Sell Your Home in Bishopwood East at Forest Glen

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Bishopwood East at Forest Glen Home With McGreevy and Comisar?

Bishopwood East at Forest Glen is 192 garden-home condominiums in 16 two-story buildings on Bishopwood Ct E, recorded as three condominiums under one neighborhood association, with 15 MLS closings in 24 months at a $400,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Bishopwood East sale by condominium, floor, plan and flood zone.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

This page is written for the owner. For the whole neighborhood, from the three recorded declarations and the building-by-building flood map to the schools and the club, read our complete Bishopwood East at Forest Glen neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a Bishopwood Ct E garden home for the most money, with the fewest surprises, on a date you choose. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

Sell Your Bishopwood East Garden Home With the #1 Team in Southwest Florida Since 2012

Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the three-association paperwork a Bishopwood East sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.

Our Record Behind This Page

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole Bishopwood East market. We tracked all 101 of its Southwest Florida MLS closings over ten years and all 13 of its county-recorded qualified resales over 24 months, each with its source, window and count. Where this page walks through a sale in detail, it is a public record sale, labelled as one.

How We Work a Bishopwood East Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Bishopwood East means a condominium association, the Bishopwood East neighborhood association and the Forest Glen master association on every sale. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, inspections and walkthroughs for the many Bishopwood East owners who live somewhere else much of the year. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.

What Makes Selling at Bishopwood East Different?

Selling at Bishopwood East differs from a typical Naples condominium sale in five ways: three separately recorded condominiums share one name and one street, the floor your home sits on moves the price more than any finish, the flood map splits the neighborhood by building, most owners live elsewhere, and no association publishes its dues.

Data updated: September 2026 (Florida DBPR condominium extract; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer, panel 12021C0418J)

Three Condominiums on One Street

Bishopwood East is recorded as Bishopwood East I (96 units, recorded April 27, 2000), Bishopwood East II (48 units, June 18, 2004) and Bishopwood East III (48 units, October 15, 2004), each with its own Florida condominium association, all under Bishopwood East of Forest Glen Neighborhood Association and the Forest Glen master association. Every one of the 192 homes is on Bishopwood Ct E, addresses 3964 to 3996. A buyer’s lender asks which of the three your home sits in before anything else, because each sets its own budget, reserves and assessment history.

Floor Level Moves the Price

Every Bishopwood East building holds six ground-floor and six second-floor homes. In the twelve months to September 26, 2026, the five ground-floor garden homes that closed through the MLS brought a $388,000 median and the two second-floor homes $280,000 each. The same four floor plans repeat in all three condominiums (1,261, 1,417, 1,587 and 1,599 square feet on the county roll), so the floor, not a different product, is the first line of any Bishopwood East valuation.

A Flood Map That Splits the Neighborhood

On FEMA’s current map, effective February 8, 2024, 10 of the 16 Bishopwood East buildings map to Zone AH, a shallow-ponding Special Flood Hazard Area. All four East II buildings and all four East III buildings map AH; in East I only two of eight do. A buyer’s lender reads the current map, so your building’s zone is a pricing and timing fact, not a footnote.

An Owner Base That Is Mostly Somewhere Else

Only 57 of the 192 Bishopwood East homes, 29.7 percent, carry a homestead exemption on the 2026 preliminary roll, against 38.8 percent across Forest Glen and 58.7 percent at Bishopwood West. Your buyer is very likely deciding from somewhere else too, often in the winter season, and your listing has to reach that buyer there.

No Published Dues, So the Estoppel Decides

None of Bishopwood East’s four associations, and not the master association, publishes its dues, a transfer fee or a capital charge on a public page. A Bishopwood East sale therefore needs three estoppel certificates, one from each layer, and the figures on them are the figures your buyer will underwrite. The seller who orders them early controls the closing date.

What Should a Bishopwood East Seller Know First?

A Bishopwood East at Forest Glen seller should know ten recorded facts before choosing a list price: the 24-month MLS record, the floor split, the county deed record, the live competition, the three condominiums, the three estoppels, the flood zone by building, the owner base, the tax reset and the state law fork.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

• 15 MLS closings in the 24 months to September 26, 2026, median $400,000, from $280,000 to $499,000, at a median 93.61 percent of final list price and 57 median days on market.
• The last 12 months were slower: 7 closings at a $386,000 median, a median 105 days on market and 93.01 percent of final list.
• Floor level splits the price: five ground-floor closings at a $388,000 median and two second-floor closings at $280,000 each in the last 12 months.
• Collier County recorded 13 qualified Bishopwood East resales in the 24 months since September 2024, median $404,000, from $304,000 to $460,000, and no builder-direct sale.
• Four Bishopwood East actives on September 26, 2026, asking $315,000 to $405,000, about 6.9 months of supply against 4.9 months across Forest Glen.
• Three condominiums, one street: Bishopwood East I (96 homes), II (48) and III (48), each with its own association and budget.
• Three estoppel certificates on every sale: your condominium, the Bishopwood East neighborhood association and the Forest Glen master association.
• 10 of 16 buildings map FEMA Zone AH, including every East II and East III building.
• 29.7 percent homesteaded, so most buyers and most sellers are seasonal or second-home owners.
• A Chapter 718 condominium inside two Chapter 720 layers, which decides what you must disclose and when.

Is Now a Good Time to Sell a Bishopwood East Garden Home?

For a Bishopwood East garden home priced to its condominium, floor and plan, yes, but it is a buyer-paced market. The Southwest Florida MLS shows 15 Bishopwood East closings in 24 months at a $400,000 median and 93.61 percent of final list, and four actives on September 26, 2026. Buyers negotiate, and they compare floors and buildings.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

The 24-Month Picture, the First Window With Ten Closings

Our rule is to widen the window until it holds ten closings, and Bishopwood East reaches ten at 24 months, so every lead market figure on this page uses that window. The twelve-month window holds seven closings; we show it, and every wider window, beside it.

Southwest Florida MLS Matrix, every Bishopwood East closing in ten years, retrieved September 29, 2026, windows ending September 26, 2026. Sold-to-list divides the sold price by the final list price. With an even count, the median is the mean of the middle pair. The ten-year median is low because it reaches back to 2016, when Bishopwood East garden homes sold near $200,000.

Bishopwood East Against Forest Glen and Its Neighbors, on One Yardstick

A seller’s yardsticks are the numbers a buyer’s agent will quote back: sold-to-list, days on market, price per foot and months of supply. Here is Bishopwood East against Forest Glen as a whole and the neighbors a Bishopwood East buyer also tours, from the same MLS pull.

Southwest Florida MLS Matrix. Forest Glen neighborhood rows from the September 26, 2026 pull; the Cedar Hammock row from a separate pull on September 29, 2026. Months of supply divides the homes for sale by the average monthly closings in the window. Bishopwood East took the longest of any Forest Glen neighborhood to close in the last year and carried the most supply, which is why a Bishopwood East list price has to be right on the first day.

Widened to 24 months, the comparison holds. Bishopwood East’s 15 closings ran a $400,000 median at 93.61 percent of final list and 57 median days; all of Forest Glen ran 60 closings at a $411,250 median, 94.93 percent and 46 days. Over 60 months the gap narrows: Bishopwood East 95.23 percent and 20 days, Forest Glen 97.09 percent and 21 days.

From Eight-Day Sales in 2023 to Four-Month Sales in 2026

Southwest Florida MLS Matrix, by calendar year of closing. In 2022 the Bishopwood East median nearly doubled and homes sold in about a week and a half. The 2024 median of $445,000 at 98.51 percent of list was the high point. In 2025 the time to close stretched to about two months, and in 2026 so far the four closings took a median of 120.5 days at 89.60 percent of list, with two of the four on the second floor. A Bishopwood East seller pricing from a 2023 or 2024 memory is pricing for a market that has moved.

The Live Competition

On September 26, 2026 the MLS showed four Bishopwood East actives, all on Bishopwood Ct E: a 1,599 square foot East I home asking $405,000, a 1,432 square foot East II home asking $359,900, and two 1,261 square foot East I homes asking $319,900 and $315,000. That was four of Forest Glen’s 13 actives. Across Forest Glen, seven of the 13 had been listed more than 150 days. A Bishopwood East buyer tours all four the same afternoon, and yours becomes the fifth.

What the Ten-Year Record Shows by Condominium

Over ten years, the MLS tags 51 Bishopwood East closings to East I at a $214,000 median, 27 to East II at $225,000 and 21 to East III at $230,000, plus two tagged only Forest Glen. The ten-year medians are low because most of those sales came before 2022. Since 2021 the pattern holds: East II and East III homes, the 2004 and 2005 buildings, have tended to close a little higher than East I, for example $449,500 (two closings) and $404,000 (three) against $399,000 (six) in 2025. The full condominium history sits in our Bishopwood East neighborhood guide.

What Has the County Deed Record Shown at Bishopwood East?

Collier County’s deed record is the second, independent check on Bishopwood East prices. It shows 13 qualified resales in the 24 months since September 2024 at a $404,000 median, from $304,000 to $460,000, every one a resale, because no Bishopwood East home has sold new from a builder since the last condominium was recorded in 2004.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

The County’s 24-Month Window

The county’s recorded, DOR-qualified index reaches ten Bishopwood East sales at 24 months: 13 resales since September 2024, median $404,000 (odd count, an actual sale), low $304,000, high $460,000, and zero builder-direct sales. The newest recorded sale in the index was June 29, 2026. The index counts only improved sales the Florida Department of Revenue qualifies as arm’s-length; quitclaims, corrective deeds and nominal transfers are not sales.

The State Tax Roll File, by Condominium

Florida Department of Revenue Collier 2026 preliminary tax roll file, qualification code 01, two most recent sales per parcel, latest sale month April 2026. East III’s median is the mean of $404,000 and $445,000. Price per square foot is never computed from county figures on this page, and never compared with the MLS living-area figures above.

Why the MLS and County Counts Differ

The MLS counts 15 Bishopwood East closings in its 24-month window and the county 13 in its own, and neither is wrong. The county grades every deed and keeps only arm’s-length sales, and its newest recorded sale is June 29, 2026, so the June 30 and August 31 MLS closings are not in it yet. The MLS counts only listed homes. An owner-to-owner sale arranged through the club’s own board reaches the county once its deed is recorded and may never reach the MLS. We use the county for what sold and at what price, and the MLS for how long it took and how close to asking it closed.

What the 2026 Assessed Roll Says, and What It Does Not

On the 2026 preliminary roll the median assessed value of a Bishopwood East home is $310,485, from $273,505 to $352,795, second lowest in Forest Glen after Britannia. East I’s median is $307,985; East II and East III each carry $310,485. Every recent sale closed above the assessed median. An assessed value is a mass-appraisal figure for taxation that cannot see a floor, a view or a renovation; it is a floor for conversation, never a list price.

Which Recent Bishopwood East Sales Matter Most to Your Price?

The Bishopwood East sales that matter most are the 15 MLS closings of the last 24 months, read by condominium, floor, plan, list price and days on market. Your buyer’s agent and appraiser will use the same fifteen, so each one is set out below by street only, with no unit numbers.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

Every Bishopwood East MLS Closing of the Last 24 Months

Southwest Florida MLS Matrix, closings in the 24 months to September 26, 2026, retrieved September 29, 2026. Condominium is the MLS subdivision tag. Two records carry a street as the listing agent entered it rather than Bishopwood Ct E; both are tagged to a Bishopwood East condominium and are shown as entered.

Thinking of Selling at Bishopwood East? Start With a Floor-and-Plan Valuation

With 15 closings in 24 months, a $280,000 to $499,000 spread on the same four plans, and four actives already listed, the first price you publish decides whether your garden home sells or sits. Request a written opinion of value through our Bishopwood East at Forest Glen home valuation and call Jesse direct at (239) 898-6072. Buying instead? Read how we help buyers purchase at Bishopwood East at Forest Glen or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.

Ground Floor Against Second Floor

Of the seven closings in the last 12 months, five were ground-floor homes at a $388,000 median and two were second-floor homes at $280,000 each, one after 9 days and one after 199. Both second-floor sales were on the 1,417 square foot plan. A second-floor seller who prices off the neighborhood median, or off a ground-floor sale of the same plan, starts about $100,000 above where the recent second-floor evidence sits.

The 1,599 Square Foot Plan

Five closings on the largest plan in 24 months tell the whole market story: $440,000 after 61 days in January 2025 (East I), $460,000 after 22 days in March 2025 (East III), $400,000 after 105 days in October 2025 (East III), $304,000 after 437 days in March 2026 (East I) and $386,000 after 42 days in June 2026 (East I). The same plan fell from $460,000 to $386,000 in 15 months, and the one listing that sat through a season closed $82,000 below the next same-plan sale.

The 1,417 Square Foot Plan

The most common Bishopwood East plan closed five times in 24 months: $404,000 after 53 days (East III, June 2025), $412,500 after 118 days (East I, July 2025), $410,000 after 20 days (East I, November 2025), and two second-floor homes at $280,000 in May and August 2026. The ground-floor sales held above $400,000; the second-floor sales did not. For a 1,417 square foot owner the floor is the whole valuation question.

The 1,261 and 1,587 Square Foot Plans

The smallest plan closed twice, in March and April 2025, at $381,500 and $350,000, each after 50 days. The 1,587 square foot two-bedroom plan closed twice: $499,000 in April 2025 (East II), the only Bishopwood East closing at full final list price in 24 months, and $388,000 after 106 days in October 2025 (East I). Two of the four actives on September 26, 2026 were 1,261 square foot homes, so a small-plan seller today is pricing against them directly.

A Public-Record Sale, Worked Through: Bishopwood Ct E, June 2026

This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On June 30, 2026, a ground-floor Bishopwood East I garden home of 1,599 square feet, two bedrooms plus a den and two baths, closed at $386,000 after 42 days on market, from a final list price of $415,000, 93.0 percent. It was the median sale of the last twelve months, at $241.40 per square foot of MLS living area, the twelve-month median exactly.

Three things make it the sale every next Bishopwood East seller should study. First, a same-plan, ground-floor home in the same condominium had closed three months earlier at $304,000 after 437 days, from a $385,000 final list; the June seller listed higher, sold faster and sold for $82,000 more, because the June home was priced for the market it met and the March home had sat through a season. Second, the negotiation took the June price $29,000 below list (our arithmetic), close to the 24-month median of 93.61 percent, so the list price had room built in and the buyer found it. Third, it closed one day after the county index’s newest recorded sale, so it is not yet in the county’s 13; a valuation built only from county deeds misses the most relevant sale of the summer.

For the buyer, that sale also carried costs the price does not show: three association layers, none with a published fee, and, because the home is in East I, a building that may or may not sit in Zone AH depending on its address. Those answers belonged in the listing file on day one.

The 437-Day Sale Beside It

The slowest Forest Glen closing of the year was a Bishopwood East I ground-floor home of the same 1,599 square foot plan. It closed on March 30, 2026 at $304,000 after 437 days on market, 79.0 percent of a $385,000 final list. The lesson is not that the home was worth $304,000. It is that a listing that sits through a season stops being shown, and the eventual price reflects the time on market as much as the home.

What a Buyer’s Appraiser Will Use

An appraiser uses the closest Bishopwood East sales of the same plan and floor first, and reaches across condominiums, or to Britannia, only when it must. With 15 closings in 24 months split across four plans and two floors, the appraiser may find only two or three true matches, sometimes one. We assemble that comparable set before you list, so the price we recommend is one a financed buyer’s appraisal can support.

Bishopwood East vs Bishopwood West: Which Will Your Buyer Choose?

Bishopwood East vs Bishopwood West is the comparison nearly every Bishopwood buyer makes, because the two share a name, a master association and a decade of construction. Bishopwood East offers Forest Glen’s second-lowest entry price and compact twelve-unit garden buildings; Bishopwood West offers larger four-unit coach homes at a far higher price.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

The Bishopwood East vs Bishopwood West Decision Table

Southwest Florida MLS Matrix, retrieved September 29, 2026; Collier County recorded, DOR-qualified sales index; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer.

Where the Two Differ for a Seller

Per square foot the two now sit close together: $275.17 at Bishopwood East and $266.76 at Bishopwood West over 24 months. The difference is size and pace. A Bishopwood West coach home runs 1,869 to 2,193 square feet against 1,261 to 1,599 here, in a four-unit building, and it sells rarely, five times in two years; a Bishopwood East garden home is the more liquid product, with three times the closings, and the longer recent wait.

Who Should Choose Bishopwood East, and Who Should Choose Bishopwood West

A buyer should choose Bishopwood East for the lowest price into full Forest Glen club membership outside Britannia’s four-story buildings, a two-story building with no structural reserve study requirement, and the widest choice of homes on one street. A buyer should choose Bishopwood West for more living area and a four-unit building, and should expect to pay about $150,000 or more for it and wait longer for one to come up.

What the Comparison Means for Your List Price

A Bishopwood East seller is priced against Bishopwood West only at the top of the plan range, where a 1,599 square foot East home approaches a 1,869 square foot West home in price. We read every Bishopwood West closing and listing with its history before we set yours. For the Bishopwood West side of the same decision, see our Bishopwood West at Forest Glen neighborhood guide and the Bishopwood West at Forest Glen seller guide.

How Do We Price a Bishopwood East Garden Home?

We price a Bishopwood East garden home from the MLS closings of the same condominium, floor and plan, adjusted for building flood zone, view, condition, kitchen and bath updates, impact protection and furnishings, then cross-checked against the county deeds, the four live listings and what a buyer’s appraiser will find. The 24-month median ran $275.17 per foot.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

Condominium, Building, Floor and Plan, Not the Bishopwood East Median

The Bishopwood East 24-month median of $400,000 describes no one home. A second-floor 1,417 square foot home sits near the $280,000 recent evidence, and a ground-floor 1,599 square foot East III home has closed between $400,000 and $460,000 in the same window. We start from the closings on your own plan and floor, then adjust, and never quote the neighborhood median as your price.

Two Square-Foot Measures We Never Mix

The MLS records living area as the listing agent enters it and the county roll records its own figure, and they differ: MLS records here show 1,414, 1,432 and 1,534 square foot entries that do not match the roll’s four plans. The MLS 24-month median is $275.17 per living foot. We use one measure per comparison, and we tell you which.

Why Automated Estimates Miss at Bishopwood East

An automated estimate reads “Bishopwood East” and sees one population of 192 homes. It cannot tell a ground-floor home from a second-floor home on the same plan, cannot see whether your building sits in Zone AH or Zone X, cannot see a renovated kitchen or impact glass, and often leans on an assessed value that every recent sale has exceeded. It will also blur Bishopwood East with Bishopwood West, which share a name but not a product.

The Value Drivers a Model Cannot See

The drivers we adjust for are the ones that separated the 24-month closings: the condominium and building, ground or second floor, the plan, the kitchen and baths, flooring, windows and sliders, air conditioning age, the view from the lanai, whether the home is furnished, and whether a lease runs past the expected closing. The spread between a $280,000 and a $412,500 sale of the same 1,417 square foot plan is made of exactly these things.

Pricing Against the Live Competition

In a four-listing market, every active is a comparable. On September 26, 2026 the Bishopwood East actives ran from $315,000 for a 1,261 square foot home to $405,000 for a 1,599 square foot home. We read their price histories before we set yours, because your buyer will tour them the same morning and will ask why yours costs more.

Pricing the Flood Zone Into the Number

We do not discount a list price for Zone AH alone. We do prepare the flood answer before it becomes a buyer’s argument: the building’s current zone, any 2012 FEMA letter, the association’s master policy page and a current flood insurance quote. An East II or East III seller who meets that question on day one keeps the price; one who meets it in week two of the contract renegotiates.

How Do We Market a Bishopwood East Garden Home?

We market a Bishopwood East garden home to the buyer most likely to purchase it: a seasonal or second-home owner who wants full Forest Glen club membership at an entry price, often deciding from out of state. That means photography, aerial and video, full MLS exposure, our qualified-buyer database and a complete three-association file on day one.

Data updated: September 2026 (Collier County 2026 preliminary roll; Forest Glen Golf and Country Club Real Estate pages, read September 2026)

Who Owns at Bishopwood East, and Therefore Who Will Buy

The roll describes the owners: 135 of 192 Bishopwood East homes carry no homestead exemption, and by condominium the homestead count is 30 of 96 in East I, 17 of 48 in East II and 10 of 48 in East III. The next Bishopwood East buyer usually looks the same, so we market where those buyers are, beginning in the fall when they plan the winter.

Reaching the Buyer Before the Season

Across Forest Glen, 15 of the 32 MLS closings in the last twelve months landed from November to April, and March alone brought seven. The club’s own Rentals Wanted board shows repeat seasonal renters asking for February and March stays, often golf-inclusive, which puts prospective buyers inside the gate exactly when the community is busiest. A Bishopwood East listing that is photographed, documented and live by October meets that buyer.

Photography, Aerial and Video

At Bishopwood East the buildings are alike, so the light, the lanai, the kitchen and the view sell the home. We capture each in natural light, add aerial work that shows the building’s place among the lakes, fairways and pine preserve, and produce a walkthrough video for the buyer who will make an offer before seeing the home in person.

The Club Board and the Weekend Open Houses

The club invites owners to post homes for sale and for rent on its website free of charge and posts open houses each Friday for Saturday and Sunday from 1 to 4 PM. Its open-house list names Bishopwood Ct E homes by floor-plan name, the Braxton and Cornell garden homes, rather than by neighborhood. We use the club’s board alongside full MLS exposure and speak its language, and we price to win against the owner listings a buyer walks the same weekend.

The Association File as a Marketing Asset

Before the first showing we assemble the resale file a Bishopwood East buyer’s agent will ask for: your condominium’s budget, reserve schedule and insurance declarations page, the neighborhood association’s budget, the building’s FEMA zone and any 2012 letter, a wind mitigation report and the air conditioning and water heater dates. A complete file shortens the buyer’s hesitation, and in a 57-day median market, hesitation is the cost.

Discreet and Off-Market Options

Some Bishopwood East owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a home privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure, and with four competing actives and a buyer pool that shops the MLS and the club board, full exposure usually produces the stronger price, so we set out both paths before you choose.

How Do We Negotiate a Bishopwood East Contract?

We negotiate a Bishopwood East contract ourselves, partner to partner, against the 24-month plan-and-floor record, with the three estoppels, the flood file and any association requirement built into the contract dates. The median Bishopwood East sale settled at 93.61 percent of final list, so the file has to be ready before the first offer.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

Partner-Level Negotiation, Never an Assistant

Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Bishopwood East offer that matters, because it usually arrives with questions about the flood zone, the fees, the reserves and the insurance, and the answers move the price.

Reading a 93.61 Percent Market

A 93.61 percent median does not mean every Bishopwood East buyer expects six percent off. The 24-month range ran from 79.0 to 100 percent of final list. The deepest discounts, 79.0 and 86.2 percent, came on homes that sat 437 and 199 days; the only full-price closing, at $499,000, was a 1,587 square foot East II home in April 2025. A price set from the evidence leaves the buyer less to argue with.

Three Estoppels and the Contract Calendar

A Bishopwood East sale needs estoppel certificates from your condominium association, the Bishopwood East neighborhood association and the Forest Glen master association. The state records name Cambridge Property Management SWFL for all four Bishopwood East entities, and the club office handles the master association. We order every certificate on the first business day after the contract is signed and write the closing date around the slowest one.

Flood Questions at the Negotiating Table

In a Zone AH building the buyer’s lender will require flood insurance on a federally backed mortgage unless a current FEMA letter removes the structure, and a buyer who learns that late renegotiates. We price the flood file into the negotiation from the start: the building’s zone, any 2012 letter, the association’s master policy and, where one exists, an elevation certificate.

Inspection, Wind Mitigation and the HO-6

Every Bishopwood East building was completed between 2000 and 2005, so a buyer’s insurer will ask about the air conditioning, the water heater and any water history, and a wind mitigation report can lower the premium. The association insures the building; the buyer’s HO-6 covers the interior. A pre-listing look at the systems turns a renegotiation into a disclosure.

What Does It Cost to Sell a Bishopwood East Condominium?

Selling a Bishopwood East condominium costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, three estoppel certificates, a municipal lien search and prorated taxes and association charges. In Collier County the buyer customarily pays the owner’s title policy, and any association charge due at closing appears on the estoppel certificate.

Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Florida Department of Revenue; Collier County 2026 preliminary roll)

Documentary Stamp Tax on the Deed

Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the Bishopwood East 24-month MLS median of $400,000 that is $2,800; at the twelve-month median of $386,000 it is $2,702; at the 24-month high of $499,000 it is $3,493 (our arithmetic). After commission it is usually the largest single line on your closing statement.

Title Insurance and the Collier County Custom

In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls. Florida promulgates the title premium itself, so the rate is the same at every title company.

Three Estoppel Certificates on Every Bishopwood East Sale

Florida caps what any association may charge for an estoppel certificate at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent, under Florida Statutes 718.116 and 720.30851 as amended in 2024. A Bishopwood East sale needs three: the condominium, the neighborhood association and the master association. A certificate is valid for 30 days, or 35 if delivered electronically, so we time the requests to the closing.

Charges at Closing Appear on the Estoppel Certificate

No first-party Forest Glen or Bishopwood East document we found publishes the dues, a capital contribution, a fund fee or a resale transfer fee. Figures for each circulate online, attributed to unnamed sources, and they disagree with each other, so this page does not repeat them. The closing charges for your home appear on the estoppel certificates, which state what is owed and to whom on the day of closing.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent, or a concession toward the buyer’s costs, is a separate decision we make together.

A Seller Net Sheet at the Bishopwood East Median

The proration line is 181 days of the $2,897.01 median Bishopwood East estimate on the 2026 preliminary roll, before any early-payment discount convention (our arithmetic). Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.

What Must a Bishopwood East Seller Disclose Under Florida Law?

A Bishopwood East seller’s disclosure duties follow what the seller owns. Bishopwood East I, II and III are Chapter 718 condominiums inside the Chapter 720 Bishopwood East neighborhood association and the Chapter 720 Forest Glen master association, so the Chapter 718 resale package governs, section 720.401 carries a carve-out for condominium associations, and every seller must disclose known material facts.

Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302, current text; Forest Glen master declaration, Official Records Book 2536, Page 1955)

The HOA Disclosure Summary and the Chapter 718 Fork

Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract must carry the statutory voidability clause in conspicuous type, and if the summary is not delivered the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived. Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, and each Bishopwood East condominium is one. But a Bishopwood East owner also sits inside two Chapter 720 associations, so which duty governs depends on what you own, and the careful course many closing agents follow is to deliver the master and neighborhood summaries as well, before the contract is signed. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.

The Condominium Resale Package Under Section 718.503

A Bishopwood East buyer is entitled, at the seller’s expense, to a current copy of your condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and the state governance form. Under the current statute it also includes the milestone inspection summary if applicable and the association’s most recent structural integrity reserve study or a statement that none has been completed. A contract signed before the documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them. None of the three Bishopwood East condominium associations publishes these documents, so start requesting them the week you decide to sell.

What the Recorded Documents Assign to Each Side

Club membership is bundled with ownership, per the club’s own statement and the 2016 assessment that billed every member, and the exact membership classes are set in the master declaration (Official Records Book 2536, Page 1955, amended and restated at Book 4566, Page 2673). Each Bishopwood East condominium has its own recorded declaration: East I at Book 2668, Page 1192, amended at Book 3470, Page 1711; East II at Book 3589, Page 2067; East III at Book 3661, Page 2847. The public documents we read do not show whether these restate the section 720.401 duty or name who pays a closing charge, so this page does not claim it; the estoppel certificates settle what is owed at conveyance.

Flood Disclosure Under Section 689.302

Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property and whether the seller has received federal flood assistance; a 2025 amendment added whether the seller knows of flooding that damaged the property during ownership. In an East II or East III building mapped AH, a buyer will read those answers closely, so answer them from your own records.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Bishopwood East the median 2026 preliminary estimate is $2,897.01 on a $310,485 median assessed value, and a buyer’s first bill follows the purchase price instead.

Known Defects and the Facts Already on the Record

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, open permits and any pending special assessment. Several Bishopwood East facts are already public, and a buyer’s attorney will find them: the building’s FEMA zone and a 2012 FEMA letter the 2024 map no longer carries. Better that they come from you.

What Should a Bishopwood East Seller Know About Florida Condominium Law?

A Bishopwood East seller should know four condominium-law facts: the buildings are two-story, below the three-story threshold for milestone inspections and structural integrity reserve studies; general reserve rules still apply; the association insures the building while the owner insures the interior; and each of the three condominiums sets its own budget.

Data updated: September 2026 (Florida Statutes 553.899, 718.111, 718.112 and 627.714; Florida DBPR condominium extract, read September 2026)

Two Stories, Outside the Milestone and SIRS Laws

Every Bishopwood East building is two stories, based on unit numbering and building records: twelve homes per building, six on each floor. Florida’s milestone inspection law and structural integrity reserve study requirement apply to condominium buildings three or more habitable stories tall, so Bishopwood East’s 16 buildings sit outside both, unlike Britannia’s nine four-story buildings in the same community. Confirm the story count in your condominium’s documents before relying on it.

Two Stories Does Not Mean No Reserves

Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance items over $10,000 unless owners vote to waive or reduce them. A buyer and a buyer’s lender will ask what your association holds, so we request the reserve schedule and budget before your listing goes live.

The Master Policy, the HO-6 and Loss Assessment

Under Florida Statutes 718.111 each Bishopwood East association must insure the condominium property for full insurable value, excluding floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops inside the unit. The owner carries an HO-6 policy for those items, and section 627.714 requires loss-assessment coverage. Whether each master policy includes flood coverage, and its named-storm deductible, appears on the association’s insurance declarations page, and in an AH building a lender may read it first.

Three Condominiums, Three Budgets

East I, East II and East III each adopt their own budget and reserve schedule, and each may have its own special-assessment history. Two sellers on the same street, in the same plan, can therefore hand their buyers different carrying costs. We pull your condominium’s own documents, never a neighbor’s, before we price your home.

How Does Flood Zone Affect a Bishopwood East Sale?

Flood zone at Bishopwood East is decided building by building. On FEMA panel 12021C0418J, effective February 8, 2024, 10 of the 16 buildings map Zone AH, a shallow-ponding Special Flood Hazard Area: all four in East II, all four in East III and two of eight in East I. The rest map Zone X, one of them shaded.

Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points, read September 2026; FEMA Letters of Map Amendment on file)

Building by Building on the 2024 Map

Building zones come from Collier County’s structure-level address points overlaid on FEMA’s National Flood Hazard Layer. This is a mapping exercise, not a flood determination; confirm any building with a FIRMette, an elevation certificate or a lender flood determination.

Why AH Here Means Ponding, Not Surge

AH at Forest Glen reflects shallow ponding and overland flow between lakes, fairways and preserve, not storm surge. FEMA’s own 2012 letters for Bishopwood East II and III name the flood source as ponding and overland flow. That is a different hazard, and usually a different insurance price, from coastal surge, and a buyer should hear it that way.

The 2012 Letters and the 2024 Map

FEMA issued Letters of Map Amendment in 2012 for Bishopwood East II (case 12-04-6508A, effective September 11, 2012) and Bishopwood East III (case 12-04-6520A, effective September 13, 2012) under the 2012 map. FEMA’s current layer shows both as not incorporated into the 2024 map, and lenders read the current map unless a revalidation letter or a new letter exists. That is why every East II and East III building maps AH again despite its 2012 letter. Bishopwood East I has no letter on file.

Surveyed Ground Above the Base Flood Elevation

The only base flood elevation line FEMA draws across Forest Glen on the current map is 10.5 feet NAVD88; surveyed ground at the 2012 letter buildings ran 12.0 to 13.8 feet. That makes the East II and III buildings appear to be candidates for a new letter, a per-building engineering question for a licensed surveyor and, in a condominium, an association project rather than one owner’s.

Citizens and the Flood Rule

Citizens Property Insurance requires flood coverage on personal residential policies that include wind on a phased schedule reaching every such policy by January 1, 2027, but condominium unit-owner policies are exempt. A Bishopwood East HO-6 on Citizens is therefore not caught by that rule, although a lender may still require flood coverage in an AH building. Say so plainly in the listing file.

What Flood Insurance Costs Nearby

Across all 5,463 NFIP policies in ZIP 34114 that took effect June 2025 to May 2026, the median annual cost was $1,528 (OpenFEMA), and unincorporated Collier County is a Class 5 Community Rating System community, worth a 25 percent discount on eligible NFIP policies. ZIP 34114 is far larger than Forest Glen, so the median is a budget anchor, not a quote for your building.

How Do Hurricanes, Wind Code and Building Age Affect a Bishopwood East Sale?

Bishopwood East buildings were completed from 2000 to 2005, after Florida’s post-Andrew code changes, and sit in a 163 mph design wind zone in Collier evacuation Zone D. For a seller, the window and slider protection and a wind mitigation report are the storm documents a buyer’s insurer will price from.

Data updated: September 2026 (Collier County wind load and hurricane evacuation zone layers; Florida Division of Emergency Management storm surge layer; National Hurricane Center reports, read September 2026)

163 mph and the Wind-Borne Debris Region

The Florida Building Code design wind speed for homes here is 163 mph (Risk Category II), inside the wind-borne debris region. A new or replacement window or slider must be impact-rated or protected by an approved shutter system. Original openings cannot be assumed to be impact-rated, so a wind mitigation report documenting what your home actually has is worth ordering before you list.

Built 2000 to 2005

East I was built from 2000 to 2003 and East II and III from 2004 to 2005, which puts original components at 21 to 26 years old in 2026. Some original components may have been replaced since, but the tax roll does not record it. Your own receipts and the permit history show whether and when, and they belong in the listing file.

Zone D, the Category 3 Envelope and the Storm Record

Collier County places Forest Glen in hurricane evacuation Zone D. The state’s regional storm-surge planning layer, which models the worst case for each storm category, includes the area inside its Category 3 surge zone, so Zone D is not a promise of no surge under any storm. In the storms on record, exposure here has been wind and rain: the county’s operations center 2.5 miles south logged a 106-knot gust in Irma in 2017, and the National Weather Service placed Ian’s 2022 surge south and west of US 41, about 5 miles away. No county, news or association record we reviewed describes storm flooding inside Forest Glen.

What Will Your Buyer Pay to Own at Bishopwood East?

A Bishopwood East buyer pays quarterly master association and club dues, a Bishopwood East neighborhood association fee, a condominium fee for East I, II or III, HO-6 insurance and a property tax bill that resets after the sale. No association publishes its dues on a public page, so the estoppel certificates and budgets state the figures for your home.

Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue 2025 Collier millage codes; club and association records, read September 2026)

The Three Layers Your Buyer Will Underwrite

How Forest Glen Pays for Capital Projects

When the club builds, every owner pays the same share on top of dues. In 2016 the master board approved a $949,376 outdoor dining facility (plus $80,000 contingency) and assessed every member $1,290, billed $215 a quarter for six quarters on the quarterly dues statement. That is a dated, historical charge, not a current one; a 2017 amendment to the declaration sets a CPI-indexed $400,000 limit above which member approval rules apply. The estoppel certificates confirm whether any assessment is being billed today.

The Tax Reset Your Buyer Inherits

The Bishopwood East median 2026 preliminary tax estimate is $2,897.01, with 57 of 192 homes homesteaded. At the $386,000 twelve-month MLS median and the 10.5058 mills adopted for Forest Glen’s millage code 39 in 2025, with no exemption, a bill would run about $4,055. That illustrates the reset, not a quote; the county’s 2026 preliminary roll computes estimates at 10.4020 mills, and final 2026 rates appear on the November bill. Save Our Homes caps follow the owner, not the home.

No CDD on the Tax Bill

No Community Development District covers Forest Glen, so there is no CDD bond assessment on any Bishopwood East tax bill. A 2025 Loblolly Bay Drive condominium bill in Forest Glen showed no non-ad valorem line at all. Against a newer neighbor with a district assessment, that absence belongs in your listing.

Which Bishopwood East Rules Affect a Sale?

The Bishopwood East rules that shape a sale, leasing minimums, tenant approval, pets and vehicles, are set in the recorded master declaration, the neighborhood declaration and each condominium’s declaration, and none are published on public pages. They can differ between East I, II and III, so the documents for your home are the only reliable answer.

Data updated: September 2026 (Forest Glen Golf and Country Club rental boards, read September 2026; recorded declarations as cited above)

Leasing and the Club Transfer

Renters obtain club privileges through a golf or social membership transfer, and owner listings on the club’s rental board state the renter pays the club’s transfer fee. The club does not publish the amount. Whether your building allows a one-month lease, how many leases a year it permits and whether tenants need approval are set in your condominium’s declaration, and an investor buyer should hear the answer on the first call.

Selling With a Tenant in Place

A tenant in place is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the lease and the tenant’s club transfer have to end or carry over on terms the buyer accepts. Where you can, match the lease end to the expected closing, and give buyers the lease terms and any association approval up front.

Pets, Vehicles and Parking

Pet limits, vehicle rules and parking assignments are set in the recorded declarations, and none are published on a public page. Individual owner listings sometimes state their own no-pet or no-smoking terms; those are the owner’s rules, not proof of an association rule. For a buyer with a large dog or two cars, these clauses decide the purchase, so we pull them before listing.

How Long Does It Take to Sell at Bishopwood East?

Bishopwood East’s 15 MLS closings of the last 24 months took a median of 57 days on market, and the last 12 months a median of 105, from 9 to 437 days, the longest in Forest Glen. A home priced inside its plan-and-floor band has closed in weeks; one priced above it has waited seasons. Three estoppels add time to closing.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

What the Days Say

The fastest recent closings, 9, 20 and 22 days, each came in at 93.3 to 95.9 percent of list. The slowest, 199 and 437 days, closed at 86.2 and 79.0 percent. Time on market and discount move together here, and the first price set decides both.

A Realistic Sequence

In the weeks before listing: valuation, wind mitigation report, the flood file, photography and the condominium resale package. At contract: order all three estoppel certificates and start any association approval. During the contract: inspection, appraisal, HO-6 binding and title. At closing: your membership ends and your buyer’s begins through the association.

Selling While You Are Up North

With 135 of 192 homes non-homesteaded, most Bishopwood East sellers are not in Naples when they sell. Marc Comisar manages showings through the gate, contractor access, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages. Foreign owners should bring in a CPA early for FIRPTA withholding.

What Should Your Listing Say About Life at Bishopwood East?

A Bishopwood East listing should say what ownership actually offers: a two-story garden home with the building kept by the association, full Forest Glen club membership with an Arthur Hills Signature course, four lighted pickleball courts and a 24-hour fitness center, about 352 acres of preserve, and Interstate 75 about a mile from the gate.

Data updated: September 2026 (Forest Glen Golf and Country Club pages; Florida State Golf Association; Collier County Public Schools zone lookup for 2026 to 2027; Florida Department of Education 2026 school grades)

The Course and the Club

The 18-hole, par 72 course opened in 1999 on a Gordon Lewis layout. Arthur Hills and Steve Forrest redesigned it and it reopened December 1, 2008 as an Arthur Hills Signature course, and for the club’s 25th anniversary in 2024 Ron Forse Design refined the layout and the greens were converted to TifEagle. The club lists the championship course at 6,820 yards, and the Florida State Golf Association rates the Black tees 73.8 with a 146 slope. Golfers ranked it No. 2 in Florida in GolfPass’s Golfers’ Choice 2023 list.

Pickleball, Tennis, Bocce and Fitness

The club offers four dedicated, lighted pickleball courts, four tennis courts beside the clubhouse with a USPTA-led program, league bocce on new clay courts, a fitness center open 24 hours a day and a clubhouse pool with poolside service from Eagles Nest, the outdoor venue between the 9th and 18th holes. No separate Bishopwood East neighborhood pool is recorded; residents use the clubhouse pool.

The Preserve and the Trail

About 352 acres of native vegetation are under preservation in eight recorded preserve tracts, more than half the community, and the club’s site map marks a paved nature trail through the preserve in three legs of about 1.9 miles combined. For a buyer choosing between Forest Glen and a denser neighbor, the preserve is often the deciding line.

Schools, Errands, Hospital and the Interstate

Every Bishopwood Ct E address is zoned for Lely Elementary, Manatee Middle and Lely High for 2026 to 2027; the state graded Lely Elementary A, Manatee Middle A and Lely High B in 2026. Physicians Regional’s Collier Boulevard hospital is about 3 miles and 5 to 7 minutes away. Interstate 75 Exit 101 is about a mile from the gate, Fifth Avenue South about 15 minutes and the beach at the Naples Pier about 18 minutes, measured without traffic. No age restriction appears in any public record reviewed.

How Do You Get a Free Bishopwood East Home Valuation?

You get a free Bishopwood East at Forest Glen home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the 24-month closings of your condominium, floor and plan, cross-checked against county deeds, with your building’s flood zone and your buyer’s carrying picture beside it, at no cost.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

What a McGreevy and Comisar Valuation Includes

You receive every Bishopwood East closing on your plan and floor with its date, list price, sold price and days on market; a price-per-foot analysis that never mixes MLS and county measures; the four live Bishopwood East listings with their price histories; your building’s FEMA zone and any 2012 letter; the three association layers your buyer will underwrite; and a recommended list price with a defensible range. Request it through our Bishopwood East at Forest Glen valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building address, your condominium, your floor, your timeline and the one thing you are most worried about, and you will get a straight answer.

Why the Valuation Comes Before the Listing Agreement

At Bishopwood East the same 1,599 square foot plan closed at $304,000 and at $460,000 inside 24 months, and a second-floor 1,417 square foot home closed $130,000 below a ground-floor one of the same plan (our arithmetic). The price decides the sale. Few Bishopwood East homes of any one plan and floor come up in a year, so the next owner who sells should call us first and see the evidence and the number before committing to anything. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you decide with the record in front of you.

If you are thinking, “I need someone to sell my house in Bishopwood East at Forest Glen,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Bishopwood East, Bishopwood West, Britannia, Barrington, Periwinkle Villas, Jungle Plum East or Jungle Plum West, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed Bishopwood East listing team on Google, and the quotes below are genuine five-star client reviews from that profile, 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 reviews profile.

A Client on Being Reachable Through the Whole Sale

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review

At Bishopwood East, where about seven in ten homes carry no homestead exemption, being reachable from wherever you are is the service.

A Client Whose Properties We Have Listed, Sold and Rented

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

A Bishopwood East owner who rents between seasons needs the sale and the lease planned together.

Clients Who Keep Coming Back

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review

A Client on the Whole Experience

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review

Why Does a Bishopwood East Specialist Matter When You Sell?

A Bishopwood East specialist matters because the facts that decide a sale here are not in the listing feed: three condominiums under one name, a ground-floor and second-floor price split, a flood zone that changes by building, 2012 FEMA letters the current map no longer carries, three estoppels and a disclosure fork between Chapter 718 and Chapter 720.

Data updated: September 2026 (Bishopwood East declaration chain, Florida DBPR, Collier County and FEMA records, read September 2026)

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections and the on-site management that lets an out-of-state Bishopwood East owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Naples Agent Tends to Miss Here

A general agent may price a second-floor Bishopwood East home off the ground-floor median, confuse Bishopwood East with Bishopwood West, order two estoppels instead of three, pull the wrong condominium’s budget, discover the building’s AH zone from the buyer’s lender, or tell a buyer a 2012 FEMA letter still governs. Each of those errors costs a seller time or money.

How Bishopwood East Fits the Forest Glen Seller Picture

Bishopwood East is the largest of Forest Glen’s seven neighborhoods and its second-lowest price point, and every Bishopwood East owner shares the same club, course and master association with 607 other homes. For the whole community, read our Forest Glen community guide and the Forest Glen seller guide, which apply the same method to all seven neighborhoods.

Are You Also Buying Your Next Home in Southwest Florida?

Many Bishopwood East sellers are also buyers, moving within Forest Glen to a larger coach home or villa, trading a second home for a primary one, or relocating elsewhere in Collier or Lee County. We run both sides together, including the timing of two closings and, for a homesteaded seller, the Save Our Homes portability claim.

Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue property tax information)

Moving Within the Gates

Some owners move from a Bishopwood East garden home to a Bishopwood West or Barrington coach home, or to a Periwinkle villa. If your next home is inside Forest Glen, we sequence the Bishopwood East sale and the purchase together, and we read both estoppel sets side by side. The full Bishopwood East at Forest Glen neighborhood guide holds the building, flood and association detail this page summarizes, and our Forest Glen community guide covers the other six neighborhoods.

Buying at Bishopwood East or Elsewhere

If you are buying a second Bishopwood East home or comparing it with Bishopwood West, start with our Bishopwood East at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. Our Naples real estate guide holds the wider city picture.

Frequently Asked Questions, Seller Edition: Selling a Garden Home in Bishopwood East at Forest Glen

These are the questions Bishopwood East at Forest Glen owners ask before they sell, answered from the Southwest Florida MLS pull of September 29, 2026, Collier County’s recorded sales index and 2026 preliminary roll, FEMA’s current map, Chapter 718 and the club’s own pages. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)

How do I sell my home in Bishopwood East at Forest Glen?

Start with a written valuation built from the 24-month closings on your condominium, floor and plan, then prepare the file before you list: your condominium’s budget, reserves and insurance page, the building’s FEMA zone and any 2012 letter, and a wind mitigation report. Order all three estoppels at contract. Call Jesse McGreevy direct at (239) 898-6072 to begin.

Who is the best listing agent for Bishopwood East at Forest Glen?

Look for an agent who prices by condominium, floor and plan, knows the building-by-building flood map, and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.

What is my Bishopwood East garden home worth?

Most likely inside the band your plan and floor set over 24 months: about $280,000 for a recent second-floor 1,417 square foot home, $404,000 to $412,500 for a ground-floor 1,417, $304,000 to $460,000 for a 1,599 and $350,000 to $381,500 for a 1,261. Condition, updates and flood zone decide where. Request a written valuation for your address.

What have Bishopwood East homes sold for recently?

Fifteen MLS closings in the 24 months to September 26, 2026, from $280,000 to $499,000, median $400,000. The most recent, on August 31, 2026, was $280,000 for a second-floor 1,417 square foot home after 9 days.

How many Bishopwood East homes sell each year?

About seven or eight through the MLS. The MLS shows 7 closings in 12 months, 15 in 24 months, 20 in 36 months and 34 in 60 months, and 101 over ten years.

How long will my Bishopwood East home take to sell?

The 24-month median was 57 days on market and the 12-month median 105 days, from 9 to 437. Homes priced inside their plan-and-floor band closed in weeks; homes priced above it waited seasons.

What is the sold-to-list ratio at Bishopwood East?

A median 93.61 percent of final list price over 24 months (n=15) and 93.01 percent over 12 months (n=7), against 94.93 percent and 93.49 percent for all of Forest Glen in the same windows.

Is now a good time to sell a Bishopwood East garden home?

For a home priced to its condominium, floor and plan, yes, but Bishopwood East carried about 6.9 months of supply on September 26, 2026, the most in Forest Glen. Listing by October reaches the winter buyers who drive the spring closings.

Does the floor my home is on change its value?

Yes, more than any finish. In the last 12 months the five ground-floor closings had a $388,000 median and the two second-floor closings sold at $280,000 each.

Does my condominium, East I, II or III, change my value?

It changes your documents, your budget and often your flood zone. East II and III, the 2004 and 2005 buildings, have tended to close a little higher than East I since 2021, but they also map entirely in Zone AH.

Why is the online estimate for my Bishopwood East home wrong?

A model reads one neighborhood of 192 homes and cannot tell a ground-floor home from a second-floor home, see your updates, read your building’s flood zone, or separate Bishopwood East from Bishopwood West.

How does my assessed value relate to my sale price?

It does not set it. The Bishopwood East median 2026 preliminary assessed value is $310,485, and every recent sale closed above it.

How many estoppel certificates does a Bishopwood East sale need?

Three: your condominium association, the Bishopwood East neighborhood association and the Forest Glen master association.

What does an estoppel certificate cost?

Florida caps each at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent. The seller customarily pays them in Collier County.

What are the HOA fees my buyer will pay at Bishopwood East?

No Bishopwood East or Forest Glen association publishes its dues. The three estoppel certificates and the budgets state the condominium, neighborhood and master figures for your home.

Does the association have to approve my buyer?

Any purchaser approval requirement is set in your condominium’s recorded declaration and rules, which are not published online. We request them before listing and write the contract dates to match.

What documents must I give a Bishopwood East buyer?

The condominium’s declaration, articles, bylaws, rules, budget and financial statement, the frequently asked questions sheet, the governance form and the association’s structural integrity reserve study or a statement that none was completed, at your expense under section 718.503.

Do I owe the HOA disclosure summary if I sell a Bishopwood East condo?

Section 720.401 carves out associations regulated under Chapter 718, and each Bishopwood East condominium is one, but it also sits inside two Chapter 720 associations. Confirm your duty with your closing agent or attorney; this is information, not legal advice.

Does Bishopwood East need a structural reserve study or milestone inspection?

Both apply only to buildings three habitable stories or higher. Bishopwood East’s buildings are two-story, based on unit numbering and building records, but the association must still give buyers its study or a statement that none was completed.

Is my Bishopwood East building in a flood zone?

Ten of 16 buildings map FEMA Zone AH on the current map: every East II and East III building, and 3977 and 3980 in East I. The rest map Zone X. Confirm your building with a FIRMette or a lender determination.

Does my 2012 FEMA letter still apply?

FEMA’s current layer shows the 2012 letters for Bishopwood East II and III as not incorporated into the 2024 map, and lenders read the current map. A new letter would be a per-building survey question for the association.

Will my buyer’s lender require flood insurance?

In a Zone AH building, a federally backed lender normally will unless a current FEMA letter removes the structure. In a Zone X building it normally will not, though a buyer may choose to carry it.

Do Bishopwood East buyers on Citizens need flood coverage?

Citizens exempts condominium unit-owner policies from its flood requirement, so a Bishopwood East HO-6 on Citizens is not caught by that rule; a lender may still require flood coverage in an AH building.

Do I have to disclose past flooding or insurance claims?

Yes. Section 689.302 requires a flood disclosure at or before contract, and Florida case law requires disclosure of known material facts that are not readily observable.

Will my buyer’s property taxes be higher than mine?

Often, if you hold a homestead cap; the buyer’s bill follows the purchase price. The Bishopwood East median 2026 preliminary estimate is $2,897.01, and a no-exemption bill at $386,000 would run about $4,055 at the 2025 millage.

Is there a CDD on Bishopwood East tax bills?

No. No Community Development District covers Forest Glen, so there is no CDD bond assessment on any Bishopwood East bill.

What happens to my club membership when I sell?

Membership is bundled with ownership, so your membership ends at closing and your buyer’s begins through the association. There is no separate club certificate to sell back.

Can I sell my Bishopwood East home with a tenant in it?

Yes. The buyer takes the lease subject to its terms and your condominium’s rules, showings run through the tenant, and the closing should match the lease end where you can.

Can I hold an open house or list on the club’s board?

Yes. The club posts owner homes for sale free of charge and lists open houses each Friday for Saturday and Sunday from 1 to 4 PM. We use that board alongside full MLS exposure.

Should I sell my Bishopwood East home furnished?

Many Bishopwood East buyers are seasonal and welcome it. List the furnishings on a separate inventory so the appraisal values the home.

Which updates pay back at Bishopwood East?

The kitchen and baths, flooring, windows and sliders, and air conditioning, because buyers compare the same four plans side by side and those are the visible differences.

Should I get a wind mitigation inspection before I sell?

It is not required to list, but it often lowers a buyer’s insurance quote and supports your price; we recommend ordering one before your first showing.

Should I sell my Bishopwood East home without an agent?

You can, but you still run three estoppels, the Chapter 718 package, the flood file and the club transition, and you price against four actives and the club board with no negotiator.

Can I sell my Bishopwood East home off-market?

Yes, privately to qualified buyers in our database when privacy matters more than maximum exposure. We set out the likely trade-off in price first.

How do commissions work when I sell at Bishopwood East?

Every commission is negotiable and not set by law. Since August 17, 2024, buyer broker compensation cannot be advertised in the MLS, and whether to offer anything toward the buyer’s agent is a separate decision we make with you.

Will I owe capital gains tax when I sell?

It depends on your basis, use and any exclusion; IRS Publication 523 explains the primary-residence rules, and a foreign seller may face FIRPTA withholding. Confirm with your CPA.

Is Bishopwood East a 55 and over community?

No age restriction appears in any public record reviewed; confirm in the recorded declaration.

What should I do first if I am thinking about selling?

Request a written valuation through our Bishopwood East home valuation page, find your building’s flood zone and any 2012 letter, ask your condominium for its budget and reserve schedule, and call Jesse McGreevy direct at (239) 898-6072.

Sources and Authoritative References

Every figure on this page traces to a primary source below, listed as of September 29, 2026: the Southwest Florida MLS, Collier County and Florida Department of Revenue records, the club’s own pages, Florida Statutes and state agencies, and FEMA and federal agencies. No listing portal or competing brokerage is cited, and the Collier County recorded-sales index is cited in plain text.

Market data and county records

• Southwest Florida MLS, Matrix (every Bishopwood East closing in ten years and actives, retrieved September 29, 2026)
• Collier County recorded, DOR-qualified improved sales for Bishopwood East, ZIP 34114, index built September 24, 2026, newest recorded sale June 29, 2026, cited in plain text
• Florida Department of Revenue, Collier 2026 preliminary NAL tax roll file (retrieved September 2026)
• Florida Department of Revenue property tax data portal (retrieved September 2026)
• Collier 2026 preliminary roll, all 799 Forest Glen homes (query) (queried September 2026)
• Collier County 2026 preliminary parcel roll, ParcelJoin layer (retrieved September 2026)
• Collier County parcels owned by the Forest Glen master association (query) (retrieved September 2026)
• Florida Department of Revenue, 2025 Collier millage codes and taxing authorities (retrieved September 2026)
• Florida Department of Revenue, Collier 2025 comparison of levies, Table 1 (retrieved September 2026)
• Florida Department of Revenue, property tax information for taxpayers (retrieved September 2026)
• Collier Tax Collector, 2025 tax bill, Loblolly Bay Dr condominium (retrieved September 2026)
• Collier County Tax Collector, property tax (retrieved September 2026)
• Collier County Community Development Districts layer (retrieved September 2026)
• Collier County PUD record, Forest Glen of Naples (retrieved September 2026)
• Collier County Clerk, recordable documents (retrieved September 2026)
• Collier County Clerk legal notice, Forest Glen of Naples PUD amendment PL20240010278 (retrieved September 2026)
• Collier Board of County Commissioners agenda, September 22, 2026 (retrieved September 2026)

The club and the Bishopwood East associations

• Forest Glen Golf and Country Club, official website (retrieved September 2026)
• Forest Glen Golf and Country Club Real Estate page (retrieved September 2026)
• Forest Glen open house list (retrieved September 2026)
• Forest Glen Rentals Wanted board (retrieved September 2026)
• Forest Glen properties for rent board (retrieved September 2026)
• Forest Glen master board notice, 2016 outdoor dining facility and member assessment (retrieved September 2026)
• Forest Glen leadership and staff directory (retrieved September 2026)
• Forest Glen Golf and Country Club site map (retrieved September 2026)
• Forest Glen pickleball program (retrieved September 2026)
• Forest Glen bocce leagues (retrieved September 2026)
• Forest Glen member clubs and activities (retrieved September 2026)
• Forest Glen 2024 to 2025 tennis program flyer (retrieved September 2026)
• Florida Division of Corporations, Forest Glen Golf and Country Club Master Association (N99000002346) (retrieved September 2026)
• Master association Articles of Incorporation, 1999 (retrieved September 2026)
• Master association 2009 Certificate of Amendment (retrieved September 2026)
• Master association 2026 annual report (retrieved September 2026)
• Florida Division of Corporations, Bishopwood East of Forest Glen Neighborhood Association (N00000002078) (retrieved September 2026)
• Florida Division of Corporations, Bishopwood East I of Forest Glen Condominium Association (N00000002081) (retrieved September 2026)
• Florida Division of Corporations, Bishopwood East II of Forest Glen Condominium Association (N03000003551) (retrieved September 2026)
• Florida Division of Corporations, Bishopwood East III of Forest Glen Condominium Association (N04000006389) (retrieved September 2026)
• Florida Division of Corporations, Bishopwood West Commons Association (N00000005955) (retrieved September 2026)
• Florida Division of Corporations, name search for the Bishopwood associations (retrieved September 2026)
• Florida DBPR condominium filings extract, including Bishopwood East I, II and III (retrieved September 2026)
• Florida DBPR condominium public records (retrieved September 2026)
• Florida State Golf Association, Forest Glen course ratings (retrieved September 2026)
• GolfPass, Golfers’ Choice 2023, best golf courses in Florida (retrieved September 2026)

Florida statutes and state agencies on selling a condominium

• Florida Statutes 201.02, documentary stamp tax on deeds (retrieved September 2026)
• Florida Department of Revenue, documentary stamp tax (retrieved September 2026)
• Florida Statutes 720.401, homeowners association disclosure summary (retrieved September 2026)
• Florida Statutes 720.401, 2024 text on the Florida Senate site (retrieved September 2026)
• Florida Statutes 720.30851, homeowners association estoppel certificates (retrieved September 2026)
• Florida Statutes 718.116, condominium assessments and estoppel certificates (retrieved September 2026)
• Florida Statutes 718.503, condominium resale disclosure (retrieved September 2026)
• Florida Statutes 718.111, condominium association insurance (retrieved September 2026)
• Florida Statutes 718.112, reserves and structural integrity reserve studies (retrieved September 2026)
• Florida Statutes 553.899, milestone inspections (retrieved September 2026)
• Florida Statutes 627.714, unit-owner loss assessment coverage (retrieved September 2026)
• Florida Statutes 627.715, flood insurance (retrieved September 2026)
• Florida Statutes 689.261, property tax disclosure summary (retrieved September 2026)
• Florida Statutes 689.302, flood disclosure in residential sales (retrieved September 2026)
• Florida DBPR estoppel certificate fee schedule (retrieved September 2026)
• Florida House staff analysis of HB 979 (2024), estoppel fee caps (retrieved September 2026)
• Florida DBPR SIRS reporting database (retrieved September 2026)
• Florida DBPR condominium milestone inspections and SIRS (retrieved September 2026)
• Florida DBPR condominium frequently asked questions (retrieved September 2026)
• Florida Administrative Code Rule 69O-186.003, title insurance rates (retrieved September 2026)
• Florida Department of Financial Services, title insurance overview (retrieved September 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) (retrieved September 2026)
• Uniform Mitigation Verification Inspection Form OIR-B1-1802 (retrieved September 2026)

Commission, tax and federal records

• National Association of REALTORS, settlement frequently asked questions (retrieved September 2026)
• National Association of REALTORS, what the settlement means for buyers and sellers (retrieved September 2026)
• National Association of REALTORS, written buyer agreements (retrieved September 2026)
• Internal Revenue Service, Publication 523, selling your home (retrieved September 2026)
• Internal Revenue Service, FIRPTA withholding (retrieved September 2026)

Flood, storm and insurance

• FEMA National Flood Hazard Layer service (retrieved September 2026)
• FEMA FIRM panel 12021C0418J at Forest Glen (query) (retrieved September 2026)
• FEMA base flood elevation lines across Forest Glen (query) (retrieved September 2026)
• FEMA Letters of Map Amendment in and around Forest Glen (query) (retrieved September 2026)
• FEMA Letter of Map Amendment 12-04-6508A, Bishopwood East II (retrieved September 2026)
• FEMA Letter of Map Amendment 12-04-6520A, Bishopwood East III (retrieved September 2026)
• FEMA Flood Map Service Center search (retrieved September 2026)
• Collier County site address points inside Forest Glen (query) (retrieved September 2026)
• Collier County 2026 Flood Protection Newsletter (retrieved September 2026)
• FEMA Community Rating System eligible communities, April 1, 2026 (retrieved September 2026)
• FEMA Risk Rating 2.0, the NFIP pricing approach (retrieved September 2026)
• OpenFEMA NFIP policies, ZIP 34114 (retrieved September 2026)
• Citizens Property Insurance flood requirements (retrieved September 2026)
• Collier County hurricane evacuation zone at Forest Glen (query) (retrieved September 2026)
• Florida regional storm surge zones (query) (retrieved September 2026)
• Florida Building Commission, wind-borne debris region interim report (retrieved September 2026)
• National Hurricane Center report, Hurricane Irma (2017) (retrieved September 2026)
• National Hurricane Center report, Hurricane Ian (2022) (retrieved September 2026)
• National Weather Service Miami, Hurricane Ian summary (retrieved September 2026)
• National Hurricane Center report, Hurricane Milton (2024) (retrieved September 2026)

Schools and area

• Collier County Public Schools zone lookup, Bishopwood Ct E, 2026 to 2027 (retrieved September 2026)
• Florida Department of Education, 2025 to 2026 school grades (retrieved September 2026)
• US Census Geocoder, Bishopwood Ct E (retrieved September 2026)
• Physicians Regional, Collier Boulevard hospital (retrieved September 2026)
• FDOT project 425843-2, I-75 at SR 951 interchange (retrieved September 2026)
• OSRM route, Forest Glen gate to downtown Naples (retrieved September 2026)

Our own assets

• McGreevy and Comisar Bishopwood East at Forest Glen neighborhood guide
• McGreevy and Comisar Forest Glen community guide
• McGreevy and Comisar Bishopwood West at Forest Glen neighborhood guide
• McGreevy and Comisar Naples real estate guide
• McGreevy and Comisar free home valuation
• How we represent buyers in Southwest Florida
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Bishopwood East seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end of this section with the office that holds each one.

Several documents that matter to a Bishopwood East seller are not public and cannot be linked: the recorded condominium declarations at Book 2668, Page 1192, Book 3589, Page 2067 and Book 3661, Page 2847, held by the Collier County Clerk; each condominium’s adopted budget, reserve schedule and insurance declarations page, held by the association and its manager; and the three estoppel certificates, issued by the condominium, the neighborhood association and the master association.

Your Bishopwood East Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Bishopwood East at Forest Glen sits inside the East Naples condominium market they work every week. If you are weighing a sale on Bishopwood Ct E, the first conversation costs nothing and usually saves a seller more than any decision made later.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 29, 2026, and from Collier County’s 2026 preliminary roll and recorded sales index. Brokered by Domain Realty.