Quail Cove is a 24-unit, two-story 1982 condominium on Forest Boulevard inside The Forest, Fort Myers: pool on its own common elements, club optional, outside the SIRS law, nine sales in four years listed. 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 Quail Cove sellers call first, and the team buyers call when they want the record behind a 1982 condominium before they sign. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them. Quail Cove is a 24-unit, two-story condominium inside the master-planned community of The Forest in Fort Myers, Florida. Where most of The Forest's condominiums sit on interior loop roads, Quail Cove is the one neighborhood addressed on Forest Boulevard itself, the private entrance road that runs in from US 41, and at 24 units it is one of the smaller associations seated on the master association's board.
Quail Cove is three buildings of eight units at 16675, 16679 and 16683 Forest Boulevard, all finished in 1982, all two bedrooms and two baths on the Lee County parcel roll, recorded at Official Records Book 1606, Page 1563, and licensed by the state on July 2, 1981 with Timberlakes Ltd. as developer, per the DBPR condominium registry. Its association, Quail Cove Condominium Association, Inc., was filed February 9, 1981 and is active, per the Florida Division of Corporations. In August 2025 Lee County closed out a development order under which the association milled its parking area down to base rock and laid a new two-inch asphalt surface, the most recent capital project in the county's record for any Quail Cove parcel.
The market here is thin, and we treat it that way. Only nine Quail Cove condominiums closed in the full 48-month pull, the widest we hold (September 24, 2022 to September 23, 2026, Southwest Florida MLS Matrix, pulled September 23, 2026), and only two in the last 12 months. Nine sales is too few for a median to mean anything, so this page lists every one of them, with its size, price, price per square foot and days on market, and then sets them against the county's recorded deeds, which add four more sales the MLS never saw. If you own a Quail Cove unit, the market sections show exactly what your neighbors' homes sold for and what you would be competing with. If you are buying, the fee, governance and insurance sections show what the public record says, where it goes silent, and which document fills each gap. For a wider comparison of the agents who work this market, see the best real estate agents in Fort Myers, compared on the public record.
McGreevy and Comisar are the best realtor for Quail Cove because a 24-unit condominium with nine sales in four years has to be priced sale by sale, and we price it from the record: every MLS closing, every recorded deed on the county roll, the association's state filings, the 1981 condominium registration, FEMA's flood map and Lee County's permit file for all three buildings.
If you're searching for the best realtor for Quail Cove in The Forest, Fort Myers, whether you're ready to sell your Quail Cove home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Quail Cove track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 2 Quail Cove closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated September 24, 2025 to September 23, 2026: a 2 bedroom plus den unit of 1,766 square feet of MLS living area that sold for $257,500 in June 2026 at 95.72% of its list price after 68 days, and a 2 bedroom plus den unit of 1,381 square feet that sold for $190,000 in January 2026 at 84.44% of list after 405 days. Neither closed at or above asking. The highest Quail Cove sale in the full 48-month pull, the widest we hold, was $370,000 in April 2024, and the fastest was 2 days on market, a full-price sale in March 2025. Two units are listed today, at $299,900 and $247,500, which against two closings a year is about 12 months of supply. Every one of the nine 48-month sales is listed in the market section below, because nine is too few for a median.
For Quail Cove 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 Quail Cove sale also runs on paperwork. The buyer is entitled under section 718.503 of Florida's Condominium Act to the declaration, articles, bylaws, rules, the annual financial statement and budget, and the state's frequently asked questions document, at the seller's expense; the buyer's lender will ask for two estoppel certificates, one from Quail Cove Condominium Association and one from The Forest Property Owners' Association, the master association that runs the gates. None of the association's budget, assessment or reserve figures is published anywhere public, and at 24 units Quail Cove sits one unit under the 25-unit threshold at which section 718.111(12)(g) requires a condominium association to post its records online, so we order the package on the first day of the listing rather than the week of the contract. Buyers will also ask about the August 2025 repaving: whether it was paid from reserves or by special assessment is in the association's records, not the county's, so we get the answer in writing before the first showing. That is a documents and pricing problem, and it is the one we are built for.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your Quail Cove home? Get a free home valuation for your Quail Cove condominium, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in Quail Cove? 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
Quail Cove comes down to ten facts a buyer or seller can check: its size and age, its address, its two-story height and what that exempts it from, its flood zone, its thin sales record, what the county's deeds add, its fees, its governance filings, its 2025 repaving, and its place inside The Forest. Each is drawn from a government record, a state filing or the Southwest Florida MLS and is sourced again below.
This guide to Quail Cove runs from the market record, sale by sale, through the buildings, the association and its fees, the covenants, Florida's condominium safety laws, flood and insurance, schools, permits, daily logistics and drive times, then compares Quail Cove with its neighbors and with Partridge Place, and closes with both FAQ sets and every source.
Living in Quail Cove means a two-bedroom condominium in a 1982 low-rise building on Forest Boulevard, about a quarter mile by road inside the US 41 entrance to The Forest, with the association's own pool, a gated master community around it, and a club you may join or ignore. Quail Cove is small, 24 units, and it lives like one.
Quail Cove is the entry to The Forest in the most literal sense. Forest Boulevard is a private, 25-mile-per-hour road owned by the master association from a point a few dozen feet off US 41, per Lee County's road centerline layer, which codes only the road's mouth at Tamiami Trail as state-maintained. The master association's 2022 Emergency Preparedness Plan puts the staffed Main Gate on Forest Boulevard at Tamiami Trail. By our route calculation on the OpenStreetMap road network, the Quail Cove common-element parcel is about 0.26 miles and one minute from the point where Forest Boulevard meets US 41, and about 0.6 miles by road (under 300 meters in a straight line) from The Forest Country Club's clubhouse at 6100 Club Boulevard.
Every Quail Cove unit is a two-bedroom, two-bath condominium in one of three two-story buildings, per the county roll: Building 1 at 16675 Forest Boulevard, Building 2 at 16679 and Building 3 at 16683, each with units 101 to 104 and 201 to 204. The county's building layer describes each as a low-rise condominium of eight residential units, built in 1982, with a two-story maximum. The units come in three recorded sizes: 1,538 heated square feet at every unit numbered x01 and x04, and 1,381 or 1,372 heated square feet at the x02 and x03 units. Buyers who want the larger plan are choosing among 12 units; buyers who want the smaller, lower-priced plan among the other 12.
Eight of the 24 units carried a Florida homestead exemption on the 2026 county roll, which means eight owners declared a Quail Cove unit as their permanent Florida residence. The other 16 are second homes, seasonal residences, rentals or owned by people who have not filed; the roll does not say which. For a buyer, that ratio is a useful read on the building: roughly one owner in three lives here year-round, and the rest of the building is quieter in summer. The master association's 2022 plan estimates about 1,000 year-round residents across all of The Forest and about 2,000 in season.
The county's legal description of Quail Cove's common-element parcel, 4.02 acres at 16671 Forest Boulevard, reads "QUAIL COVE CONDO DESC OR 1606 PG 1563 POOL TENNIS+ALL COMMON ELEM," and the appraiser's pool flag is set on every unit record, per the Lee County Property Appraiser's parcel data. That is the county's description of what the declaration made common: a pool and a tennis court belonging to Quail Cove's owners, not to the club. Whether the court is still maintained as a court today is not in any public record we reached; confirm it on a showing. The appraiser also records every Quail Cove parcel as lying on golf-course land.
Beyond its own grounds, a Quail Cove owner belongs to The Forest Property Owners' Association, which owns the private streets, runs the staffed Main Gate around the clock and the Island Park Gate from 7:00 AM to 10:00 PM, and runs a nightly patrol, per the master association's 2022 plan. The Forest is non-bundled: buying a home does not require joining the club, as both the club's membership page and the master association's resident portal say in their own words. Golf on the Bear and Bobcat, tennis at the club, the pro shop and the clubhouse are available with a club membership.
From Quail Cove, by our free-flow route calculations, Rayma C. Page Elementary is about 1.6 miles and 3 minutes, Lakes Regional Park about 2.1 miles and 5 minutes, Bell Tower Shops about 3.7 miles and 7 minutes, and Gulf Coast Medical Center, which the Florida Department of Health lists as Lee County's state-designated Level II trauma center, about 4.2 miles and 8 minutes. Southwest Florida International Airport's terminal is about 8.8 miles and 16 minutes, without crossing a bridge.
Quail Cove recorded nine MLS closings in the full 48-month pull, the widest we hold (September 24, 2022 to September 23, 2026), and two in the last 12 months: $257,500 in June 2026 and $190,000 in January 2026. With nine sales there is no meaningful median, so every Quail Cove sale is listed below with its size, price and days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Our rule for a small neighborhood is to widen the window until it holds at least ten closings and to name the window beside every figure. Quail Cove never gets there. The Southwest Florida MLS Matrix, pulled September 23, 2026 and searched by the MLS development name The Forest, returns 2 Quail Cove closings in the last 12 months, 6 in 24 months, 9 in 36 months and the same 9 in 48 months. The earliest of the nine closed in December 2023, so the 36-month and 48-month windows hold the same sales. Under ten in 48 months means a median would be decided by one or two sales, so we list them all.
Closed | Building and unit | Beds / baths (MLS) | MLS living area | County heated area | List price | Sold price | Sold-to-list | Sold $/sq ft of MLS living area | Days on market |
|---|---|---|---|---|---|---|---|---|---|
June 2026 | Building 2, 16679 #204 | 2 + den / 2 | 1,766 sq ft | 1,538 sq ft | $269,000 | $257,500 | 95.72% | $145.81 | 68 |
January 2026 | Building 2, 16679 #203 | 2 + den / 2 | 1,381 sq ft | 1,372 sq ft | $225,000 | $190,000 | 84.44% | $137.58 | 405 |
March 2025 | Building 1, 16675 #201 | 2 / 2 | 1,538 sq ft | 1,538 sq ft | $299,000 | $299,000 | 100.00% | $194.41 | 2 |
March 2025 | Building 2, 16679 #103 | 2 / 2 | 1,604 sq ft | 1,381 sq ft | $325,000 | $325,000 | 100.00% | $202.62 | 220 |
February 2025 | Building 3, 16683 #101 | 2 / 2 | 1,776 sq ft | 1,538 sq ft | $389,000 | $365,000 | 93.83% | $205.52 | 23 |
December 2024 | Building 3, 16683 #201 | 2 / 2 | 1,604 sq ft | 1,538 sq ft | $390,000 | $365,000 | 93.59% | $227.56 | 133 |
June 2024 | Building 1, 16675 #202 | 2 + den / 2 | 1,604 sq ft | 1,372 sq ft | $410,000 | $360,000 | 87.80% | $224.44 | 183 |
April 2024 | Building 2, 16679 #101 | 2 + den / 2 | 1,670 sq ft | 1,538 sq ft | $370,000 | $370,000 | 100.00% | $221.56 | 28 |
December 2023 | Building 1, 16675 #204 | 2 / 2 | 1,636 sq ft | 1,538 sq ft | $315,000 | $285,000 | 90.48% | $174.21 | 25 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated September 24, 2022 to September 23, 2026 (the full 48-month pull, the widest we hold). County heated area from the Lee County parcel roll, September 2026. Price per square foot is each sale's sold price divided by its own MLS living area, never a ratio of totals, and it is never computed on county area. Sold-to-list is each sale's sold price divided by its final list price.
Three things stand out, and each is a reading of nine sales, not a trend line.
The price level has moved down since 2024. The three 2024 closings ran $360,000 to $370,000 and $221.56 to $227.56 per square foot of MLS living area. The three 2025 closings, all in February and March, ran $299,000 to $365,000 and $194.41 to $205.52 a square foot. The two 2026 closings ran $190,000 and $257,500, at $137.58 and $145.81 a square foot. That is the same direction the wider condominium market in The Forest took, where the condominium and villa median peaked in 2024 and settled back, as the The Forest market section shows on 132 condominium sales. With two sales in 2026, though, one unit's condition can move the whole year.
Days on market split into two groups. Four of the nine sold within 28 days, two of them at full price; five took 68 to 405 days, and the longest wait, 405 days, ended at 84.44% of list, the deepest discount in the set. Three of nine closed at exactly their list price; none closed above it. Over the full 48-month pull, the widest we hold, sold-to-list ran from 84.44% to 100.00%.
The unit mix matters more than the building. The two largest listed sizes, 1,766 and 1,776 square feet of MLS living area, belong to units the county records at 1,538 heated square feet, and the 1,604-square-foot listings belong to units the county records at 1,372, 1,381 and 1,538. Four of the nine sales were described in the MLS as two bedrooms plus a den, although the county records every unit as two bedrooms. Listings describe the same floor plans in different ways, so a buyer comparing price per square foot across Quail Cove sales is partly comparing how each listing was measured.
Window or year | Quail Cove MLS closings | Sold prices | Total sold volume |
|---|---|---|---|
Last 12 months (September 24, 2025 to September 23, 2026) | 2 | $190,000 and $257,500 | $447,500 |
24 months (September 24, 2024 to September 23, 2026) | 6 | $190,000 to $365,000 | $1,801,500 |
36 months (September 24, 2023 to September 23, 2026) | 9 | $190,000 to $370,000 | $2,816,500 |
Full 48-month pull, the widest we hold | 9 | $190,000 to $370,000 | $2,816,500 |
Calendar 2023 (one sale, December) | 1 | $285,000 | $285,000 |
Calendar 2024 | 3 | $360,000 to $370,000 | $1,095,000 |
Calendar 2025 | 3 | $299,000 to $365,000 | $989,000 |
Calendar 2026, to September 23 | 2 | $190,000 and $257,500 | $447,500 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. No MLS closing at Quail Cove fell between September 24, 2022 and December 20, 2023.
Every sale, list price and days-on-market figure above comes from the Southwest Florida MLS Matrix, pulled September 23, 2026, searched by the MLS development name The Forest and resolved address by address to the county's Quail Cove condominium parcels, so no sale from another Forest neighborhood is mixed in. Quail Cove carries its own MLS subdivision value, QUAIL COVE, which is the name a buyer sees on a listing. MLS numbers are internal and are not shown. We name building and unit numbers because recorded sales are public record; we do not name buyers or sellers.
Quail Cove had two condominiums listed on September 23, 2026, both two-bedroom, two-bath units in Building 2 at 16679 Forest Boulevard, asking $299,900 and $247,500 after 261 and 282 days on the market. Against two closings in the past 12 months, that is about 12 months of supply, a buyer's market by any usual yardstick.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Unit | Beds / baths (MLS) | MLS living area | County heated area | List price | List $/sq ft of MLS living area | Days on market |
|---|---|---|---|---|---|---|
Building 2, 16679 #104 | 2 / 2 | 1,776 sq ft | 1,538 sq ft | $299,900 | $168.86 | 261 |
Building 2, 16679 #102 | 2 / 2 | 1,381 sq ft | 1,381 sq ft | $247,500 | $179.22 | 282 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Listings change daily.
Both listings have been on the market longer than all but one of the nine closed sales took to sell. Both ask more per square foot of MLS living area than either 2026 closing ($137.58 and $145.81), and less than any 2024 or 2025 closing. The market has already told those two sellers where the gap is: the two 2026 buyers paid $190,000 for a 1,381-square-foot unit and $257,500 for a unit the county records at 1,538 square feet.
Months of supply is active listings divided by the average monthly closings of the past 12 months: two listings divided by two closings over 12 months (0.17 a month) is 12 months. By the usual rule of thumb, anything over six months leans toward buyers. Across all of The Forest's condominiums and villas, the parent community's figure on the same September 23, 2026 pull was about 7.2 months. Quail Cove is thinner than that on both sides of the ledger, which is exactly why one sale or one new listing moves it.
A 24-unit condominium with two listings and two sales a year is priced one comparable at a time, and the comparable that matters is the same floor plan in the same building. Sellers can get a free valuation of a Quail Cove condominium built from every sale on this page and the county's deeds, or Call Jesse direct at (239) 898-6072. Buyers can Call Marc at (239) 287-5873 before writing an offer on either listing, or read how we represent buyers in Southwest Florida. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Lee County's parcel roll records 13 priced deeds at Quail Cove between September 24, 2022 and September 23, 2026, four more than the MLS carried, and 2026 just values of $186,976 to $227,037 across the 24 units. The roll is the second source every Quail Cove price should be checked against.
Data updated: September 2026 (Lee County parcel roll, queried 24 Sep 2026)
The county's parcel layer carries the last recorded sales on each parcel, with date and price. Matched to the MLS by unit, nine of the county's 13 in-window deeds are the nine MLS closings above. The other four are sales that never appeared as MLS closings, which usually means a private sale, a sale between people who already knew each other, or a listing entered under a different name:
Recorded | Unit | Deed price on the county roll | In the MLS closings? |
|---|---|---|---|
December 2022 | Building 2, 16679 #102 | $160,000 | No |
March 2023 | Building 2, 16679 #102 | $220,000 | No |
April 2023 | Building 3, 16683 #204 | $247,000 | No |
August 2023 | Building 1, 16675 #102 | $307,500 | No |
Source: Lee County parcel roll, recorded sale fields, queried September 24, 2026.
The unit at 16679 #102 is the same unit listed today at $247,500. It sold for $160,000 in December 2022, about eleven weeks after Hurricane Ian, and again for $220,000 in March 2023. That pattern is not unusual in the months after the storm, and it is part of the record a buyer's appraiser will see.
One sale carries two different prices. The February 2025 sale of 16683 #101 closed in the MLS at $365,000, while the county roll records the deed at $350,000 on the same date. A gap like that usually reflects a seller credit or a concession recorded differently in the two systems, but the public record we reached does not say which. Two other sales show date offsets of a few days to a few weeks between the MLS close date and the county's recorded date (April 1 versus March 28, 2024, and December 21, 2023 versus January 15, 2024). In every table on this page we use the MLS figure and date, and we flag the county's where it differs.
County heated area | Units | 2026 just values on the roll |
|---|---|---|
1,538 sq ft (every unit numbered x01 and x04) | 12 | $202,740 to $227,037 |
1,381 sq ft (units 102 and 103) | 6 | $186,976 to $206,397 |
1,372 sq ft (units 202 and 203) | 6 | $190,064 to $209,809 |
Source: Lee County parcel roll, 2026 values, queried September 24, 2026. The median of all 24 just values is $202,740 (n=24, even; the middle pair is $202,740 and $202,740), and the 24 units total $4,856,663.
Just value is a mass-appraisal figure set for taxation, not a price. It is useful for comparing units with each other, including the 12 that have not changed hands in four years, and it is useless for pricing a sale. Every 2026 Quail Cove just value sits below every Quail Cove MLS sale of 2024 and 2025, and near the two 2026 sales, which is what a roll that lags the market looks like on the way down.
Eight of the 24 units carried a homestead exemption on the 2026 roll, which is also why taxable value varies so much between identical units: Florida's Save Our Homes cap under section 193.155 holds a long-held homestead's assessed value well under its just value. One long-held 1,538-square-foot unit shows a just value of $205,665 and a taxable value of $93,602; a recently sold unit of the same size and value is taxed on the full figure. A buyer's tax bill resets on the next roll after purchase, so the seller's bill is not the buyer's.
Quail Cove began with The Forest's original developer: Quail Cove Condominium Association, Inc. was filed February 9, 1981, the state licensed the condominium on July 2, 1981 with Timberlakes Ltd. as developer, and all 24 units were finished in 1982 under the declaration recorded at Official Records Book 1606, Page 1563.
The Forest itself began in 1979 and 1980, when Timberlakes Limited Partnership was formed, the master association was incorporated and Lee County rezoned the land for residential use, as the parent community's history sets out in full. Timberlakes Limited Partnership was 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 three condominiums in The Forest, Partridge Place, Partridge Court and Quail Cove, per the DBPR condominium search.
The three Timberlakes condominiums went up in order. Partridge Place was licensed July 7, 1980, Partridge Court December 8, 1980, and Quail Cove July 2, 1981, per the state registry records in the parent community's research. Dove Hollow's association was filed the same day as Quail Cove's, February 9, 1981, per the Division of Corporations; its two corporate document numbers, 756249 and 756251, sit two apart. The attached neighborhoods that followed, Dove's Nest, Sparrowood and Fairway Woods, were built by other developers of record between 1983 and 1991.
The state's registration for Quail Cove Condo reads: project PR1U006247, approved and recorded, licensure date July 2, 1981, street Forest Boulevard, Fort Myers 33908, Lee County, 24 units recorded and 24 residential units, original developer Timberlakes Ltd., with one amendment approved August 23, 1982. The registry also carries a special qualification of "Planned Unit Development." That is a state form-of-ownership label for a condominium that shares facilities inside a larger planned development; it is not a Lee County zoning designation.
Physically, very little: the county still records the same three buildings, and every unit on the roll still shows a 1982 build year. What has changed is the paperwork around the buildings. The association's state filings show a change of registered agent in 2006, a registered agent resignation in 2018, and a move to D&D Association Services LLC as registered agent in 2024, per its Division of Corporations record. And in 2025 the association rebuilt its parking surface under a county development order, covered in the permits section below.
Quail Cove's homes are 24 two-bedroom, two-bath condominium units in three identical two-story buildings of eight, built in 1982, in three recorded sizes: 12 units of 1,538 heated square feet and 12 smaller units of 1,381 or 1,372. Every unit shares walls and a roof with seven neighbors and an association that insures the building.
The county's legal descriptions tie each address to a building: Quail Cove Condo Building 1 is 16675 Forest Boulevard, Building 2 is 16679 and Building 3 is 16683. Each building holds units 101, 102, 103 and 104 and units 201, 202, 203 and 204. In parts of The Forest the first digit of a unit number identifies a building rather than a floor, as the parent community guide explains for the Heron and Fairway Woods, so we never read a floor from a unit number anywhere in The Forest. The county records each Quail Cove building at two stories; confirm which floor a particular unit is on from the declaration's exhibits or on a showing, not from its number.
Units | County heated area | Units in Quail Cove | MLS living areas seen on those units, 2023 to 2026 |
|---|---|---|---|
101, 104, 201 and 204 in every building | 1,538 sq ft | 12 | 1,538 to 1,776 sq ft |
102 and 103 in every building | 1,381 sq ft | 6 | 1,381 to 1,604 sq ft |
202 and 203 in every building | 1,372 sq ft | 6 | 1,381 to 1,604 sq ft |
Source: Lee County parcel roll, September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026.
The pattern is consistent: the end-numbered units, x01 and x04, are the larger plan in every building. The county's figure is heated (air-conditioned) area measured to the appraiser's standard. An MLS figure is whatever the listing agent entered, and a figure 200 to 240 square feet above the county's is consistent with an enclosed or conditioned lanai being counted in the listing and not by the county. We have not measured the units ourselves, so a buyer paying for square footage should have it measured, and a seller should list the county figure alongside any larger one.
The county records two bedrooms and two baths for all 24 units. Four of the nine MLS sales since 2023 were marketed as two bedrooms plus a den, and all of those sold at 1,381 to 1,766 square feet of listed living area. Whether a den is an original room, an enclosed lanai or a converted dining area is a question for the unit and for the association's records of any alteration; alterations to a condominium's exterior are typically governed by the declaration, and we have not read Quail Cove's.
Every Quail Cove building predates Florida's first statewide building code, which took effect March 1, 2002, per the Florida Building Commission. That does not mean a Quail Cove building is unsound; windows, shutters and mechanical systems replaced since 2002 were permitted under the code in force when the work was done. Lee County's permit file shows exactly that kind of work at all three buildings: window, shutter and door permits from 2021 to 2026, a run of mechanical permits in 2022 and 2023, and an electrical permit at each building in 2024. The roof permit date is not something we could establish from the public list, so it belongs on every buyer's request list.
Selling a Quail Cove unit? Whether yours is the 1,538 plan or one of the smaller units, we price it against the same plan's sales, not the building's. Get a free home valuation for your Quail Cove condominium, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Quail Cove's own amenities are its common elements: the county's legal description of the 4.02-acre common parcel names a pool and a tennis court. The Forest adds gated private streets, sidewalks and Ruthie's Park, and The Forest Country Club offers golf, tennis and dining to members only, because membership is optional.
Amenities at The Forest come in three tiers, and a Quail Cove buyer should keep them separate, because each is paid for differently and owned by a different body.
Quail Cove's owners own their common elements together, each unit carrying an undivided share under the declaration. The Lee County Property Appraiser's legal description of the common parcel at 16671 Forest Boulevard reads "POOL TENNIS+ALL COMMON ELEM," and the appraiser's pool flag is set on every one of the 24 unit records, per the county parcel roll. The pool is maintained, insured and eventually resurfaced through Quail Cove's own budget, not the master association's and not the club's. The club does not list a pool among its amenities, and pools at The Forest belong to individual neighborhood associations, as the parent community guide records. Whether the tennis court in the legal description is still a court, or has been converted, is not in any public record we reached.
The Forest Property Owners' Association owns the 54.81-acre private street network, runs the two gates and the nightly patrol, and maintains lighting, landscaping and drainage inside the gates, carried in its own assessment because The Forest sits in no county lighting or street taxing unit. Its resident portal describes the shared amenities in its own words: "The Forest includes a children's playground, known as Ruthie's Park, and miles of sidewalks for the avid morning walker." The association also has a community-wide fiber arrangement with Hotwire Communications, per its website.
The Forest Country Club, Inc. owns the golf land and sells memberships to residents and non-residents. The Forest is a non-bundled community: buying a home does not require joining the club. Both The Forest Country Club and the master association describe The Forest as non-bundled on their own websites, and the club sells memberships to residents and non-residents alike. Golf, tennis, the pro shop and the clubhouse are available with a club membership. From the back tees, the Bear plays 7,010 yards (rating 75.1, slope 144) and the Bobcat 6,607 yards (rating 71.8, slope 125), per the club's December 2025 scorecard, and the club lists six Har-Tru Hydro clay tennis courts, three lighted, on its lifestyle page. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry.
Quail Cove sits under 300 meters in a straight line from the clubhouse at 6100 Club Boulevard, and about 0.6 miles by road, by our calculation on the OpenStreetMap network. For a member who plays or dines several times a week, that is as close to the club as any attached home in The Forest gets without being on Club Boulevard itself. For a non-member, the practical amenities are the unit, the Quail Cove pool, the gate and the sidewalks.
Quail Cove is governed by Quail Cove Condominium Association, Inc., a Florida not-for-profit corporation filed February 9, 1981 and active today, which sits beneath The Forest Property Owners' Association, the master association. Its 2024 to 2026 state filings list D&D Association Services LLC as registered agent and principal address.
A Quail Cove owner answers to two layers and belongs to neither the club nor any special district by default. The condominium association insures and maintains the three buildings, the pool and the parking, sets Quail Cove's budget and reserves, and enforces the declaration. The master association owns the streets and runs the gates. Florida's Condominium Act, Chapter 718, governs the first; the master association is a homeowners' association under Chapter 720.
Per its Division of Corporations record, Quail Cove Condominium Association, Inc. is corporate document 756251, filed February 9, 1981, status active, with no recorded events and no name history. Its principal and mailing address has been 11000 Metro Parkway, Suite 4, Fort Myers 33966 since March 27, 2025, and its registered agent is D&D Association Services LLC. It filed annual reports on March 19, 2024, March 27, 2025 and March 12, 2026, and each lists five officers and directors. The 2026 annual report is the current public filing.
Who manages Quail Cove day to day depends on which record you read, and the three records are from different years. The master association's 2022 Emergency Preparedness Plan listed Alliant as Quail Cove's manager in its May 2022 sub-association contact table. The Lee County parcel roll still mails the common parcel's notices in care of Sentry Management Inc. in Longwood, a mailing address the county carries until an owner changes it. And the association's own state filings since 2024 list D&D Association Services LLC as its registered agent and principal address. The state filing is the most recent of the three, and it is the one we use to route a resale request; a buyer's title company should confirm the current manager when it orders the estoppel certificate.
The Forest Property Owners' Association, Inc. is an active Florida not-for-profit corporation filed December 7, 1979, with its office at 5990 Forest Boulevard, per its Division of Corporations record. It is professionally managed by FirstService Residential, per the association's website. Its board seats one representative from each member condominium and villa association on its "Condos and Villas" side, and Quail Cove is named on that roster in the 2022 plan, alongside Dove Hollow, Dove's Nest, Eagle's Landing, Fairway Woods I and II, Falcon Crest, The Heron, The Heron Villas, Partridge Court, Partridge Place, Pheasant Court, Sparrowood and Waters Edge.
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 the community. The only independent special district that reaches a Quail Cove tax bill is the San Carlos Park Fire Protection and Rescue Service District, which the county roll codes on every Quail Cove parcel.
Florida now requires many condominium associations to post their governing documents, budgets and contracts online, but the duty in section 718.111(12)(g) applies to "An association managing a condominium with 25 or more units." Quail Cove has 24 recorded units, so the statute does not require it to keep a website, and we found none. The records still exist and owners can inspect them; a buyer gets them through the seller under the resale disclosure rule described below.
Owning a Quail Cove condominium means paying Quail Cove Condominium Association's assessment, The Forest Property Owners' Association's assessment, and a Lee County tax bill that carries San Carlos Park fire millage and a solid waste charge; club dues apply only if you join. None of the association amounts is published.
The honest answer to "what are the HOA fees at Quail Cove?" is that no public record states them, and we will not repeat a figure from a listing remark or a social media post as if it were a fact. Here is every layer a Quail Cove owner is billed, what each covers, what is and is not published, and the document that holds the number.
Layer | Amount | What it covers | Where the number lives | As of |
|---|---|---|---|---|
Quail Cove Condominium Association | Not published | building exteriors and roofs, master insurance, reserves, the pool and court, parking, common grounds | association budget and estoppel certificate, provided at resale under s. 718.503 | September 2026 |
The Forest Property Owners' Association (master) | Not published | private streets, two gates and security, lighting, landscaping, drainage | master budget and estoppel, ordered through the manager's resale documents page | September 2026 |
Community development district | $0: none exists | n/a | September 2026 | |
County street-lighting or other MSTBU | $0: none exists | n/a | September 2026 | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills on taxable value (fiscal year 2025/26) | fire and rescue | adopted September 15, 2025 | |
Lee County solid waste, Service Area 2 | set by unit type on the unit's own bill; see below | collection, disposal, recycling | FY2026 | |
Lee County ad valorem taxes | set by each unit's taxable value | county, school and other public services | 2026 roll | |
Sewer, Forest Utilities, Inc. (private) | Not published | wastewater | seller's utility bills | September 2026 |
Bulk fiber (Hotwire) | Not published whether billed through an association | internet and television | seller's bills; association budget | September 2026 |
Club dues, initiation, capital | Not published. Only if you join | club membership | club membership office, on inquiry | September 2026 |
Estoppel certificates at resale | capped by statute, see below | document preparation | 2026 statutes |
Quail Cove Condominium Association does not publish its budget or its assessment, and with 24 units it is not required to post them online. The Division of Corporations publishes no financial data, and the state condominium registry publishes only unit counts. The assessment, the reserve schedule, the insurance line and any special assessment appear in the association's annual budget and financial statement and on the estoppel certificate issued with every resale. The seller must provide the budget and financial statement to the buyer under section 718.503, and the contract gives the buyer a window to cancel after receiving them.
Florida law tells a buyer what to look for in a Quail Cove budget. Under section 718.112(2)(f), a condominium budget must include reserve accounts that "must include, but are not limited to, roof replacement, building painting, and pavement resurfacing," computed from each item's remaining life and replacement cost. Because Quail Cove's buildings are under three stories, its owners may still vote, by a majority of the total voting interests, to fund less than the full reserve or none at all; the post-2024 bar on waiving reserves applies only to associations that must obtain a structural integrity reserve study. So the two questions to ask are simple: were reserves fully funded or waived in the current budget, and how was the 2025 repaving paid for, from the pavement reserve or by a special assessment?
The master association does not publish its assessment. The amount appears in the association's annual budget and on the estoppel certificate issued with every resale, which the master association's manager issues through FirstService Residential's resale and lender documents page. The master assessment is billed to every home in The Forest, and Quail Cove owners pay it on top of Quail Cove's own.
Every Quail Cove resale needs two estoppel certificates, one from each association. For the condominium, section 718.116 caps the fee at $250 when nothing is delinquent, allows an additional $100 for delivery within three business days, and allows up to $150 more if the unit is delinquent. The master association's certificate falls under the homeowners' association statute, section 720.30851. Neither manager publishes its own fee.
Want the real carrying cost of a specific Quail Cove unit before you write an offer? We request the budget and both estoppels as part of every Quail Cove transaction. Buyers, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Sellers, get a free home valuation for your Quail Cove condominium or Call Jesse direct at (239) 898-6072.
A Quail Cove tax bill carries Lee County's ordinary ad valorem levies, the San Carlos Park Fire Protection and Rescue Service District at 2.3590 mills for fiscal year 2025/26, and a Lee County solid waste assessment for Service Area 2. There is no CDD line, no MSTU line and no separate county stormwater line for The Forest.
The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, adopted September 15, 2025, per the district's final budget. As an illustration by our arithmetic only, a Quail Cove unit taxed on the full 2026 just value of $202,740, the median on the roll, would owe about $478 to the fire district; a homesteaded unit with a lower taxable value owes less. The county roll codes every Quail Cove parcel to the San Carlos Fire taxing district.
Lee County bills solid waste as a non-ad-valorem assessment on the tax bill. The Forest is in Service Area 2, and every Quail Cove parcel carries the county's solid waste district code 002 on the roll. The county's adopted FY2026 rates list $348.75 a year per single-family household in that service area and a separate multi-family residential charge per unit, plus a $2.55 administrative charge per account, less a 4 percent early-payment discount. Which rate and which line a Quail Cove unit carries is printed on that unit's own tax bill; ask the seller for the last one.
A buyer who makes a Quail Cove unit a permanent Florida residence can apply for the homestead exemption with the Lee County Property Appraiser, under section 196.031. Save Our Homes then caps annual increases in the homestead's assessed value, and portability under section 193.155 can carry a prior Florida homestead's accumulated benefit to the new one. Eight of Quail Cove's 24 units carried the exemption on the 2026 roll, which is why the seller's taxes on a long-held unit can be a fraction of what the buyer will pay after the reset.
Lee County's utility franchise maps place The Forest in Lee County Utilities' water service area. Sewer service is provided by Forest Utilities, Inc., a private utility; The Forest lies outside the county's wastewater service area, per the county's wastewater service area layer. Forest Utilities' rates are not published online. In a condominium, water and sewer are sometimes metered to the association and carried in the budget rather than billed per unit; how Quail Cove's are billed is in its budget, so ask for twelve months of the seller's utility bills and compare them with the budget's utility lines.
Quail Cove's governing documents are its declaration of condominium, recorded at Official Records Book 1606, Page 1563, with one amendment the state approved August 23, 1982, plus the association's articles, bylaws and rules. None of them is posted publicly online, and we have not read the declaration's text.
The declaration is the document that decides nearly every question a buyer asks about daily life in a condominium: leasing, pets, alterations, parking, the owner's and the association's share of repairs, and whether the association must approve a sale. We will not state any of those rules for Quail Cove without having read them, and they are not in any public source we could reach.
The declaration and its amendments are recorded in the Lee County Clerk's official records at Book 1606, Page 1563 and later instruments; the Clerk's online search refused automated access during our research, so we cite the book and page rather than a copy. The articles, bylaws, rules, budget and financial statement are association records. A seller must deliver current copies of all of them, plus the state's frequently asked questions document, to a buyer at the seller's expense under section 718.503(2).
Every Florida condominium resale contract must carry one of two clauses under section 718.503(2)(d): either the buyer acknowledges receiving the declaration, articles, bylaws, rules, most recent annual financial statement, budget and frequently asked questions document more than 7 days before signing, or the contract is voidable by the buyer by written notice within 7 days, excluding weekends and legal holidays, after the buyer signs and receives them. The buyer's right to void ends at closing. That window is the moment to read the leasing, pet and approval provisions, not after.
The master association's own declaration is not available in the county's online records either, and its homeowner documents sit behind the login of its resident portal. Rules described on the parent page come from the association's and the club's own published materials. For a Quail Cove unit, the buyer is bound by both sets of documents, and where they overlap, both apply.
Changes to anything outside a unit's interior, windows, shutters, doors, enclosures, the roof line, are normally controlled by the condominium's declaration and the association's rules. Lee County's permit file shows that Quail Cove owners and the association have pulled window, shutter and door permits at all three buildings since 2021, per Lee County Accela. Whether a given alteration had association approval is an association record; ask for it with the resale package if the unit you are buying has a new window or enclosure.
Quail Cove is not established as a 55-plus community by any public record we reached, and we make no age claim about it either way. Whether its declaration restricts occupancy by age is a question only the recorded declaration and its amendments can answer, and those are not posted publicly.
Fair housing law allows housing to limit occupancy to older persons only under the housing-for-older-persons exemption, which Florida writes into section 760.29(4): for 55-plus housing, at least 80 percent of occupied units must be occupied by at least one person 55 or older, and the community must publish and adhere to policies that demonstrate that intent. We found no public evidence of such policies at Quail Cove, and The Forest's own public materials make no age claim for the community. A buyer for whom this matters, either way, should read the declaration within the contract's 7-day review window.
Whether and how often a Quail Cove unit can be rented is set by the Quail Cove declaration and the association's rules, which are not published publicly. The master association's leasing rules, if any, sit in its own governing documents, also not public. No minimum lease term for Quail Cove appears in any public record we reached.
We will not repeat a leasing minimum from a vacation-rental listing, because an owner's listing is not a governing document. What we can say from the public record is what the county roll implies about how Quail Cove is used: eight of the 24 units carried a homestead exemption on the 2026 roll, so two thirds of the units are not their owners' declared permanent residence. Some are seasonal homes; some may be rented. For an investor, the leasing clause, any approval requirement for tenants, and any fee the association charges for a lease application are the first three things to read in the declaration.
Florida's Condominium Act lets a declaration regulate leasing, and it limits when a new leasing restriction can bind existing owners: an amendment that prohibits or regulates rental agreements generally applies only to owners who vote for it and to owners who acquire their units after the amendment is recorded, under section 718.110(13). That makes the date of any leasing amendment, and the date the seller bought, part of the diligence.
Quail Cove's pet rules are set in its declaration and rules, which are not published publicly; no pet policy for Quail Cove appears in any public record we reached, and we will not state one from a listing remark. The master association's pet rules, if any, are likewise in its non-public governing documents.
For a buyer with a dog or a cat, the practical sequence is: ask for the declaration and current rules before signing, read the pet clause during the 7-day review window, and if the rule limits number, size or breed, get any approval in writing before closing. Separately from any pet rule, Florida's section 760.27 makes it unlawful, to the extent federal law requires, for a housing provider to discriminate against a person with a disability or a disability-related need for an emotional support animal, and it sets out how such a reasonable accommodation request is made and documented.
Florida's milestone inspection and structural integrity reserve study laws do not apply to Quail Cove, because both reach only condominium buildings of three or more habitable stories, and Lee County records all three Quail Cove buildings at two stories. Sparrowood is the only three-story residential building group in The Forest.
After the 2021 Surfside collapse, Florida added two obligations for condominium buildings. Section 553.899 requires a milestone structural inspection of a building "that is three habitable stories or more in height as determined by the Florida Building Code." Section 718.112(2)(g) requires a structural integrity reserve study for the same class of building, and states in terms that the requirement "does not apply to buildings less than three stories in height."
The Lee County building footprint layer describes each Quail Cove building as "Condominium, Low Rise, 1 to 3 Floors," with eight residential units, a 1982 build year and a maximum of two stories, and the county parcel roll records two stories on every unit. The statutes turn on the Florida Building Code's story determination rather than the appraiser's; the appraiser's two-story record is the public evidence, and it is consistent across all three buildings.
Two consequences follow. A Quail Cove resale does not carry a milestone summary or a SIRS in the seller's disclosure package; section 718.503 requires those only "if applicable," and a seller may provide the statement that no SIRS has been completed. And because Quail Cove is not an association that must obtain a SIRS, its owners keep the ability to vote to fund less than the full reserves, which the law now denies to three-story buildings. That flexibility can keep assessments lower; it can also leave a roof or repaving bill to a special assessment. The budget tells you which way Quail Cove has chosen.
Sparrowood's three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida's milestone-inspection and structural integrity reserve study requirements for condominiums of three or more stories. Buyers there should ask the association for its milestone inspection report and reserve study. Every other condominium building in The Forest, Quail Cove's among them, is recorded at one or two stories, which places it outside both requirements.
Quail Cove's three buildings sit entirely in FEMA flood Zone AE, a Special Flood Hazard Area with a base flood elevation of 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022, over ground that averages about 6.2 to 6.3 feet. The whole neighborhood is in Lee County Evacuation Zone A and Storm Surge Zone 1.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Lee County GIS, queried 24 Sep 2026)
Every home and the club property in The Forest are in FEMA flood Zone AE with a base flood elevation of 11 feet (NAVD88), on FIRM panels effective November 17, 2022. At Quail Cove we checked the point directly: FEMA's National Flood Hazard Layer returns Zone AE, coastal floodplain, static base flood elevation 11.0 feet, NAVD88, inside the Special Flood Hazard Area, and FEMA's panel index returns panel 12071C0438H. Lee County's building footprint layer tags each of the three buildings "AE-EL11 (SFHA), 100.0%."
Building | Address | Units | Mean ground under the building, ft NAVD88 | Base flood elevation minus ground, ft (our arithmetic) |
|---|---|---|---|---|
Building 1 | 16675 Forest Boulevard | 8 | 6.24 | 4.76 |
Building 2 | 16679 Forest Boulevard | 8 | 6.32 | 4.68 |
Building 3 | 16683 Forest Boulevard | 8 | 6.30 | 4.70 |
Source: Lee County building footprint layer, mean ground height per footprint, queried September 24, 2026. The parent community's parcel-by-parcel LiDAR reading for Quail Cove is a median of 6.3 feet (range 6.2 to 6.5), per the county's 2018 spot elevations layer. These are ground elevations, not finished floors.
By that arithmetic Quail Cove's ground sits about 4.7 feet below the base flood elevation, the same as Partridge Place and Dove's Nest in the parent community's table, a little lower than Dove Hollow (6.5) and well below Fairway Woods (8.5 to 9.1), the highest ground in The Forest. The finished floor of each first-floor unit is what an insurer prices, and it is on the building's elevation certificate, not on any map.
The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88. Lee County keeps the superseded map as a pre-coastal-study layer, dated the day before the new panels took effect. The zone did not change; the elevation did, and any Quail Cove document that cites a 10-foot elevation predates the current map.
U.S. Geological Survey crews surveyed Hurricane Ian high-water marks of about 2.9 feet above ground at a Waters Edge condominium building inside The Forest (and at a garage in adjacent Forest Villas, which sits outside The Forest's gates). Those marks read 9.5 and 9.7 feet NAVD88, per the USGS Short-Term Network record for Ian. No mark was surveyed at Quail Cove, and we do not extend the Waters Edge measurement to Quail Cove's buildings; nothing in the public record we reached says whether water entered any Quail Cove unit. What the record does show is the aftermath: Lee County's permit file lists a cluster of 2022 mechanical permits at all three Quail Cove buildings, and the county roll shows one unit selling for $160,000 in December 2022 and again for $220,000 three months later.
Lee County's evacuation zones layer returns County Zone A and Storm Surge Zone 1 at Quail Cove, A being the first letter in Lee County's A to E scheme, per the county's Zone A map. The master association's 2022 Emergency Preparedness Plan sets re-entry rules that admit contractors on a prior pass or barcode and require challenge of any contractor without one. Seasonal Quail Cove owners should leave a key holder's name with the association before they leave for the summer.
Lee County applies FEMA's substantial improvement and substantial damage rule in unincorporated Lee County: work or damage whose cost reaches 50 percent of the building's market value requires the structure to be brought into compliance with current flood rules, per the county's substantial improvement page. In a condominium the measure is the whole building, not one unit, so it is the association's problem before it is any owner's, and it is one reason a buyer should read the association's insurance and reserve documents closely. New and substantially improved buildings in the Special Flood Hazard Area must be built one foot above the base flood elevation, which by our arithmetic puts the line at 12 feet NAVD88, about 5.7 feet above Quail Cove's ground.
Insuring a Quail Cove condominium is a two-part job: the association insures the three buildings under its master policy, as Florida's Condominium Act provides, and each owner insures the interior, contents and liability under a unit-owners policy. Because Quail Cove is in a Special Flood Hazard Area, flood coverage matters at both levels.
Data updated: September 2026
We do not publish premiums for Quail Cove, because there is no public source for one we would stand behind, and a premium quoted without the building's elevation certificate and the association's master policy is a guess. We publish the rules that move the number and the documents that answer it.
Under section 718.111(11), the condominium association insures the building, and the unit owner insures what the statute leaves to the owner. That is why a Quail Cove buyer's insurance review starts with the association: ask for the current master policy declarations, the wind and named-storm deductible, and whether the association carries flood insurance on the buildings and at what limit. The master premium sits inside the association's budget, which is not published; it appears in the budget and estoppel package provided at resale.
FEMA's flood maps still drive the mandatory purchase requirement, per FEMA's Risk Rating 2.0 page, and every Quail Cove building is inside the Special Flood Hazard Area. A mortgage from a federally regulated or insured lender on a Quail Cove unit will therefore require flood coverage, and the lender will look first at whether the association's policy covers the building. Since Risk Rating 2.0, the National Flood Insurance Program prices each building by its own characteristics, and most rates may not rise more than 18 percent a year.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP flood premiums inside the Special Flood Hazard Area; that is Class 5 as of FEMA's April 2025 list, per the FEMA CRS eligible communities list. Quail Cove carries a Fort Myers mailing address but is not in the City of Fort Myers, so it takes the county's class, not the city's.
Florida law makes flood coverage mandatory for Citizens Property Insurance personal-lines policies on property inside the Special Flood Hazard Area, under section 627.351(6), but the statute exempts policies written on a condominium unit-owners form. For a Quail Cove owner insured by Citizens on an HO-6 policy, then, the flood requirement comes from the lender, not from Citizens. The same statute makes a condominium unit with combined dwelling and contents replacement cost of $700,000 or more ineligible for Citizens, a line no Quail Cove unit approaches.
For a Quail Cove unit: the association's master policy declarations and deductibles, any flood policy on the building, the building's elevation certificate if the association has one, a wind-mitigation report on the building if the association has commissioned one, the roof permit date, and the last year of board minutes, which is where a pending special assessment usually appears first.
Planning to buy in Quail Cove and want the insurance picture first? We request the association's insurance documents with the resale package. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling? Get a free home valuation for your Quail Cove condominium or Call Jesse direct at (239) 898-6072.
Quail Cove falls in the same Lee County school choice zones as every neighborhood in The Forest: Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, the nearest Zone O choice, is about 1.6 miles and 3 minutes from Quail Cove and earned an A in 2026, 2025 and 2024.
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. The district's plan "relies on three choice zones (East, South, West) broken into subzones," and families choose through a Choice Application, per the district's transportation optimization page and student enrollment 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, and the parent community's check of every neighborhood found no split.
School | Zone | 2026 grade | 2025 | 2024 | Drive from Quail Cove (free-flow) |
|---|---|---|---|---|---|
Rayma C. Page Elementary, 17000 S Tamiami Trail | Elementary Zone O | A | A | A | 1.6 mi, 3 min |
Cypress Lake Middle, 8901 Cypress Lake Drive | Middle Zone MM | A | A | A | 5.4 mi, 11 min |
South Fort Myers High, 14020 Plantation Road | High South Zone 2 | C | C | C | 4.2 mi, 8 min |
Cypress Lake High, 6750 Panther Lane | High South Zone 2 | A | B | B | 5.4 mi, 11 min |
Grades are 2026 school grades (Florida Department of Education), from the state's 2026 school grades file. Drive times are our free-flow calculations from the Quail Cove common parcel on the OpenStreetMap network; in-season traffic is longer.
The other Zone O elementary choices are Heights, Tanglewood and Villas; Lexington Middle is the other Zone MM choice; and the South Zone 2 high school list also includes Estero, Fort Myers and Bonita Springs high schools and Dunbar High. Dunbar High School is among the South Zone 2 high school choices, but the district's 2026-27 transportation plan does not provide Dunbar bus service to The Forest's subzone (S2). The full list with grades is on the parent community guide.
Florida SouthWestern State College's Lee campus is about 5.2 miles and 11 minutes from Quail Cove, and Florida Gulf Coast University about 8.1 miles and 16 minutes, by our calculation. Florida SouthWestern Collegiate High School, a charter high school on the FSW Lee campus, earned an A in 2026, 2025 and 2024, per the state's 2026 school grades file.
Lee County's record for Quail Cove shows one development order, LDO2025-00213, to mill the parking to base rock and lay a new two-inch asphalt surface, closed and finaled August 15, 2025, and 22 to 24 building permit records at each of the three buildings, most recently window, shutter, electrical, mechanical and plumbing work.
Data updated: September 2026 (Lee County development orders layer and Accela, queried 24 Sep 2026)
The county's development orders layer records LDO2025-00213, project name "Quail Cove Condo," with this description: "Mill existing pavement down to base rock. Install FDOT S-III asphalt at a depth of 2" and restripe per existing layout." The county's record was created in April 2025 and reached Closed-Finaled status on August 15, 2025. Milling to base rock and laying a new structural course is a full resurfacing, not a seal coat; by comparison, the county's record for neighboring Dove's Nest in 2023 and for Waters Edge in 2026 describes reseal-and-restripe jobs. For a buyer, the practical meaning is that Quail Cove's pavement is new, and pavement resurfacing is one of the three reserve items Florida law requires every condominium budget to carry. How the association paid for it, from reserves or by special assessment, is in its records.
Building | Records in Lee County Accela | Most recent records on the first page of results |
|---|---|---|
Building 1, 16675 Forest Boulevard | 22 | electrical (2024); windows, shutters and doors (2022 and 2023); five mechanical (2022) |
Building 2, 16679 Forest Boulevard | 24 | plumbing (2025); electrical (2024); mechanical (2022 and 2023); windows, shutters and doors (2021) |
Building 3, 16683 Forest Boulevard | 23 | windows, shutters and doors (2025 and 2026); electrical (2024); five mechanical (2022) |
Source: Lee County Accela, 16675 Forest Boulevard, 16679 Forest Boulevard and 16683 Forest Boulevard, queried September 24, 2026. Every record on those first pages shows a closed status with a certificate of completion issued.
Two patterns stand out. Each building received an electrical permit in the same 2024 series (ELE2024-01291, ELE2024-01293 and ELE2024-01295), which reads as one association-wide project. And each building carries a cluster of mechanical permits in the 2022 series; we did not open them, so their exact dates and scope are not stated here. We read only the first page of each building's permit list; the older records on later pages were not reviewed, and no roof permit appears on any first page, so we do not state when the roofs were last replaced. That date belongs on the buyer's request list.
Permits show what was filed and closed, not the condition of what was built. They also do not show work done without a permit, or interior work in a unit that did not need one. A buyer should pair the permit history with a four-point inspection of the unit and the association's reserve schedule for the building.
Near Quail Cove, the changes that matter sit on the US 41 side of The Forest, within about a mile of its buildings: an approved convenience store with fuel pumps at US 41 and Island Park Road, several approved commercial projects along US 41, and the proposed Dia Crossing mixed-use rezoning about a mile east. Inside the gates, a proposed cell tower on the golf property is under county review.
Data updated: September 2026 (Lee County zoning and development records, as of 23 Sep 2026)
Quail Cove sits about a quarter mile by road from the US 41 entrance, so the commercial and industrial land along the highway is closer to it than to the Forest homes on the interior loop roads. All of the cases below are from Lee County's zoning cases layer and development activity layer, with distances measured by the parent community's research from the center of The Forest; from Quail Cove, the US 41 cases are somewhat closer.
Case | What it proposes | Status |
|---|---|---|
SEZ2024-00005 and related cases (7-Eleven, Island Park Shopping Center) | convenience store with 16 fuel pumps and a car wash at the southwest corner of US 41 and Island Park Road | approved |
ADD2023-00194 (The Learning Express Daycare) | 10,000-square-foot daycare and a future office | approved |
ADD2023-00218 (dealership) | about 21,000-square-foot new-car dealership with US 41 access | approved |
DCI2022-00049 (Santoyo Truck Parts and Sales) | rezone 2.82 acres to commercial planned development | approved |
REZ2026-00007 (Land Material Supply) | rezone 0.61 acres to light industrial | In Review |
DCI2023-00020 (Dia Crossing) | proposed rezoning of about 61 acres to mixed use, up to 350 dwelling units, a hotel of up to 150 rooms and up to 200,000 square feet of commercial | proposed |
Dia Crossing is the one to watch; we describe its figures as proposed maximums until the county's zoning resolution for the case is read.
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. Where on the golf parcel the tower would stand relative to Quail Cove is in the application file, which we have not read, so we make no claim about its view from Quail Cove.
Lee County's five-year major road program, fiscal years 2025/26 to 2029/30, programs no project on US 41 or Island Park Road near The Forest. FDOT District One's US 41 at Six Mile Cypress Parkway study is evaluating options at that intersection, about 2.2 miles north. On drainage, the county's capital projects layer carries the Ten Mile Canal South flood-mitigation project, about a mile from The Forest, in design and planned through 2027.
Daily life at Quail Cove runs through two associations: the master association's gate, barcode and guest system for getting in, and Quail Cove Condominium Association for the parking, the pool, the grounds and the buildings. Water comes from Lee County Utilities, sewer from the private Forest Utilities, Inc., and fiber from a community-wide Hotwire arrangement.
The Main Gate on Forest Boulevard is staffed 24 hours a day, and the Island Park Gate is staffed seven days a week from 7:00 AM to 10:00 PM, per the master association's 2022 Emergency Preparedness Plan. Gate staffing hours are from the association's 2022 emergency plan. Residents request a vehicle barcode through the association's online barcode request form, and guests are pre-registered by residents through the DwellingLive visitor and gate access system. Because Quail Cove is about a quarter mile by road from the US 41 entrance, a guest's drive from the gate to a Quail Cove door is short.
Quail Cove's parking is a common element, rebuilt in 2025 under the county development order described above and restriped "per existing layout." How spaces are assigned, whether guest spaces exist, and what the rules say about boats, trailers and commercial vehicles are in the declaration and rules, which are not public.
Lee County bills solid waste on the tax bill, and The Forest is in Service Area 2, per the county's solid waste districts layer. In the condominiums, collection points are set by the neighborhood association, and neither the master association nor Quail Cove publishes pickup days.
Water is Lee County Utilities and sewer is Forest Utilities, Inc., a private utility that has operated since 1980, per its Division of Corporations record. The community has a Hotwire fiber arrangement; whether it is billed through the association is not published. A buyer should ask the seller for twelve months of utility and internet bills.
The master association's office is at 5990 Forest Boulevard, a short drive from Quail Cove along the same road. Its estoppel certificate is ordered through FirstService Residential's resale and lender documents page. Quail Cove's own estoppel and documents come from its association, whose registered agent and principal address, per its 2026 state filing, is D&D Association Services LLC in Fort Myers.
From Quail Cove, US 41 is about a quarter mile away, Gulf Coast Medical Center about 8 minutes, Southwest Florida International Airport's terminal about 16 minutes, and downtown Fort Myers and Fort Myers Beach about 20 minutes each, measured as typical free-flow drives from the Quail Cove common parcel.
Data updated: September 2026 (our route calculations, 24 Sep 2026)
We geocoded each destination with the US Census Bureau geocoder and computed every route from the Quail Cove common parcel on the OpenStreetMap road network with the OSRM routing engine 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) |
|---|---|---|
Forest Boulevard at US 41 (the entrance) | 0.26 | 1 |
The Forest Country Club clubhouse, 6100 Club Boulevard | 0.6 | 3 |
Rayma C. Page Elementary | 1.6 | 3 |
Lakes Regional Park, 7330 Gladiolus Drive | 2.1 | 5 |
Bell Tower Shops, 13499 S Cleveland Avenue | 3.7 | 7 |
Gulf Coast Medical Center, 13681 Doctors Way | 4.2 | 8 |
HealthPark Medical Center and Golisano Children's Hospital | 5.5 | 12 |
Florida SouthWestern State College, Lee campus | 5.2 | 11 |
Florida Gulf Coast University | 8.1 | 16 |
Coconut Point, Estero | 8.6 | 15 |
Southwest Florida International Airport terminal | 8.8 | 16 |
Lee Memorial Hospital, 2776 Cleveland Avenue | 9.0 | 18 |
Bunche Beach Preserve | 9.8 | 19 |
Downtown Fort Myers, Harborside Event Center | 10.1 | 20 |
Fort Myers Beach, 1010 Estero Boulevard | 10.5 | 20 |
Naples City Hall, 735 8th Street South | 26.7 | 44 |
For a Quail Cove owner, the drive out of The Forest starts on the neighborhood's own road. Many Forest homes sit deeper inside, on the interior loop roads; Quail Cove is about a quarter mile of 25-mile-per-hour private street from US 41. That saves a minute or two on every trip and puts the gate, not the golf course, at the end of the street, which some buyers want and some do not.
Quail Cove compares with The Forest's other 1980s condominiums as a small, uniform, two-story building group with mid-range values: its 2026 median just value of $202,740 sits above Dove Hollow, Dove's Nest and Partridge Place and below Sparrowood and Waters Edge, and its nine 48-month sales ran $190,000 to $370,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll)
The fair comparison for Quail Cove is the rest of The Forest's attached side, because a buyer who wants a two-bedroom condominium behind the same gates is choosing among these neighborhoods, not among single-family phases. The yardstick below is the one the parent community used for every neighborhood: closings and the median sold price over the full 48-month pull (September 24, 2022 to September 23, 2026), the median of each sale's own price per square foot of MLS living area, and the county's 2026 median just value, which covers every unit, sold or not.
Neighborhood | Units | Built | Stories | 48-month closings | 48-month median sold | Median sold $/sq ft of MLS living area, 48 months | 2026 median just value |
|---|---|---|---|---|---|---|---|
Quail Cove | 24 | 1982 | 2 | 9 | not computed: 9 sales, each listed above ($190,000 to $370,000) | not computed ($137.58 to $227.56 per sale) | $202,740 |
Dove Hollow | 48 | 1981 to 1982 | 1 and 2 | 10 | $297,500 (middle pair $290,000 and $305,000) | $209.80 | $191,445 |
Dove's Nest | 48 | 1983 to 1984 | 1 and 2 | 10 | $279,500 (middle pair $260,000 and $299,000) | $196.96 | $192,298 |
Partridge Place | 56 | 1981 | 2 | 28 | $157,500 (middle pair $155,000 and $160,000; includes eight post-Ian sales) | $135.66 | $119,694 |
Partridge Court | 16 | 1981 | 2 | 9 | $180,000 | $155.04 | $119,694 |
Sparrowood | 30 | 1984 to 1985 | 3 | 8 | $282,500 (middle pair $265,000 and $300,000) | $160.02 | $225,330 |
Waters Edge | 36 | 1984 to 1985, 1991 | 1 and 2 | 11 | $425,000 | $202.91 | $300,820 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated September 24, 2022 to September 23, 2026, as tabulated on the parent community guide; units, stories and just values from the Lee County parcel roll. Rows under ten sales are small samples; Quail Cove's is shown as a range because its own page lists every sale.
Two readings matter for a Quail Cove buyer or seller. First, Quail Cove's units are larger than most of its peers: 1,372 to 1,538 heated square feet against about 1,419 at the Dove condominiums and 1,161 at the Partridge condominiums. Second, Quail Cove's county values sit in the middle of the attached side, above the Dove and Partridge condominiums and below Sparrowood and Waters Edge.
Dove Hollow is Quail Cove's closest match in age: its association was filed the same day, February 9, 1981, and its 48 units in six buildings of eight were finished in 1981 and 1982. It differs in layout and scale: one-story and two-story units in the same building, units around 1,419 heated square feet, twice as many owners sharing the costs, and addresses on Timberlakes Drive rather than Forest Boulevard. Dove Hollow recorded 10 closings in 48 months at a median of $297,500, and three in the last 12 months. A buyer weighing a first-floor-only plan, or a larger association to spread assessments, should look at Dove Hollow first.
Partridge Place is The Forest's oldest condominium and its entry point on price, built by the same developer, Timberlakes, a year earlier. It is compared with Quail Cove in detail in the next section, because for many buyers the choice between the two is the real decision on The Forest's lowest-priced attached homes.
Sparrowood is the one three-story building group, and the only one under the milestone and SIRS laws. Waters Edge has the highest condominium values in The Forest. Fairway Woods, the largest condominium cluster, sells big units at some of the lowest prices per square foot of living area. Each of those is covered on the parent community guide, and each will get its own page.
Comparing Quail Cove with another Forest condominium? We price every one of them from its own sales. Sellers, get a free home valuation for your Quail Cove condominium or Call Jesse direct at (239) 898-6072. Buyers, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Quail Cove and Partridge Place are two of the three Timberlakes-built, two-story condominiums in The Forest (Partridge Court is the third), but they sell to different buyers: Quail Cove offers larger units, 1,372 to 1,538 heated square feet, near the US 41 entrance, while Partridge Place offers The Forest's lowest prices, every unit 1,161 square feet, in a 56-unit association.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll)
Both were licensed by the state with Timberlakes as developer, Partridge Place on July 7, 1980 and Quail Cove on July 2, 1981, and both are built as two-story buildings of eight units. After that, almost every number differs. The Partridge Place figures below use its first window with ten or more closings, 24 months, because its 48-month record includes eight sales in November and December 2022, weeks after Hurricane Ian, at $75,000 to $145,000, which read as as-is or investor transactions and pull its 48-month median down.
Yardstick | Quail Cove | Partridge Place |
|---|---|---|
Units and buildings | 24 units, three buildings of eight | 56 units, seven buildings of eight |
Built | 1982 | 1981 |
Recorded declaration | OR Book 1606, Page 1563 | OR Book 1488, Page 372 |
State licensure, developer | July 2, 1981, Timberlakes Ltd. | July 7, 1980, Timberlakes, Ltd. |
Stories (county) | 2 | 2 |
Unit size (county heated) | 1,372 to 1,538 sq ft; 12 of 24 at 1,538 | 1,161 sq ft, every unit |
Bedrooms and baths (county) | 2 and 2, every unit | 2 and 2 (MLS) |
Location in The Forest | Forest Boulevard, about a quarter mile from the US 41 entrance | Partridge Place Road, on the Island Park Road side |
2026 median just value | $202,740 | $119,694 |
Closings, last 12 months | 2: $257,500 and $190,000 | 2: $170,000 and $145,000 |
Comparison window | Full 48-month pull, the widest we hold: 9 closings, listed, no median | 24 months (its first window with 10+): 11 closings |
Sold prices in that window | $190,000 to $370,000 | median $165,000 (n=11, odd, an observed sale), $145,000 to $195,000 |
Sold $/sq ft of MLS living area | $137.58 to $227.56 per sale | median $142.12 over 24 months |
Median sold-to-list | three of nine at 100%; range 84.44% to 100.00% | 94.34% over 24 months |
Median days on market | 2 to 405 days per sale | 101 over 24 months |
Active listings, September 23, 2026 | 2, at $299,900 and $247,500 | 2, at $179,000 and $174,000 |
FEMA panel and median ground | 12071C0438H, 6.3 ft | 12071C0576H, 6.3 ft |
Map amendment history | none in FEMA's index | one Letter of Map Amendment request for a building, denied |
Common elements in the county legal | pool and tennis | not stated on this page |
Association's management on the 2022 master roster | Alliant (state filings since 2024 name D&D Association Services) | self-managed |
Milestone and SIRS laws | do not apply (two stories) | do not apply (two stories) |
Sources: Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll; DBPR condominium registry; FEMA's LOMA index; the master association's 2022 Emergency Preparedness Plan.
The gap between the two is mostly size and price level. Partridge Place's 24-month sales ran $145,000 to $195,000 on 1,161-square-foot units; Quail Cove's cheapest MLS sale in four years, $190,000 in January 2026, was for a unit the county records at 1,372 square feet, and its other eight sales ran $257,500 to $370,000. Per square foot of MLS living area, the gap is narrower than the prices suggest, and in 2026 it nearly closed: Quail Cove's two 2026 sales ran $137.58 and $145.81, while Partridge Place's January 2026 sale ran $146.43.
Partridge Place trades far more often, 11 closings in 24 months against Quail Cove's six, simply because it has more than twice as many units. For a seller, that means Partridge Place has fresher comparables; for a Quail Cove seller, it means one sale may be the only recent evidence, so the county's deeds and the same floor plan's history carry more weight.
Choose Quail Cove if you want a larger two-bedroom plan, a smaller association of 24 owners, the association's own pool, and a short drive to US 41 and the clubhouse, and you are comfortable pricing a unit from a thin sales record. Choose Partridge Place if the lowest entry price in The Forest matters most, you want a larger pool of recent comparables, and a 1,161-square-foot plan is enough space. Either way, read that association's budget, reserves and declaration before you sign, because at both the numbers that matter most are not published.
Deciding between Quail Cove and Partridge Place? Call Marc at (239) 287-5873 to walk both, or read how we represent buyers in Southwest Florida. Own in either and thinking of selling? Get a free home valuation for your Quail Cove condominium or Call Jesse direct at (239) 898-6072.
Buying in Quail Cove brings a larger two-bedroom plan, a small association with its own pool, a new parking surface and a short drive to US 41, inside a gated community with an optional club. It also brings unpublished fees, 1982 buildings in Flood Zone AE, a thin sales record, and a market that has priced down since 2024.
Quail Cove suits a buyer who wants a full-size two-bedroom condominium in a gated golf community without paying single-family prices, values a small association and a short drive out, and is prepared to do the document work that a small, unpublished association requires. It suits a seller who prices from the same floor plan's record rather than the building's best year.
Weighing the pros and cons of a specific Quail Cove unit? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Sellers can get a free home valuation for your Quail Cove condominium or Call Jesse direct at (239) 898-6072.
If you're searching for a Quail Cove listing agent, or thinking, 'I need someone to sell my Quail Cove home...', you are selling one of 24 units in a condominium that recorded two MLS closings in the last 12 months and has two units listed today. The sale that works here is priced from the same floor plan's record and documented before the first showing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
McGreevy and Comisar sell Quail Cove on the record. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That volume is built on the same discipline a 24-unit condominium needs: a price built from the right comparables, a resale file that clears both associations without a delay, and answers to a buyer's flood and insurance questions before an underwriter asks them.
Honors and recognition:
In the last 12 months we tracked 2 Quail Cove closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated September 24, 2025 to September 23, 2026. Because two sales is below our ten-sale floor, the lines below also give the widened windows, each named.
The single most useful fact for a Quail Cove seller is which of the three recorded sizes you own. The 1,538-square-foot plan (units x01 and x04) and the smaller 1,381 and 1,372 plans (units x02 and x03) do not trade at the same price, and a building-wide average blurs that. We price every Quail Cove listing from the same plan's MLS sales and the county's recorded deeds, then adjust for floor, condition, enclosure and roof and window age. Where the MLS and the deed disagree, as they did by $15,000 on one 2025 sale, we show the buyer's agent both.
Three things. The association does not publish its budget and, at 24 units, is not required to post records online, so the resale package has to be requested and delivered, and the buyer's 7-day review window does not start until it arrives. The August 2025 repaving is a question every buyer will ask, so we get the answer on its funding before listing. And a buyer's lender will require flood coverage on a building 100% inside Zone AE, so we put the association's master policy declarations and any building elevation certificate in the file on day one. Whether Quail Cove's declaration requires the association to approve a buyer or tenant is in the declaration; we read it before the listing goes live.
Start with a free home valuation for your Quail Cove condominium. It takes about a minute, and Jesse follows up with the sales that actually fit your unit: the same plan, the same building where possible, and the county's deeds alongside the MLS. Prefer to talk first? Call Jesse direct at (239) 898-6072. Buyers watching Quail Cove can Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
(239) 898-6072, text or call. Confidential conversations welcome.
By floor plan first, then by the county's deeds. The nine MLS closings in the full 48-month pull, the widest we hold, ran $190,000 to $370,000, and the four deeds the MLS did not carry ($160,000 to $307,500) fill in 2022 and 2023, per the Southwest Florida MLS Matrix, pulled September 23, 2026, and the Lee County parcel roll. We then weight the most recent sales of your own plan. Get a free home valuation for your Quail Cove condominium or call Jesse direct at (239) 898-6072.
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, and the resale documents the condominium must deliver under section 718.503. On a $257,500 sale, the most recent Quail Cove closing, documentary stamp tax alone is $1,802.50 by our arithmetic. We give every seller a line-by-line net sheet before listing.
Under section 718.503(2), current copies of the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the state's frequently asked questions document, and a statement that no structural integrity reserve study has been completed where none is required. Two estoppel certificates, one from Quail Cove and one from the master association, round out the file. We order them on day one.
In the full 48-month pull, the widest we hold, seven of Quail Cove's nine closings fell between December and April, per the Southwest Florida MLS Matrix, pulled September 23, 2026, and the master association's plan estimates The Forest's population roughly doubles in season. A unit priced, photographed and documented by early January meets the largest pool of seasonal buyers. With about 12 months of supply today, pricing matters more than timing.
Visitors are pre-registered by residents through the master association's DwellingLive system, per the association's website, and the Main Gate on Forest Boulevard is staffed around the clock, per its 2022 plan. Quail Cove is about a quarter mile inside the entrance, so showings are quick to reach. We register every showing in advance.
It helps the property and raises a question. The county's order to mill the parking to base rock and lay new asphalt closed August 15, 2025, per Lee County's development orders layer. A buyer will ask whether it was paid from reserves or by special assessment, and whether anything is still owed; the answer is in the association's records and on the estoppel certificate, and we get it before listing.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Quail Cove, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, south of The Forest on the same highway Quail Cove's entrance road meets. Jesse leads the listing side, and Marc works with buyers across Lee and Collier counties.
Jesse McGreevy and Marc Comisar are top-reviewed Quail Cove realtors on Google. Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, built the team on a simple idea: the seller or buyer who understands the record before the first showing negotiates from strength. Read more on our about the McGreevy and Comisar team page, and follow us on Facebook or connect with Jesse on LinkedIn and Marc on LinkedIn.
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 Quail Cove's state corporate record and filings, the 1981 condominium registration, the Lee County parcel roll for all 25 Quail Cove parcels including every recorded sale, the county's development order and building permit records for all three buildings, FEMA's flood layer at the buildings themselves, the relevant sections of Florida's Condominium Act, and every Southwest Florida MLS closing in The Forest over four years, checked unit by unit against the county roll. When we list a Quail Cove unit we put that work to use in three ways. We price from the same plan's sales and deeds. We order both estoppels and the full section 718.503 package on day one, so the buyer's review window opens early. And we put the flood and insurance facts in the file before the first showing: the panel, the building's ground elevation, and the association's master policy.
Jesse McGreevy and Marc Comisar are top-reviewed Quail Cove realtors on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." 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
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Selling a home in Quail Cove? Get a free home valuation for your Quail Cove condominium, or call Jesse direct at (239) 898-6072.
Buying in Quail Cove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the community around Quail Cove, start with our guide to The Forest, then its neighboring condominiums Dove Hollow and Partridge Place. For the wider market, see our Fort Myers guide, our Lee County guide, and how the best real estate agents in Fort Myers compare on the public record.
These are the questions buyers ask about Quail Cove and about buying a condominium in The Forest, answered from the public record. Where the record is silent, the answer says so and names the document that holds the fact.
Data updated: September 2026
McGreevy and Comisar. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, are Top 1% Real Estate Agents Nationally Since 2008, and have over $900 million in personal sales. For Quail Cove specifically, this page lists every MLS closing and every recorded deed in four years, which is how a 24-unit condominium has to be priced. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Quail Cove is on Forest Boulevard, The Forest's private entrance road from US 41, at 16675, 16679 and 16683 Forest Boulevard, Fort Myers 33908. By our route calculation it is about 0.26 miles from where Forest Boulevard meets US 41 and about 0.6 miles by road from the clubhouse at 6100 Club Boulevard. It is the one neighborhood in The Forest addressed on Forest Boulevard itself.
Twenty-four, in three two-story buildings of eight. The state registry records 24 units for Quail Cove Condo, licensed July 2, 1981, and the Lee County parcel roll carries 24 unit parcels plus one common-element parcel.
The county records three sizes: 1,538 heated square feet at 12 units (every x01 and x04), 1,381 at six and 1,372 at six, all two bedrooms and two baths. MLS listings for the same units have shown 1,381 to 1,776 square feet of living area, because listings sometimes count enclosed space the county does not. Measure before you compare prices per square foot.
Quail Cove's nine MLS closings in the full 48-month pull, the widest we hold, ran $190,000 to $370,000, and its two closings in the last 12 months were $257,500 (June 2026) and $190,000 (January 2026), per the Southwest Florida MLS Matrix, pulled September 23, 2026. Two units are listed at $299,900 and $247,500. Nine sales are too few for a meaningful median, so every sale is listed in the market section above.
They are not published. Quail Cove Condominium Association's assessment appears in its budget and on the estoppel certificate issued with every resale, and the master association's assessment likewise. A seller must give a buyer the budget and financial statement under section 718.503. We do not repeat fee figures from listing remarks or social media.
No. The Forest is non-bundled: buying a home does not require joining the club. Both The Forest Country Club's membership page and the master association's resident portal describe The Forest as non-bundled, and the club sells memberships to residents and non-residents alike.
The county's legal description of Quail Cove's common elements names a pool and a tennis court, and the appraiser's pool flag is set on every unit, per the Lee County Property Appraiser's record for the common parcel. The pool belongs to Quail Cove's owners, not the club. Whether the tennis court is still a court is not in any public record we reached.
Yes. All three buildings are 100% inside FEMA Zone AE, a Special Flood Hazard Area, with a base flood elevation of 11 feet NAVD88, on panel 12071C0438H effective November 17, 2022, per FEMA's National Flood Hazard Layer. Mean ground under the buildings is about 6.2 to 6.3 feet, and Quail Cove is in Lee County Evacuation Zone A.
If you finance with a federally regulated or insured lender, flood coverage is required because the buildings are in the Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page; the lender will look first at whether the association's policy covers the building. A cash buyer is not required to carry it. Citizens' flood requirement under section 627.351(6) exempts policies on a condominium unit-owners form.
No. Both laws reach only buildings of three or more habitable stories (s. 718.112(2)(g); s. 553.899), and Lee County records all three Quail Cove buildings at two. In The Forest only Sparrowood's buildings are three stories.
The association's 2024 to 2026 filings with the Florida Division of Corporations list D&D Association Services LLC as registered agent and principal address. The master association's 2022 plan listed Alliant as Quail Cove's manager, and the county roll still mails the common parcel in care of Sentry Management. Confirm the current manager when the estoppel is ordered.
The leasing rules are in the Quail Cove declaration and rules, which are not published publicly, so we do not state a minimum lease term. Florida law limits how a new leasing amendment binds existing owners under section 718.110(13). Read the declaration inside your contract's 7-day review window.
Quail Cove's pet rules are in its declaration and rules, which are not published publicly, and we will not state one from a listing remark. Ask for the current rules before you sign, and get any needed approval in writing before closing.
No public record we reached establishes an age restriction at Quail Cove, and we make no age claim either way. Florida's housing-for-older-persons rules in section 760.29 require published policies and an 80 percent occupancy test; the declaration is the document to read.
Quail Cove is in Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked 2026-27 zone map. Rayma C. Page Elementary, graded A in 2026, is about 1.6 miles and 3 minutes away by our calculation. Lee County assigns students through a zone of choices, not a single school per address.
By our free-flow calculations from the Quail Cove common parcel, Southwest Florida International Airport's terminal is about 8.8 miles and 16 minutes, Fort Myers Beach about 10.5 miles and 20 minutes, and Bunche Beach Preserve about 9.8 miles and 19 minutes. In-season traffic is longer.
All three buildings were built in 1982, per the county roll. The parking was milled to base rock and repaved with a two-inch FDOT S-III asphalt course under Lee County development order LDO2025-00213, closed and finaled August 15, 2025, per the county's development orders layer.
No. Quail Cove has a Fort Myers mailing address and ZIP 33908, but it is in unincorporated Lee County, which is why Lee County, not a city, handles its permits and flood rules, and why its flood-insurance discount follows the county's Class 5 Community Rating System rating, per the FEMA CRS list.
Both date from 1981 and 1982, and their associations were filed the same day. Quail Cove is 24 two-story units on Forest Boulevard in three recorded sizes up to 1,538 square feet; Dove Hollow is 48 units on Timberlakes Drive, with one-story and two-story units in each building at about 1,419 square feet.
We found none, and the law does not require one: the website duty in section 718.111(12)(g) applies to associations managing 25 or more units, and Quail Cove has 24. A buyer receives the documents from the seller under section 718.503.
Do not rely on it. Each Quail Cove building has units 101 to 104 and 201 to 204, but in parts of The Forest the leading digit identifies a building rather than a floor, so we never read a floor from a unit number anywhere in The Forest. Confirm the floor from the declaration's exhibits or on a showing.
If a Quail Cove unit is your permanent Florida residence, you can apply with the Lee County Property Appraiser under section 196.031. Eight of the 24 units carried the exemption on the 2026 roll. A buyer's assessed value resets after purchase, so the seller's tax bill is not a guide to yours.
These are the questions Quail Cove owners ask before they list, answered from the MLS, the county roll and Florida statute. Call Jesse direct at (239) 898-6072 for your own unit's numbers, or get a free home valuation for your Quail Cove condominium. Buyers can Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Data updated: September 2026
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. For a 24-unit condominium with nine MLS sales in four years, the listing agent's job is pricing from the right few comparables and delivering a clean section 718.503 package; this page is that work, done in public. Call Jesse direct at (239) 898-6072.
It depends first on your plan: 1,538 square feet (units x01 and x04) or 1,381 or 1,372 (units x02 and x03). Quail Cove's MLS sales ran $190,000 to $370,000 over the full 48-month pull, the widest we hold, and $190,000 and $257,500 in the last 12 months, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Get a free home valuation for your Quail Cove condominium built from your plan's sales.
Two, in the 12 months to September 23, 2026: $257,500 in June 2026 and $190,000 in January 2026, per the Southwest Florida MLS Matrix. The 24-month window holds six and the full 48-month pull, the widest we hold, holds nine.
Because nine sales in four years is too few for a median to describe the market. With nine sales, the median is simply the fifth-highest, and one unit's condition decides it. Our rule is to widen the window until it holds ten sales and, if it never does, to list every sale instead, which is what the market section above does.
It has ranged from 2 days to 405 days on market over the full 48-month pull, the widest we hold, per the Southwest Florida MLS Matrix. Four of nine sold within 28 days; five took 68 days or more. The two units listed on September 23, 2026 had been on the market 261 and 282 days, so pricing at the market, not above it, is what shortens the wait.
Sold-to-list ran from 84.44% to 100.00% across the nine sales in the full 48-month pull, the widest we hold; three closed at exactly list price and none above it, per the Southwest Florida MLS Matrix, pulled September 23, 2026. The two sales of the last 12 months closed at 95.72% and 84.44%.
A buyer's market. Two active listings against two closings in the past 12 months is about 12 months of supply, twice the usual six-month line, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Across all of The Forest's condominiums and villas, supply was about 7.2 months on the same date.
On September 23, 2026, two Quail Cove units were listed, both in Building 2, at $299,900 and $247,500, and The Forest as a whole had 18 condominium and villa listings. Your real competition is the unit in the same plan; a buyer who wants 1,538 square feet will compare you with the $299,900 listing.
Yes, more than anything else at Quail Cove. The county records 12 units at 1,538 heated square feet and 12 at 1,381 or 1,372, and the MLS living areas listed for those units have ranged from 1,381 to 1,776. We price from the same plan's sales first.
Use both, and say which is which. The county's figure is heated area measured to the appraiser's standard; a listing's figure is whatever was entered, and at Quail Cove listings of 1,766 and 1,776 square feet belong to units the county records at 1,538, per the county parcel roll. A buyer's appraiser will notice the gap; we explain it up front.
The brokerage commission, which no law sets and which is negotiated; documentary stamp tax on the deed at 70 cents per $100 under section 201.02; prorated taxes and assessments; the resale documents; and whatever title and settlement costs the contract assigns to the seller. We give you a line-by-line net sheet before listing.
Yes, some, and the contract decides the rest. The seller customarily pays documentary stamp tax on the deed and prorated taxes through closing; other costs, including any credit toward a buyer's closing costs, are negotiated. On the most recent Quail Cove sale, $257,500, documentary stamp tax alone was $1,802.50 by our arithmetic.
There are two policies. The lender's policy protects the buyer's lender and is a buyer's loan cost. Who pays for the owner's policy, and who chooses the title agent, is written into the purchase contract, and the standard Florida contract forms let the parties decide. We show you the contract term before you sign.
Under section 718.503(2): current copies of the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the frequently asked questions document, and the statement about the structural integrity reserve study, all at the seller's expense, plus a governance form. Add two estoppel certificates, the flood disclosure and your utility bills.
For the condominium, section 718.116 caps the fee at $250 if nothing is delinquent, plus $100 for delivery within three business days, plus up to $150 if the unit is delinquent. The master association's certificate falls under section 720.30851. Neither manager publishes its own fee.
Yes, if the documents were not delivered more than 7 days before signing. Section 718.503(2)(d) makes the contract voidable by the buyer within 7 days, excluding weekends and legal holidays, after the buyer signs and receives the declaration, articles, bylaws, rules, financial statement, budget and frequently asked questions document; the right ends at closing. Delivering the package early protects your deal.
Almost certainly. Lee County's order to mill the parking to base rock and lay new asphalt closed August 15, 2025, and pavement resurfacing is one of the reserve items Florida law requires in every condominium budget under section 718.112(2)(f). Whether it was funded from reserves or by special assessment, and whether any balance remains, is in the association's records; we get it in writing first.
No. Both requirements apply only to buildings of three or more habitable stories, and the county records every Quail Cove building at two. Your disclosure package states that no structural integrity reserve study is required or completed, which section 718.503 allows.
Florida requires a seller of residential property to give a written flood disclosure at or before contract, covering flood damage during the seller's ownership, flood insurance claims and federal flood assistance, under section 689.302. The buyer will also see Zone AE on FEMA's map. Answer the disclosure accurately; we help you gather the records.
It is not required to list, but it helps. Every Quail Cove building is in Zone AE, and an elevation certificate is what an insurer uses to price flood coverage. If the association has one for your building, we put it in the file; if not, your buyer's insurer will likely ask.
In our experience yes, but the terms depend on the association's master policy and the unit-owner policy the buyer chooses. The association insures the building under section 718.111(11); the buyer insures the interior. We give buyers' agents the master policy declarations on day one.
Only if the numbers work. Lee County's permit file shows window, shutter and mechanical work at all three buildings since 2021, so a buyer will compare your unit's systems with your neighbors'. A new system should be permitted and closed; an unpermitted one can cost you more at inspection than it adds at list.
Yes. An as-is contract lets the buyer inspect and walk away within the inspection period but does not require you to make repairs; it does not remove the flood disclosure under section 689.302, your duty to disclose known material defects, or the condominium documents the buyer is entitled to.
Yes. The written flood disclosure under section 689.302 applies to every residential sale, known material defects should be disclosed, and a condominium seller also owes the section 718.503 documents. Ask your attorney about your specific situation.
Yes, but at Quail Cove you would handle alone the gate pre-registration for every showing, two estoppel certificates, the section 718.503 package and its 7-day review clause, and the flood disclosure. We do those every week. Call Jesse direct at (239) 898-6072.
Cinematic video, drone, professional photography, a qualified-buyer database, and a documents file that answers the fee, flood and repaving questions before a buyer asks them. With two listings and two sales a year, the buyer pool is small, so we reach it directly as well as through the MLS.
Yes. We can offer a Quail Cove unit privately to qualified buyers in our database before, or instead of, a public listing, and walk you through the trade-off between privacy and full exposure. Confidential conversations welcome: (239) 898-6072.
Seven of Quail Cove's nine MLS closings in the full 48-month pull, the widest we hold, fell between December and April, per the Southwest Florida MLS Matrix, and the master association's 2022 plan estimates The Forest's population roughly doubles in season. Priced, photographed and documented by early January is the target.
No. Quail Cove's 2026 just values run $186,976 to $227,037 on the county parcel roll, below every 2024 and 2025 MLS sale. Just value is a mass-appraisal figure for taxation, and it lags the market in both directions.
Often, yes. Eight of Quail Cove's 24 units were homesteaded on the 2026 roll, and Save Our Homes under section 193.155 holds a long-held homestead's taxable value down; one long-held 1,538-square-foot unit is taxed on $93,602 against a just value of $205,665. The buyer's value resets after purchase.
Yes, within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155 and per the Florida Department of Revenue. Apply with the new county's property appraiser.
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 at least two of the five years before the sale, per IRS Topic 701. Gain on a second home is taxable. Florida has no state income tax. Confirm your position with a tax adviser.
Yes. Two thirds of Quail Cove's units were not homesteaded on the 2026 roll, so many owners sell from elsewhere. We handle showings, gate registration, the estoppels and the document package locally, and closings can be signed remotely with the title company's procedures.
No, not automatically. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home. The club does not publish its dues, initiation or transfer terms, per its membership page; if you are a member, we get the club's terms in writing before we list.
At Quail Cove, the record points down since 2024: the three 2024 sales ran $221.56 to $227.56 per square foot of MLS living area and the two 2026 sales $137.58 and $145.81, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Across The Forest the condominium and villa median peaked at $330,000 in 2024. Two sales are a small sample.
Buyers are weighing carrying costs: insurance, reserves and, for taller buildings, Florida's milestone inspection and SIRS laws. Quail Cove is outside the last two because its buildings are two stories, which is a real selling point, but its fees are unpublished, so a buyer cannot compare them until the package arrives. Delivering it early is the fix.
Every fact about Quail Cove on this page traces to a named public record: the state's corporate and condominium registries, Lee County's parcel, building, permit, development-order, flood and road records, FEMA, Florida statutes, state agencies and the master association's and club's own publications, plus the Southwest Florida MLS.
Market figures are cited in the text as "Southwest Florida MLS Matrix, pulled September 23, 2026," a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere on this page.
The public records that govern and describe Quail Cove 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 Quail Cove records are not posted anywhere public, and we say so rather than link a copy: the declaration at Official Records Book 1606, Page 1563 and its 1982 amendment (held in the Lee County Clerk's official records), and every association budget, reserve schedule, insurance summary and set of minutes (association records, provided at resale under section 718.503).
Document | What it is | Link |
|---|---|---|
Quail Cove Condominium Association 2026 annual report | The association's current state filing: registered agent, principal address, officers | |
Quail Cove Condominium Association 2025 annual report | The filing that moved the principal address to D&D Association Services | |
The Forest Property Owners' Association Emergency Preparedness Plan (updated May 2022) | The master association's plan: gates, board roster including Quail Cove, sub-association contacts, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel that covers Quail Cove | |
Lee County Evacuation Zone A map | The county evacuation zone that covers Quail Cove | |
FEMA Community Rating System eligible communities (April 1, 2025) | Lee County (unincorporated) Class 5, a 25 percent NFIP discount | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on every Quail Cove tax bill | |
The Forest Country Club scorecard (December 2025) | Both courses: tees, yardage, rating and slope | |
Florida Building Code effective dates | The code-era reference for 1982 construction |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Quail Cove. 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.
