Sell Your Home in Dove Hollow, FL

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

Why Sell Your Dove Hollow Home With McGreevy and Comisar?

Dove Hollow is 48 condominium homes in six two-story buildings of eight on Timberlakes Drive inside The Forest, a gated golf community in south Fort Myers, and it is a separate condominium from Dove’s Nest, the look-alike neighbor at the next six addresses. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Dove Hollow unit by its floor plan from Dove Hollow’s own sales and build both association files before the first showing.

This page is written for the Dove Hollow owner. The full picture of the condominium itself, the six buildings, the three floor plans, the flood maps and every sale since 2022, is on our Dove Hollow guide, which this seller page sits beside. If you want a number first, start with a free Dove Hollow home valuation. If you are also thinking about buying back into the neighborhood, read our Dove Hollow buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.

If you are thinking, “I need someone to sell my Dove Hollow condo in Fort Myers, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are selling at Dove Hollow, at Dove’s Nest, in Sparrowood, at Waters Edge or anywhere else inside The Forest, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

Sell Your Dove Hollow 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. They personally run the pricing conversation, the marketing build, the negotiation and the two association files every Dove Hollow sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Fort Myers 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 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 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. Every figure below comes from the MLS or from a named public record, with its window and date beside it.

How We Work a Dove Hollow Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork, including the Dove Hollow resale package and the master association’s estoppel. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

What Makes Selling a Dove Hollow Condominium Different?

Selling a Dove Hollow condominium differs from every other sale inside The Forest in five ways: three floor plans that sit at the same unit numbers in every building, a look-alike neighbor with a different association, two association layers, two-story buildings outside Florida’s milestone and reserve-study laws, and a state registry record that a Lee County search does not find.

Three Floor Plans, the Same Unit Numbers in Every Building

The Lee County parcel roll records the same eight-unit layout in all six buildings: units 102 and 103 are one-story homes of 1,420 heated square feet, units 101, 104, 201 and 204 are two-story homes of 1,418 square feet, and units 202 and 203 are two-story homes of 1,964 square feet with three baths. That is 12, 24 and 12 units. Once a buyer knows your unit number, the buyer knows your plan, and so does the buyer’s agent.

A Look-Alike Neighbor With a Different Association

Dove’s Nest, at 16460 to 16490 Timberlakes Drive, repeats Dove Hollow’s design, plans and unit numbering, but it is a different condominium: its own 1983 declaration, its own corporation, its own budget and its own insurance. Dove Hollow was declared at Official Records Book 1569, Page 2023 in 1981. A buyer who blurs the two can carry the wrong fee, the wrong reserves or the wrong sale price into an offer on your unit, and that is a seller’s problem to prevent.

Two Associations, Two Estoppel Certificates

Every Dove Hollow owner belongs to Dove Hollow Condominium Association, Inc., a Florida not-for-profit corporation filed February 9, 1981 and active, per its Division of Corporations record, and to The Forest Property Owners’ Association. There is no third, sub-master layer as there is at the Heron. So every sale needs two estoppel certificates, one from each.

Two Stories, Outside the Milestone and Reserve-Study Laws

Lee County records all six Dove Hollow buildings at two stories, per its building footprint layer. Florida’s milestone inspection law and its structural integrity reserve study rule reach condominium buildings of three or more stories, so Dove Hollow sits outside both. For a seller, that is a plain fact to state in the listing, because buyers of Florida condominiums now ask about it first.

A Registry Record Filed Under Another County

The state’s condominium registry lists a project named Dove Hollow Condo with 48 units, licensed May 28, 1981 and recorded December 28, 1981, whose managing entity is Dove Hollow Condo Assn, Inc., per the Department of Business and Professional Regulation’s project record. The registry files the project under Seminole County with a Longwood street address, so a registry search limited to Lee County returns nothing, while a statewide search by name finds it. A buyer’s agent who searches the Lee County list and finds no record should be shown the statewide one before the question costs you a week.

Key Takeaways for a Dove Hollow Seller

These are the facts a Dove Hollow seller should hold before choosing a list price, drawn from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel and flood records, the association’s state filings and Florida statute, each with its window and count.

• Dove Hollow is 48 condominium units in six two-story buildings of eight, built in 1981 and 1982, in three floor plans of 1,420, 1,418 and 1,964 heated square feet that sit at the same unit numbers in every building.
• The Southwest Florida MLS counts 3 Dove Hollow closings in the 12 months to September 23, 2026, at $225,000, $230,000 and $265,000, at 94.68% to 98.25% of list after 34 to 265 days on market.
• Three sales are too few for a median, so the window widens until it holds ten: the full 48-month pull holds 10 closings at a median of $297,500 (even count, the mean of the middle pair, $290,000 and $305,000), from $180,000 to $355,000.
• The five 2024 closings ran from $290,000 to $355,000; the three 2026 closings from $225,000 to $265,000, on the same two smaller plans, and no Dove Hollow unit closed through the MLS in 2025.
• Two Dove Hollow listings were active on September 23, 2026, asking $225,000 and $289,000, about 8.0 months of supply against three sales a year, by our arithmetic, and Dove’s Nest carried two more look-alike listings at $240,000 and $279,900.
• The 1,964-square-foot plan has no MLS closing in four years; the county roll records one transfer of that plan, at $200,000 in June 2024.
• Dove Hollow is a separate condominium from Dove’s Nest, with its own declaration, association and budget, and it is outside the milestone and reserve-study statutes at two stories.
• Every building is in FEMA Zone AE, base flood elevation 11 feet, on ground of about 6.4 to 6.8 feet, and club membership is optional.

Is Now a Good Time to Sell at Dove Hollow?

For a prepared Dove Hollow unit priced to the last three sales and documented before it lists, yes, with eyes open. The Southwest Florida MLS counts three Dove Hollow closings in the twelve months to September 23, 2026, at $225,000 to $265,000 and 94.68% to 98.25% of list, against two active listings that day, about 8.0 months of supply. We do not publish forecasts.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

The Last 12 Months, Sale by Sale

Three sales are far too few for a median to describe a market, so here they are one by one. The three total $720,000 in closed volume, and none closed at or above its asking price.

Window: September 24, 2025 to September 23, 2026. Three closings, from $225,000 to $265,000, from $158.67 to $186.62 per square foot of MLS living area, from 34 to 265 days on market and from 94.68% to 98.25% of list. Price per square foot is each sale’s own sold price over its MLS living area. We identify each sale by building and plan.

Two Listings Against Three Sales a Year

On September 23, 2026 the MLS showed two active Dove Hollow listings and no pending sale: a Building 4 unit listed as three bedrooms at 1,418 square feet, asking $289,000 after 116 days, and a Building 1 unit listed as two bedrooms at 1,420 square feet, asking $225,000 after 61 days, or $203.81 and $158.45 a square foot asking. The same day, Dove’s Nest carried two listings of the same 1,420-square-foot plan at $240,000 and $279,900. A buyer shopping this end of Timberlakes Drive compares your unit with all four.

How the Last 12 Months Compare With the 12 Before

The 12 months to September 23, 2025 recorded a single Dove Hollow closing, a two-story 1,418-square-foot unit in Building 4 at $290,000 and 98.31% of list after 37 days, in October 2024. The latest 12 months brought three closings, all lower, at 94.68% to 98.25% of list after 34 to 265 days. At this volume one sale moves every figure, but the direction since 2024 is plain, and a buyer’s agent will see it.

What the Season Says

Six of the ten Dove Hollow closings of the four years to September 23, 2026 fell between February and May, per the Southwest Florida MLS: two in February, one in March, two in April and one in May. The other four came in June, August, September and October. Ten sales are a thin base for a season, but they point where The Forest’s calendar points: the master association’s 2022 plan estimates about 1,000 residents year-round and about 2,000 in peak season.

Thinking of Selling Your Dove Hollow Condo? Start With a Written Valuation

With two listings here, two more next door and about three sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Dove Hollow home valuation, priced against Dove Hollow’s own sales by plan and the live competition, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Have Dove Hollow Condos Sold For Over the Last Four Years?

Dove Hollow condominiums recorded 10 closings in the 48 months to September 23, 2026, at a median of $297,500 (even count, the mean of the middle pair, $290,000 and $305,000), from $180,000 to $355,000, for $2,834,900 in closed volume. The 48-month pull is the widest we hold and the first window that reaches ten sales, so it is the only window with a published median.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

Four Windows, Counts and Ranges

Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the MLS subdivision Dove Hollow and matched by address to the Lee County parcel roll. Over the 48 months the median price per square foot of MLS living area was $209.80 (pair $204.51 and $215.09), the median sold-to-list ratio 96.41% (pair 95.99% and 96.83%) and the median time on market 60.5 days (pair 54 and 67). One of the ten closed at its full asking price, in February 2024; none of the six since has.

Every Dove Hollow Closing, Full 48-Month Pull

Source: Southwest Florida MLS Matrix, pulled September 23, 2026; building and plan matched by address and unit number to the Lee County parcel roll, which records every one of these units at 1,418 or 1,420 heated square feet. Three listings reported more living area than the county records. Bedroom descriptions are as listed in the MLS.

By Floor Plan

Eight sales of one plan and two of another are too few for a median by plan, so the prices are listed. The table shows why the plan matters: the larger two-story plan, a quarter of the units, has not closed through the MLS once in four years, so a seller of one of those units becomes the comparable.

Calendar-Year Record

What the Series Means for a Seller Today

Read the ten sales as two periods. The five closings of 2024 sold at $290,000 to $355,000 and $204.51 to $225.10 a square foot, one at full asking. Then no Dove Hollow unit closed through the MLS for fifteen months, and the three closings of 2026 sold at $225,000 to $265,000 and $158.67 to $186.62 a square foot, on the same two plans. The record does not say why. What it does say is that a Dove Hollow seller today is pricing against the 2026 closings and four live look-alike listings, not against 2024, and that the 48-month median of $297,500 describes the whole four years, not this season.

Which Recent Dove Hollow Sales Matter Most to Your Price?

The recent Dove Hollow sales that matter most to your price are the three of the last 12 months, $225,000, $230,000 and $265,000, read by plan: two were the one-story 1,420-square-foot plan and one the two-story 1,418 plan. A buyer’s agent and a buyer’s appraiser will line your unit up against those three first, then against Dove’s Nest, then adjust for condition and updates.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

The Last Three First

The last three closed at $265,000 for a one-story unit in Building 2 in February 2026, $225,000 for a two-story 1,418 unit in Building 5 in April 2026, and $230,000 for a one-story unit in Building 6 in May 2026. Fewer than ten, so we list them rather than average them, and we set each beside the listing photographs and remarks from its own sale when we price yours, because condition is where a Dove Hollow price is really decided within a plan.

The Highest Sale of the Last Year, Worked Through

The highest Dove Hollow sale of the last twelve months was a one-story 1,420-square-foot unit in Building 2 that closed at $265,000 in February 2026 after 265 days on market, 94.68% of its $279,900 list price and $186.62 a square foot of MLS living area. It shows what the single-level plan reached in the last year; the 265 days show what a list price above the eventual sale can cost in time.

The Fastest and the Slowest Sale of the Year

A two-story 1,418 unit in Building 5 closed at $225,000 in April 2026 after 34 days, 98.25% of its $229,000 list price, the fastest and fullest of the three. The one-story unit in Building 2 closed at $265,000 after 265 days. The unit priced close to the market sold in about a month; the one priced higher waited most of a year and still gave up more than five percent.

The August 2023 Sale

A two-story 1,418 unit in Building 3 closed at $180,000 after nine days in August 2023, at 85.71% of its $210,000 list price, the lowest price in the four years and the only Dove Hollow sale below $225,000. The record does not say why it sold so low or so fast, so we do not use it to price a unit today, and a buyer’s appraiser should not either.

Recorded Transfers the MLS Does Not Show

The county records more Dove Hollow sales than the MLS does. On the Lee County parcel roll, 12 Dove Hollow units show a priced transfer between September 24, 2022 and September 23, 2026. Ten match the MLS closings. Two do not appear in the MLS pull: a 1,964-square-foot unit in Building 5 recorded at $200,000 in June 2024 and a 1,418-square-foot unit in Building 4 recorded at $215,000 in January 2023. One more, a Building 4 unit that closed in the MLS at $310,000 in September 2024, is recorded on the roll at $300,000 on the same date. The public record does not say why, and an appraiser may find those transfers even when a listing agent does not.

What a Buyer’s Appraiser Will Use

An appraiser for a financed buyer reaches for the most recent sales of the same plan in the same condominium, and at Dove Hollow that means the three closings of the last twelve months and, where needed, the same plan at Dove’s Nest, whose buildings repeat Dove Hollow’s. We hand the appraiser the closed sales by building and plan, the county’s recorded heated area beside the MLS living area, and your update record, so adjustments are made on documents rather than guesses.

Dove Hollow vs Dove’s Nest: Which Will Your Buyer Choose?

Dove Hollow and Dove’s Nest are the two identical-design condominiums on Timberlakes Drive, and a buyer shopping one will tour the other. They share a design, three floor plans and a unit numbering; they do not share a declaration, an association, a budget or an insurance policy. Dove Hollow is the older of the two, with more owner-occupants on the county roll and the higher 48-month median.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, state condominium registry and Division of Corporations records, September 2026)

Dove Hollow vs Dove’s Nest Decision Table

Source: Southwest Florida MLS Matrix, closed sales September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026 (the MLS spells the neighbor “Dove Nest”); Lee County parcel roll; the state condominium extracts for the Seminole-filed Dove Hollow record and Lee County; the Division of Corporations records of Dove Hollow and Dove’s Nest; and the county’s development orders layer. Months of supply is active listings divided by the average monthly closings of the last 12 months. Every figure is each condominium’s own.

Who Should Choose Dove Hollow, and Who Should Choose Dove’s Nest?

A buyer should choose Dove Hollow for the older, east-to-west run of buildings, an association with more owner-occupied units on the county roll, a 48-month record that has held the higher median and the faster median sale, and a one-story plan in every building. A buyer should choose Dove’s Nest when a specific unit there is better updated or better priced, when its own budget and reserves read better than Dove Hollow’s, or for its north-running buildings. Either way, the buyer’s real decision is made from the two associations’ budgets and estoppels, which neither publishes.

What the Comparison Means for Pricing Your Dove Hollow Unit

Your listing competes with Dove’s Nest as much as with the other Dove Hollow listing, because a buyer can walk from one building to the other and find the same plan at the same unit number. In the last 12 months the two Dove’s Nest sales closed at $200,000 and $260,000 after 99 and 135 days, per the Southwest Florida MLS; Dove Hollow’s three sold at $225,000 to $265,000. Price inside the band both sets of sales support, and lead with what makes your unit Dove Hollow’s: its association’s record, its owner base and your unit’s own updates. The two condominiums’ 12-month closings sit within a few thousand dollars of each other at the middle of the range, so condition, not the name on the sign, decides which unit a buyer takes.

The Other Neighbors a Buyer Will Tour

A buyer with more to spend will also see the larger condominiums. Sparrowood, 30 two-bedroom units of about 1,773 heated square feet in three-story buildings on Cougar Run, recorded three closings in the last 12 months at $230,000, $245,000 and $265,000, and its owners have their own guide to selling a home in Sparrowood. Fairway Woods at The Forest, 118 units with garages, sold at a 48-month median of $350,000 (observed sale, n = 31). A Sparrowood unit gives a buyer about 350 more square feet than a Dove Hollow 1,418 or 1,420 unit for a similar recent price, but in a three-story building under the milestone and reserve-study laws; Dove Hollow answers with a one-story plan and a building outside them.

How Do You Keep a Buyer From Confusing Dove Hollow With Dove’s Nest?

You keep a buyer from confusing Dove Hollow with Dove’s Nest by putting the address test, the association’s name and the recorded declaration in the first lines of the listing, and by handing over Dove Hollow’s own sales record, its own budget and its own registry record rather than a blended one. The confusion is easy to make and costly when it reaches a contract.

The Address Test

If the address is 16424, 16430, 16436, 16442, 16448 or 16454 Timberlakes Drive, the unit is in Dove Hollow. If it is 16460, 16466, 16472, 16478, 16484 or 16490, it is in Dove’s Nest. The six Dove Hollow buildings run east to west, about 800 feet end to end by the county’s parcel coordinates, and the Dove’s Nest run turns north from Dove Hollow’s west end. We put the building number and address in the listing headline, not only in the body.

One Association, One Budget, One Insurance Policy

Crossing from 16454 to 16460 Timberlakes Drive changes the association, the budget, the reserves and the insurance policy. A buyer who has read a Dove’s Nest budget has not read yours. We give buyers the Dove Hollow association’s documents by name, Dove Hollow Condominium Association, Inc., document 756249, so an offer on your unit is written against your association’s numbers.

The State Registry Answer

Because the state registry files Dove Hollow Condo under Seminole County with a Longwood street address, a buyer’s agent who searches the registry’s Lee County list finds Dove’s Nest and not Dove Hollow. We put the statewide record, the project record and its 48-unit count, in the listing file, and the state’s payment history file shows its annual per-unit fee, $192 for 48 units, billed and paid in each year from 2022 to 2026.

What Goes in the Listing

Dove Hollow’s name, the building number and street address, the county’s plan and heated area for your unit number, the declaration reference at Official Records Book 1569, Page 2023, and Dove Hollow’s own closed sales. The MLS spells the neighbor “Dove Nest”; a buyer searching for either name should land on a listing that says plainly which condominium it is.

How Do We Price a Dove Hollow Condo?

McGreevy and Comisar price a Dove Hollow condo by floor plan first: the three closings of the last twelve months and the same plan’s sales over four years, then the same plan at Dove’s Nest, then your unit’s condition and updates, then a test against the four look-alike listings live today. With three plans and ten sales, a Dove Hollow price is a plan-and-condition judgment, not an average.

The Five Checks Before We Price

Before we price a Dove Hollow unit we check five things in this order: your unit number against the county roll, which fixes the plan and its heated area; the sales of that plan at Dove Hollow over four years, with the last three first; the same plan’s sales at Dove’s Nest; your unit’s condition and updates against those sales; and the listings live today at both condominiums. Then we read the Dove Hollow budget and estoppel figures, because a buyer will.

Why Automated Estimates Miss at Dove Hollow

An automated estimate sees 48 units and ten sales stretched across four years, including a $180,000 sale and a $355,000 sale of the same two-story plan. It cannot tell which was an outlier, that the market moved after 2024, that three listings reported more living area than the county records, or that a quarter of the units are a larger plan with no MLS sale at all. It may also blend Dove Hollow with Dove’s Nest. A model cannot see a renovated kitchen or a set of permitted impact windows either.

Pricing the 1,964-Square-Foot Plan

No 1,964-square-foot Dove Hollow unit has closed through the MLS in four years, and none at Dove’s Nest either. The county’s 2026 median just value for the plan is $244,019, against $190,308 for the two-story 1,418 plan, about 28 percent more for about 38 percent more heated area, by our arithmetic; the county also records one transfer of the plan at $200,000 in June 2024, whose condition and terms are not public. We price a 1,964 unit from the smaller plans’ recent sales, that county spread and the unit’s own condition, and we tell the owner plainly that the unit will be its own comparable.

The County Just Value Is Not a Price

The 2026 just values on the county roll run from $187,545 to $255,802 across the 48 units, a median of $191,445, per the Lee County parcel roll; by plan the medians are $191,445 for the one-story 1,420, $190,308 for the two-story 1,418 and $244,019 for the 1,964. Those are mass-appraisal figures set for taxation, and nine of the ten Dove Hollow MLS sales of the last four years closed above the roll’s $191,445 median. We price from closed sales and your unit, and use the roll only for the spread between plans.

Which Square Feet Go in the Listing

Two area figures circulate for the same Dove Hollow unit. The county roll gives heated area: 1,420, 1,418 or 1,964 square feet by unit number. MLS listings have shown living area of 1,464, 1,510 and 1,643 square feet on units the county records at 1,418. We put the county figure in your listing, labeled, and describe any enclosed or added space separately, because a buyer’s appraiser and lender will see the county figure, and a price per foot on the wrong denominator misleads everyone.

Pricing Against the Live Competition

With two Dove Hollow listings at $225,000 and $289,000 and two Dove’s Nest listings at $240,000 and $279,900 on September 23, 2026, a buyer can tour four units of the same design in a single morning. We set a list price that wins the first thirty days against those four, because a Dove Hollow listing that sits past a season becomes the one buyers negotiate against, and the 265-day sale of February 2026 shows how long that season can run.

How Do We Market a Dove Hollow Condo?

McGreevy and Comisar market a Dove Hollow condo to the seasonal and year-round buyers inside and outside The Forest through professional photography, video and drone capture, MLS exposure, agent outreach and a qualified-buyer database, leading with the facts a buyer cannot find elsewhere: the plan, the building, the association, the ground and what the statutes do and do not require.

Data updated: September 2026 (Lee County parcel roll, queried September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)

Who Actually Buys at Dove Hollow

On the 2026 county roll, 16 of Dove Hollow’s 48 units carry a Florida homestead exemption, which is available only on a permanent residence, per the Lee County Property Appraiser. Twenty-three of the 48 owners list a Florida mailing address; the other 25 list addresses in 13 other states and one Canadian province, led by Illinois, New Jersey and Indiana. That is a count of mailing addresses, not a census, but it tells us to market both to year-round buyers in Southwest Florida and to seasonal buyers in the Midwest and Northeast.

Photography, Video and Drone

A Dove Hollow unit sells on space and plan for the money, so the photography shows the full plan room by room and makes plain whether the home is the one-story 1,420 or a two-story plan, and the video walks the route from the carport to the front door and up the stairs where there are stairs. Drone capture shows where your building sits on the Timberlakes Drive run and how close the golf course and the gates are. Video lets a buyer who is still up north walk the unit before booking a flight.

Leading With the Facts Buyers Cannot Find

We put in the first lines of your listing what buyers ask first: the condominium’s name and your building’s address, the plan and heated area on the county roll, whether the home is one story or two, the two association layers, and the plain statement that the buildings are recorded at two stories, outside the milestone and reserve-study laws. A buyer who finds those answers in the listing books the showing; a buyer who has to ask often tours Dove’s Nest instead.

The Local Facts a Buyer Weighs

A Dove Hollow buyer also weighs daily life. The Forest sits in Lee County’s Elementary Zone O, whose nearest choice, Rayma C. Page Elementary, earned an A in 2024, 2025 and 2026, per the state’s 2026 school grades file. Gulf Coast Medical Center, Lee County’s designated trauma center per the Florida Department of Health, is about 4.5 miles and 9 minutes from the clubhouse, and the Southwest Florida International Airport terminal about 8.6 miles and 16 minutes. The club’s Bear course reopened on December 1, 2025 after a full renovation, a fact that matters to the buyer who plans to join.

Showings Behind the Gate

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 Emergency Preparedness Plan; gate staffing hours are from that 2022 plan. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate.

Discreet and Off-Market Options

Some Dove Hollow owners want quiet, for an estate, a move or simply privacy. We can offer a unit to qualified buyers in our database before, or instead of, a public listing. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your unit. With only two Dove Hollow units listed publicly on September 23, 2026, a private offering can reach a buyer first, and it still needs the full condominium package, because the statute gives every resale buyer the same rights.

How Do We Negotiate a Dove Hollow Contract?

McGreevy and Comisar negotiate a Dove Hollow contract at partner level, never through an assistant, and we build the condominium document review, both estoppel certificates, any association approval and any special assessment into the contract dates so that none of them becomes a late surprise that reopens the price.

Partner-Level Negotiation, Never an Assistant

Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a condominium with three sales a year, every recent sale below list and a look-alike next door, the buyer’s agent will open with the 2026 prices and the Dove’s Nest listings, and the tone of the first counter matters as much as the number in it.

The Condominium Review Window

Under section 718.503, if the resale documents are not delivered before the buyer signs, the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. We deliver the whole package at or before contract, so the window opens and closes early instead of hanging over the closing date.

Inspection on a 1981 or 1982 Building

Every Dove Hollow building was finished in 1981 or 1982, before the first statewide Florida Building Code of March 1, 2002, per the Florida Building Commission. Components replaced since 2002 were permitted under the code in force at the time. A buyer’s inspector will price the unit’s systems and openings, most often the water heater, air conditioning, electrical panel and windows in a building of this age; the roofs and exterior are the association’s. Fixing the obvious items inside the unit before listing removes easy credits from the negotiation.

Building the Association Approval Into the Contract Dates

Whether the Dove Hollow association must approve a buyer or a tenant depends on its declaration and rules, which are not published online. The declaration is recorded at Official Records Book 1569, Page 2023, with a later instrument at Official Records Book 1586, Page 56 and the plat at Condominium Plat Book 7, Page 216, in the Lee County Clerk’s official records. We read the approval procedure on day one and set the closing date with it in view.

Special Assessments at the Closing Table

Any special assessment adopted before closing appears on the association’s estoppel certificate under section 718.116, and who pays installments that fall due after closing is a negotiated contract term. In a 1981 or 1982 building, a buyer will ask about roofs, paving and reserves; we put the answer and a proposed split on the table rather than let a buyer find it in the estoppel.

Should You Sell Your Dove Hollow Condo With a Full-Service Agent, on Your Own, or to a Cash Buyer?

Most Dove Hollow owners net the most with a full-service listing, because a Dove Hollow sale depends on gate access, two estoppel certificates, the condominium resale package, separating your unit from Dove’s Nest, and pricing a plan from very few sales. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.

Who Should Choose Which

Choose a full-service listing if you want the most money and your unit is in reasonable condition. Choose to sell by owner if you already have a buyer and you are comfortable with the association paperwork and the disclosures. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free Dove Hollow home valuation first.

What Does It Cost to Sell a Dove Hollow Condo?

Selling a Dove Hollow condo costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two estoppel certificates, the resale documents the statute puts at the seller’s expense, prorated taxes and assessments, and any title and settlement charges the contract assigns to the seller. The association fees themselves are not published at either layer.

Data updated: September 2026 (Florida Statutes 201.02, 718.116, 718.503 and 720.30851; Southwest Florida MLS Matrix, pulled September 23, 2026)

Documentary Stamp Tax at Dove Hollow Prices

Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $1,575 at $225,000, $1,610 at $230,000 and $1,855 at $265,000, the three Dove Hollow sales of the last 12 months, and $2,023 at $289,000, the higher of the two September 2026 asking prices.

Title Insurance: The Contract Decides

There are two policies. The lender’s policy protects the buyer’s lender and is a buyer’s loan cost. Who pays for the owner’s policy, and who chooses the title agent, is written into the purchase contract. The premium itself follows the state’s promulgated rates under Rule 69O-186.003. We show you the contract term before you sign it.

Two Estoppel Certificates

A Dove Hollow sale needs a condominium estoppel from Dove Hollow Condominium Association under section 718.116 and a master estoppel under section 720.30851, the master one ordered through the master association manager’s resale and lender documents page. Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days.

The Resale Package Is at the Seller’s Expense

Section 718.503(2)(a) puts the resale documents, the declaration, articles, bylaws and rules, the annual financial statement and budget and the frequently asked questions and answers document, “at the seller’s expense.” The association’s charge for assembling the package is not published for Dove Hollow. We request the package early so the cost and the timing are known before you sign a contract.

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 negotiable and not set by law, per the National Association of REALTORS settlement FAQs. What you negotiate with us is the listing side; any seller contribution toward a buyer’s agent is a separate term we decide together.

A Seller Net Sheet at a Recent Dove Hollow Price

The $230,000 line is the May 2026 Dove Hollow sale, used only to show the arithmetic. Your own net sheet uses your price, your tax bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.

What Must a Dove Hollow Seller Disclose Under Florida Law?

A Dove Hollow seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires, and any known fact that materially affects value and is not readily observable. At two stories, the milestone inspection and structural integrity reserve study items do not reach Dove Hollow, and the contract should say where they stand accurately.

The Flood Disclosure

Florida requires a seller of residential property to complete a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. Every Dove Hollow building is in FEMA Zone AE, so we have it completed before the first showing.

The Condominium Resale Package

A condominium seller who is not the developer must give the buyer, under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions and answers document and the governance form, along with any milestone and reserve-study items where they apply. We request every item before listing.

The Milestone and Reserve-Study Status at Two Stories

Florida’s milestone inspection law, section 553.899, applies to condominium buildings three habitable stories or more in height, and the structural integrity reserve study rule in section 718.112(2)(g) states that it does not apply to buildings less than three stories in height. Lee County records every Dove Hollow building at two stories. Since the 2024 changes to section 718.503, condominium resale contracts address the milestone and reserve-study status; at Dove Hollow the accurate answer is that neither requirement reaches the buildings. This is information, not legal advice; your closing agent or attorney confirms the form.

Chapter 718, Not Section 720.401

Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Dove Hollow seller’s duty runs through section 718.503. How the master association’s own disclosure is handled on a condominium resale is a question for your closing agent or attorney.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With a homestead exemption on 16 of Dove Hollow’s 48 units, that warning describes a real change for the buyer of a homesteaded unit.

Known Defects and As-Is Sales

Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring repairs, but it does not remove the flood disclosure or the condominium package.

How Do the Flood Zone and Insurance Affect a Dove Hollow Sale?

The flood zone shapes the Dove Hollow buyer pool more than it caps the price: every building is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on ground of about 6.4 to 6.8 feet, so a financed buyer needs flood coverage and the buyer’s insurer will want the association’s policy and the building’s records.

Zone AE at 11 Feet, on Panel 12071C0438H

Every Dove Hollow building reads Zone AE, base flood elevation 11 feet NAVD88, per FEMA’s National Flood Hazard Layer, on FIRM panel 12071C0438H, and Lee County’s building footprint layer tags all six footprints in full. Mean ground under the six buildings runs from 6.39 feet at Building 3 to 6.76 feet at Building 4, about 4.2 to 4.6 feet below the base flood elevation by our arithmetic, and the county’s 2018 LiDAR spot elevations give a median of 6.5 feet for Dove Hollow’s parcels. Dove’s Nest next door sits at 6.3. FEMA’s Letter of Map Amendment index holds no amendment for any Dove Hollow building.

The 2022 Map Change

The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88, per Lee County’s retained pre-coastal-study layer. The zone did not change; the elevation did. An elevation certificate or insurance quote that describes Dove Hollow with a 10-foot elevation predates the current map, and a buyer’s insurer will ask for the current one.

What Hurricane Ian Left on the Record

No U.S. Geological Survey high-water mark was recorded at Dove Hollow. The nearest surveyed mark, about half a mile southwest on a Waters Edge building inside The Forest, sits about 2.9 feet above ground at 9.5 feet NAVD88, per the USGS Short-Term Network record. Nothing in the public record we reached says whether water entered any Dove Hollow unit. Your flood disclosure answers for your own ownership.

The Association’s Policy and the Owner’s Policy

Under section 718.111(11), the association insures the condominium buildings under its master policy and the owner insures the interior, contents and improvements. Unincorporated Lee County’s Class 5 rating in FEMA’s Community Rating System cuts NFIP premiums 25 percent inside the Special Flood Hazard Area. We do not publish premiums.

Loss Assessment Coverage

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. A buyer may want more than the statutory minimum, and a buyer’s insurer will ask for the association’s master policy deductibles to price it.

Citizens and the Unit-Owners Form

Florida makes flood coverage mandatory for Citizens personal-lines policies inside the Special Flood Hazard Area under section 627.351(6), and exempts policies written on a condominium unit-owners form. Your buyer’s first insurance question at Dove Hollow therefore runs through the association’s master policy, and a lender may still require flood coverage.

What to Put in the Listing File

Put the association’s master policy declarations and deductibles, whether it carries flood coverage on the buildings, the building’s most recent re-roof date and any wind-mitigation report the association holds under section 627.0629, your own unit-owners policy, a wind-mitigation report on your unit’s openings and any elevation certificate for your building in the listing file. The roof-age rule in section 627.7011(5) works mainly through the master policy here. A buyer’s agent who can get a quote on day one keeps the contract together.

What Will Your Buyer Pay to Own at Dove Hollow?

A Dove Hollow buyer will pay two association assessments, the Dove Hollow condominium association and The Forest’s master association, plus a Lee County tax bill that resets after purchase and carries the San Carlos Park fire levy and a multi-family solid waste charge. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.

Condominium Fee: Not Published

The Dove Hollow condominium assessment is not published; it appears in the association’s annual budget and on the estoppel certificate issued with every resale. For a condominium, this is the assessment that carries the building insurance, the roofs, exterior maintenance, the common grounds and the association’s reserves, so it is the number your buyer will read most closely. Special assessments are not published either; they appear in the estoppel certificate and meeting minutes.

Reserves Set by the Association’s Own Budget

Because the buildings are two stories, the structural integrity reserve study rule does not set Dove Hollow’s reserves; the association’s own budget and its owners’ votes do. That does not make reserves unimportant to a buyer; it moves the question from a statute to a document. We do not know Dove Hollow’s reserve contribution, because the budget is not public, so we get the current budget and reserve schedule in writing before we list.

Master Assessment: Not Published

The master association does not publish its assessment. The amount appears in the association’s annual budget and on the estoppel certificate issued with every resale. It pays for the 54.81-acre private street network, the staffed gates and, because The Forest sits in no county taxing unit for them, street lighting, landscaping and drainage, per Lee County’s MSTBU layer.

The Tax Bill, the Fire Levy and the Utilities

The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, per the district’s final budget; as an illustration only, a unit with $200,000 of taxable value owes $471.80 to the fire district, by our arithmetic. Lee County classes every Dove Hollow unit as multi-family for solid waste, at $15.76 per unit plus a $2.55 administrative charge per account, per its adopted solid waste rates. The Forest has no community development district, per the county’s special districts roster. Lee County Utilities provides water and Forest Utilities, Inc., a private utility, provides sewer. The association granted a communication easement to Hotwire Communications, Ltd., recorded in 2024; whether Hotwire service is billed through an association is not published.

The Tax Reset Your Buyer Inherits

Florida’s Save Our Homes cap resets to just value on a change of ownership, under section 193.155, so a long-held homestead’s capped assessment does not transfer. On the 2026 roll, one homesteaded 1,964-square-foot Dove Hollow unit with a just value of $243,288 carries an assessed value of $151,990. Your buyer’s bill will very likely be higher than yours if you hold a homestead exemption, and we say so in the listing file.

Club Costs Only for Members

The Forest is non-bundled, per The Forest Country Club’s membership page, so club costs belong in a buyer’s budget only if the buyer joins. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a unit.

How Long Does It Take to Sell a Dove Hollow Condo?

A Dove Hollow sale has recently taken from about a month to most of a year: the last three closings came after 34, 105 and 265 days on market, against a median 81 days for the 30 condominiums and villas that closed inside the gates in the same 12 months, plus a contract period for the document review, two estoppels and any association approval.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

What the Wider Forest Market Did

Across The Forest, 30 condominiums and villas closed in the 12 months to September 23, 2026 at a median $286,500 (middle pair $265,000 and $308,000), a median $148.88 per square foot of MLS living area (middle pair $147.03 and $150.74) and a median 81 days on market (middle pair 79 and 83), per the Southwest Florida MLS. Dove Hollow’s three sales sat below that median in price and above it in price per square foot, because its units are compact, which is why a Dove Hollow list price has to be set from Dove Hollow’s own record.

Season and the Dove Hollow Buyer

With 32 of 48 Dove Hollow units carrying no homestead exemption on the 2026 roll, many buyers and sellers are seasonal. Six of Dove Hollow’s ten sales closed between February and May, and The Forest’s population roughly doubles in winter, per the master association’s 2022 plan, so a listing live and documented by early January meets the largest buyer pool while it is in Fort Myers. A summer listing reaches fewer buyers but faces less competition.

A Realistic Sequence

Valuation and document request in week one, including the budget, the rules, the master policy and the leasing and approval provisions; photography, video and drone in week two; listing live in week three; contract with the condominium package delivered at or before signing; both estoppels ordered on the first business day; the association’s approval where the declaration requires it; closing once every certificate is in hand.

Selling While You Are Out of State

More than half of Dove Hollow’s owners list a mailing address outside Florida, so many sell from a distance. Marc handles showings, gate registration, contractors and inspections in person, Jesse handles the paperwork and both associations, and the title company can arrange a mail-away closing. Register a key holder with the condominium association before you leave for the summer; the master association’s 2022 plan admits contractors after a storm only with a prior pass or barcode.

How Do You Get a Free Dove Hollow Home Valuation?

You get a free Dove Hollow home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from Dove Hollow’s own closed sales of your plan, the same plan at Dove’s Nest and the live competition, adjusted for your unit, with the association files and the tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive every Dove Hollow sale of the last four years with its date, building and plan, the Dove’s Nest sales of the same plans, the county’s recorded transfers the MLS does not show, the live competition at both condominiums, the fee layers and tax reset your buyer will ask about, your building’s flood panel and ground elevation, and a recommended list price with a defensible range. Request it through our Dove Hollow home 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, south of The Forest on the same highway. Bring your address, your unit number, your timeline and the one thing you are most worried about.

Why the Valuation Comes Before the Listing Agreement

In a condominium with two listings, a look-alike next door with two more, three sales a year and every recent sale below list, the opening price decides the sale. Few Dove Hollow units come up for sale, so we would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to list this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine 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 reviews profile, where every review sits under its author’s name.

An Out-of-Area Condominium Seller

★★★★★ “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

More than half of Dove Hollow’s owners list a mailing address outside Florida, and a Dove Hollow sale has its moving parts: two estoppels, the condominium package, a gate and a neighbor with the same design.

A Seller on Pricing Judgment

★★★★★ “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

In a condominium where the last three sales took 34 to 265 days, pricing judgment is the whole game.

A Seller on Time on Market

★★★★★ “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

A Seller on Follow Through

★★★★★ “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

Why Does a Dove Hollow Specialist Matter When You Sell?

A Dove Hollow specialist matters because the facts that decide a Dove Hollow sale live in records rather than a listing feed: three plans at fixed unit numbers, a large plan with no MLS sale in four years, a county heated area that differs from some MLS living areas, a look-alike neighbor with a different association, and a state registry record filed under another county.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 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, buyer agent conversations, inspections and the on-site management that lets an out-of-state Dove Hollow owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Fort Myers Agent Tends to Miss at Dove Hollow

A general agent may price Dove Hollow off a 2024 sale, average a $180,000 sale with a $355,000 one, blend Dove Hollow’s record with Dove’s Nest’s, list a 1,418 unit at an MLS living area the county does not record, price a 1,964 unit as if it were a 1,418, or miss the condominium’s state registry record because a Lee County search came back empty. None of those errors is exotic, and each costs a seller time or money.

How Dove Hollow Compares With the Rest of The Forest for a Seller

Dove Hollow’s 48-month median price per square foot of MLS living area, $209.80, sits at the top of The Forest’s condominiums because its units are compact, while its 48-month median price sits in the lower middle. Our guide to selling a home in The Forest covers every neighborhood; owners in other condominiums have their own guides to selling a home in The Heron at The Forest, selling a home in Partridge Place, selling a home in Fairway Woods at The Forest and selling a home in Waters Edge at The Forest.

Are You Also Buying Your Next Home in Southwest Florida?

Many Dove Hollow sellers are also buyers, moving up to a larger condominium or a single-family home inside The Forest, or to a smaller seasonal home elsewhere. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.

Buying and Selling in the Same Season

We sequence the two contracts so the Dove Hollow estoppels, the document window and any association approval land before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.

Buying Inside Dove Hollow or The Forest Again

Some owners trade within The Forest, from a two-story Dove Hollow unit to a one-story one, or to a garage unit nearby. Our Dove Hollow buyer guide covers the purchase side of the condominium in full, our guides to Waters Edge at The Forest, The Heron at The Forest and Partridge Place cover three more neighbors, and our Fort Myers guide covers the wider market.

Frequently Asked Questions, Seller Edition: Selling a Dove Hollow Condominium

These are the questions Dove Hollow owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel and flood records, the association’s state filings and Florida’s condominium statutes, each with its window and source, and every pricing answer routes to a free valuation.

How do I sell my condo at Dove Hollow?

Start with a written valuation from Dove Hollow’s sales of your plan and the live competition at both Dove condominiums, request the condominium package, both estoppel figures and the master policy, and decide how public the marketing should be. Then list with a team that registers every showing at the gate. Call Jesse McGreevy at (239) 898-6072.

Who is the best listing agent for Dove Hollow?

The one who can price your unit by plan from Dove Hollow’s own few sales, keep a buyer from blending it with Dove’s Nest, deliver the section 718.503 package on time and run both estoppels without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

What is my Dove Hollow condo worth?

The last three Dove Hollow sales closed at $225,000, $230,000 and $265,000 in the 12 months to September 23, 2026, per the Southwest Florida MLS, and two units were listed that day at $225,000 and $289,000. Your plan, condition and updates place you in or around that band; a free Dove Hollow home valuation gives you the number.

What is the median sale price at Dove Hollow?

$297,500 over the full 48-month pull to September 23, 2026, on 10 closings (even count, the mean of the middle pair, $290,000 and $305,000), per the Southwest Florida MLS. The 12-, 24- and 36-month windows hold 3, 4 and 8 sales, too few for a median, so we list those sales instead.

How many condos are in Dove Hollow?

Forty-eight: six buildings of eight units at 16424, 16430, 16436, 16442, 16448 and 16454 Timberlakes Drive, per the Lee County parcel roll. The state condominium registry also records 48 units.

How many Dove Hollow condos sell in a year?

Three in the 12 months to September 23, 2026, and one in the 12 months before that, per the Southwest Florida MLS. Over 48 months, ten, and the county roll records two more priced transfers the MLS pull does not show.

How long do Dove Hollow condos take to sell?

The last three took 34, 105 and 265 days on market. Over 48 months the median was 60.5 days, with a range of 9 to 265. Price against the recent sales of your plan explains most of that spread.

Is it a seller’s market or a buyer’s market at Dove Hollow?

It leans toward buyers on the arithmetic: two listings against three closings in the last 12 months is about 8.0 months of supply, by our arithmetic, and every recent sale closed below list. At this volume one new listing or one sale changes the picture, so the first price has to sit where the last three closed.

Are condo prices dropping at Dove Hollow?

The five 2024 closings sold at $290,000 to $355,000 and the three 2026 closings at $225,000 to $265,000, on the same two smaller plans, per the Southwest Florida MLS, with no MLS closing in 2025 between them. That is a direction, not a forecast, and we do not publish forecasts.

Why is the online estimate for my Dove Hollow condo wrong?

Because ten sales of two plans run from $180,000 to $355,000, three listings reported more living area than the county records, a quarter of the units are a larger plan with no MLS sale, and a model may blend Dove Hollow with Dove’s Nest. It also cannot read a renovation.

Does it matter which floor plan I own?

Yes. Units 102 and 103 in every building are one-story 1,420-square-foot homes, units 101, 104, 201 and 204 are two-story 1,418-square-foot homes, and units 202 and 203 are two-story 1,964-square-foot homes with three baths, per the county roll. We price each plan from its own sales.

Is a one-story Dove Hollow unit worth more than a two-story unit?

By the county’s values, about the same: a median just value of $191,445 for the one-story 1,420 plan and $190,308 for the two-story 1,418 plan. The two one-story sales of the last 12 months closed at $265,000 and $230,000. Single-level living widens the buyer pool, which helps days on market more than price.

How do you price a 1,964-square-foot Dove Hollow unit?

Carefully, because none has closed through the MLS in four years. We start from the smaller plans’ sales, apply the county’s spread between plans, a median just value of $244,019 against $190,308 for the 1,418 plan, and adjust for your unit’s condition and the building’s records.

Does it matter which building my unit is in?

Less than plan and condition. The same eight-unit layout repeats in every building. Mean ground under the six buildings differs by less than half a foot, and each building’s own roof, repair and wind-mitigation records matter more to a buyer than its number.

Is Dove Hollow the same as Dove’s Nest?

No. Dove’s Nest shares Dove Hollow’s design, plans and unit numbering, but it has its own 1983 declaration, its own association, document 766992, its own budget and its own insurance. Addresses 16424 to 16454 are Dove Hollow; 16460 to 16490 are Dove’s Nest.

Will buyers confuse my Dove Hollow unit with Dove’s Nest?

Some will, so we prevent it: the listing names the condominium, the building address and the association, and the file carries Dove Hollow’s own sales and documents, not a blended record.

Is Dove Hollow registered with the state condominium division?

Yes. The state’s condominium registry lists a project named Dove Hollow Condo with 48 units, licensed May 28, 1981 and recorded December 28, 1981, whose managing entity is Dove Hollow Condo Assn, Inc. The registry files it under Seminole County, so a statewide search by name finds it and a Lee County search does not.

Does Dove Hollow need a milestone inspection or a structural integrity reserve study?

No. Lee County records all six buildings at two stories, and both requirements reach condominium buildings of three or more stories. Buyers will still ask about reserves, so have the budget ready.

Will a special assessment kill my sale?

Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the condominium estoppel certificate under section 718.116, and who pays installments that fall after closing is a negotiated contract term. We negotiate it openly.

Does the Dove Hollow association have to approve my buyer?

Only if the declaration or rules require it, and they are not published online. We read the governing documents before listing, so any approval step and its timing go into the contract dates.

How many estoppel certificates does a Dove Hollow sale need?

Two: one from Dove Hollow Condominium Association and one from The Forest Property Owners’ Association.

What does an estoppel certificate cost in Florida?

Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the account is delinquent, under sections 718.116 and 720.30851. The contract says who pays.

What does it cost to sell a Dove Hollow condo?

The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, the resale documents at your expense, prorated taxes and assessments, and any title charges the contract assigns to you. At $230,000 the deed stamps are $1,610.

Who pays for title insurance in Lee County?

The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The lender’s policy is a buyer’s loan cost.

Is real estate commission negotiable in Fort Myers?

Yes. No law sets commissions in Florida. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.

What documents must I give a Dove Hollow buyer?

Under section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions and answers document and the governance form, plus the flood disclosure under section 689.302.

How long can a Dove Hollow buyer cancel after signing?

If the condominium documents were not delivered before the buyer signed, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and the right ends at closing. Delivering the package at or before contract closes that window early.

Do I owe the section 720.401 disclosure summary?

Not for your condominium. Section 720.401 does not apply to associations regulated under Chapter 718; the condominium package under section 718.503 is your duty. Confirm the master association’s handling with your closing agent.

Is my Dove Hollow condo in a flood zone?

Yes. Every building is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on mean ground of 6.39 to 6.76 feet under the six buildings.

Did Dove Hollow flood in Hurricane Ian?

No USGS high-water mark was recorded at Dove Hollow, and no public record we reached says whether water entered any Dove Hollow unit. Your flood disclosure answers for your own ownership.

Do I need an elevation certificate to sell?

It is not required to list, but it is the single most useful flood document a buyer’s insurer can have. Ask your association whether it holds one for your building, and ask Lee County’s flood information office whether one is on file.

Will my buyer be able to insure my Dove Hollow unit?

The buildings are the association’s to insure under its master policy, so your buyer’s question starts with the association’s declarations and deductibles. Your buyer insures the interior on a unit-owners policy that must carry at least $2,000 of loss assessment coverage.

Does my club membership transfer to the buyer?

Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a unit. If you are a member, we get the club’s terms in writing before we list.

Does my buyer have to join the club?

No. The Forest is a non-bundled community, per the club’s own membership page, so buying your unit does not require a club membership.

Should I update my Dove Hollow condo before selling?

Update what a buyer’s inspector or insurer will flag first, then decide on cosmetics. The 2026 sales ran from $158.67 to $186.62 per square foot of living area, and condition explains much of that spread. Keep every permit and product approval for work you have done.

What if the county roll and my old listing disagree on my square footage?

Use the county figure and say so. Three past Dove Hollow listings reported 1,464, 1,510 and 1,643 square feet on units the county records at 1,418. A buyer’s appraiser and lender will see the county figure, so we market the unit on it and describe any enclosed space separately.

Can I sell my Dove Hollow condo as-is?

Yes. An as-is contract does not require repairs, but it does not remove the flood disclosure, the condominium documents section 718.503 requires or the duty to disclose known material defects.

Can I sell my own Dove Hollow condo without an agent?

Yes, but you would handle alone the gate registration for every showing, both estoppels, the association’s approval procedure, the condominium package, the flood disclosure and the buyers who mistake Dove Hollow for Dove’s Nest. Call Jesse direct at (239) 898-6072 before you decide.

Can I sell my Dove Hollow condo off market?

Yes. We can offer your unit privately to qualified buyers before or instead of a public listing. The trade is exposure, and we tell you which way it lands for your unit.

Should I take a cash offer on my Dove Hollow condo?

Compare it with the market first. Cash offers typically sit below open-market value because they price in a resale margin, and a cash buyer still needs both estoppels and the condominium documents.

Can I sell my Dove Hollow condo with a tenant in place?

Usually, subject to the lease and to the Dove Hollow declaration and rules on leasing, which are not published online. A buyer takes the unit subject to the lease unless the contract says otherwise, and an amendment limiting rentals binds only owners who consent and those who take title after it, under section 718.110(13).

Can I sell my Dove Hollow condo if I live out of state?

Yes. Twenty-five of Dove Hollow’s 48 owners list a mailing address outside Florida, so selling from a distance is routine here. We handle showings, gate registration, both association files and closing coordination locally.

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

Very likely, if you hold a homestead exemption. Save Our Homes resets on a change of ownership under section 193.155, and your buyer will also see the 2.3590-mill San Carlos Park fire levy.

Can I take my homestead tax savings with me?

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, per the Florida Department of Revenue.

Will I owe capital gains tax when I sell?

Possibly. Under federal law you can exclude up to $250,000 of gain, $500,000 for a married couple filing jointly, on a main home you owned and lived in for two of the five years before the sale, per IRS Topic 701. A second home does not qualify. Florida has no state income tax.

I am a foreign owner. What should I know about FIRPTA?

The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases, per the IRS FIRPTA page. Engage a CPA early.

Is anything being built near Dove Hollow that a buyer will ask about?

A proposed 149-foot wireless monopole on the club’s golf property, Lee County cases SEZ2026-00001 and VAR2026-00001, was In Review with no hearing scheduled as of September 23, 2026. Lee County’s development orders layer carries no Dove Hollow project.

How many listings will my Dove Hollow condo compete with?

Two Dove Hollow listings on September 23, 2026, at $225,000 and $289,000, plus two Dove’s Nest listings of the same plan at $240,000 and $279,900. Your real competition is those four look-alike units first.

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

Get a written valuation from Dove Hollow’s own sales of your plan, request the condominium package and both estoppel figures, and decide how public the marketing should be. Request a Dove Hollow valuation or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Dove Hollow figure on this page traces to a primary source below, listed as of September 27, 2026: the association’s state filings, the state condominium registry and its public data files, Lee County’s parcel, flood and elevation records, Florida Statutes, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.

Dove Hollow: State Condominium and Corporate Records

1. Dove Hollow Condominium Association, Inc., Division of Corporations record, document 756249
2. Dove Hollow Condominium Association, Inc., event history
3. Dove Hollow Condominium Association, 2026 annual report, filed April 23, 2026
4. Dove Hollow Condominium Association, 2025 annual report, filed March 24, 2025
5. Dove Hollow Condominium Association, 2024 annual report, filed April 24, 2024
6. Division of Corporations name index, DOVE HOLLOW
7. Florida DBPR condominium project record, Dove Hollow Condo, licensed May 28, 1981
8. Florida DBPR condominium extract, Central Florida East counties (carries the Seminole-filed Dove Hollow Condo record), updated September 19, 2026
9. Florida DBPR condominium payment history, project names D through I
10. Florida DBPR condominium public records download page
11. Florida DBPR condominium and license search by name
12. Florida DBPR public licensee search
13. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes
14. Florida DBPR, condominium SIRS reporting and databases

Dove Hollow: Lee County Parcel and Recording Records

15. Lee County Parcels layer (units, stories, heated area, just values, homestead flags, transfers), all 48 Dove Hollow unit records
16. Lee County recorded Subdivisions and Condominiums layer, DOVE HOLLOW CONDO, OR 1569 PG 2023
17. Lee County Building Footprints for Damage Assessment layer (stories, year built and ground by building)
18. Lee County Property Appraiser, Dove Hollow common elements, 16440 Timberlakes Drive
19. Lee County Property Appraiser, Building 1 unit 101 (two-story, 1,418 square feet)
20. Lee County Property Appraiser, Building 1 unit 202 (two-story, 1,964 square feet)
21. Lee County Property Appraiser, Building 2 unit 102 (one-story, 1,420 square feet)
22. Lee County Property Appraiser, Building 2 unit 103 (one-story, 1,420 square feet)
23. Lee County Property Appraiser, Building 5 unit 202 (1,964 square feet)
24. Lee County Easements layer, Dove Hollow communication easement, instrument 2024000002095
25. Lee County Clerk of Court, official records services (declaration OR 1569/2023, OR 1586/56, plat CPB 7/216)

Dove’s Nest: The Rival’s Own Records

26. Dove’s Nest Condominium Association, Inc., Division of Corporations record, document 766992
27. Dove’s Nest Condominium Association, 2026 annual report
28. Florida DBPR condominium extract, Central Florida West counties including Lee (carries Dove’s Nest Condo), updated September 19, 2026

The Forest: Master Association, Club and Utility

29. The Forest Property Owners’ Association Emergency Preparedness Plan, updated May 2022
30. The Forest Property Owners’ Association resident portal
31. The Forest Property Owners’ Association website
32. The Forest Property Owners’ Association vehicle barcode request form
33. DwellingLive visitor and gate access system for The Forest
34. Master association manager, Florida resale and lender documents page
35. The Forest Property Owners’ Association, Inc., Division of Corporations record
36. The Forest Country Club, Inc., Division of Corporations record
37. Forest Utilities, Inc., Division of Corporations record
38. The Forest Country Club, official home page
39. The Forest Country Club, membership categories and non-bundled statement
40. The Forest Country Club, lifestyle page
41. The Forest Country Club scorecard, printed December 2025 (renovated Bear course)

Lee County Geographic Records

42. Lee County 2018 LiDAR Spot Elevations layer
43. Lee County FIRM (flood zone) layer
44. Lee County pre-coastal-study FIRM layer, retained November 16, 2022
45. Lee County Evacuation Zones layer
46. Lee County MSTBUs layer
47. Lee County Solid Waste Districts layer
48. Lee County Development Orders layer
49. Lee County Zoning Cases layer
50. Lee County Water Franchise layer
51. Lee County Wastewater Franchise layer
52. Lee County Wastewater Service Area layer

Lee County Government, Property Appraiser and Fire District

53. Lee County Board of County Commissioners, special districts roster
54. Lee County Solid Waste, adopted solid waste rates
55. Lee County Solid Waste, multi-family (condos) service
56. Lee County flood information pages
57. Lee County substantial improvement and substantial damage rule
58. Lee County Community Rating System flood insurance discounts
59. Lee County Evacuation Zone A map
60. Lee County Utilities
61. Lee County Property Appraiser, homestead exemption
62. Lee County case file SEZ2026-00001, proposed 149-foot monopole
63. Lee County case file VAR2026-00001, companion variance
64. San Carlos Park Fire Protection and Rescue Service District, FY2025/2026 final budget

Florida Statutes and State Agencies

65. Florida Statutes s. 553.899, milestone inspections
66. Florida Statutes s. 718.112, condominium bylaws, reserves and structural integrity reserve studies
67. Florida Statutes s. 718.111, condominium association records, website and insurance
68. Florida Statutes s. 718.110, amendments to declarations, including rental restrictions
69. Florida Statutes s. 718.113, maintenance and hurricane protection specifications
70. Florida Statutes s. 718.116, condominium assessments and estoppel certificates
71. Florida Statutes s. 718.503, condominium resale disclosure and contract statements
72. Florida Statutes s. 720.30851, homeowners’ association estoppel certificates
73. Florida Statutes s. 720.401, homeowners’ association disclosure summary and its Chapter 718 exclusion
74. Florida Statutes s. 689.302, residential flood disclosure
75. Florida Statutes s. 689.261, property tax disclosure summary
76. Florida Statutes s. 627.351, Citizens Property Insurance Corporation
77. Florida Statutes s. 627.714, condominium unit owner loss assessment coverage
78. Florida Statutes s. 627.7011, homeowner policies and roof age
79. Florida Statutes s. 627.0629, wind-mitigation discounts
80. Florida Statutes s. 201.02, documentary stamp tax on deeds
81. Florida Department of Revenue, documentary stamp tax
82. Florida Statutes s. 475.278, brokerage relationships
83. Florida Statutes s. 193.155, Save Our Homes and portability
84. Florida Statutes s. 196.031, homestead exemption
85. Florida Administrative Code Rule 69O-186.003, title insurance rates
86. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
87. Florida Real Estate Commission
88. Florida Department of Revenue, property tax exemptions and portability
89. Florida Building Commission, building code effective dates
90. Florida Department of Health, trauma centers list
91. Florida Department of Education, 2026 school grades file
92. Florida Division of Emergency Management, Know Your Zone

Federal Sources and National Standards

93. FEMA National Flood Hazard Layer, flood hazard zones
94. FEMA National Flood Hazard Layer, FIRM panel index
95. FEMA Letters of Map Amendment index
96. FEMA FIRM panel 12071C0438H, effective November 17, 2022, Lee County copy
97. FEMA Flood Map Service Center
98. FEMA Risk Rating 2.0
99. FEMA Community Rating System eligible communities, April 1, 2025
100. FloodSmart, the National Flood Insurance Program
101. U.S. Geological Survey Short-Term Network, Hurricane Ian high-water marks, Lee County
102. Internal Revenue Service, Topic 701, sale of your home
103. Internal Revenue Service, Publication 523, selling your home
104. Internal Revenue Service, FIRPTA withholding
105. National Association of REALTORS, settlement frequently asked questions
106. National Association of REALTORS, what the settlement means for buyers and sellers

Schools, Healthcare and Transportation

107. Lee County School District zone map, 2026-27
108. Lee County School District, school zones
109. Lee Health, Gulf Coast Medical Center
110. Lee Health, HealthPark Medical Center
111. Lee County Port Authority, Southwest Florida International Airport

Market Data

112. Southwest Florida MLS, Matrix (The Forest closed and active records, including Dove Hollow, Dove’s Nest (MLS spelling Dove Nest), Sparrowood, Fairway Woods and the Forest-wide condominium and villa set, pulled September 23, 2026; subscriber system)

McGreevy and Comisar

113. McGreevy and Comisar Dove Hollow guide
114. McGreevy and Comisar Dove Hollow home valuation
115. McGreevy and Comisar Dove Hollow buyer guide
116. McGreevy and Comisar The Forest community guide
117. McGreevy and Comisar guide to selling a home in The Forest
118. McGreevy and Comisar Dove’s Nest at The Forest guide
119. McGreevy and Comisar Sparrowood guide
120. McGreevy and Comisar guide to selling a home in Sparrowood
121. McGreevy and Comisar Fairway Woods at The Forest guide
122. McGreevy and Comisar guide to selling a home in Fairway Woods at The Forest
123. McGreevy and Comisar Waters Edge at The Forest guide
124. McGreevy and Comisar guide to selling a home in Waters Edge at The Forest
125. McGreevy and Comisar The Heron at The Forest guide
126. McGreevy and Comisar guide to selling a home in The Heron at The Forest
127. McGreevy and Comisar Partridge Place guide
128. McGreevy and Comisar guide to selling a home in Partridge Place
129. McGreevy and Comisar Fort Myers real estate guide
130. Jesse McGreevy agent profile
131. Marc Comisar agent profile
132. Domain Realty Group
133. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Dove Hollow seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The association’s budget, reserve schedule, rules and insurance summary are not posted anywhere public; they come with the resale package. The recorded declaration sits in the Lee County Clerk’s official records at Official Records Book 1569, Page 2023, with a later instrument at Official Records Book 1586, Page 56 and the plat at Condominium Plat Book 7, Page 216.

Your Dove Hollow 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 Dove Hollow sits inside the south Fort Myers golf market they work every week. Few Dove Hollow units come up for sale in any year, so if you are weighing a sale, 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. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.

Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) 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. In the last 12 months we tracked every Dove Hollow closing in the Southwest Florida MLS and matched each one to its building and plan against the Lee County parcel roll. Nothing on this page is legal, tax or insurance advice.

Market data from Southwest Florida MLS, pulled September 23, 2026. Brokered by Domain Realty.