emotional support animal, to the extent federal law requires, and sets out how a request is documented, under section 760.27. A request for an accommodation goes to the association's board, which applies that statute and federal fair housing rules.
Even where pets are allowed in units, condominium rules commonly regulate pets in common areas. At Partridge Place, the pool sits inside a 6-foot aluminum pool fence the county permitted in 2018, and its rules, like every other rule here, are in the association's governing documents.
Partridge Place's storm record is written in its permits: Hurricane Ian damaged at least one building's roof badly enough to require a tear-off, every building has had roof work since 2021, and 2012 permits replaced the windows building by building. The buildings are two-story 1981 walk-ups, in Evacuation Zone A and Lee County's Coastal High Hazard Area.
Data updated: September 2026 (Lee County permitting records, FEMA and USGS, retrieved 24 Sep 2026)
Storm readiness at a condominium is mostly an association question, because the association owns the roofs, walls and openings it insures. The record answers it in permits and measurements rather than anecdotes.
Hurricane Ian's surge reached inside The Forest in September 2022: U.S. Geological Survey crews surveyed a high-water mark of about 2.9 feet above ground at a Waters Edge building, per the agency's Short-Term Network record; no mark was surveyed at Partridge Place. At Partridge Place, the storm appears in two county permits filed as Hurricane Ian damage, the 2023 tear-off re-roof of Building 3 and a 2022 air-conditioning replacement, and in the eight unit sales of November and December 2022 described in the market section. None of those records says water entered a unit, and nothing in the public record we reached does.
Six of the seven buildings closed shingle re-roof permits between 2021 and 2023, three of them twice, and four buildings carry open 2023 permits for another re-roof with truss reframing and overhang repair, per the county's permitting record. For an insurer the roof date is the first question, and for a Partridge Place buyer the answer differs by building; the permit table in the buildings section gives it building by building.
Florida's milestone structural inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings three habitable stories or higher. Every Partridge Place building is recorded at two stories on the Lee County parcel roll, which places Partridge Place outside both requirements. In The Forest, only Sparrowood's three buildings are three stories. The ordinary reserve rules still apply to Partridge Place, and a seller still gives the buyer a statement on the structural integrity reserve study under section 718.503.
Lee County's permitting record for the association's common-element parcel lists an ultimate design wind speed of 160 miles per hour for Risk Category II buildings (150 for Category I and 170 for Categories III and IV), flags the parcel as inside the Coastal High Hazard Area, and names its soils as Boca fine sand and Pompano fine sand, per the parcel information on permit COM2023-03138. The design wind speed governs new work and replacement roofs permitted today, not the 1981 construction.
All of The Forest is in Lee County Evacuation Zone A, Storm Surge Zone 1, per the county's evacuation zones layer. The master association's 2022 plan admits contractors after a storm on a prior pass or barcode and requires challenge of any contractor without one. With 54 of 56 units not homesteaded, many Partridge Place owners are likely away for part of the year, so a key holder registered with the association before the season starts is the practical step.
Partridge Place is in FEMA flood Zone AE, a Special Flood Hazard Area, with a base flood elevation of 11 feet NAVD88, on FIRM panel 12071C0576H effective November 17, 2022. Its median ground elevation is 6.3 feet, about 4.7 feet below the base flood elevation, and FEMA's index shows one map-amendment request for a Partridge Place building, which was denied.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Lee County flood layers, retrieved 24 Sep 2026)
"Is Partridge Place in a flood zone?" has a one-word answer, yes, and every home inside The Forest's gates is in the same Zone AE. What differs by neighborhood is how far the ground sits below the base flood elevation.
FEMA's National Flood Hazard Layer and Lee County's republished FIRM layer both place every Partridge Place parcel in Zone AE, coastal floodplain, base flood elevation 11 feet NAVD88, outside any floodway. Partridge Place sits on panel 12071C0576H, which covers the southern and eastern part of The Forest; its neighbor Partridge Court is on panel 12071C0438H. Both panels took effect November 17, 2022, per FEMA's panel index. The November 2022 revision raised the base flood elevation at The Forest by one foot, from 10 to 11 feet, per the county's retained pre-coastal-study layer.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground (our arithmetic) |
|---|---|---|---|
Partridge Place | 12071C0576H | 6.3 (6.2 to 6.5) | 4.7 ft |
Partridge Court | 12071C0438H | 6.2 (6.2 to 6.3) | 4.8 ft |
Quail Cove | 12071C0438H | 6.3 (6.2 to 6.5) | 4.7 ft |
Pheasant Court Villas (lowest in The Forest) | 12071C0576H | 5.9 (4.8 to 6.5) | 5.1 ft |
Fairway Woods I (highest in The Forest) | 12071C0438H | 9.1 (7.8 to 9.3) | 1.9 ft |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County's spot elevations layer, feet NAVD88, stated vertical accuracy plus or minus 0.57 feet. These are ground elevations, not finished floors.
FEMA's index of Letters of Map Change shows exactly one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA's LOMA layer. No Letter of Map Revision touches any Forest parcel, per the LOMR layer. A LOMA is a request to remove a structure from the Special Flood Hazard Area based on its elevation; a denial leaves the building's flood zone and insurance requirements unchanged. FEMA's index is a point index and may not include older paper letters.
Lee County applies FEMA's substantial improvement and substantial damage rule: work costing 50 percent or more of a building's market value, or damage that would cost that much to repair, requires the whole building to be brought up to current flood rules, per the county's substantial improvement page. New and substantially improved buildings must be elevated one foot above the base flood elevation, which by our arithmetic puts a lowest floor at 12 feet NAVD88 at Partridge Place, about 5.7 feet above median ground. In a condominium, that rule is applied to the building, so it is an association question as much as an owner's.
For any address, pull the current map from FEMA's Flood Map Service Center, check Lee County's flood information pages, and ask the seller and the association for the building's elevation certificate. The elevation certificate, not the ground elevation, is what an NFIP policy is priced from.
Insuring at Partridge Place is split: the condominium association insures the buildings under its master policy, and each owner insures the unit's interior, contents and liability under a unit-owner policy. Every unit is in a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance.
Data updated: September 2026
We do not publish premiums for Partridge Place, because there is no public source for one that we would stand behind, and a premium quoted without the building's elevation certificate, roof date and the association's master policy is a guess. What we can publish is every rule that moves the number.
Under section 718.111(11), the association insures the condominium property, and the unit owner insures the interior and contents under a unit-owners policy. A buyer's insurance review therefore starts with the association: ask for the master policy declarations, the wind and named-storm deductible, and whether the association carries flood coverage on the building. The master premium sits inside the association's budget, which is not published.
FEMA's flood maps still drive the mandatory purchase requirement, per FEMA's Risk Rating 2.0 page, and Risk Rating 2.0 prices each building individually. Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System as of FEMA's April 2025 list, worth a 25 percent discount on NFIP premiums inside the flood zone, per the FEMA CRS eligible communities list and Lee County's CRS discount page. Partridge Place has a Fort Myers address, but it takes the county's class, not the City of Fort Myers'.
Florida law requires flood coverage on Citizens Property Insurance personal-lines policies inside the Special Flood Hazard Area, but it exempts policies written on a condominium unit-owners form and policies without wind coverage, under section 627.351(6). A Partridge Place owner insured through Citizens on an HO-6 is therefore not required by that statute to buy flood, but a lender may still require it, and the building's exposure does not change.
Under section 627.7011(5), an insurer may not refuse a homeowner policy solely because a roof is under 15 years old, and rate filings must include discounts for wind-resistive features under section 627.0629. For a Partridge Place unit, the roof and opening protection belong mostly to the association, so ask whether the association has a current wind-mitigation report for the building.
The association's master policy declarations, the building's roof permit date and any wind-mitigation report, the elevation certificate for the building, and your own four-point or condition inspection of the unit's interior systems. Flood insurance cost depends on the building's elevation certificate, which is specific to the building.
Partridge Place falls in the same Lee County school choice zones as all of The Forest: Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, about 1.4 miles and 3 minutes away, earned an A from the Florida Department of Education in 2024, 2025 and 2026.
Data updated: September 2026 (Florida Department of Education 2026 school grades)
Lee County assigns students through a zone of school choices, not a single school per address, per the district's student enrollment page and transportation optimization page. The Forest sits in Elementary Zone O, Middle School Zone MM and High School South Zone 2 (subzone S2), per the district-linked 2026-27 zone map.
School | Zone | 2026 grade | 2025 | 2024 | Drive from Partridge Place |
|---|---|---|---|---|---|
Rayma C. Page Elementary, 17000 S Tamiami Trail | Elementary Zone O | A | A | A | 1.4 mi, 3 min |
Cypress Lake Middle, 8901 Cypress Lake Drive | Middle Zone MM | A | A | A | 5.8 mi, 12 min |
South Fort Myers High, 14020 Plantation Road | South Zone 2 | C | C | C | 4.6 mi, 9 min |
Grades from the state's 2026 school grades file, with the two prior years from the same file. Drives are free-flow OSRM routes from the association's common-element parcel, computed September 24, 2026.
South Zone 2 families choose among South Fort Myers, Cypress Lake, Estero, Fort Myers, Bonita Springs and Dunbar high schools; the district's 2026-27 transportation plan buses subzone S2 to every one of them except Dunbar, and the district says the plan "does not limit a student's access to choose a school for the programs it offers," per its transportation optimization page. Florida SouthWestern Collegiate High School, a charter on the FSW Lee campus, earned an A in 2024, 2025 and 2026, per the state's grades file. Florida Gulf Coast University is about 7.9 miles and 16 minutes from Partridge Place.
Daily life at Partridge Place runs through two associations: The Forest's master association handles the gates, barcodes and guest registration, and the condominium association handles parking, the pool and the three shared dumpster enclosures. Water comes from Lee County Utilities, sewer from the private Forest Utilities, Inc., and Hotwire provides community fiber.
Everything below comes from the associations' own public pages and plan, Lee County's utility, permit and solid waste records, and the county parcel roll.
Residents enter by vehicle barcode, requested through the master association's online vehicle barcode request form, which asks for the Forest address, the vehicle's details, the registration and a driver license. Guests, contractors and showing agents are pre-registered by residents through the DwellingLive visitor system, administered by the master association's manager. The Main Gate is staffed 24 hours a day and the Island Park Gate, the entrance nearest Partridge Place, from 7:00 AM to 10:00 PM, per the association's 2022 plan; gate staffing hours are from the association's 2022 emergency plan.
Parking is in open association lots, resealed and restriped under a 2016 county development order that also approved the three dumpster enclosures after the fact, per the county case file. Lee County bills solid waste on the property tax bill as a non-ad-valorem assessment, per its adopted solid waste rates and solid waste districts layer. Pickup days are not published.
Lee County's utility franchise maps place The Forest in Lee County Utilities' water service area, and sewer service is provided by Forest Utilities, Inc., a private utility, per the county's water franchise and wastewater franchise layers. Forest Utilities, Inc., a private utility, provides sewer service; its rates are not published online. It has been a Florida corporation since 1980, per its Division of Corporations record. Whether water and sewer are billed to each unit or through the condominium's budget is a question for the seller's bills and the association's budget. Each building's electric meter cans were replaced under 2017 county permits.
The community has a Hotwire fiber arrangement; whether it is billed through the association is not published, per the master association's website. Ask the seller whether Hotwire appears on an association bill or on a separate bill.
Contractors need gate registration through DwellingLive, and any work touching the building, windows, doors or the common elements is the condominium association's to approve under its declaration and rules. Interior renovations that need a county permit are permitted through Lee County's permitting system, where Partridge Place's own building permits already sit.
From Partridge Place, Southwest Florida International Airport's terminal is about 8.7 miles and 16 minutes away, Gulf Coast Medical Center about 4.6 miles and 9 minutes, Bunche Beach Preserve about 10.2 miles and 19 minutes, and downtown Fort Myers about 21 minutes, on free-flow routes we computed from the association's parcel.
Data updated: September 2026 (OSRM routes computed 24 Sep 2026)
We geocoded each destination with the US Census Bureau geocoder and routed from the Partridge Place common-element parcel's county coordinates with the OSRM routing engine on OpenStreetMap roads on September 24, 2026. OSRM has no traffic model, so these are off-peak figures; January to April traffic on US 41, Summerlin Road and I-75 runs longer.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
The Forest Country Club, 6100 Club Boulevard | 0.3 | 2 |
Rayma C. Page Elementary | 1.4 | 3 |
Lakes Regional Park, 7330 Gladiolus Drive | 2.5 | 5 |
Bell Tower Shops, 13499 S Cleveland Avenue | 4.1 | 8 |
Gulf Coast Medical Center, 13681 Doctors Way | 4.6 | 9 |
HealthPark Medical Center and Golisano Children's Hospital | 6.0 | 12 |
Florida Gulf Coast University | 7.9 | 16 |
Coconut Point, Estero | 8.4 | 15 |
Southwest Florida International Airport (RSW) terminal | 8.7 | 16 |
Bunche Beach Preserve | 10.2 | 19 |
Downtown Fort Myers (Harborside Event Center) | 10.5 | 21 |
Fort Myers Beach, Estero Boulevard at the Times Square area | 10.9 | 21 |
Naples City Hall, 735 8th Street South | 26.5 | 44 |
Gulf Coast Medical Center is Lee County's only state-designated trauma center, per the Florida Department of Health, and Lee Health describes its Gulf Coast Medical Center emergency department as the "Only Level II Trauma Center between Bradenton and Miami." The airport run, about a quarter hour to RSW without a bridge, is one reason seasonal owners choose The Forest.
Near Partridge Place, the live changes are the association's own open roof and truss permits, a proposed 149-foot wireless monopole on The Forest's golf property that is still in county review with no decision, and commercial projects along US 41 and Island Park Road outside the gates. Nothing new is being built inside Partridge Place.
Data updated: September 2026 (Lee County case, permit and project records, retrieved 24 Sep 2026)
Partridge Place is built out; every unit dates from 1981, and no development order or rezoning on the county record would add units. The changes that matter to an owner are the ones on its own buildings and the few projects on the land around The Forest.
The open items on the county record are the four 2023 re-roof, truss and overhang permits and the 2026 balcony framing permit at Building 3, described in the buildings section and listed on the county's permit index for the association's parcel. The most recent completed development order is the 2016 parking reseal and dumpster-enclosure approval.
A special exception and variance for a 149-foot wireless monopole on the golf course property (Lee County cases SEZ2026-00001 and VAR2026-00001) were In Review as of September 23, 2026. No hearing has been scheduled and no decision has been made. The county's Accela record carries the application and the county's three insufficiency letters.
The nearest approved commercial project is a convenience store with 16 fuel pumps and a car wash at the southwest corner of US 41 and Island Park Road (cases SEZ2024-00005 and related), and the largest proposal nearby is Dia Crossing, DCI2023-00020, a proposed rezoning of about 61 acres to a mixed-use planned development about a mile east of the center of The Forest, per the county's zoning cases layer. We describe Dia Crossing's figures as proposed maximums until the county's zoning resolution is read.
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 to install seawall, dredge and remove obstructions "to provide additional flood relief in the event of an extreme storm event," in design and planned through December 31, 2027.
Partridge Place and Partridge Court are the same 1981, 1,161-square-foot, two-story walk-up design by the same developer, but they are separate condominiums: Partridge Place has 56 units, a 4.90-acre parcel and 28 closings in 48 months; Partridge Court has 16 units, 1.54 acres and 9. The choice is about association scale, sales depth and building records.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County and state records, retrieved 24 Sep 2026)
Buyers often treat the two as one place because the names, floor plans and year match. On the record they are different corporations with different declarations, budgets, board rosters and permit histories. Our separate guide to Partridge Court covers it in full; this table sets the two side by side.
Yardstick | Partridge Place | Partridge Court |
|---|---|---|
Units and buildings | 56 units, seven buildings of eight | 16 units, two buildings of eight |
Unit size, county heated area | 1,161 sq ft, every unit | 1,161 sq ft, every unit |
Stories and year built | 2 stories, 1981 | 2 stories, 1981 |
Declaration | Official Records Book 1488, Page 372 | Official Records Book 1544, Page 228 |
State license and developer | July 7, 1980, Timberlakes, Ltd. | December 8, 1980, Timberlakes Ltd. |
Association filed | April 7, 1980 (state record) | September 12, 1980 (state record) |
Management in the master association's 2022 list | Self-managed | Professional management company |
Common-element parcel | 4.90 acres | 1.54 acres |
Units with a 2026 homestead exemption | 2 of 56 | 5 of 16 |
Owner mailing address in Florida | 28 of 56 | 11 of 16 |
Median 2026 county just value | $119,694 | $119,694 |
FEMA panel and median ground | 12071C0576H, 6.3 ft | 12071C0438H, 6.2 ft |
Recent roof record | re-roofs 2021 to 2023 on six buildings; open 2023 re-roof and truss permits on four | re-roofs of both buildings in 2018; Ian-damage re-roof of one building closed in 2023; a 2022 roof permit expired; no open structural permit |
Closings, last 12 months | 2 | 0 |
Closings, last 24 months | 11, median $165,000 | 1, $132,000 (September 2025) |
Closings, 48 months | 28, including the 8 post-Ian sales of late 2022 | 9, none in late 2022; $132,000 to $280,000 |
Active listings, September 23, 2026 | 2 | 0 |
Sources: Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel layer and permitting records; DBPR registry; FEMA NFHL; the master association's 2022 plan. Partridge Court's nine 48-month sales are listed as a range rather than a median because the count is under 10.
Three differences matter more than the rest. Scale: a 56-unit budget spreads a roof or a pool repair across more owners than a 16-unit budget, but it also carries seven roofs instead of two. Sales depth: Partridge Place trades several times a year, so a price can be read from recent closings; Partridge Court had one closing in two years, so its prices must be read partly from Partridge Place. Paper: Partridge Place's open 2023 permits need an answer from the association before closing, while Partridge Court shows no open structural permit on the county record (its 2023 Ian-damage re-roof is closed, and a 2022 roof permit expired).
Choose Partridge Place if you want the most resale evidence for the lowest price in The Forest, a larger association with its own pool and a choice of units, and you are prepared to read the association's minutes and budget on the open roof and truss work. Choose Partridge Court if you prefer a 16-unit association with a higher share of year-round homesteaded owners and no open structural permit on the county record, and you are comfortable pricing from a thin sales history and waiting for a unit to come to market. Either way, the floor plan and the flood zone are the same; the associations are not.
Selling in either Partridge condominium? Get a free home valuation, 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 Place is the lowest-priced condominium in The Forest on every yardstick we hold: the lowest 2026 median county just value, $119,694 (shared with Partridge Court), the smallest units, 1,161 square feet, and the lowest 48-month median sale and median price per square foot among the condominium neighborhoods, with the post-Ian sales disclosed.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, retrieved 24 Sep 2026)
The yardstick below is one population, closed Southwest Florida MLS sales dated 09/24/2022 to 09/23/2026 in each neighborhood, set beside the county roll's median heated area and 2026 median just value. Every row except Partridge Place, Dove Hollow, Dove's Nest and Waters Edge is under 10 sales and is a small sample.
Condominium | Units | Built | Stories | Median heated sq ft (county) | Median 2026 just value | 48-month closings | 48-month median sold | Median per sq ft of MLS living area |
|---|---|---|---|---|---|---|---|---|
Partridge Place | 56 | 1981 | 2 | 1,161 | $119,694 | 28 | $157,500 (includes 8 post-Ian sales) | $135.66 |
Partridge Court | 16 | 1981 | 2 | 1,161 | $119,694 | 9 | $132,000 to $280,000 (under 10, range) | $155.04 |
Quail Cove | 24 | 1982 | 2 | 1,460 | $202,740 | 9 | $325,000 | $202.62 |
Dove Hollow | 48 | 1981 to 1982 | 1 and 2 | 1,419 | $191,445 | 10 | $297,500 | $209.80 |
Dove's Nest | 48 | 1983 to 1984 | 1 and 2 | 1,419 | $192,298 | 10 | $279,500 | $196.96 |
Sparrowood | 30 | 1984 to 1985 | 3 | 1,773 | $225,330 | 8 | $282,500 | $160.02 |
Waters Edge | 36 | 1984 to 1991 | 1 and 2 | 1,989 | $300,820 | 11 | $425,000 | $202.91 |
Fairway Woods I | 40 | 1986 to 1987 | 1 and 2 | 1,937 | $219,845 | 8 | $309,500 | $138.54 |
Heron Coach Houses | 48 | 1990 to 1992 | 1 and 2 | 1,679 | $246,498 | 8 | $336,250 | $197.60 |
Sources: Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, 2026 values. Just value is a mass-appraisal figure, not a price. The Partridge Place 48-month median spans the eight sales of November and December 2022; excluding them, the 20 later closings have a median of $172,450 by our arithmetic.
Two readings stand out. First, Partridge Place is the price floor of The Forest's condominiums by a wide margin; apart from its twin, Partridge Court, the next-lowest 48-month medians, at Dove's Nest and Sparrowood, are more than $100,000 higher, for units roughly 250 to 600 square feet larger. Second, per square foot the gap narrows: Fairway Woods I, with much larger units, sold at a similar $138.54 median. For a buyer who wants The Forest's gates and optional club at the lowest entry price, Partridge Place and Partridge Court are the only two addresses in this range.
If Partridge Place's 1,161 square feet is too small, Quail Cove is the nearest step up from the same developer and era, 24 units of 1,372 to 1,538 heated square feet in three two-story buildings on Forest Boulevard, at a 48-month median of $325,000. If you want the same floor plan in a smaller association, look at Partridge Court. And for the whole community, our guide to The Forest covers every neighborhood inside the gates.
Partridge Place's strongest pros are the lowest entry price in The Forest, a single floor plan that is easy to price, its own pool, optional club membership and buildings outside Florida's three-story condominium mandates. Its cons are 1981 construction, open roof and truss permits on four buildings, Zone AE ground, stairs and few homesteaded owners.
Data updated: September 2026
We list each point with the record behind it, so a buyer can weigh it rather than take our word.
Partridge Place suits a seasonal owner, a first purchase in The Forest, or a buyer who values the gates, the pool and optional club access over square footage, and who will read the association's paperwork before signing. It suits less well a buyer who needs an elevator, a garage, or a building with a closed roof record today.
Selling your Partridge Place condo? Start with a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling at Partridge Place means selling one floor plan against the other 55, in a building group where 11 units closed in the last 24 months at a $165,000 median and 2 are listed today. The winning listing is priced inside the band the closings set and arrives with the association's paperwork on the open roof permits already in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
If you're searching for a Partridge Place listing agent, or thinking, 'I need someone to sell my Partridge Place home...' you are selling in the most active resale market among The Forest's condominiums, into a buyer pool that compares every Partridge Place unit with every other one, because they are the same size. McGreevy and Comisar sell Partridge Place on the record. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Partridge Place listing needs: a price built from the right closings, a resale file that clears both association layers without delay, and straight answers about the buildings before a buyer's inspector or lender asks.
Honors and recognition:
In the last 12 months we tracked 2 Partridge Place closings in the Southwest Florida MLS, pulled September 23, 2026: $170,000 in January 2026 after 12 days and $145,000 in October 2025 after 157 days. Because two sales cannot carry a median, the working window is the 24 months from 09/24/2024 to 09/23/2026, the first window with 10 or more closings:
That window starts after the eight Partridge Place sales of November and December 2022, which closed at $75,000 to $145,000 weeks after Hurricane Ian; they are in every longer window and should not be used to price a unit today.
Seven of the last 11 Partridge Place closings fell between $150,000 and $175,000, and the fastest of them, a full-price sale in July 2025, took four days. The two listings that opened at $215,000 and $219,000 closed at $190,000 and $195,000, 88% to 89% of list, and the three longest waits all closed at or below the median. With identical floor plans, a buyer's price comparison is exact, so condition, the building's roof date and the unit's floor do the pricing work that square footage does elsewhere.
Four things. Two estoppels: your buyer needs a certificate from Partridge Place Condominium Association and one from The Forest's master association, ordered through the manager's resale and lender documents page. The condominium package: under section 718.503 your buyer is entitled, at your expense, to the declaration, articles, bylaws and rules, budget and financial statement, a statement on the structural integrity reserve study and the state FAQ document, and can cancel within seven business days of receiving them if they arrive late. The open permits: four buildings carry open 2023 re-roof and truss permits on the county record, and a buyer's lender or insurer may ask about them; we get the association's written status before the first showing. Flood disclosure: Florida's residential flood disclosure under section 689.302 applies to every sale, and Partridge Place is in Zone AE.
Partridge Place closings cluster in the first half of the year: of the 20 closings from April 2023 to September 2026, 14 closed between February and July, per the Southwest Florida MLS. The master association estimates The Forest's population at about 1,000 year-round and 2,000 in season, per its 2022 plan. A unit that is photographed, documented and priced by early January meets the largest pool of in-season buyers.
Start with a free home valuation for your Partridge Place condo. It takes about a minute, and Jesse follows up with the Partridge Place closings that actually fit your unit: the same building age, the same floor plan and the same roof status, never a community median that mixes a walk-up with an Oaks home. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
From the closed sales first and the unit second. Every unit is 1,161 heated square feet on the county roll, so we start from the 24-month median of $165,000 and the band of $150,000 to $175,000 where seven of the last 11 closed, per the Southwest Florida MLS, then adjust for the unit's floor, condition, updates and the building's roof record. Get a free home valuation or call Jesse direct at (239) 898-6072.
They can, which is why we address them before listing. Lee County shows 2023 re-roof, truss reframing and overhang repair permits on Buildings 2, 4, 6 and 7 still in Permit Issued status, per the county's permitting record. A buyer will want the association's written status and funding, and the estoppel certificate will show any assessment owed. We obtain both at listing.
No. The Forest is non-bundled, per the club's membership page, so a Partridge Place sale does not require a club membership on either side. If you are a member, a membership should not be assumed to transfer with the unit; the club does not publish transfer terms, so we get them in writing before we list.
A median of 101 days on market over the 24 months to September 23, 2026, per the Southwest Florida MLS, with a range from 4 days to 461. Priced inside the recent band, units have sold in days; priced well above it, they have waited months and closed below list. Add time for two estoppel certificates.
Often, yes. A lease does not usually end because a unit is sold, so a buyer typically takes the unit subject to it, but the lease itself, the purchase contract and the Partridge Place declaration and rules decide the details, and the rules are not published publicly; ask your attorney about your specific lease. We read them with you at listing and schedule showings around the lease.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Partridge Place, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, south of The Forest on the same highway. Jesse leads the listing side, and Marc works with buyers across Lee and Collier counties.
Jesse McGreevy and Marc Comisar are top-reviewed Partridge Place realtors, and their reviews are on the McGreevy and Comisar Google Business Profile. 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 corporate record and restated articles, the condominium registry entry, the master association's 2022 plan, 45 county permit and development-order records tied to the association's land, the county parcel roll for all 56 units, FEMA's panels and map-change index, and 48 months of Southwest Florida MLS closings checked address by address. When we list a Partridge Place unit we use that work three ways: we price from the Partridge Place band, not from The Forest's average; we get the association's written status on the building permits and both estoppel certificates at the start; and we pre-register every showing through the gate system, so no buyer is turned away at the Island Park Gate.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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." Verified 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." Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Follow McGreevy and Comisar on Facebook, or connect with Jesse McGreevy on LinkedIn and Marc Comisar on LinkedIn.
Selling a Partridge Place condo? Get a free home valuation for your Partridge Place condo, or call Jesse direct at (239) 898-6072.
Buying at Partridge Place? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the community around Partridge Place, see our guide to The Forest, our Fort Myers guide and our Lee County guide. For the two closest neighbors, see Partridge Court at The Forest and Quail Cove at The Forest.
These are the questions buyers ask about Partridge Place and about buying a condominium in The Forest, answered from the public record: price, size, fees, documents, rentals, flood, insurance and the club. Where the record is silent, the answer says so and names the document that holds it.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008. For a Partridge Place buyer we start with what this page proves from the record: the 24-month price band, the building's roof and permit history, and the resale documents Florida law entitles you to. In the last 12 months we tracked 2 Partridge Place closings, and 11 over 24 months, in the Southwest Florida MLS. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Eleven Partridge Place units closed in the 24 months to September 23, 2026 at a median of $165,000, from $145,000 to $195,000, per the Southwest Florida MLS. Two are listed today at $179,000 and $174,000. Every unit is a two-bedroom, two-bath of 1,161 heated square feet on the county roll.
Yes. Partridge Place is a condominium inside The Forest's gates, and its association holds a seat on the master association's "Condos and Villas" board, per the master association's 2022 plan. Its owners are members of both the condominium association and The Forest Property Owners' Association.
Every one of the 56 units is 1,161 heated square feet with two bedrooms and two baths on the Lee County parcel roll. The MLS lists most at 1,161 square feet of living area and a few at 1,200; that is a listing-entry difference, not a larger unit.
Yes, as part of The Forest. The master association's 2022 plan describes a Main Gate staffed 24 hours a day, an Island Park Gate staffed from 7:00 AM to 10:00 PM and a nightly patrol, with resident entry by barcode; gate staffing hours are from the association's 2022 emergency plan.
No. The Forest is non-bundled: the club's membership page and the master association's resident portal both say so, and the club sells memberships to residents and non-residents alike. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry.
Neither the condominium association nor the master association publishes its assessment. The amounts appear in each association's budget and on the estoppel certificate issued at resale, under section 718.116 for the condominium. What is published: no CDD, no county MSTU, and a 2.3590-mill San Carlos Park fire levy on the tax bill, per the district's FY2025/26 budget.
The public record does not say. Lee County shows open 2023 re-roof and truss reframing permits on four buildings with an estimated $633,442 of work, per the county's permitting record, but not how it is funded. The estoppel certificate and the board minutes will show any assessment levied or planned; ask for both before your inspection period ends.
Yes. The association owns a pool and pool house on its common-element parcel: the county roll flags a pool on every unit record, a 2018 county permit replaced the pool fence, and a 2022 permit re-roofed the pool house, per the county's permit index. Pool rules are in the association's rules.
The leasing rules are in the Partridge Place declaration and rules, which are not published publicly, so we state no leasing minimum here. Under section 718.110(13), any rental restriction in force when you buy applies to you. Read the declaration and rules in the resale package before your inspection period ends.
The pet rule is in the association's declaration and rules, which are not published publicly, so we state no pet policy here. Emotional support animal accommodations are governed by Florida's section 760.27 and federal fair housing law.
No. Both requirements apply to condominium buildings three stories or higher (s. 553.899; s. 718.112(2)(g)), and every Partridge Place building is two stories on the county roll. The seller still provides a statement on the reserve study under section 718.503, and ordinary reserve rules apply.
FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0576H, effective November 17, 2022, per FEMA's National Flood Hazard Layer. Median ground is 6.3 feet. The building's elevation certificate is what an insurer prices.
If you finance with a federally backed mortgage, yes, because Partridge Place is in a Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page. Citizens' statutory flood requirement exempts condominium unit-owner policies under section 627.351, but a lender may still require it. Ask the association whether its master policy includes flood coverage on the building.
The public record does not say. Two Partridge Place permits name Hurricane Ian, a Building 3 roof tear-off and a unit air-conditioning replacement, per the county's permitting record; neither says water entered a unit. The one surveyed high-water mark inside The Forest's gates, at a Waters Edge building, was about 2.9 feet above ground, per the USGS record. Ask the seller for the flood disclosure required by section 689.302.
All seven buildings were finished in 1981, per the county roll. Six closed shingle re-roof permits between 2021 and 2023, and four carry open 2023 re-roof and truss permits, per the county's permitting record. The roof date for your specific building is in the buildings section above.
Do not rely on it. Units in every building are numbered 101 to 104 and 201 to 204, but the county records only that each building is two stories, not which units are upstairs, and elsewhere in The Forest the leading digit identifies the building, not the floor. The listing and a showing settle it.
No. Partridge Place is in unincorporated Lee County with a Fort Myers mailing address and ZIP 33908, per the Lee County parcel roll. Fire service comes from the San Carlos Park fire district, and flood insurance takes unincorporated Lee County's Community Rating System class.
Partridge Place is in Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked zone map. Rayma C. Page Elementary, about 1.4 miles away, earned an A in 2024, 2025 and 2026, per the state's 2026 school grades file.
About 8.7 miles and 16 minutes to the Southwest Florida International Airport terminal, and about 10.2 miles and 19 minutes to Bunche Beach Preserve, on free-flow routes we computed with the OSRM routing engine on September 24, 2026; in-season traffic is longer.
Same floor plan, same year, same developer, different condominium. Partridge Place has 56 units and 28 closings in 48 months (8 of them the post-Ian sales of late 2022); Partridge Court has 16 units and 9 closings, with its own association, budget and board. The comparison table above sets them side by side.
Both estoppel certificates, the declaration with every amendment, the articles, bylaws and rules, the budget and annual financial statement, the structural integrity reserve study statement and the state FAQ document under section 718.503, plus 12 months of board minutes, the insurance declarations and the association's written status on the open building permits.
If the unit is your permanent residence on January 1, Florida's homestead exemption removes up to $50,000 of assessed value, the second $25,000 from non-school taxes only, under section 196.031, and starts the Save Our Homes cap. Apply with the Lee County Property Appraiser by March 1. Only 2 of the 56 units carried the exemption for 2026.
These are the questions sellers ask about selling at Partridge Place and in Fort Myers: pricing, costs, disclosures, documents, taxes, timing and the club. Each answer is grounded in Florida law, county records or Southwest Florida MLS data pulled September 23, 2026, with the source named, and every pricing answer routes to a free valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in sales. In the last 12 months we tracked 2 Partridge Place closings, and 11 over the 24 months that set today's price band, in the Southwest Florida MLS. We lead with what Partridge Place buyers ask first, the building permits and the association documents, and answer both from the record. Call Jesse direct at (239) 898-6072, or start with a free home valuation.
It starts from the Partridge Place band: 11 closings in the 24 months to September 23, 2026 at a median of $165,000, seven of them between $150,000 and $175,000, per the Southwest Florida MLS. Your unit's floor, condition, updates and building's roof status move it within that band. Lee County's 2026 just value of $119,694 is a mass-appraisal figure, not a price. Get a free home valuation for your Partridge Place condo.
A Florida seller typically pays the brokerage commission (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, the cost of the condominium documents section 718.503 requires, and any estoppel charges, which Florida caps under section 718.116. On a $165,000 sale, the 24-month median, documentary stamp tax is $1,155 by our arithmetic.
Yes, some, and the contract decides the rest. The seller customarily pays the documentary stamp tax on the deed under section 201.02 and prorated taxes through the closing date; other costs, including any seller credit, are negotiated line by line. We show you each line before you list.
No law sets real estate commissions in Florida; every fee is negotiated and written into the listing agreement, and licensing and conduct are regulated by the Florida Real Estate Commission. We explain exactly what our fee covers for a Partridge Place listing before you sign. Call Jesse direct at (239) 898-6072.
Whoever the written agreements say pays them. The listing agreement sets the seller's brokerage fee; a buyer's agent is paid under the buyer's own agreement, and any seller contribution is a negotiated term of the sale. Florida's brokerage-relationship rules are in section 475.278.
There are two policies. The lender's policy protects the buyer's lender and is a buyer's loan cost. Who pays for the owner's policy, and who chooses the title agent, is written into the purchase contract, and the standard Florida contract forms let the parties decide. We will show you the contract term before you sign.
Under section 718.503(2), at your expense: the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the association's most recent structural integrity reserve study or a statement that it has not completed one, and the state's frequently asked questions document. Add the flood disclosure under section 689.302 and both estoppel certificates.
Under section 718.503(2)(d), unless the buyer received the documents more than seven business days before signing, the contract is voidable by the buyer for seven business days after receiving them. Late documents reopen the deal. We order the package at listing so it is ready before the first offer.
Two are needed: one from Partridge Place Condominium Association and one from The Forest's master association, whose manager takes orders on its resale and lender documents page. Florida caps estoppel fees under section 718.116 for the condominium and section 720.30851 for the master association.
They may raise questions, which is different from holding up a closing. Four buildings show 2023 re-roof and truss permits in Permit Issued status on the county's permitting record. A buyer's lender, insurer or inspector may ask for the association's status letter, and the estoppel will show any assessment. Getting both early keeps a closing on schedule.
The purchase contract and the estoppel certificate decide it. The estoppel certificate lists assessments levied and their due dates, under section 718.116, and the contract allocates who pays what at closing. We negotiate that line explicitly when an assessment is pending.
A median of 101 days on market over the 24 months to September 23, 2026, per the Southwest Florida MLS, from 4 days at full price to 461 days. Priced inside the recent band, units have sold quickly. Add time for two estoppel certificates. Call Jesse direct at (239) 898-6072.
Two closings in the last 12 months, 11 in the last 24 months at a $165,000 median and 94.34% of list, and 2 active listings on September 23, 2026, per the Southwest Florida MLS. That is about 4.4 months of supply on the 24-month closing rate by our arithmetic, or 12 months on the last 12 months alone. We update these numbers quarterly.
From the 2023 peak, yes. Three units closed at $265,000 to $274,000 in May and June 2023 and the 2023 median was $207,000; the 2025 median was $165,000 on nine sales, and the one 2026 sale was $170,000, per the Southwest Florida MLS. The 24-month median of $165,000 is the current reference. We publish no forecast.
Eight units closed between November 10 and December 2, 2022, weeks after Hurricane Ian, at $75,000 to $145,000, most within two days and five above list, per the Southwest Florida MLS. They read as as-is or investor transactions in a disrupted market rather than normal resales. They are not comparables for a sale today, and our working window starts after them.
At Partridge Place it depends on the window: two listings against 11 closings in 24 months is about 4.4 months of supply, which leans toward sellers, but only 2 closings in the last 12 months points the other way. Across The Forest the figure was about 7.7 months on September 23, 2026, which favors buyers. Price from the Partridge Place band.
At Partridge Place, closings fell from nine in calendar 2025 to one in 2026 through September 23, per the Southwest Florida MLS, while the price held near $170,000. No recovery forecast is published. One structural fact already helps: two-story buildings sit outside Florida's milestone and structural integrity reserve study mandates (s. 553.899).
A well-priced Partridge Place unit sells when the price matches the band: in July 2025 a unit closed at its full $174,900 list price in four days, per the Southwest Florida MLS. The longest waits began well above the band. Call Jesse direct at (239) 898-6072 for a confidential pricing read.
Before season. Of the 20 Partridge Place closings from April 2023 to September 2026, 14 closed between February and July, per the Southwest Florida MLS, and the master association estimates The Forest's population roughly doubles in season, per its 2022 plan. Have photography and documents done by early January.
Yes. Florida requires a written flood disclosure at or before contract, covering flood damage during your ownership, flood insurance claims and federal flood assistance, under section 689.302, and a condominium seller provides the section 718.503 documents. Known material defects should be disclosed; ask your attorney about your situation.
Yes. An as-is contract lets the buyer inspect and cancel within the inspection period but does not require you to make repairs; it does not remove the flood disclosure under section 689.302, the condominium documents or your duty to disclose known material defects.
Yes, but you would handle alone the gate pre-registration for every showing, both estoppel certificates, the section 718.503 condominium package and its seven-day voidability window, the flood disclosure, and a buyer's questions about the open building permits. We do those every week. Call Jesse direct at (239) 898-6072.
Yes, you may sell at any price you choose. In a financed sale the buyer's appraisal still sets the loan, and a sale between related parties can carry tax consequences; ask your tax adviser. We will show you market value first from the Partridge Place closings: start with a free home valuation.
Cash-offer companies are legal, but their offers are typically below open-market value because they price in a resale margin, and the late-2022 sales here show what distressed pricing looks like. Compare any cash offer with a market valuation first: free home valuation for your Partridge Place condo.
Under federal law you can exclude up to $250,000 of gain ($500,000 for a married couple filing jointly) on your main home if you owned and lived in it for at least two of the five years before the sale, per IRS Topic 701. A Partridge Place unit held as a second home or rental does not qualify for that exclusion. Confirm your position with a tax adviser.
If it is your homestead, yes, within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155. Only 2 of the 56 units were homesteaded for 2026, so most sellers here have no portability benefit to move.
It depends on your exemptions. On a homesteaded unit, the Save Our Homes cap resets at a sale under section 193.155. On the 54 non-homesteaded units, the 2026 roll shows assessed value equal to just value, so a buyer's taxes start from the unit's current just value (most are $119,694 on the 2026 roll) until the county revalues the unit after the sale.
Yes, because it is the first thing an insurer asks. Buyers will want the building's most recent roof permit date, and at Partridge Place that differs by building, from 2021 tear-offs to open 2023 re-roof permits, per the county's permitting record. The roof belongs to the association, so its records answer the question.
Not as a mandate. Both apply to buildings three stories or higher (s. 553.899; s. 718.112(2)(g)), and Partridge Place is two stories. You still give the buyer a statement on whether the association has completed a reserve study, under section 718.503.
That Partridge Place is in FEMA Zone AE with an 11-foot base flood elevation, on panel 12071C0576H effective November 17, 2022, per FEMA's National Flood Hazard Layer, and that FEMA's index shows a denied map-amendment request for a Partridge Place building, per the LOMA layer. The building's elevation certificate is the most useful flood document you can supply.
Visitors are pre-registered through the master association's DwellingLive visitor system, and the Main Gate is staffed around the clock, per the association's 2022 plan. We register every showing in advance, so buyers are expected at the gate.
Yes. With 28 of 56 owners using an out-of-state or foreign mailing address on the county roll, remote sales are routine here. We handle showings, gate registration, both association layers and closing coordination locally, and closings can usually be arranged without travel through the title agent. Call Jesse direct at (239) 898-6072.
On September 23, 2026, two Partridge Place units were listed, at $179,000 and $174,000, per the Southwest Florida MLS, alongside 16 other condominium and villa listings across The Forest. Your real competition is the other Partridge Place units, because they are the same size. See where yours sits with a free home valuation.
No. Lee County's 2026 just value of $119,694 on the parcel roll is a mass-appraisal figure set for taxation, and every Partridge Place closing in the last three years sold above it. Use the closed sales to price a unit.
We report the record, not a forecast: a special exception and variance for a 149-foot wireless monopole on The Forest's golf course property (Lee County cases SEZ2026-00001 and VAR2026-00001) were In Review as of September 23, 2026. No hearing has been scheduled and no decision has been made. Buyers may ask; we show them the county record.
Every fact about Partridge Place on this page traces to a named public record: the association's state corporate filings, the state condominium registry, Lee County's parcel, permit, development-order, zoning and flood records, the master association's and the club's own publications, FEMA, the U.S. Geological Survey, Florida statutes and state agencies.
Market figures are cited in the text as "Southwest Florida MLS, pulled September 23, 2026," a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere on this page.
The public records that describe Partridge Place are linked below at the authority that issued or holds each one; we do not re-host any of them, and some government hosts refuse automated requests but open normally in a browser.
Several Partridge Place records are not posted anywhere public, and we say so rather than link a copy: the association's budget, reserve schedule, insurance declarations, minutes and rules (owner records, provided at resale and on the association's owner-only portal), and the text of the declaration of condominium, which is held in the Lee County Clerk's official records at Official Records Book 1488, Page 372 and can be retrieved there by book and page.
Document | What it is | Link |
|---|---|---|
Partridge Place Condominium Association, Amended and Restated Articles (filed February 3, 2011) | The association's current articles of incorporation | Amended and Restated Articles, Florida Division of Corporations |
Partridge Place Condominium Association 2026 annual report | The association's current corporate filing and officer slate | |
Lee County development order LDO2016-00652 | Parking reseal and three dumpster enclosures, approved January 5, 2017 | |
The Forest Property Owners' Association Emergency Preparedness Plan (updated May 2022) | Master association plan: gates, board seats, sub-association contacts, re-entry rules | |
FEMA FIRM panel 12071C0576H (effective November 17, 2022) | The flood map panel covering Partridge Place | |
Lee County Evacuation Zone A map | The county evacuation zone covering all of The Forest | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County 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 Place tax bill | |
Florida Statutes s. 718.503 (2026) | The resale documents every Partridge Place buyer is entitled to | |
Florida Statutes s. 718.111 (2026) | Association insurance and the owner-portal records requirement |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Partridge Place. 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.
