The Forest - Sparrowood
Sparrowood is the only three-story condominium in The Forest, Fort Myers: 30 two-bedroom units, 8 sales since 2022 listed one by one, and Florida's milestone and SIRS rules explained. Sell or buy with McGreevy and Comisar.
Sparrowood is the only three-story condominium in The Forest, Fort Myers: 30 two-bedroom units, 8 sales since 2022 listed one by one, and Florida's milestone and SIRS rules explained. 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 Sparrowood owners call when it is time to sell, and the team buyers call when they want the one question at Sparrowood answered straight: what do Florida's post-2022 condominium safety laws mean for this building? Sparrowood is a 30-unit, three-story condominium inside the master-planned community of The Forest in Fort Myers, Florida. It is the only three-story residential building group anywhere inside The Forest's gates, which makes it the one association there that Florida's milestone-inspection law and structural integrity reserve study rule reach. 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.
Sparrowood is small and uniform. Three buildings on Cougar Run, at 6216, 6258 and 6300, hold 9, 9 and 12 units, and every one of the 30 units is recorded by the Lee County parcel roll at 1,772 or 1,773 heated square feet with two bedrooms and two baths. The condominium was declared at Official Records Book 1741, Page 1403, licensed by the state on March 13, 1984, per the Florida condominium registry, and built in 1984 and 1985. Its association, Sparrowood of Lee Condominium Association, Inc., has been an active Florida not-for-profit corporation since October 17, 1983, per the Division of Corporations.
The record is also honest about what it does not say. Whether Sparrowood's milestone inspection and structural integrity reserve study have been completed is not in any public record we could reach, and this page does not guess. What the law requires a seller to hand a buyer, and what a buyer is entitled to see before the contract becomes binding, is public, and we set it out in full below with the statute beside each rule.
We built this page the way we price a Sparrowood listing: from every Southwest Florida MLS closing at Sparrowood over the last four years, pulled September 23, 2026, checked address by address against the county roll, plus the state condominium registry, the Division of Corporations, FEMA's flood maps, Lee County's parcel, flood and permit records, and the Florida Statutes. If you own at Sparrowood, the sales list shows every closing since 2022 and what you are competing against today. If you are buying, the milestone and reserve study sections show what to ask for and when.
McGreevy and Comisar are the best realtor for Sparrowood because the case rests on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Sparrowood market read built on every MLS closing since 2022, the county roll, the state condominium registry and Florida's condominium statutes.
If you're searching for the best realtor for Sparrowood in The Forest, Fort Myers, whether you're ready to sell your Sparrowood home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. If you want to check that against other agents before you choose, our guide to the best real estate agents in Fort Myers compares them on the public record.
Recent Sparrowood track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 3 Sparrowood closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026, for $740,000 in closed volume. The highest Sparrowood sale was $265,000, in December 2025, and the three sales closed at 86.79%, 88.63% and 92.63% of list price after 158, 337 and 633 days on market. None closed at or above asking. Over the full 48-month pull, the widest we hold (09/24/2022 to 09/23/2026), Sparrowood recorded 8 closings from $150,000 to $450,000; with fewer than 10 sales in any window we publish every sale instead of a median. Two units were listed on September 23, 2026.
For Sparrowood sellers: a Sparrowood sale runs on documents more than on photographs. Florida's condominium resale statute, section 718.503, entitles a buyer to the association's declaration, articles, bylaws, rules, budget and financial statement, and, for a building like Sparrowood, a copy of the inspector-prepared summary of the milestone inspection report and the association's most recent structural integrity reserve study or a statement that none has been completed. Since December 31, 2024, the resale contract itself must carry a conspicuous statement about both. We request those documents from the association on the first day of the listing, so a buyer's lender and inspector see a complete file, not a question mark. Premium marketing comes with every listing: cinematic video, drone, professional photography, our qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet.
Honors and recognition:
Selling your Sparrowood home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a home in Sparrowood? 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
This guide to Sparrowood runs from the building, its sales and the two condominium safety laws that set it apart, through fees, rules, storm and flood facts, schools and daily logistics, to an honest comparison with Waters Edge and the other Forest condominiums, a seller module and both FAQ sets.
Living in Sparrowood means owning one of 30 identical two-bedroom condominiums in three three-story buildings on Cougar Run, inside the staffed gates of The Forest in south Fort Myers. You get the master association's private streets, gates and patrol, optional access to a member-owned golf club, and Gulf Coast Medical Center about nine minutes away.
Sparrowood sits on FEMA map panel 12071C0438H, which covers the northern and western part of The Forest, according to FEMA's panel index. The state condominium registry gives its address as Timberlakes Drive; the three buildings themselves carry Cougar Run addresses on the county roll. Like every home inside the gates, a Sparrowood unit has a Fort Myers mailing address in ZIP 33908 but lies in unincorporated Lee County, not in the City of Fort Myers, so Lee County handles zoning, building permits and floodplain rules.
Three buildings, 30 units, one floor plan. Building A at 6216 Cougar Run and Building B at 6258 Cougar Run each hold nine units and were completed in 1984; Building C at 6300 Cougar Run holds twelve units and was completed in 1985, per the county's first-year-built field on each unit. A separate common-element parcel at 6278 Cougar Run, 2.78 acres, carries the shared grounds on the roll. The county records every one of the 30 units at 1,772 or 1,773 heated square feet, two bedrooms and two baths, which makes Sparrowood one of the most uniform neighborhoods in The Forest.
Every Sparrowood owner is also a member of The Forest Property Owners' Association, Inc., the master association filed December 7, 1979, per its Division of Corporations record. It owns the community's private streets and runs two gates: the Main Gate on Forest Boulevard at Tamiami Trail, staffed 24 hours a day, and the Island Park Gate, staffed 7:00 AM to 10:00 PM, with a nightly patrol, per the association's 2022 Emergency Preparedness Plan. Residents enter by vehicle barcode through the association's barcode request form, and guests are pre-registered through the DwellingLive visitor system.
The Forest is non-bundled. The Forest Country Club describes "a non bundled gated community offering resident and non resident memberships" on its membership page, and the master association's resident portal says, independently, that The Forest is a non-bundled gated community. Buying at Sparrowood does not make you a club member. A non-member still has the gates, the patrol, the private streets and sidewalks, and the association's playground; golf, tennis, the pro shop and the clubhouse come with a club membership.
The county roll gives one useful signal about occupancy. On the 2026 roll, 7 of Sparrowood's 30 units carry a Florida homestead exemption, which is available only on a permanent residence, per the Lee County Property Appraiser. The other 23 are owned as second homes, investment property or by owners who have not claimed the exemption. Across The Forest, the master association's plan estimates about 1,000 year-round residents and about 2,000 in peak season, so a quiet summer and a busier winter are normal here.
Sparrowood shares The Forest with 18 other recorded neighborhoods. Its nearest condominium comparisons are Dove Hollow, a 48-unit condominium of one- and two-story buildings from 1981 and 1982, and Waters Edge at The Forest, 36 units in two products built in 1984, 1985 and 1991. Each has its own association, budget and declaration, and neither is three stories, so neither sits under the milestone and reserve study laws that reach Sparrowood. The full roster is on our guide to The Forest.
Sparrowood recorded 3 closings in the 12 months to September 23, 2026, at $230,000, $245,000 and $265,000, each well below its list price and each after more than five months on market. Two units were listed on September 23, 2026, at $285,000 and $199,900, per the Southwest Florida MLS Matrix. Eight units sold in the full 48-month pull.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
A 30-unit condominium does not produce enough sales for a median to mean anything, so this page follows our rule for thin markets: widen the window to 12, 24, 36 and then 48 months, and if no window reaches 10 closings, list every sale. Sparrowood had 3 closings in 12 months, 4 in 24, 5 in 36 and 8 in the full 48-month pull, the widest we hold. None reaches 10, so every sale is listed below, with its date, size, price, price per square foot, sale-to-list ratio and days on market.
Every figure here comes from closed and active records in the Southwest Florida MLS Matrix, pulled September 23, 2026, under The Forest's development name, and each address was checked against the Lee County parcel roll so that only Sparrowood units are counted. Price per square foot is each sale's own ratio of sold price to its MLS living area. MLS living area (1,688 to 1,773 square feet in these records) is the listing agent's figure and differs from the county's heated area (1,772 or 1,773 on every unit), so the two should not be mixed.
Sold | Building | Beds / baths (MLS) | MLS living area | List price | Sold price | $ per sq ft (living) | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 11, 2026 | 6216 Cougar Run (Building A) | 2 / 2 | 1,773 sq ft | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
March 25, 2026 | 6258 Cougar Run (Building B) | 2 / 2 | 1,758 sq ft | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
December 10, 2025 | 6300 Cougar Run (Building C) | 2 / 2 | 1,758 sq ft | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
Source: Southwest Florida MLS Matrix, closings dated 09/24/2025 to 09/23/2026, pulled September 23, 2026. Three closings totaled $740,000. The simple average of the three sale-to-list ratios is 89.35% and of the three days-on-market figures is 376; both are averages of three sales and should be read as a description of those three, not as a market rate.
Sold | Building | Beds / baths (MLS) | MLS living area | List price | Sold price | $ per sq ft (living) | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 11, 2026 | 6216 Cougar Run (A) | 2 / 2 | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
March 25, 2026 | 6258 Cougar Run (B) | 2 / 2 | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
December 10, 2025 | 6300 Cougar Run (C) | 2 / 2 | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
February 14, 2025 | 6300 Cougar Run (C) | 2 / 2 | 1,773 | $344,500 | $320,000 | $180.49 | 92.89% | 81 |
April 15, 2024 | 6300 Cougar Run (C) | 2 / 2 | 1,773 | $315,000 | $345,000 | $194.59 | 109.52% | 1 |
August 30, 2023 | 6216 Cougar Run (A) | 3 / 2 | 1,772 | $310,000 | $300,000 | $169.30 | 96.77% | 73 |
July 26, 2023 | 6300 Cougar Run (C) | 2 / 2 | 1,773 | $460,000 | $450,000 | $253.81 | 97.83% | 14 |
January 18, 2023 | 6216 Cougar Run (A) | 2 / 2 | 1,772 | $150,000 | $150,000 | $84.65 | 100.00% | 1 |
Source: Southwest Florida MLS Matrix, all closings dated 09/24/2022 to 09/23/2026 at Sparrowood, pulled September 23, 2026; the full 48-month pull, the widest we hold. Eight closings totaled $2,305,000. Bedroom counts are as listed in the MLS; the county roll records every Sparrowood unit as two bedrooms and two baths.
Three readings stand out. First, the direction of the last four closings: $320,000 in February 2025, $265,000 in December 2025, $245,000 in March 2026 and $230,000 in September 2026, each lower than the one before, while days on market ran 81, 633, 158 and 337. Second, the spread: the same floor plan has sold from $84.65 to $253.81 per square foot of living area inside four years. Third, the January 2023 sale: one Building A unit closed at $150,000 after one day on market, less than four months after Hurricane Ian, and the same unit resold for $300,000 in August 2023, when the MLS listed it as three bedrooms. The record does not say why the first price was so low, so we do not use it to price a unit today.
What eight sales cannot tell you is the price of a specific unit. Condition, updates, the view from the unit and, above all, what the association's milestone and reserve study documents show will move a Sparrowood price more than any trend line drawn through eight points.
Status on September 23, 2026 | Building | Beds / baths (MLS) | MLS living area | List price | Asking $ per sq ft (living) | Days on market |
|---|---|---|---|---|---|---|
Active | 6258 Cougar Run (B) | 2 / 2 | 1,688 sq ft | $285,000 | $168.84 | 4 |
Active | 6216 Cougar Run (A) | 2 / 2 | 1,688 sq ft | $199,900 | $118.42 | 24 |
Source: Southwest Florida MLS Matrix, active listings on September 23, 2026. Asking price per square foot is our arithmetic on the list price and the MLS living area. Two active listings against three closings in the last 12 months is about 8 months of supply at the trailing 12-month pace, by our arithmetic; on a sample this small, one sale moves that figure by months.
Across The Forest, 30 condominiums and villas closed in the same 12 months at a median $286,500 and a median $148.88 per square foot of living area, with a median 81 days on market, per the Southwest Florida MLS Matrix as published on our guide to The Forest. Sparrowood's three sales, at $129.72 to $150.74 per square foot and 158 to 633 days, sat at the slow and lower end of that market. The master association counts 487 condominiums and villas inside the gates, so Sparrowood's 30 units are about 6% of the attached side of The Forest.
The Lee County Property Appraiser's 2026 just values put Sparrowood's 30 units between $215,335 and $249,383, with a median of $225,330, on the county parcel roll. Just value is a mass-appraisal figure set for taxation, not a price, and the roll lags the market, but it covers every unit, including the 23 that have not sold in the full 48-month pull. Eight units are valued at $215,335 to $215,985, and the rest at $225,330 to $249,383.
With eight sales in four years, every Sparrowood price is a judgment built from a few comparables and a document file. Sellers: find out what your Sparrowood home is worth, or Call Jesse direct at (239) 898-6072. Buyers: Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We start every Sparrowood conversation with the association's milestone and reserve study documents, because a Sparrowood buyer's lender will.
Sparrowood was created in the mid-1980s build-out of The Forest's attached neighborhoods: its association was incorporated on October 17, 1983, its declaration was recorded at Official Records Book 1741, Page 1403, the state licensed the condominium on March 13, 1984, and Buildings A and B were finished in 1984 and Building C in 1985.
The Forest itself began in 1979, when its master association was filed, and its first single-family plat was recorded in May 1980, as our guide to The Forest sets out. The attached neighborhoods followed in sequence: Partridge Place, Partridge Court and Pheasant Court Villas in 1981, Dove Hollow and Quail Cove in 1981 and 1982, then Dove's Nest, Eagle's Landing and Sparrowood from 1983 to 1985, and Fairway Woods and the Heron after that. Sparrowood is the only one of them that went to three stories.
The Florida condominium registry lists Sparrowood as project "SPARROWOOD CONDO," status Approved, Recorded, licensed March 13, 1984, with the special qualification "Phase," on its project record. The registry's filing history, reviewed for our guide to The Forest, names Mare Properties, Inc. as developer of the first phase in 1984 and Sun-Op Forest, Inc. as the subsequent developer of the later phase filings, with amendments approved in 1985 and 1987.
Sparrowood of Lee Condominium Association, Inc. is an active Florida not-for-profit corporation, document number 770752, filed October 17, 1983, per its Division of Corporations record. Its last recorded corporate event was an Amended and Restated Articles of Incorporation filed July 2, 2007, and it has filed an annual report every year on the record, most recently on March 13, 2026. The 2007 articles are viewable as a Division of Corporations image, and the 2026 annual report is posted the same way.
The master association seats Sparrowood on the "Condos and Villas" side of its board, one seat per member neighborhood association, 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, Quail Cove and Waters Edge, per the board roster in its 2022 Emergency Preparedness Plan. A Sparrowood owner therefore answers to two associations: Sparrowood's own condominium association, which insures and maintains the buildings, and the master association, which runs the gates and streets.
Sparrowood's homes are 30 two-bedroom, two-bath condominium units of about 1,773 heated square feet in three three-story buildings, with 9 units in each of Buildings A and B and 12 in Building C. The county roll records one floor plan for all 30, flags a pool and a carport on every unit record, and shows no garage.
Data updated: September 2026 (Lee County parcel roll, queried 24 Sep 2026)
Building | Address | Units | Completed (county first year built) | Stories (county) | Heated area per unit (county) | 2026 just value range |
|---|---|---|---|---|---|---|
A | 6216 Cougar Run | 9 | 1984 | 3 | 1,772 to 1,773 sq ft | $215,335 to $237,681 |
B | 6258 Cougar Run | 9 | 1984 | 3 | 1,772 to 1,773 sq ft | $215,335 to $225,330 |
C | 6300 Cougar Run | 12 | 1985 | 3 | 1,772 to 1,773 sq ft | $215,985 to $249,383 |
Common elements | 6278 Cougar Run | n/a | n/a | n/a | 2.78 acres | n/a |
Source: Lee County parcel roll, all 31 Sparrowood parcels, queried September 24, 2026. Building letters are the county's own building designations in each unit's parcel identifier.
Uniformity is the defining fact of the Sparrowood product. The county records every unit at 1,772 or 1,773 heated square feet, two bedrooms and two baths. That makes comparable sales unusually clean: a Sparrowood unit's price is not muddied by a bigger or smaller plan next door, so differences between sales come down to condition, updates, the unit's position in its building and the association's finances at the time of the sale.
The same unit can show three different sizes depending on who measured it. The county roll records 1,772 or 1,773 heated square feet. MLS listings for Sparrowood have shown 1,758 and 1,773 square feet of living area on closed sales and 1,688 on both active listings in September 2026. We compute price per square foot on MLS living area for sales, because that is what the listing reported, and use the county's heated area for comparisons across neighborhoods. A buyer who is paying by the square foot should know which figure a price was built on.
Sparrowood units are numbered in the hundreds, 101 to 305, and in a three-story building it is tempting to read the first digit as the floor. Do not rely on it. At The Forest the first digit of a unit number identifies the building, not the floor, at the Heron Coach Houses and Fairway Woods, and the only reliable source for a building's height or a unit's level is the county record and the condominium plat, not the number on the door. When we list a Sparrowood unit, we confirm its level from the recorded documents and in person.
The Lee County roll flags a pool and a carport on every one of the 30 Sparrowood unit records, and none shows a garage. What those shared features are, whether each unit has an assigned carport space, and who maintains them are set in the declaration and the association's rules, which are provided to a buyer at resale under section 718.503. Pools at The Forest belong to individual neighborhood associations, not to the club or the master association, so a Sparrowood pool is an association expense inside the Sparrowood budget.
Sparrowood's buildings were completed in 1984 and 1985, before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. That is true of every condominium in The Forest except the Heron Coach House Villas. It does not mean the buildings are unsound; roofs, windows and other components replaced since 2002 were permitted under the code in force when the work was done. It does mean the association's records of what has been replaced, and when, matter more than the build year, and at Sparrowood those records are exactly what the milestone inspection and reserve study address.
Sparrowood is the only building group in The Forest under Florida's milestone-inspection and structural integrity reserve study laws because both laws apply only to condominium buildings three habitable stories or more in height, and Lee County's records show Sparrowood's three buildings as the only three-story residential buildings inside the gates.
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.
Two independent county records agree. The Lee County parcel roll carries a three-story record on all 30 Sparrowood units, and three stories is the highest value on any of the roughly 1,054 parcels in the two county sections that contain The Forest, and Sparrowood holds every instance of it. The county's building footprint layer, which tags each structure separately for damage assessment, shows Sparrowood's three buildings at three stories and every other condominium building in The Forest at one or two.
Every other condominium in The Forest, from Partridge Place to the Heron Coach Houses, is recorded at one or two stories, which places it outside both requirements; both statutes say so in terms, and section 718.112(2)(g) states that it "does not apply to buildings less than three stories in height." The single-family phases and the fee-simple villa neighborhoods are not condominiums at all. So when a Forest buyer asks which building needs a milestone inspection or a structural integrity reserve study, the county's answer is one building group: Sparrowood.
Both statutes measure height "as determined by the Florida Building Code," and that determination belongs to the local enforcement agency, which for unincorporated Lee County is the county's building department. The property appraiser's story count is strong evidence and the only public one we found, but it is not itself the building official's determination, and section 553.899 has the local agency, not the property appraiser, send the written notice that starts the clock. That is one more reason a buyer should read the association's own records rather than rely on a count from a tax roll.
Florida's milestone inspection law, section 553.899 of the Florida Statutes, requires a structural inspection by a licensed architect or engineer of every condominium building three habitable stories or more in height, first when the building reaches 30 years of age and every 10 years after that, in two phases, with the report delivered to the association, the owners and the county.
The law dates from 2022 and has been amended three times since. It was created by Senate Bill 4-D in the 2022 special session (chapter 2022-269) and amended by Senate Bill 154 in 2023 (chapter 2023-203), House Bill 1021 in 2024 (chapter 2024-244) and House Bill 913 in 2025 (chapter 2025-175), per the history note on the 2026 text of section 553.899. Everything below is read from that current text.
A milestone inspection is "a structural inspection of a building, including an inspection of load-bearing elements and the primary structural members and primary structural systems," by an architect or engineer licensed in Florida, "for the purposes of attesting to the life safety and adequacy of the structural components of the building," per section 553.899(2)(a). The statute is explicit that the purpose "is not to determine if the condition of an existing building is in compliance with the Florida Building Code or the firesafety code." It is a structural safety check, not a code audit.
Under section 553.899(3), an owner of a covered building "must have a milestone inspection performed by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter." For buildings that reached 30 before July 1, 2022, the statute set the initial inspection "before December 31, 2024," and for buildings that reach 30 between July 1, 2022 and December 31, 2024, before December 31, 2025. The local enforcement agency may require the first inspection at 25 years where local conditions such as proximity to salt water justify it, and may extend the deadline for good cause when the association has a contract with an architect or engineer. The 30-year clock runs from each building's certificate of occupancy date, and whether Lee County has extended or accepted anything for Sparrowood is not in the public record we reached, so this page does not apply those dates to Sparrowood's buildings.
The process starts with the county. Under section 553.899(5), once the local enforcement agency determines that a building must have a milestone inspection, it "must provide written notice of such required inspection to the condominium association" by certified mail. The association must then notify the unit owners within 14 days and give them the date by which the inspection must be completed. Phase one must be completed within 180 days after the association receives the county's notice, per section 553.899(6).
Phase one is a visual examination of the building's habitable and nonhabitable areas and major structural components, with "a qualitative assessment of the structural conditions of the building," under section 553.899(7)(a). If the inspector finds no signs of "substantial structural deterioration," the inspection ends there. If the inspector does, phase two follows, which "may involve destructive or nondestructive testing," and the inspector must file a progress report with a timeline within 180 days of the phase one report, under section 553.899(7)(b). The statute's definition of substantial structural deterioration excludes surface imperfections such as cracks, sagging or peeling finishes unless the engineer or architect determines they are a sign of structural deterioration.
The inspector sends a sealed report and a separate summary of the material findings and recommendations to the association and to the county building official, per section 553.899(8). Within 45 days, the association must send a copy of the inspector's summary to every unit owner, post it in a conspicuous place on the condominium property, and publish the full report and summary on the association's website if the association is required to have one, per section 553.899(9). A current owner at Sparrowood is therefore the person most likely to hold the summary, and a seller can hand it to a buyer directly.
If a phase two report identifies substantial structural deterioration, repairs "must be commenced within 365 days after receiving such report," under a county ordinance that section 553.899(11) requires every county to adopt. If the owner cannot show the county that repairs are scheduled or under way in time, the local enforcement agency "must review and determine if the building is unsafe for human occupancy." Under section 718.112(2)(h), directors who willfully and knowingly fail to have a required milestone inspection performed breach their fiduciary duty to the owners.
Since 2025 the local enforcement agency must report to the state every December 31: how many buildings require a milestone inspection, how many have completed phase one, how many received extensions, how many require phase two and how many have completed it, the repair permits filed, and any buildings found unsafe, under section 553.899(13). Those are county-wide counts, not building-by-building findings, so they do not answer the question for one address. The Florida Building Commission's milestone inspection fact sheet summarizes the program for owners and inspectors.
A structural integrity reserve study, or SIRS, is a reserve study that section 718.112(2)(g) of the Florida Statutes requires for every condominium building three habitable stories or higher, at least every 10 years. It covers eight structural categories, sets a funding plan, and since 2024 cannot be waived by the owners for those items.
The Department of Business and Professional Regulation describes a SIRS on its SIRS reporting page as "a budget planning tool that looks at the parts of a building a condominium association is required to maintain, the status of the condominium's existing reserve fund, and the amount of funding needed to offset anticipated expenses." For a buyer at Sparrowood, the SIRS is the document that tells you what the association expects to spend on the building and how it plans to pay for it.
Under section 718.112(2)(g)1., a SIRS must study, at a minimum, the roof; the structure, including load-bearing walls and primary structural members and systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item with a deferred maintenance expense or replacement cost above $25,000, or the inflation-adjusted amount the state sets, whose failure would affect the first seven. The Division of Florida Condominiums, Timeshares and Mobile Homes set that adjusted threshold at $25,675 for 2026 on its reserve threshold page.
A SIRS must be performed or verified by a Florida-licensed engineer or architect, or by a reserve specialist or professional reserve analyst certified by the Community Associations Institute or the Association of Professional Reserve Analysts, under section 718.112(2)(g)3.. It must identify each item inspected, state its estimated remaining useful life and its replacement cost or deferred maintenance expense, and recommend a reserve funding schedule that reaches that cost by the end of each item's life, including at minimum a baseline plan that keeps the reserve cash balance above zero, under section 718.112(2)(g)4..
For associations existing on or before July 1, 2022, section 718.112(2)(g)7. requires a SIRS "by December 31, 2025, for each building on the condominium property that is three stories or higher in height." An association required to complete a milestone inspection on or before December 31, 2026 "may complete the structural integrity reserve study simultaneously with the milestone inspection," and "in no event may the structural integrity reserve study be completed after December 31, 2026." A milestone inspection performed within the past five years may stand in for the SIRS's visual inspection, and an association that completes a milestone inspection may delay its SIRS for up to two budget years to focus on the milestone repairs. These are the statute's general rules; this page does not state where Sparrowood's association stands against them.
This is the rule that changes the budget. For a budget adopted on or after December 31, 2024, the owners of an association that must obtain a SIRS "may not determine to provide no reserves or less reserves than required" for the SIRS items, under section 718.112(2)(f). Before that date, owners across Florida routinely voted to waive reserves. Reserves for SIRS items may be funded by regular assessments, special assessments, lines of credit or loans, and a special assessment, line of credit or loan requires a majority vote of the total voting interests, under the same subsection. Reserve funds for SIRS items may be spent only on those items.
House Bill 913 (chapter 2025-175) added two forms of relief that a buyer may see in a Sparrowood budget or minutes. For a budget adopted on or before December 31, 2028, if the association completed a milestone inspection within the previous two calendar years, the board may, with a majority of the total voting interests, pause or reduce reserve contributions for up to two consecutive annual budgets to fund the repairs the milestone inspection recommends, under section 718.112(2)(f)2.e.. And a unit-owner-controlled association may secure a line of credit or a loan to fund capital expenses required by a milestone inspection or a SIRS. Whether Sparrowood's association has used any of these options is not public.
Within 45 days after receiving a SIRS, the association must either send each owner a copy or tell each owner the study is available for inspection, under section 718.112(2)(g)11., and must file a statement with the Division that the study was completed and made available, under section 718.112(2)(g)12.. Officers and directors must sign an affidavit acknowledging receipt of the completed study, and a willful and knowing failure to complete a required SIRS is a breach of their fiduciary duty, under section 718.112(2)(g)10..
A Sparrowood buyer can verify the milestone inspection and SIRS through the resale package the seller must provide under section 718.503, through the contract disclosure that statute requires on every resale since December 31, 2024, through the owner documents the association must post, and through the state's public SIRS database. We could not reach Sparrowood's status on any public route.
Whether Sparrowood's milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association. That sentence is deliberate, and it is the honest one. The four routes below are how a buyer gets the real answer before the contract binds.
Under section 718.503(2)(a), a buyer who has signed a contract for a condominium resale "is entitled, at the seller's expense, to a current copy" of the declaration, the articles of incorporation, the bylaws and rules, an annual financial statement and budget, "a copy of the inspector-prepared summary of the milestone inspection report as described in s. 553.899, if applicable," and "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study." At Sparrowood both items apply. We assemble that package before we list a Sparrowood unit.
Every contract for the resale of a residential condominium unit entered into after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the SIRS, under section 718.503(2)(e). Where the association is required to have them and has not completed them, the contract must say so. Where they have been completed, the contract must carry an acknowledgment that the buyer received the milestone summary and the SIRS "more than 15 days, excluding Saturdays, Sundays, and legal holidays, before execution of this contract," or a clause making the agreement "voidable by buyer" within 15 business days after the buyer receives them. For a Sparrowood buyer, that is a statutory right to read the documents before being bound.
An association "managing a condominium with 25 or more units" must post specified documents on a website or mobile application, under section 718.111(12)(g), including the declaration, bylaws, rules, budget, financial report, "the inspection reports described in ss. 553.899," and "the association's most recent structural integrity reserve study, if applicable." Sparrowood has 30 units. The statute allows those documents to sit in a section that only unit owners can open, so the practical route for a buyer is through the seller, who as an owner can download them. We did not find a public Sparrowood association website and do not state whether one exists.
The Department of Business and Professional Regulation publishes two SIRS reporting databases, one for studies submitted before July 2025 and one for July 2025 and after, linked from its SIRS reporting page. The department says the information is "displayed exactly as submitted" and that "only complete submissions of the SIRS Reporting Form are displayed." The databases are interactive and did not return records to our automated searches, so we do not report what they show for Sparrowood; a buyer can search them by association name in a browser. A listing there would show a submission, not the study's findings.
For a Sparrowood listing, we request the same list a careful buyer's attorney would: the inspector's milestone summary and full report, the most recent SIRS and the directors' affidavit acknowledging it, the current budget with its reserve schedule, the last year of board minutes, any special assessment adopted or proposed, any line of credit or loan, and the master policy declarations. Buyers see the file before they write an offer, which is the fastest way we know to stop a Sparrowood contract from falling apart in the inspection period.
Selling at Sparrowood? We build this file before your unit goes on the market: start with what your Sparrowood home is worth, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
A Sparrowood home comes with its own condominium common elements, a 2.78-acre parcel that the Lee County roll ties to a pool and carports, plus everything the master association provides to every Forest owner: two staffed gates, a nightly patrol, private streets and sidewalks, and a playground. Golf, tennis and the clubhouse require a separate, optional club membership.
It helps to separate the three layers, because each is paid for by a different entity and each shows up on a different bill.
Sparrowood's shared property is held on the county roll as a separate common-element parcel at 6278 Cougar Run, 2.78 acres, alongside the 30 unit parcels, per the Lee County Property Appraiser. The county flags a pool and a carport on each unit record. The declaration defines exactly what is common, what is a limited common element assigned to particular units, and who repairs what; those documents are provided at resale, not online, as section 718.503 sets out. Sparrowood's association insures and maintains the buildings and grounds and pays for them from the Sparrowood budget.
The Forest Property Owners' Association owns the 54.81-acre private street network, staffs the Main Gate around the clock and the Island Park Gate from 7:00 AM to 10:00 PM, runs a nightly patrol, and carries street lighting, landscaping and drainage in its own assessment, per its 2022 Emergency Preparedness Plan and its website. Its resident portal describes the non-member amenities in its own words: "a children's playground, known as Ruthie's Park, and miles of sidewalks for the avid morning walker." The community has a bulk fiber arrangement with Hotwire Communications, per the association's website.
The Forest Country Club, Inc. is a separate, member-owned corporation at 6100 Club Boulevard, per its Division of Corporations record. It owns the Bear and Bobcat golf courses and sells memberships to residents and non-residents, per its membership page; its lifestyle page covers tennis, pickleball, bocce and fitness. The club does not publish dues or initiation fees, and a membership is not part of a Sparrowood purchase. Its federal tax filings, on ProPublica's Nonprofit Explorer, show special assessments on members in 2022, 2023 and 2024, which fall on members only.
Outside the gates, Lakes Regional Park, a 279-acre county park, is about 2.3 miles and 5 minutes from the center of The Forest, and Estero Marsh Preserve is about 1.2 miles from the center of the community. A Publix on Alico Mission Way is about 1.4 miles away, Bell Tower Shops about 3.9 miles, and Gulf Coast Medical Center about 4.5 miles and 9 minutes, measured as free-flow drives from the clubhouse address and published on our guide to The Forest.
Owning at Sparrowood means paying the Sparrowood condominium association's assessment, the master association's assessment, the Lee County property tax bill with its San Carlos Park fire levy and solid waste charge, flood and unit-owner insurance, and club dues only if you join. Neither association publishes its assessment; both appear in the resale estoppel certificates.
That is the honest answer, and it is the same at every condominium in The Forest. No association layer publishes its budget online, the Division of Corporations publishes no financial data, and the state condominium registry publishes only unit counts and the state's own per-unit fee. So the only way to see the real monthly number for a specific Sparrowood unit is to request it.
Layer | Amount | What it covers | Where the amount is | As of |
|---|---|---|---|---|
Sparrowood of Lee Condominium Association | Not published | building exteriors and structure, roofs, master insurance, reserves (including SIRS reserves), pool and grounds | association budget and estoppel certificate, s. 718.503, s. 718.116 | September 2026 |
Special assessments, Sparrowood | Not published | any adopted or proposed special assessment, for example for repairs or reserves | estoppel certificate, budget, board minutes | September 2026 |
Master association (The Forest Property Owners' Association) | Not published | private streets, two gates and security, lighting, landscaping, drainage | estoppel certificate through FirstService Residential | 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 ad valorem, fiscal year 2025/26 | fire and rescue | adopted September 15, 2025 | |
Lee County solid waste, Service Area 2 | Service Area 2 rate schedule, fiscal year 2026 (single-family rate $348.75 plus $2.55 administrative charge; confirm the condominium line on the unit's own tax bill) | collection, disposal, recycling | September 2026 | |
County, school and other ad valorem taxes | set by each unit's taxable value | county, school and other public services | September 2026 | |
Unit-owner (HO-6) and flood insurance | quoted per unit | interior, contents, loss assessment, flood | the owner's insurer | September 2026 |
Club dues and initiation | Not published; only if you join | club membership | September 2026 |
At every other Forest condominium, the owners may still vote on how fully to fund reserves for most building components. At Sparrowood, since the first budget adopted on or after December 31, 2024, the owners "may not determine to provide no reserves or less reserves than required" for the SIRS items, under section 718.112(2)(f). That makes the reserve line in the Sparrowood budget a statutory floor rather than a choice, and it is the single line a buyer should read first. We do not know what Sparrowood's reserve contribution is, because the budget is not public.
The estoppel certificate is the association's signed statement of what is owed on a specific unit: the regular assessment, its frequency, any special assessment and any delinquency. Florida caps what a condominium association may charge for one under section 718.116, and a Sparrowood sale needs two, one from Sparrowood's association and one from the master association, ordered through FirstService Residential's resale page. We order both on the first day of a listing.
Selling? Ask us for a line-by-line net sheet with your free Sparrowood home valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and we will request both associations' budgets with your offer; read how we represent buyers.
A Sparrowood condominium carries two association layers, Sparrowood's condominium association and The Forest's master association, and a Lee County tax bill with a 2.3590-mill San Carlos Park fire levy and a solid waste assessment. There is no community development district, no county MSTU and no Heron-style third association tier.
A Heron home in The Forest answers to three associations; a Sparrowood unit answers to two. Sparrowood's own association sets the condominium budget, insures the buildings and funds reserves, and The Forest Property Owners' Association runs the gates and streets. Each issues its own estoppel certificate on a sale.
The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, adopted September 15, 2025, per the district's final budget. As an illustration only, at 2.3590 mills a unit with $200,000 of taxable value owes $471.80 to the fire district, by our arithmetic; the actual figure depends on each unit's taxable value and exemptions. Lee County bills solid waste as a non-ad-valorem line; The Forest is in Service Area 2, per the county's solid waste districts layer and its adopted rates. There is no CDD line, per the county's special districts roster, and no county MSTU line, per its MSTBU layer.
If a Sparrowood unit is your permanent residence, the Florida homestead exemption reduces its taxable value and the Save Our Homes cap limits annual increases in its assessed value, under section 196.031 and section 193.155; the Florida Department of Revenue explains both. Seven of the 30 units carry a homestead exemption on the 2026 roll. A buyer's first tax bill is set from the buyer's own exemptions, not the seller's, so a unit that has been homesteaded for years can carry a higher bill for a new owner who is not.
Lee County Utilities provides water to The Forest, per the county's water franchise layer and utility pages. Sewer comes from Forest Utilities, Inc., a private utility operating since 1980, per its Division of Corporations record; The Forest lies outside the county's wastewater service area. How Sparrowood bills water and sewer, by unit or through the association, is set in the association's arrangements and is not published; ask the seller for twelve months of bills.
Sparrowood is governed by Sparrowood of Lee Condominium Association, Inc., an active Florida not-for-profit corporation filed in 1983 with restated articles from 2007, under Florida's Condominium Act, Chapter 718. Its declaration, bylaws and rules are recorded or kept by the association and are provided to buyers at resale; they are not published online.
The Division of Corporations record for Sparrowood of Lee Condominium Association, Inc. shows document number 770752, status Active, filed October 17, 1983, with Amended and Restated Articles filed July 2, 2007, and annual reports filed in 2024, 2025 and 2026. It lists five officers and directors: a president, vice president, secretary, treasurer and director.
The two public records point in different directions, and we report both with their dates. The master association's sub-association contact list, in its 2022 Emergency Preparedness Plan, named Sentry Management as Sparrowood's manager. The association's own Division of Corporations record gives its principal and mailing address, changed March 28, 2025, as in care of D & D Association Services, LLC, at 11000 Metro Parkway, Suite 4, Fort Myers, and names the same firm as registered agent. The later record is the current corporate filing, but a corporate address is not a management contract, so we confirm the manager of record when we order the estoppel certificate.
Sparrowood's declaration of condominium is recorded at Official Records Book 1741, Page 1403, with its condominium plat at Condominium Plat Book 10, Page 4, in the Lee County public records held by the Clerk of Court. The declaration is the document that sets unit boundaries, common and limited common elements, each unit's share of expenses, and the use, leasing and pet restrictions. Before quoting any declaration provision, a buyer should confirm there is no later amendment or restatement, since the articles themselves were restated in 2007.
Changes to a Sparrowood unit's exterior, windows, doors and shutters are governed by the association. Under section 718.113(5), every residential condominium board must adopt hurricane protection specifications for each building on the condominium property. Ask for the association's adopted specifications before replacing windows or doors. The master association also keeps architectural and community rules, which it posts only inside its resident portal.
Florida's Condominium Act gives owners the right to inspect and copy association records, to receive notice of board and owner meetings, and to speak at them. Because Sparrowood has more than 25 units, section 718.111(12)(g) requires the association to post a defined set of records on a website or app, with a protected owner section. Those rights transfer to a buyer on closing; before closing, the resale package under section 718.503 is the buyer's route.
Nothing in the public record we reached identifies Sparrowood as housing for older persons, and the MLS records we reviewed do not either. A Florida community can restrict occupancy by age only by meeting the requirements of section 760.29, including an 80 percent occupancy test and published age policies, and those would appear in the recorded governing documents.
Under section 760.29(4), "housing for older persons" includes housing "intended and operated for occupancy by persons 55 years of age or older" where at least 80 percent of occupied units have at least one resident 55 or older and the community "publishes and adheres to policies and procedures that demonstrate the intent" to be 55-plus housing. The Florida Commission on Human Relations enforces the state's fair housing law.
If age restrictions matter to you, in either direction, read the Sparrowood declaration and rules in the resale package. An age restriction that exists only in marketing copy is not a restriction, and one that is recorded binds every owner.
Sparrowood's leasing rules are set in its declaration and association rules, which are not published online, so this page does not state a minimum lease term, an approval requirement or a rental cap. Florida law protects owners from some later rental restrictions: an amendment limiting rentals binds only owners who consent to it and owners who take title afterward.
Under section 718.110(13), an amendment "prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment." A buyer who plans to rent takes title subject to whatever rental amendments are in force on the closing date.
An investor should read the leasing article of the declaration, any rental amendments, the association's lease approval form and fee if it has one, and the master association's rules. Seasonal rental demand in The Forest follows the population: the master association estimates about 1,000 year-round residents and about 2,000 in peak season, per its 2022 plan. Twenty-three of Sparrowood's 30 units carry no homestead exemption on the 2026 roll, which is consistent with second-home and rental ownership but does not show how many are rented.
Sparrowood's pet rules are in its declaration and association rules, which are not published online, so this page does not state whether pets are allowed, how many or of what size. A buyer with a pet should read the pet provision in the resale documents before signing, and a buyer who relies on a service or support animal has rights under fair housing law that the documents cannot override.
In Florida condominiums, the pet rule usually sits in the declaration's use restrictions, sometimes tightened by board rules. At Sparrowood, as at every Forest condominium, those documents are provided at resale under section 718.503. The master association also keeps community rules on pets in common areas, posted inside its resident portal.
In a three-story building, a pet owner's daily routine includes stairs or the building's vertical access, whatever it is, several times a day. That is a question of fit rather than of rules, and it is worth answering on a walk-through before an offer.
Sparrowood is in FEMA flood Zone AE with a base flood elevation of 11 feet NAVD88, on map panel 12071C0438H effective November 17, 2022, and in Lee County Evacuation Zone A, like every home in The Forest. Its ground sits at a median 7.5 feet, about 3.5 feet below the base flood elevation, among the higher condominium ground inside the gates.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Lee County flood and elevation layers, queried September 2026)
A buyer asking whether Sparrowood is "in a flood zone" gets a one-word answer, yes, and a more useful longer one: the zone is the same everywhere inside the gates, and what differs is how far each building's ground and floors sit below the base flood elevation.
FEMA's National Flood Hazard Layer and Lee County's own republished FIRM layer both place every Sparrowood parcel in Zone AE, a Special Flood Hazard Area, with a base flood elevation of 11 feet NAVD88, outside any floodway. The county's building footprint layer tags all three Sparrowood buildings the same way. The panel is 12071C0438H, effective November 17, 2022, and for flood insurance purposes the community is Lee County Unincorporated Areas.
The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88; on Lee County's retained pre-coastal-study layer, every Forest parcel reads Zone AE at 10 feet on the superseded 2018 panels. The zone did not change; the elevation did. Documents that describe Sparrowood with a 10-foot elevation predate the current map.
Lee County's 2018 LiDAR spot elevations layer puts the median ground at Sparrowood's parcels at 7.5 feet NAVD88, ranging from 7.5 to 7.8, and the county's footprint layer records a mean ground of 7.4 feet under the buildings. That is 3.5 feet below the 11-foot base flood elevation by our arithmetic. Among Forest condominiums only the three Fairway Woods sections, at 8.5 to 9.1 feet, sit higher; Dove Hollow is at 6.5, Waters Edge at 6.6 and Partridge Place at 6.3. Ground is not finished floor; the elevation certificate is the only record of a building's lowest floor.
Selling? An elevation certificate in the listing file shortens a buyer's insurance shopping; get a free Sparrowood home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark about 2.9 feet above ground at a Waters Edge building inside The Forest, reading 9.5 feet NAVD88, per the agency's Short-Term Network record. No USGS mark was recorded at Sparrowood, and nothing in the public record we reached says whether water entered any Sparrowood unit. The Waters Edge mark measures the water surface at that one building; it does not measure water at Sparrowood, and a building's finished-floor elevation, not its ground, decides whether water reaches a unit.
The whole community is in Lee County Evacuation Zone A, Storm Surge Zone 1, per the county's evacuation zones layer; Zone A is the first letter in the county's A to E scheme, and the state's Know Your Zone lookup confirms any address. The master association's 2022 plan sets re-entry rules after a storm that admit contractors with a prior pass or barcode and challenge anyone without one. A seasonal Sparrowood owner should register a key holder with the association before leaving for the summer.
Lee County applies FEMA's substantial improvement and substantial damage rule in unincorporated Lee County: work or damage costing 50 percent or more of a building's market value requires the whole structure to meet current flood rules, per the county's substantial improvement page. In a three-story condominium the building, not the unit, is the structure, so that threshold is an association question measured against the whole building's value. New and substantially improved buildings must be built one foot above the base flood elevation, which puts the line at 12 feet NAVD88 at The Forest by our arithmetic.
A Sparrowood condominium is insured in two parts: the association insures the buildings under a master policy, and each owner insures the unit's interior, contents and loss assessments under a unit-owners policy. Because Sparrowood is in a Special Flood Hazard Area, a federally backed mortgage requires flood coverage, and unincorporated Lee County's Class 5 rating cuts NFIP premiums 25 percent.
Data updated: September 2026
We do not publish premiums for Sparrowood, because there is no public source for one that we would stand behind; a premium quoted without the association's master policy, the unit's elevation certificate and a wind-mitigation report is a guess. What we can publish is every rule that moves the number.
Florida's Condominium Act makes the association responsible for insuring the condominium buildings under section 718.111(11), and the owner responsible for the interior and contents. Ask the Sparrowood association for its current master policy declarations, its wind and all-other-perils deductibles, and whether it carries flood coverage on the buildings. The master premium sits inside the association's budget, which is provided at resale.
Every Florida unit-owner policy issued or renewed since July 1, 2010 must include at least $2,000 of loss assessment coverage, under section 627.714, which pays toward an association assessment after a covered loss. At a building where the owners share a large master deductible, a buyer may want more than the statutory minimum; that is a conversation with the buyer's insurer.
FEMA's maps still drive the mandatory purchase requirement, and every Sparrowood unit is inside the Special Flood Hazard Area, so a mortgage from a federally regulated or insured lender will require flood insurance. Since Risk Rating 2.0, the NFIP prices each building by flood frequency, flood type, distance to water and building characteristics, and most rates may not rise more than 18 percent a year, per FEMA's Risk Rating 2.0 page. The NFIP's consumer site, FloodSmart, explains the policy forms.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP premiums inside the Special Flood Hazard Area, per the April 2025 FEMA list and Lee County's discount page. A Sparrowood unit has a Fort Myers mailing address but is not in the City of Fort Myers, so it takes the county's class.
Florida law makes flood coverage mandatory for Citizens Property Insurance personal-lines policies on property in the Special Flood Hazard Area, but the statute exempts "policies written on a condominium unit-owners form," under section 627.351(6). A Sparrowood owner insured with Citizens on the unit-owners form is therefore not required by that statute to buy flood coverage, although a lender may still require it.
The roof at Sparrowood is an association component, and it is one of the eight SIRS items. The roof-age rules for homeowner policies in section 627.7011(5) and the wind-mitigation discounts required by section 627.0629 work mainly through the association's master policy for a condominium building. Ask the association for its most recent re-roof permit date and wind-mitigation report on each of the three buildings.
The state's My Safe Florida Home program, under section 215.5586, is written for a homesteaded, owner-occupied, site-built single-family unit on an individual parcel of land, detached or attached "not exceeding three stories." Whether a stacked condominium unit like a Sparrowood unit fits those terms is a question for the program itself; we do not state that Sparrowood units qualify.
Sparrowood falls in the same Lee County school choice zones as every home 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 at about 1.4 miles, earned an A from the Florida Department of Education in 2024, 2025 and 2026.
Data updated: September 2026 (Florida Department of Education 2026 school grades; Lee County School District 2026-27 zone map)
Lee County assigns students through zones of school choices rather than one school per address, and families apply through the district's Choice Application, per the district's school zones 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 our tests of every Forest neighborhood returned the same zones.
School | 2026 grade | 2025 | 2024 | Drive from The Forest |
|---|---|---|---|---|
Rayma C. Page Elementary | A | A | A | 1.4 mi, 3 min |
Heights Elementary | A | B | B | 5.8 mi, 11 min |
Villas Elementary | B | B | C | 5.3 mi, 12 min |
Tanglewood Elementary | B | A | B | 7.4 mi, 17 min |
School | 2026 grade | 2025 | 2024 | Drive from The Forest |
|---|---|---|---|---|
Cypress Lake Middle | A | A | A | 5.6 mi, 12 min |
Lexington Middle | B | C | B | 5.9 mi, 14 min |
South Fort Myers High | C | C | C | 4.4 mi, 9 min |
Cypress Lake High | A | B | B | 5.6 mi, 12 min |
Estero High | B | B | B | 7.8 mi, 14 min |
Fort Myers High | A | B | B | 9.7 mi, 20 min |
Grades are from the state's 2026 school grades file; drive times are free-flow drives from the clubhouse address, as published on our guide to The Forest. Dunbar High is among the South Zone 2 choices, but the district's 2026-27 transportation plan does not bus to The Forest's subzone.
Lee County's public development records show no pending rezoning, plat, site plan or development order at Sparrowood itself. The county's March 2025 new-construction permit extract holds one new home inside The Forest, on Bear Cub Court, and the county publishes no bulk record of re-roof or repair permits, so we publish no count of Sparrowood repair permits.
Data updated: September 2026 (Lee County development orders, development activity and permit layers, queried September 2026)
Lee County's development orders layer inside The Forest since late 2024 shows club projects and parking maintenance at other condominiums, including a Waters Edge reseal and restripe closed in August 2026 and a Quail Cove repaving closed in August 2025, and nothing at Sparrowood. The county's development activity layer shows no pending rezoning, plat or major site plan inside The Forest, and its residential new-construction permit extract holds one record inside the gates, a single-family home on Bear Cub Court issued in July 2024.
Individual building permits, including any structural repair, balcony, stair or re-roof work that a milestone inspection might lead to, are issued by Lee County and searchable address by address in the county's permitting system rather than published as a bulk layer. The association must post copies of building permits for ongoing or planned construction on its owner website, under section 718.111(12)(g)2.q., which makes the seller's owner access the practical route for a buyer.
The declaration, any amendments, and any recorded lien or claim against a unit are held in the Lee County public records kept by the Clerk of Court. A title search on a Sparrowood purchase will find recorded instruments; it will not find an unrecorded board decision, which is why the minutes and estoppel certificate matter.
Almost nothing is being built inside The Forest; the live case on its land is a proposed 149-foot wireless monopole on the golf course property, In Review with no hearing and no decision as of September 23, 2026. Outside the gates, the nearest changes are commercial and multifamily cases along US 41, about half a mile to a mile and a half from the center of The Forest.
Data updated: September 2026 (Lee County zoning cases, as published on our guide to The Forest)
A special exception and variance for a 149-foot monopole on the club's golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, were In Review as of September 23, 2026. No hearing had been scheduled and nothing had been approved. The applicant filed its fourth round of additional information on September 21, 2026, after three county insufficiency letters.
The county's zoning cases layer shows the nearest changes on the US 41 side: an approved convenience store with fuel pumps at US 41 and Island Park Road about half a mile away; an approved truck parts business, daycare and dealership about 0.6 to 0.8 miles north; a proposed 61-acre mixed-use rezoning (Dia Crossing) about a mile east; and an approved 391-unit multifamily rezoning about 1.4 miles northwest. Distances are straight-line from the center of The Forest.
Lee County's five-year major road program programs no project on the roads nearest The Forest. The state's US 41 at Six Mile Cypress Parkway study, about 2.2 miles north, is evaluating intersection options. Lee County's capital projects layer carries a Ten Mile Canal South flood-mitigation project about a mile away, in design through 2027.
Daily life at Sparrowood runs through two associations: Sparrowood's association handles the buildings, grounds, parking and pool, and the master association handles the gates, streets and guest access. Residents enter by vehicle barcode, guests are pre-registered through DwellingLive, water comes from Lee County Utilities and sewer from the private Forest Utilities, Inc.
The Main Gate is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, per the master association's 2022 plan. Residents request a vehicle barcode through the association's online form, and guests and contractors are pre-registered through the DwellingLive system, with resident accounts activated by the master association's manager, FirstService Residential.
A three-story walk-up changes moving day. Ask the Sparrowood association for any move-in rules, deposit or reserved hours, and register the moving company through DwellingLive before it arrives at the gate. Neither association publishes move rules on a public page.
Lee County bills solid waste on the tax bill, and The Forest is in Service Area 2, per the county's adopted rates. In the condominiums, collection points are set by the neighborhood association, so ask where Sparrowood's are. Mail delivery arrangements for the three buildings are likewise an association and postal question that the public record does not answer.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
Southwest Florida International Airport terminal | 8.6 | 16 |
Gulf Coast Medical Center (Lee County's Level II trauma center) | 4.5 | 9 |
HealthPark Medical Center and Golisano Children's Hospital | 5.8 | 12 |
Bell Tower Shops | 3.9 | 8 |
Downtown Fort Myers River District | 10.3 | 21 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Naples, Old Naples | 26.5 | 44 |
Drive times are free-flow routes from the clubhouse at 6100 Club Boulevard, computed for our guide to The Forest; season traffic runs longer. The Florida Department of Health trauma center list names Gulf Coast Medical Center as Lee County's designated trauma center, and Lee Health describes the campus on its Gulf Coast Medical Center page. The airport is run by the Lee County Port Authority.
Sparrowood vs Waters Edge comes down to two different buildings inside the same gates: Sparrowood is 30 identical 1,773-square-foot units in three three-story buildings under Florida's milestone and SIRS laws, while Waters Edge is 36 larger units in one- and two-story buildings and villas outside both laws, and it has sold faster and closer to asking.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll and flood layers)
Waters Edge at The Forest is the condominium most buyers compare with Sparrowood: both date from 1984 and 1985, both sit mostly or wholly on panel 12071C0438H, and both are among the larger condominium floor plans in The Forest. Our dedicated guide to Waters Edge at The Forest covers it in depth; the table below sets the two side by side on the record.
Yardstick | Sparrowood | Waters Edge at The Forest |
|---|---|---|
Units | 30 | 36 |
Buildings and height (county) | three buildings, three stories | four two-story buildings, two one-story buildings, eight one-story duplex villas |
Built | 1984 and 1985 | 1984 and 1985, villas 1991 |
Milestone inspection and SIRS laws | apply (three stories) | do not apply (one and two stories) |
Floor plans | one: 1,772 to 1,773 heated sq ft, 2 bed / 2 bath | several: median 1,989 heated sq ft |
Median 2026 county just value | $225,330 | $300,820 |
Closings, last 12 months | 3 ($230,000 to $265,000) | 3 (median $425,000) |
Closings, full 48-month pull | 8 ($150,000 to $450,000; no median, fewer than 10) | 11 (median $425,000, observed; n odd) |
Sale-to-list, last 12 months | 86.79% to 92.63% | median 99.05% |
Days on market, full 48-month pull | 1 to 633 | median 11 |
Active listings, September 23, 2026 | 2 ($199,900 and $285,000) | 1 ($325,000) |
Median ground, ft NAVD88 (2018 LiDAR) | 7.5 | 6.6 |
FEMA zone and base flood elevation | AE, 11 ft | AE, 11 ft |
Association layers | Sparrowood association + master | Waters Edge association + master |
Sources: Southwest Florida MLS Matrix, closings 09/24/2022 to 09/23/2026 and actives on 09/23/2026, pulled September 23, 2026 (medians are the median of each sale; Waters Edge's 48-month median is an observed sale, n = 11, odd); Lee County parcel roll; Lee County 2018 LiDAR spot elevations; FEMA National Flood Hazard Layer. Waters Edge's 12-month median is from our guide to The Forest.
Price of entry per square foot is the Sparrowood case. Its three sales of the last 12 months ran $129.72 to $150.74 per square foot of living area, against a Waters Edge median of $191.27 on its three, per the Southwest Florida MLS. Sparrowood also sits on higher ground, a median 7.5 feet against 6.6, per the county's LiDAR layer. And because every unit is the same plan, a Sparrowood buyer compares like with like.
Waters Edge has sold faster and closer to asking, a median 11 days on market over the full 48-month pull and a median 99.05% of list in the last 12 months, including a full-price sale with 0 days on market in May 2026. Its buildings are one and two stories, so neither the milestone inspection law nor the SIRS rule reaches them, and there is no statutory floor on its reserve funding for those items. It also offers villa product that Sparrowood does not.
Choose Sparrowood if you want a large, single-plan unit at the lower end of The Forest's price per square foot, are comfortable in a three-story walk-up, and are prepared to read the milestone inspection summary and the SIRS before you commit; for a buyer who does that reading, those documents are an advantage, because they tell you more about the building than most Florida buyers ever see. Choose Waters Edge if you want one- or two-story living, a villa, faster resale history and a building outside the post-2022 structural laws, and you accept paying more per square foot for it. Either way, call Marc at (239) 287-5873 before you tour.
Sparrowood is the only three-story condominium in The Forest, with one of the larger single floor plans and some of the higher condominium ground, but over the full 48-month pull it had fewer closings than most Forest condominiums and, in the last 12 months, the slowest sales and deepest discounts to list of any condominium with more than one sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll and 2018 LiDAR)
Condominium | Units | Stories | Built | Median heated sq ft (county) | Median 2026 just value | Closings, full 48-month pull | 48-month median sold | Median ground, ft |
|---|---|---|---|---|---|---|---|---|
Sparrowood | 30 | 3 | 1984 to 1985 | 1,773 | $225,330 | 8 | none published (fewer than 10) | 7.5 |
Waters Edge at The Forest | 36 | 1 and 2 | 1984 to 1991 | 1,989 | $300,820 | 11 | $425,000 | 6.6 |
Dove Hollow | 48 | 1 and 2 | 1981 to 1982 | 1,419 | $191,445 | 10 | $297,500 | 6.5 |
Dove's Nest | 48 | 1 and 2 | 1983 to 1984 | 1,419 | $192,298 | 10 | $279,500 | 6.3 |
Quail Cove | 24 | 2 | 1982 | 1,460 | $202,740 | 9 | none published (fewer than 10) | 6.3 |
Partridge Place | 56 | 2 | 1981 | 1,161 | $119,694 | 28 | $157,500 (includes post-Ian sales) | 6.3 |
Fairway Woods (Sections I to III) | 118 | 1 and 2 | 1986 to 1991 | 1,937 | $218,505 to $221,917 | 31 | $350,000 | 8.5 to 9.1 |
Heron Coach Houses and Villas | 63 | 1 and 2 | 1990 to 1996 | 1,679 and 1,993 | $246,498 and $334,217 | 16 | $380,000 | 6.2 and 6.6 |
Sources: Southwest Florida MLS Matrix, closings 09/24/2022 to 09/23/2026, pulled September 23, 2026; medians are the median sold price; even samples use the mean of the middle pair (Dove Hollow n = 10, $290,000 and $305,000; Dove's Nest n = 10, $260,000 and $299,000; Partridge Place n = 28, $155,000 and $160,000; the Heron n = 16, $375,000 and $385,000), and odd samples are an observed sale (Waters Edge n = 11; Fairway Woods n = 31); Lee County parcel roll; 2018 LiDAR spot elevations. The Partridge Place figure includes eight sales in November and December 2022, weeks after Hurricane Ian, at $75,000 to $145,000, and should not be used to price a unit today.
Two things set Sparrowood apart, and one thing does not. On size, only Fairway Woods, Waters Edge and the Heron Coach House Villas carry larger median plans. On building height, Sparrowood stands alone at three stories. On turnover, it is ordinary: 8 sales on 30 units is about 27% of units in four years, against about 21% at Dove Hollow and Dove's Nest, 31% at Waters Edge and 50% at Partridge Place, by our arithmetic. What stands out at Sparrowood is price and time on market, not the number of sales.
Dove Hollow, next door off Timberlakes Drive, is the comparison for a buyer on a tighter budget: 48 units of about 1,419 square feet in six buildings of one and two stories, built in 1981 and 1982, with a median 2026 just value of $191,445 and 10 closings in the full 48-month pull at a median $297,500 (the mean of $290,000 and $305,000), per the Southwest Florida MLS. Dove Hollow's association is on file with the Division of Corporations. Sparrowood gives you about 350 more square feet; Dove Hollow gives you lower buildings outside the milestone and SIRS laws.
Fairway Woods is the other large-plan condominium in The Forest, 118 units of about 1,937 heated square feet across three sections, and at 31 closings in 48 months it is the most liquid condominium market inside the gates. Its buildings are one and two stories. For a buyer who wants space without three stories, it is the obvious alternative, and its large units have sold at some of the lowest prices per square foot in the community, a median $131.71 in Section III over the last 12 months, per our guide to The Forest. The two compete directly on value; the difference is height, plan and the post-2022 laws.
For golf-community buyers who are still deciding on The Forest itself, our guides to Fiddlesticks Country Club and Gulf Harbour Yacht and Country Club cover two nearby Fort Myers alternatives, and our Fort Myers guide and Lee County guide set the wider market.
Selling at Sparrowood? We price from this benchmark and your building's own sales: get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to compare Sparrowood with its neighbors, or read how we represent buyers.
Sparrowood's pros are space for the price, one clean floor plan, higher ground than most Forest condominiums and the transparency Florida's post-2022 laws force on its building. Its cons are the same laws' cost exposure, slow and softening recent sales, three-story walk-up living and association fees that are not published.
Sparrowood suits a buyer who wants a lot of interior space for the price inside a gated golf community, who reads documents before emotions, and who does not need one-story living. It suits a seasonal owner who values the gates and a lock-and-leave condominium. It is a harder fit for a buyer who needs to avoid stairs or who wants certainty on future assessments without reading the association's reserve study.
Selling at Sparrowood? Find out what your Sparrowood home is worth, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling at Sparrowood means selling one of 30 identical units, with 8 closings in the full 48-month pull, 3 in the last 12 months and 2 competing listings on September 23, 2026. The winning Sparrowood listing is priced from those few sales and documented before the first showing, starting with the milestone and SIRS file.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
If you're searching for a Sparrowood listing agent, or thinking, 'I need someone to sell my Sparrowood home...' you are selling into a small market that has softened: each of the last four Sparrowood closings was lower than the one before, and the last three took 158 to 633 days. McGreevy and Comisar sell Sparrowood on the record. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and the discipline a Sparrowood listing needs is specific: a price built from the right few comparables, a statutory document file ready on day one, and an answer to the building question before a buyer's lender asks it.
Honors and recognition:
In the last 12 months we tracked 3 Sparrowood closings in the Southwest Florida MLS, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026, for $740,000 in total volume. Each is listed below.
In the last 12 months Sparrowood has seen 3 resales, and we tracked each one in the Southwest Florida MLS. When we list a Sparrowood unit, we carry the sale from the pricing conversation through both estoppel certificates to the closing table.
Three things. First, the milestone and SIRS file: since December 31, 2024 your contract must say whether the association is required to have, and has completed, a milestone inspection and a SIRS, and where they are completed your buyer gets a 15-business-day window to read them and cancel, under section 718.503(2)(e). Getting those documents from the association before you list turns that window from a risk into a formality. Second, the comparables: with one floor plan and eight sales in four years, the price is set by condition, updates and the association's finances, not by size. Third, the competition: two other listings on September 23, 2026 asked $199,900 and $285,000, and a buyer will see all three in the same afternoon.
A buyer touring Sparrowood this fall sees a Building A unit asking $199,900 and a Building B unit asking $285,000, both listed at 1,688 square feet of MLS living area. The last closing was $230,000 in September 2026. A seller who prices above the recent closings without a reason a buyer can see, such as a renovated kitchen and baths or new windows, advertises the other two listings. We price from the closings and show the buyer the reason for any premium.
Start with a free home valuation for your Sparrowood home. It takes about a minute, and Jesse follows up with the Sparrowood sales that actually fit your unit and the two listings you are competing against, not a community median that mixes a walk-up condominium with a golf-course house. Prefer to talk first?
(239) 898-6072, text or call. Confidential conversations welcome.
From the eight sales of the full 48-month pull, weighted toward the three of the last 12 months ($230,000 to $265,000), then adjusted for condition, updates and what the association's milestone and SIRS documents show, against the two units listed on September 23, 2026. We publish no Sparrowood median, because eight sales do not support one. Get a free home valuation or call Jesse direct at (239) 898-6072.
You need them before your buyer signs, and it is far better to have them before you list. Under section 718.503, your buyer is entitled to the inspector's milestone summary and the association's most recent SIRS, or a statement that none has been completed, and the contract must disclose their status. We request both from the association on the first day of the listing.
Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the association's estoppel certificate under section 718.116, and who pays installments that fall after closing is a negotiated contract term. We negotiate it openly rather than let a buyer discover it in the estoppel.
The last three Sparrowood sales took 158, 337 and 633 days on market, per the Southwest Florida MLS, and all three closed below list. Those long waits ended at 86.79% to 92.63% of list, which is why the first price matters: a Sparrowood unit priced at the closings, with its document file ready, is the one that avoids them.
Yes, if the declaration allows the buyer's intended use. Leasing rules are in Sparrowood's declaration and rules, and an amendment limiting rentals binds only owners who consent and those who take title after it, under section 718.110(13). We give investor buyers the leasing article up front so the deal does not stall on it.
That depends on what the documents will say, which only the association knows. If a study or inspection is under way, a buyer will ask for it either way; waiting can make sense when results are weeks away, and rarely when they are months away. Call Jesse direct at (239) 898-6072 and we will look at your timeline with you.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Sparrowood, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, south of The Forest on the same highway. Jesse leads the listing side, and Marc works with buyers in the field across Lee and Collier counties.
Jesse McGreevy, 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, follow us on Facebook, or connect with Jesse 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 Sparrowood's state condominium record and corporate filings, the county's parcel, building, flood and elevation records for all 31 Sparrowood parcels, the full text of Florida's milestone inspection, reserve study, website and resale statutes, and every Southwest Florida MLS closing at Sparrowood since September 2022. When we list a Sparrowood unit we put that work to use in three ways: we request the association's milestone and SIRS documents before the first showing, we price from the handful of sales that actually compare, and we pre-register every showing at the gate through DwellingLive so no buyer is turned away.
Jesse McGreevy and Marc Comisar are top-reviewed Sparrowood realtors on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Derek Dixon, 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." Charlie Carroll, Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Eric Acra, Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Sandra Decker, Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Donald Vogler, 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, and license status for either name can be verified through the state's public licensee search.
Selling a home at Sparrowood? Get a free home valuation for your Sparrowood home, or call Jesse direct at (239) 898-6072.
Buying at Sparrowood? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the rest of The Forest, start with our guide to The Forest, then the neighboring condominiums Waters Edge at The Forest and Dove Hollow. For the wider market, see our Fort Myers guide and our roundup of the best real estate agents in Fort Myers.
These are the questions buyers ask about Sparrowood and about buying a condominium in The Forest: the building laws, fees, flood, rules and the market. Each answer names its source, and market figures are from the Southwest Florida MLS Matrix, pulled September 23, 2026.
Data updated: September 2026
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar. For a Sparrowood buyer we start with the building's milestone and SIRS documents and the eight sales of the last four years. Call Marc at (239) 287-5873, or read how we represent buyers.
Sparrowood is three condominium buildings at 6216, 6258 and 6300 Cougar Run, inside the gates of The Forest in south Fort Myers, ZIP 33908, between US 41 and Island Park Road, per the Lee County parcel roll. It is in unincorporated Lee County, not the City of Fort Myers.
Yes. Sparrowood is a condominium inside The Forest's gates, and its association holds a seat on the master association's board, per the board roster in the master association's 2022 Emergency Preparedness Plan. Every Sparrowood owner belongs to both Sparrowood's association and The Forest Property Owners' Association.
Thirty: nine in Building A at 6216 Cougar Run, nine in Building B at 6258 Cougar Run and twelve in Building C at 6300 Cougar Run, per the county roll. The state condominium registry also records 30 units for the project, per its project record as reviewed for our guide to The Forest.
The county records every Sparrowood unit at 1,772 or 1,773 heated square feet, with two bedrooms and two baths, per the parcel roll. MLS listings have shown 1,688 to 1,773 square feet of living area for the same plan, so check which measure a listing uses.
The three Sparrowood sales of the last 12 months closed at $230,000, $245,000 and $265,000, and the full 48-month pull ran $150,000 to $450,000 on eight sales, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Two units were listed that day at $199,900 and $285,000. We publish no median on eight sales.
In The Forest, 30 condominiums and villas closed in the 12 months to September 23, 2026 at a median $286,500, per the Southwest Florida MLS Matrix as published on our guide to The Forest. Sparrowood's three sales in the same period ran $230,000 to $265,000. For the wider city, see our Fort Myers guide.
We do not describe any market as cheap. What is documented is the cost side buyers now weigh: Florida's post-2022 laws require milestone inspections and structural integrity reserve studies for condominium buildings three stories and taller (s. 553.899; s. 718.112), and bar owners from waiving SIRS reserves. At The Forest only Sparrowood is three stories, and its recent sales have been at the lower end of the Forest condominium market.
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. The statute is section 553.899.
Whether Sparrowood's milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association. Under section 718.503, a resale buyer is entitled to the inspector's milestone summary and the most recent SIRS, or a statement that none has been completed, and the contract must disclose their status.
A SIRS is a reserve study of eight structural categories, including the roof, structure, fire protection, plumbing, electrical, waterproofing and windows, with a funding plan to replace or repair each by the end of its useful life, required at least every 10 years for condominium buildings three stories or higher under section 718.112(2)(g). The state explains it on its SIRS page.
Not for the SIRS items. For budgets adopted on or after December 31, 2024, owners of an association that must obtain a SIRS may not vote to provide no reserves or less than required for those items, under section 718.112(2)(f). They may fund them through regular or special assessments, lines of credit or loans.
Not published. Sparrowood's condominium assessment and the master association's assessment both appear in each association's budget and estoppel certificate, provided at resale under section 718.503 and section 718.116. Neither association posts its budget publicly, and there is no CDD or county MSTU on top.
No. The Forest is non-bundled: the club's membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's resident portal says the same. A club membership is a separate purchase.
No. The Forest does not appear on Lee County's official roster of special districts, and the county's MSTBU layer returns no taxing unit inside the community. The only independent district on a Sparrowood tax bill is the San Carlos Park fire district.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H, effective November 17, 2022, per FEMA's National Flood Hazard Layer. The median ground at Sparrowood is 7.5 feet, per the county's LiDAR layer. It is in Evacuation Zone A.
If you finance with a federally regulated or insured lender, yes, because Sparrowood is in a Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page. The association insures the buildings; ask whether its master policy includes flood coverage and how much. Citizens' flood mandate exempts condominium unit-owner policies, under section 627.351(6).
Nothing in the public record we reached says whether water entered any Sparrowood unit. The nearest surveyed high-water mark inside The Forest is at a Waters Edge building, about 2.9 feet above ground, per the USGS record. Your flood disclosure from the seller under section 689.302 covers flood damage and claims during the seller's ownership.
Nothing in the public record we reached identifies it as one. Florida's standard for 55-plus housing is in section 760.29(4); any age restriction would be in the recorded declaration and rules provided at resale.
Sparrowood's leasing rules are in its declaration and rules, which are not published online. Under section 718.110(13), a rental-restricting amendment binds only owners who consent and owners who take title after it, so a buyer takes title subject to the rules in force at closing.
The pet rule is in Sparrowood's declaration and rules, provided at resale and not published online, so we do not state it. Read it before you sign, and read the master association's community rules as well.
Elementary Zone O, Middle School Zone MM and High School South Zone 2, the same as all of The Forest, per the district's 2026-27 zone map. Rayma C. Page Elementary, about 1.4 miles away, earned an A in 2024, 2025 and 2026, per the state's school grades file.
The master association's 2022 contact list named Sentry Management, per its 2022 plan; the association's current Division of Corporations record, updated March 28, 2025, gives its address in care of D & D Association Services, LLC. We confirm the manager of record when we order the estoppel certificate.
Do not rely on it. At The Forest the first digit of a unit number identifies the building, not the floor, at the Heron Coach Houses and Fairway Woods, and the only reliable source for a unit's level is the recorded condominium plat and the county record, not the number on the door.
No. It has a Fort Myers mailing address and ZIP 33908 but lies in unincorporated Lee County, per the county parcel roll, which is why it takes the county's Class 5 flood insurance discount, per FEMA's CRS list.
If the unit is your permanent residence, you can apply for the Florida homestead exemption with the Lee County Property Appraiser, which reduces taxable value and caps annual assessment increases under section 196.031 and section 193.155. Seven of Sparrowood's 30 units carry the exemption on the 2026 roll.
Gulf Coast Medical Center, about 4.5 miles and 9 minutes from the center of The Forest, which the Florida Department of Health lists as Lee County's designated trauma center. HealthPark Medical Center and Golisano Children's Hospital are about 5.8 miles away, per Lee Health.
These are the questions sellers ask about selling at Sparrowood and in Fort Myers: pricing, costs, the milestone and SIRS disclosures, taxes, timing and the club. Each answer is grounded in Florida law, county records or Southwest Florida MLS data pulled September 23, 2026, and every pricing answer routes to a free valuation.
Data updated: September 2026
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and McGreevy and Comisar alone have over $900 million in sales. In the last 12 months we tracked every Sparrowood closing in the Southwest Florida MLS. We lead with the building's document file, because that is what a Sparrowood buyer asks first. Call Jesse direct at (239) 898-6072, or start with a free home valuation.
Your unit's value comes from Sparrowood's own few sales, adjusted for condition and updates and for what the association's milestone and SIRS documents show. The last three sold at $230,000 to $265,000, per the Southwest Florida MLS, pulled September 23, 2026, and two units were listed at $199,900 and $285,000. Lee County's 2026 just value is a mass-appraisal figure, not a price. Get a free home valuation or call Jesse direct at (239) 898-6072.
A Florida seller's typical costs are the brokerage commission (negotiated, not set by law), documentary stamp tax on the deed at 70 cents per $100 under section 201.02, prorated taxes and assessments, estoppel charges capped by section 718.116, and the title costs the contract assigns to the seller. At $245,000, documentary stamp tax alone is $1,715, by our arithmetic. Call Jesse direct at (239) 898-6072 for a net sheet.
Yes, some, and the contract decides the rest. The seller customarily pays the documentary stamp tax on the deed under section 201.02 and prorated taxes and assessments through closing; other costs, including any seller credit, are negotiated line by line.
No law sets real estate commissions in Florida; every fee is negotiated and written into the listing agreement. Licensing and conduct are regulated by the Florida Real Estate Commission. We explain what our fee covers for a Sparrowood listing, including the statutory document file, before you sign.
Whoever the written agreements say pays them. The listing agreement sets the seller's brokerage fee, and a buyer's agent is paid under the buyer's own agreement; any seller contribution is a negotiated term. Florida's brokerage-relationship rules are in section 475.278.
The purchase contract decides who pays for the owner's title policy and who chooses the title agent; the lender's policy is a buyer's loan cost. Ask us how it is usually handled on Forest condominium sales and we will show you the contract term.
On a financed sale the buyer's lender orders and usually charges the buyer for the appraisal, and its timing is set by the lender. A seller controls the file the appraiser sees: at Sparrowood that means the same-plan comparables and the association's documents, because an appraisal built on the wrong building's sales misprices the unit.
Under section 718.503(2)(a), at your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent SIRS or a statement that none has been completed, and the FAQ document. Add the flood disclosure under section 689.302.
Every residential condominium resale contract entered into after December 31, 2024 must carry a conspicuous statement about both, under section 718.503(2)(e): that the association is required to have them and has not completed them, that it is not required to have them, or, where completed, an acknowledgment of receipt or a voidability clause. At Sparrowood the "not required" statement does not apply.
Where the milestone inspection and SIRS have been completed and the buyer did not receive them more than 15 business days before signing, the contract must include a clause making it voidable by the buyer within 15 days, excluding weekends and legal holidays, after receiving them, under section 718.503(2)(e). Delivering them early closes that window.
Then the contract must say so in conspicuous type, under section 718.503(2)(e), and your buyer is entitled to a statement from the association that no study has been completed. We would rather a buyer learn that from your listing file than from their attorney, and we price accordingly. We do not know Sparrowood's status and do not state it.
If a milestone inspection has been completed, the association must have mailed or delivered the inspector's summary to every owner within 45 days of receiving the report and posted it on the property and on its website if one is required, under section 553.899(9). As an owner, you can also request it from the association. We request it on the first day of the listing.
Adopted special assessments appear on the association's estoppel certificate, which states what is owed on your unit under section 718.116, and proposed ones usually appear in board minutes and budgets that a careful buyer reads. We disclose what the record shows so it does not surface late.
The contract decides who pays installments that fall due after closing; amounts due before closing are yours and appear on the estoppel certificate. It is a negotiated term, and at a building under the SIRS rules it is often the term that matters most.
The last three Sparrowood sales took 158, 337 and 633 days on market, per the Southwest Florida MLS, pulled September 23, 2026; over the full 48-month pull the range was 1 to 633 days. Add time for two estoppel certificates. Call Jesse direct at (239) 898-6072.
The record shows when they sold and for how much, not why. What we can say is that each of the last three closed well below list, at 86.79% to 92.63%, which usually means the first asking price was above where buyers were. A Sparrowood listing priced at the closings, with its document file ready, is built to avoid that.
In The Forest, condominium and villa closings rose from 25 to 30 year over year while the median eased from $299,000 to $286,500, per the Southwest Florida MLS as published on our guide to The Forest. Sparrowood's last four closings each came in lower than the one before. No recovery forecast is published, and we do not make one.
At Sparrowood, two active listings against three closings in the last 12 months is about 8 months of supply, and across The Forest about 7.7, per the Southwest Florida MLS on September 23, 2026. By the usual rule of thumb, more than six months favors buyers. On a 30-unit building one sale moves that figure by months.
At Sparrowood, the last four closings fell from $320,000 in February 2025 to $230,000 in September 2026, per the Southwest Florida MLS. Across The Forest the community median was flat year over year, per our guide to The Forest. No forecast is published.
A Sparrowood unit sells when its price matches what buyers can compare it with, and three did in the last 12 months. The long waits ended below list. Call Jesse direct at (239) 898-6072 for a confidential pricing read, or get a free home valuation.
That is your decision about your plans, your taxes and the building's documents. What we can show you: The Forest's population roughly doubles in season, from about 1,000 year-round to about 2,000, per the master association's 2022 plan, so a unit that is priced and documented by early January meets the most buyers. Call Jesse direct at (239) 898-6072.
Yes. Every residential seller gives the written flood disclosure under section 689.302, and a condominium seller provides the documents section 718.503 lists, including the milestone summary and SIRS status. Known defects that materially affect value should also be disclosed; ask your attorney about your situation.
Yes. An as-is contract lets the buyer inspect and cancel within the inspection period without requiring you to repair, but it does not remove the flood disclosure, the section 718.503 documents or the contract's milestone and SIRS statement. At Sparrowood the building's condition is mostly an association matter, which makes those documents the core of an as-is sale.
Yes, but you would handle alone the gate pre-registration for every showing, two estoppel certificates, the section 718.503 package and the milestone and SIRS contract statement, and the pricing of a unit with eight comparable sales in four years. We do that every week. Call Jesse direct at (239) 898-6072.
Yes, at any price you choose. In a financed sale the buyer's appraisal and lender still set the loan, and a related-party sale can carry tax consequences; ask your tax adviser. We will show you the market value first, from Sparrowood's own sales.
Cash-offer companies are legal, but their offers are typically below open-market value because they price in a resale margin, and at a building under the SIRS rules they also price in uncertainty about assessments. Compare any cash offer with a free home valuation before you sign.
Price from the right comparables, assemble the statutory document file, market the unit, pre-register every showing at the gate, qualify buyers, negotiate, and carry the file through both estoppel certificates to closing. Florida's duties for a seller's agent are in section 475.278.
Yes, on price, time and certainty, and Sparrowood's own record shows the spread: sales in the last four years ranged from 1 day to 633 days on market and from 86.79% to 109.52% of list, per the Southwest Florida MLS. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate.
Under federal law you can exclude up to $250,000 of gain ($500,000 for a married couple filing jointly) on the sale of your main home if you owned and lived in it for at least two of the five years before the sale, per IRS Topic 701. A second home or rental does not qualify. Florida has no state income tax. Confirm your position with a tax adviser.
Yes, within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155 and per the Florida Department of Revenue.
Not automatically. The club sells memberships separately from homes, per its membership page, and does not publish its transfer terms. If you are a member, we get the club's terms in writing before we list.
Visitors are pre-registered by residents through the master association's DwellingLive system, and the Main Gate is staffed 24 hours a day, per the association's 2022 plan. We register every showing in advance so no buyer is turned away.
Yes. Most Sparrowood units are not claimed as a primary residence: 23 of the 30 carry no homestead exemption on the 2026 roll. We handle showings, gate access, the association documents and a remote closing, and keep you updated after every showing.
No. Lee County's 2026 just values put Sparrowood units at $215,335 to $249,383, per the parcel roll, while the last three sales closed at $230,000 to $265,000. Just value is a mass-appraisal figure for taxation; the closed sales and the documents set the price.
Usually not a full renovation. With one floor plan, buyers compare Sparrowood units directly, so condition does show in price, but the building's documents and assessment picture weigh more than a new kitchen. We walk the unit with you and recommend only what the comparables say buyers pay for.
A unit-owner policy covers the interior and contents and must include at least $2,000 of loss assessment coverage under section 627.714; the building is insured under the association's master policy. Having the master policy declarations and any wind-mitigation report ready speeds a buyer's quote.
Yes. We can offer a Sparrowood unit privately to qualified buyers in our database before, or instead of, a public listing, and we will walk you through the trade-off between privacy and full exposure. Confidential conversations welcome: (239) 898-6072.
Every fact about Sparrowood on this page traces to a named public record: the Florida condominium registry and Division of Corporations, the Florida Statutes and the Legislature's bill records, Lee County's parcel, building, flood, permit and zoning records, FEMA, the U.S. Geological Survey, the master association's and the club's own publications, and state agencies.
Market figures are cited in the text as "Southwest Florida MLS Matrix, pulled September 23, 2026," a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere on this page.
The public records that govern and describe Sparrowood 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 Sparrowood records are not posted anywhere public, and we say so rather than link a copy: the association's budget, reserve schedule and any structural integrity reserve study, the milestone inspection report and summary if one exists, the rules, and the board minutes. Those are provided to a buyer at resale under section 718.503. The declaration, recorded at Official Records Book 1741, Page 1403, and the condominium plat, Condominium Plat Book 10, Page 4, can be retrieved by book and page from the Lee County Clerk's official records.
Document | What it is | Link |
|---|---|---|
Sparrowood condominium project record (Florida DBPR) | The state's registration of Sparrowood: status, licensure date, special qualification | |
Sparrowood of Lee Condominium Association, corporate record | Active status, 1983 filing, 2007 restated articles, current address and registered agent | |
Amended and Restated Articles of Incorporation, filed July 2, 2007 | The association's current articles | |
Sparrowood association 2026 annual report | The association's current corporate filing | |
Florida Statutes s. 553.899 (2026) | Milestone structural inspections for condominiums three stories and taller | |
Florida Statutes s. 718.112 (2026) | Structural integrity reserve studies and the reserve funding rules | |
Florida Statutes s. 718.503 (2026) | What a condominium seller must provide, and the contract statements | |
Florida Statutes s. 718.111 (2026) | Association insurance, official records and the 25-unit website rule | |
House Bill 913 (2025), chapter 2025-175 | The 2025 amendments to the milestone and SIRS laws | |
Florida Building Commission milestone inspection fact sheet | The state's summary of the milestone program | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel that covers Sparrowood | |
Lee County Evacuation Zone A map | The county evacuation zone that covers Sparrowood | |
The Forest Property Owners' Association Emergency Preparedness Plan (May 2022) | Master association board roster with Sparrowood's seat, gate staffing, sub-association contacts | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County's Class 5, 25 percent NFIP discount | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on a Sparrowood tax bill |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Sparrowood. 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.
