Sell Your Home in Dove's Nest, FL

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

Why Sell Your Dove’s Nest Home With McGreevy and Comisar?

Dove’s Nest is 48 three-bedroom condominium homes in six buildings on Timberlakes Drive inside The Forest, a gated golf community in south Fort Myers, and it sits in a row directly beside a look-alike neighbor, Dove Hollow, with the same three floor plans and a different association. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Dove’s Nest unit from Dove’s Nest’s own sales and make sure every buyer reads the right association’s file.

This page is written for the Dove’s Nest owner. The full picture of the condominium itself, the six buildings, the three plans, the association’s records and every sale since 2022, is on our Dove’s Nest guide, which this seller page sits beside. If you want a number first, start with a free Dove’s Nest home valuation. If you are also thinking about buying back into the neighborhood, read our Dove’s Nest 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’s Nest 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’s Nest, at Dove Hollow next door, in Quail Cove, at Sparrowood 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’s Nest 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’s Nest 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’s Nest 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 condominium resale package and both estoppel certificates. 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’s Nest Condominium Different?

Selling a Dove’s Nest condominium differs from other sales inside The Forest in five ways: a mirror-image neighbor next door that buyers confuse it with, three bedrooms in every unit on the county roll across three plans, the same unit numbers repeated in six buildings, two association layers and two estoppel certificates, and a thin, softening sales record that puts the first price under a spotlight.

A Mirror-Image Neighbor Next Door

Dove’s Nest’s six buildings stand at 16460 to 16490 Timberlakes Drive, in a row directly after Dove Hollow’s six buildings at 16424 to 16454, per the Lee County parcel roll. Both are 48-unit condominiums with the same three heated sizes on the roll. They are separate condominiums, with separate declarations, associations, boards and budgets, and no umbrella association joins them. A listing that does not say so in its first lines invites the wrong comparables and the wrong documents.

Three Bedrooms in Every Unit, Three Plans

The county roll records all 48 Dove’s Nest units with three bedrooms: 24 units of 1,418 heated square feet and 12 of 1,420, each with two baths, and 12 of 1,964 square feet with three baths. The roll records the 1,420-square-foot units as one story and the other two plans as two stories. That makes plan, not size alone, the first question in a Dove’s Nest price, and it makes the larger plan a special case: none of the twelve 1,964-square-foot units closed on the MLS in the 48 months to September 23, 2026.

The Same Unit Number in Six Buildings

Each Dove’s Nest building carries units 101 to 104 and 201 to 204 under one street address, so “unit 204” exists six times, and Dove Hollow’s buildings use the same numbering. The county’s legal descriptions number the buildings 1 to 6, in the form “BLDG 1,” from 16460 to 16490. We always quote the street address with the unit number, in the listing, the contract and every estoppel request, so no one pulls the wrong unit’s record.

Two Associations, Two Estoppel Certificates

Every Dove’s Nest owner belongs to Dove’s Nest Condominium Association, Inc., a Florida not-for-profit corporation filed February 15, 1983, per its Division of Corporations record, and to The Forest Property Owners’ Association, the master association. So every sale needs two estoppel certificates, one from each, and neither association publishes its assessment.

A Thin Record, Low Ground and an Optional Club

The Southwest Florida MLS recorded ten Dove’s Nest closings in four years and two in the last twelve months, both below list after more than three months on the market. Dove’s Nest’s median ground sits at about 6.3 feet NAVD88, per Lee County’s 2018 LiDAR spot elevations layer, among the lower condominium ground inside the gates. And The Forest is non-bundled, per The Forest Country Club’s membership page, so your buyer does not have to join the club to buy your unit.

Key Takeaways for a Dove’s Nest Seller

These are the facts a Dove’s Nest 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, and each stated as plainly as ten sales allow.

• Dove’s Nest is 48 condominium units in six buildings of eight, built in 1983 and 1984, every one three bedrooms on the county roll, in plans of 1,418, 1,420 and 1,964 heated square feet.
• The Southwest Florida MLS counts 2 Dove’s Nest closings in the 12 months to September 23, 2026, at $260,000 and $200,000, at 94.55% and 95.69% of list after 99 and 135 days on market.
• The full 48-month pull holds 10 closings at a median of $279,500 (middle pair $260,000 and $299,000), the only window with enough sales for a median; the shorter windows are listed sale by sale.
• The four sales since October 2024 all closed at $299,000 or less, and none of the ten was a 1,964-square-foot unit.
• Two listings were active on September 23, 2026, both in the same building, asking $279,900 and $240,000, about 12 months of supply against two sales a year, by our arithmetic.
• Dove Hollow next door is a separate condominium with the same plans; over the same 48 months it recorded 10 closings at a median of $297,500 and sold faster.
• Every building is one or two stories on the county roll, so Florida’s milestone inspection and structural integrity reserve study rules for three-story condominiums do not reach Dove’s Nest.
• Every unit is in FEMA Zone AE, base flood elevation 11 feet, on ground about 4.7 feet below it, and club membership is optional.

Is Now a Good Time to Sell at Dove’s Nest?

For a prepared Dove’s Nest unit priced to the recent sales and documented before it lists, yes, with eyes open. The Southwest Florida MLS counts two Dove’s Nest closings in the twelve months to September 23, 2026, at $200,000 and $260,000 and 94.55% to 95.69% of list, against two active listings that day, about 12 months of supply. We do not publish forecasts.

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

The Southwest Florida MLS files the neighborhood as Dove Nest, without the apostrophe or the s, so we search it under both spellings and check every record against the county roll before we count it; every one of the twelve records under the MLS name, ten closed and two active, resolves to a Dove’s Nest unit, and no Dove’s Nest unit appears under any other name.

The Last 12 Months, Sale by Sale

Two sales are far too few for a median to describe a market, so here they are one by one. The two total $460,000 in closed volume, and neither closed at or above its asking price.

Window: September 24, 2025 to September 23, 2026. Two closings, $200,000 and $260,000, at $140.85 and $183.36 per square foot of MLS living area, after 135 and 99 days on market. Price per square foot is each sale’s own sold price over its MLS living area. The $60,000 between two units of almost the same size is a condition and plan spread, not a market move.

Two Listings in One Building

On September 23, 2026 the MLS showed two active Dove’s Nest listings and no pending sale, both at 16478 Timberlakes Drive and both 1,420-square-foot plans: one asking $279,900 after 17 days, listed as two bedrooms plus a den, and one asking $240,000 after 307 days, or $197.11 and $169.01 a square foot asking. The $279,900 unit’s own MLS history shows a November 2023 sale at $320,000. A buyer shopping Dove’s Nest this season compares your unit with those two, the last two closings and the Dove Hollow units next door.

How the Last 12 Months Compare With the 12 Before

The 12 months to September 23, 2025 also recorded two Dove’s Nest closings: $299,000 in October 2024 after 158 days and $240,000 in May 2025 after 205 days, at 96.45% and 92.66% of list. Four sales in two years is a direction, not a trend line, but every one of them closed below list after 99 days or more, and a buyer’s agent will see that.

What the Season Says

The ten Dove’s Nest closings of the four years to September 23, 2026 fell in February, March, May, June, September, October and November, per the Southwest Florida MLS, with two each in May, June and November. Ten sales show no strong season of their own. Across all of The Forest, February 2026 alone carried 13 of the 45 closings of the last 12 months, and the master association estimates about twice as many residents in season as in summer, so the largest buyer pool is in town from January.

Thinking of Selling Your Dove’s Nest Condo? Start With a Written Valuation

With two listings in one building and about two 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’s Nest home valuation, priced against Dove’s Nest’s own sales 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’s Nest Condos Sold For Over the Last Four Years?

Dove’s Nest condominiums recorded 10 closings in the 48 months to September 23, 2026, at a median of $279,500 (middle pair $260,000 and $299,000), a median $196.96 per square foot of MLS living area, a median 96.07% of list and a median 83 days on market, for $2,741,500 in closed volume. The shorter windows hold two to six sales, so they are shown as counts and ranges.

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 resolved address by address to the Lee County subdivision code for Dove’s Nest. The 48-month pull is the widest we hold and the only window with ten sales, so it is the only window with a published median: $279,500 sold, $196.96 a square foot, 96.07% of list and 83 days on market. Two of the ten closed at their full list price, both in the first half of 2023; none of the eight since has.

Every Dove’s Nest Closing, Full 48-Month Pull

Source: Southwest Florida MLS Matrix, pulled September 23, 2026; plan matched by unit to the Lee County parcel roll. Every closing carried three bedrooms and two baths in the MLS, matching the county roll for these two plans. We identify each sale by building and plan, not unit number.

By Plan

Half the units carry the 1,418-square-foot plan and half the sales did too, but the 1,420-square-foot plan, a quarter of the units, carried the other half. Neither plan shows a steady premium over the other: each has sold both above $300,000 and near $200,000 in four years, which is why condition and updates, not the plan label, set most of a Dove’s Nest price.

Calendar-Year Record

What the Series Means for a Seller Today

Read the ten sales as two periods. In 2023, six units sold, four of them at $315,000 to $365,000 in 26 to 86 days. Since October 2024, four have sold, all at $299,000 or less, all below list and all after 99 to 205 days. The record does not say why. What it does say is that a Dove’s Nest seller today is pricing against $200,000 to $260,000 closings and two live listings, not against the 2023 prices that still carry the 48-month median, and that time on market, not only price, is what an overreaching list price costs here.

Which Recent Dove’s Nest Sales Matter Most to Your Price?

The recent sales that matter most to your price are the two Dove’s Nest closings of the last 12 months, $260,000 and $200,000, then the two of the year before, $299,000 and $240,000, and then the three Dove Hollow sales next door at $225,000 to $265,000 on the same plans. A buyer’s agent and a buyer’s appraiser will line your unit up against those first, then adjust for plan, condition and updates.

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

The Last Four First

With ten sales in four years, the last four carry the weight: $299,000 in October 2024, $240,000 in May 2025, $260,000 in May 2026 and $200,000 in June 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’s Nest price is really decided.

The Highest Sale of the Last Year, Worked Through

The higher Dove’s Nest sale of the last twelve months was a 1,418-square-foot two-story plan in Building 3 that closed at $260,000 in May 2026 after 99 days on market, 94.55% of its $275,000 list price and $183.36 a square foot of MLS living area. It shows what a Dove’s Nest unit reached in the last year; the $15,000 between list and sale shows where the first price should have started.

The June 2026 Sale at $200,000

A 1,420-square-foot one-story plan in Building 1 closed at $200,000 in June 2026 after 135 days, 95.69% of its $209,000 list price, the lowest Dove’s Nest price since March 2023. Two units of almost the same size closed $60,000 apart within six weeks, which is the clearest evidence on the record that condition, not size, is what a Dove’s Nest buyer is paying for.

The Two Fast Sales of Early 2023

A 1,420-square-foot unit closed at $225,000 after one day on market in February 2023 and another at $192,500 after two days in March 2023, months after Hurricane Ian. The record does not say why those prices were so low or so fast, so we use neither to price a unit today.

The $365,000 Sale of November 2023

The highest Dove’s Nest sale in the 48-month pull, $365,000 for a 1,418-square-foot unit in Building 3 in November 2023 at $257.40 a square foot, stands at the top of a 2023 run that has not repeated: no Dove’s Nest sale since has cleared $299,000. A seller should not price from it, and a buyer’s appraiser will not.

What a Buyer’s Appraiser Will Use

An appraiser for a financed buyer reaches for the most recent sales in the same condominium, and at Dove’s Nest that means the last four closings and, where needed, the same plans at Dove Hollow next door. 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’s Nest vs Dove Hollow: Which Will Your Buyer Choose?

Dove’s Nest and Dove Hollow are the two 48-unit condominiums side by side on Timberlakes Drive, with the same three plans on the county roll, and a buyer shopping for three bedrooms at this price will tour both. Dove’s Nest is two years newer and has sold at a lower 48-month median and more slowly; Dove Hollow has sold faster and carries more homesteaded owners. Your listing has to win that comparison on the unit, not the name.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026)

Dove’s Nest vs Dove Hollow 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; Lee County parcel roll, spot elevations layer and development orders layer; Division of Corporations records for both associations. Months of supply is active listings divided by the average monthly closings of the last 12 months. Neither last-12-month set reaches ten sales, so both are listed, not averaged.

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

A buyer should choose Dove’s Nest for the newer of the two building groups, 1983 and 1984, recent asking prices that have come down to the $240,000 to $280,000 range, and a condominium whose last recorded parking work was finaled in December 2023, and should read the Dove’s Nest budget and reserves before committing. A buyer should choose Dove Hollow for a longer record of faster sales, a higher 48-month price per square foot and more owner-occupants on the county roll, accepting buildings two years older on ground about two tenths of a foot higher.

What the Comparison Means for Pricing Your Dove’s Nest Unit

Your listing competes with Dove Hollow’s units as much as with the two other Dove’s Nest listings. In the last 12 months the two condominiums together recorded five sales of the 1,418- and 1,420-square-foot plans, from $200,000 to $265,000, per the Southwest Florida MLS: Dove’s Nest’s two at $200,000 and $260,000, and Dove Hollow’s three at $225,000, $230,000 and $265,000. That $200,000 to $265,000 band is what a Timberlakes Drive three-bedroom shopper has seen this year, and a Dove’s Nest list price has to make sense inside it. Lead with what the buyer can check on your unit: the plan on the county roll, the updates and permits, and the Dove’s Nest association’s own file.

The Same Plans Next Door

Over the full 48-month pull, Dove Hollow recorded five sales at 1,418 square feet of MLS living area, from $225,000 to $335,000, and two at 1,420, at $230,000 and $265,000; Dove’s Nest recorded five at each size. Dove Hollow’s 48-month median price per square foot ran about $13 higher and its median days on market about three weeks shorter. On ten sales each, one unusually good or poor sale moves either median, so we read the gap as a tendency, not a rule, and price your unit from its own condition first.

The Other Neighbors a Buyer Will Tour

Two more neighbors belong in the comparison. Quail Cove, 24 units in three two-story buildings from 1982 on the same low ground, recorded nine closings in 48 months, and its units are two-bedroom plans on most MLS records, so it is the smaller-unit alternative. Sparrowood, 30 two-bedroom units of about 1,773 heated square feet in three three-story buildings, closed three times in the last 12 months at $230,000 to $265,000, the same band as Dove’s Nest, and its owners have their own guide to selling a home in Sparrowood. Dove’s Nest offers the third bedroom neither of them does.

How Do We Price a Dove’s Nest Condo?

McGreevy and Comisar price a Dove’s Nest condo against the last four Dove’s Nest closings first, then the same plans at Dove Hollow, then adjust for the plan, condition and updates, and then test the number against the two live Dove’s Nest listings and the two at Dove Hollow. With ten sales in four years, a Dove’s Nest price is a plan-condition-and-documents judgment, not an average.

The Five Checks Before We Price

Before we price a Dove’s Nest unit we check five things in this order: the unit’s plan and record on the county roll, since the same unit number exists in all six buildings; the four sales of the last 24 months, and the ten of the 48-month pull for context; the same-plan sales at Dove Hollow; the unit’s condition and updates against those; and the listings live today at Dove’s Nest and Dove Hollow, plus the association’s budget and any special assessment.

Why Automated Estimates Miss at Dove’s Nest

An automated estimate sees 48 units, ten sales stretched across four years, and a neighbor next door with the same plans and a similar name. It cannot tell a 2023 sale from a 2026 market, that the $365,000 and $192,500 sales were the same year, that a listing calling a 1,420-square-foot unit two bedrooms plus a den is the same plan the roll records as three bedrooms, or whether a comparable it found is a Dove’s Nest unit or a Dove Hollow one. A model cannot see a renovated kitchen or a set of permitted impact windows either.

Pricing the 1,964-Square-Foot Plan

Twelve Dove’s Nest units, the two numbered 202 and 203 in each building, carry the largest plan at 1,964 heated square feet with a third bath, and none of them closed on the MLS in the 48 months to September 23, 2026. The county values that plan at a median $245,482, about $55,000 above the two smaller plans. A seller of one of these units is the comparable: we build the price from the smaller plans’ recent per-square-foot line, the county’s valuation spread, condition, and any 1,964-square-foot sale at Dove Hollow, and we say so to the buyer’s agent.

The County Just Value Is Not a Price

The 2026 just values on the county roll run from $187,707 to $258,077 across the 48 units, a median of $192,298.50 (middle pair $192,014 and $192,583), per the Lee County parcel roll; by plan, the medians are $190,470 for 1,418 square feet, $192,583 for 1,420 and $245,482 for 1,964. Those are mass-appraisal figures set for taxation, not prices. We price from closed sales and your unit, never from the tax roll.

Pricing Against the Live Competition

With two Dove’s Nest listings at $240,000 and $279,900, both in Building 4, and two Dove Hollow listings at $225,000 and $289,000 on September 23, 2026, a buyer compares four three-bedroom condominiums on one street in a single afternoon. We set a list price that wins the first thirty days against those, because a Dove’s Nest listing that sits past a season becomes the one buyers negotiate against, and one of today’s listings has already passed 300 days.

How Do We Market a Dove’s Nest Condo?

McGreevy and Comisar market a Dove’s Nest 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 third bedroom, the right association, the ground and the documents.

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

Who Actually Buys at Dove’s Nest

On the 2026 county roll, 10 of Dove’s Nest’s 48 units carry a Florida homestead exemption, which is available only on a permanent residence, per the Lee County Property Appraiser. The other 38 are second homes, investment property or owners who have not claimed it. The master association’s 2022 plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, which sets both the marketing calendar and the channels.

Photography, Video and Drone

A Dove’s Nest unit sells on three bedrooms for the money, so the photography shows every bedroom and bath of your plan, and the video walks the route from the carport to the front door, because a buyer comparing a one-story unit with a two-story one wants to see how each lives before booking a showing. Drone capture shows where your building sits in the row on Timberlakes Drive, and where Dove Hollow’s row ends. 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 full street address with the unit number, the plan and bedroom count on the county roll, the association’s legal name and its declaration at Official Records Book 1701, Page 283, and a plain statement that Dove’s Nest is a separate condominium from Dove Hollow. A buyer who finds those answers in the listing books the showing; a buyer who has to ask often tours next door instead.

The Local Facts a Buyer Weighs

A Dove’s Nest 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, and is about 1.4 miles from the clubhouse. 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. Dove’s Nest sits about half a mile, straight-line, from the clubhouse.

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 with the exact Dove’s Nest building address, so no qualified buyer is turned away at the gate or sent to the Dove Hollow building next door.

Discreet and Off-Market Options

Some Dove’s Nest 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. A quiet sale still needs the full condominium package, because the statute gives every resale buyer the same rights.

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

You keep buyers from confusing Dove’s Nest with Dove Hollow by putting the exact street address, the association’s legal name and the Dove’s Nest declaration reference in the first lines of the listing, and by ordering every document from the Dove’s Nest association by name. The two condominiums share a street, a design, a unit-numbering scheme and part of a name, and nothing else in their records.

Two condominiums built three years apart by the same pattern, on one private street, is a gift to a careless listing and a problem for the seller who inherits its mistakes. Here is how the records separate them, and how we keep them separate in your sale.

Two Declarations, Two Corporations, No Umbrella

Dove’s Nest’s declaration is recorded at Official Records Book 1701, Page 283, and its association is Dove’s Nest Condominium Association, Inc., filed February 15, 1983. Dove Hollow’s declaration is at Official Records Book 1569, Page 2023, and its association was filed February 9, 1981, per its own Division of Corporations record. No umbrella association joins them. A decision by one board does not bind the other, and an estoppel certificate from one says nothing about the other.

The State Record Is Dove’s Nest’s Own

The state condominium registry records Dove’s Nest as project PR1P003489, licensed May 17, 1983, with 48 units in two phases of 24 and Forest Joint Venture as developer, per the DBPR condominium search. The Division of Corporations name list for “Doves Nest” shows the association as the only Dove’s Nest condominium entity, per its name search. Those two records are what a title agent and a lender check, so we put the project number and the association’s legal name in your listing file.

The Same Unit Numbers on the Same Street

Both condominiums number their units 101 to 104 and 201 to 204 in every building, and both sit on Timberlakes Drive with five-digit addresses in the 16400s. “Unit 204, Timberlakes Drive” can describe twelve different homes. Every document we request, every showing we book and every contract we write carries your full building address with the unit number, never the unit number alone.

The Right Estoppel From the Right Association

A Dove’s Nest sale needs an estoppel certificate from the Dove’s Nest association and a second from the master association. With two Dove condominiums on one street, an estoppel request that names only “Dove” and a unit number can reach the wrong file. We order yours by the association’s legal name and your building address, and we check the certificate’s legal description against Official Records Book 1701, Page 283 before it reaches the buyer.

The Right Comparables

A buyer’s agent who searches “Dove” in the MLS will pull both condominiums together. We do not hide Dove Hollow’s sales from a buyer, because the buyer will find them; we label them, set them beside Dove’s Nest’s own, and show where your unit sits in both. That keeps the appraisal honest, and it keeps a Dove Hollow sale from being mistaken for a Dove’s Nest one in either direction.

Outside the Three-Story Condominium Rules

The county roll records every Dove’s Nest unit at one or two stories, so Dove’s Nest falls outside the section 553.899 milestone inspections and the structural integrity reserve study rule in section 718.112(2)(g), which states that it does not apply to buildings less than three stories. Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records. Ordinary reserve and budget rules under Chapter 718 still apply to Dove’s Nest, and a buyer who has read about the new condominium laws will ask; we answer with the roll and the statute.

How Do We Negotiate a Dove’s Nest Contract?

McGreevy and Comisar negotiate a Dove’s Nest 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 two sales a year and every recent sale below list, the buyer’s agent will open with the last four prices, the Dove Hollow sales next door and the days on market behind them, 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, and the right ends at closing. We deliver the whole Dove’s Nest package at or before contract, so that window opens and closes early.

Inspection on a 1983 or 1984 Building

Every Dove’s Nest building was finished in 1983 or 1984, 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, and the county roll does not record re-roof dates. A buyer’s inspector will price the unit’s systems and openings; the roofs and structure 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’s Nest 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 1701, Page 283 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. For a 1983 condominium after the 2022 storm season, a buyer will ask about roofs, paving and insurance; 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’s Nest Condo With a Full-Service Agent, on Your Own, or to a Cash Buyer?

Most Dove’s Nest owners net the most with a full-service listing, because a Dove’s Nest sale depends on gate access, two estoppel certificates from the right associations, the condominium resale package, a buyer pool that confuses the building with its neighbor, and pricing 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’s Nest home valuation first.

What Does It Cost to Sell a Dove’s Nest Condo?

Selling a Dove’s Nest condo costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two estoppel certificates, any charge for the resale documents, 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’s Nest 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 $1,400 at $200,000 and $1,820 at $260,000, the two Dove’s Nest sales of the last 12 months, $1,680 at $240,000 and $1,959.30 at $279,900, 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’s Nest sale needs a condominium estoppel from Dove’s Nest 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

Section 718.503 requires a condominium seller to provide the declaration, articles, bylaws and rules, the annual financial statement and budget, and the other items it lists. Whether the Dove’s Nest association charges for assembling the package, and how much, is not published. 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’s Nest Price

The $260,000 line is the May 2026 Dove’s Nest 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’s Nest Seller Disclose Under Florida Law?

A Dove’s Nest seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable, including anything a buyer could not learn from the Dove Hollow records next door.

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’s Nest unit 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, among the items the statute lists. None of the Dove’s Nest governing documents is published online, so we request every item from the Dove’s Nest association by name before listing.

New Condominium Contract Language

Florida’s condominium resale rules were rewritten after 2022 around milestone inspections and structural integrity reserve studies. Those studies apply to buildings of three stories or more, and the county roll records every Dove’s Nest building at one or two stories, so the accurate answer for your contract is that the three-story rules do not reach your building. The contract still has to say it correctly. 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’s Nest 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 10 of Dove’s Nest’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’s Nest Sale?

The flood zone shapes the Dove’s Nest buyer pool more than it caps the price: every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on median ground of about 6.3 feet, so a financed buyer needs flood coverage and the building’s elevation certificate is the document that prices it.

Zone AE at 11 Feet, on Panel 12071C0438H

Every Dove’s Nest parcel reads Zone AE, base flood elevation 11 feet NAVD88, per FEMA’s National Flood Hazard Layer, on FIRM panel 12071C0438H. Median ground of 6.3 feet, ranging from 6.2 to 6.5, sits about 4.7 feet below the base flood elevation by our arithmetic. Among the neighbors, Quail Cove sits level at 6.3, Dove Hollow at 6.5, Sparrowood at 7.5 and Fairway Woods I at 9.1.

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’s Nest 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’s Nest. The nearest surveyed mark inside The Forest sits at a Waters Edge building, about 2.9 feet above ground at 9.5 feet NAVD88, per the USGS Short-Term Network record. Read against Dove’s Nest’s ground, a water surface near that height would have stood about 3 feet above it outside the buildings, by our arithmetic; that is an inference from another building, not a measurement here. Nothing in the public record we reached says whether water entered any Dove’s Nest unit. Your flood disclosure answers for your own ownership.

Lee County’s 50 Percent Rule

Lee County applies FEMA’s substantial improvement and substantial damage rule: work or damage whose cost equals or exceeds 50 percent of the building’s market value requires the whole structure to be brought into compliance with current flood rules, per the county’s substantial improvement page. In a condominium the rule is measured against the whole building, which is why the association’s insurance and reserves matter to every owner, and to every buyer’s lender.

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; Dove’s Nest has a Fort Myers mailing address but is not in the City of Fort Myers, which the same list rates Class 9. 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’s Nest 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 permit date and any wind-mitigation report the association holds under section 627.0629, your own unit-owners policy 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’s Nest?

A Dove’s Nest buyer will pay two association assessments, the Dove’s Nest 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 private sewer bill. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.

Condominium Fee: Not Published

The Dove’s Nest 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 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.

The Reserve Line Your Buyer Reads

Dove’s Nest sits outside the structural integrity reserve study rule, so its reserves follow the ordinary budget rules of Chapter 718 rather than a study-set floor. We do not know what Dove’s Nest’s reserve contribution is, because the budget is not public. Your buyer will ask, especially after the 2023 parking reseal, 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 $150,000 of taxable value owes $353.85 to the fire district, by our arithmetic. Every Dove’s Nest unit record carries garbage district 002, billed as a non-ad-valorem line per the county’s 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; how Dove’s Nest bills them 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. 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, 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’s Nest Condo?

A Dove’s Nest sale has recently taken longer than the rest of The Forest’s condominium market: the last two closings came after 99 and 135 days on market, and the two before them after 158 and 205, against a median 81 days for the 30 condominiums that closed inside the gates in the last 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 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’s Nest’s two sales sat at the lower and slower end of that market, which is why a Dove’s Nest list price has to be set from Dove’s Nest’s own record.

Season and the Dove’s Nest Buyer

With 38 of 48 Dove’s Nest units carrying no homestead exemption, many buyers and sellers are seasonal. 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, and Dove’s Nest’s own last two sales closed in May and June.

A Realistic Sequence

Valuation and document request in week one, including the declaration, bylaws, rules, budget, the master policy and any elevation certificate; photography, video and drone in week two; listing live in week three; contract with the condominium package delivered and the review window opened; both estoppels ordered on the first business day by legal name and address; the association’s approval where the declaration requires it; closing once every certificate is in hand.

Selling While You Are Out of State

Many Dove’s Nest owners 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’s Nest Home Valuation?

You get a free Dove’s Nest 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’s Nest’s own closed sales, the same plans at Dove Hollow 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’s Nest sale of the last four years with its date, building and plan, the same-plan sales at Dove Hollow, the live competition on Timberlakes Drive, the fee layers and tax reset your buyer will ask about, your building’s flood panel and ground elevation, the document checklist for both associations, and a recommended list price with a defensible range. Request it through our Dove’s Nest 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 building, your plan, 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, two sales a year and every recent sale below list, the opening price decides the sale. Few Dove’s Nest 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

Most Dove’s Nest owners are not in Fort Myers all year, and a Dove’s Nest sale has more moving parts than it looks: two estoppels from the right associations, a resale package, a gate and a neighbor with the same name.

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 four sales waited 99 to 205 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’s Nest Specialist Matter When You Sell?

A Dove’s Nest specialist matters because the facts that decide a Dove’s Nest sale live in records rather than a listing feed: a neighbor with the same plans and a similar name, the same unit numbers in six buildings, three plans that sell differently, a larger plan with no recent sale, and an association whose documents have to be requested by name.

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’s Nest 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’s Nest

A general agent may price Dove’s Nest off a 2023 sale or the 48-month median, blend Dove Hollow’s sales in unlabeled, list a unit by its number without the building address, order an estoppel from the wrong association, price a 1,964-square-foot unit as if it had sold recently, or call a three-bedroom unit two bedrooms because the last listing did. None of those errors is exotic, and each costs a seller time or money.

How Dove’s Nest Compares With the Rest of The Forest for a Seller

Dove’s Nest is one of the more affordable condominiums inside the gates on the 48-month record and, in the last 12 months, among the slower-selling: its two sales took 99 and 135 days, against a median 81 across The Forest’s condominiums, per the Southwest Florida MLS. Our guide to selling a home in The Forest covers every neighborhood; owners elsewhere inside the gates have their own guides to selling a home in Fairway Woods at The Forest, selling a home in Waters Edge at The Forest, selling a home in The Heron at The Forest and selling a home in Partridge Place.

Are You Also Buying Your Next Home in Southwest Florida?

Many Dove’s Nest sellers are also buyers, moving to a single-family home inside The Forest, to a smaller seasonal condominium, or out of the area. 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’s Nest 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’s Nest or The Forest Again

Some owners trade within The Forest, from a Dove’s Nest unit to a larger plan or a single-family home nearby. Our Dove’s Nest buyer guide covers the purchase side of the condominium in full, our guide to buying a home in The Forest covers the whole community, our guides to The Heron at The Forest, Fairway Woods at The Forest and Partridge Place cover more neighbors, and our Fort Myers guide covers the wider market.

Frequently Asked Questions, Seller Edition: Selling a Dove’s Nest Condominium

These are the questions Dove’s Nest 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’s Nest?

Start with a written valuation from Dove’s Nest’s recent sales, the same plans at Dove Hollow and the live competition, request the condominium package, both estoppel figures and the master policy from the right associations, 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’s Nest?

The one who can price your unit from Dove’s Nest’s own few sales, keep it apart from Dove Hollow in every document, deliver the section 718.503 package 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’s Nest condo worth?

The last two Dove’s Nest sales closed at $260,000 and $200,000 in the 12 months to September 23, 2026, per the Southwest Florida MLS, and two units were listed that day at $240,000 and $279,900. Your plan, condition and updates place you in or around that band; a free Dove’s Nest home valuation gives you the number.

What is the median sale price at Dove’s Nest?

$279,500 over the full 48-month pull to September 23, 2026, on 10 closings (middle pair $260,000 and $299,000), per the Southwest Florida MLS. No shorter window holds ten sales, so we list those sales instead, and the four since October 2024 all closed at $299,000 or less.

What is the price per square foot at Dove’s Nest?

A median $196.96 per square foot of MLS living area over 48 months, on 10 sales. The last two sales ran $183.36 and $140.85, and 2023’s six sales ran $135.56 to $257.40, so read the four-year figure as history, not today’s price.

How many condos are in Dove’s Nest?

Forty-eight, eight in each of six buildings at 16460, 16466, 16472, 16478, 16484 and 16490 Timberlakes Drive, per the Lee County parcel roll. The state condominium registry also records 48 units, in two phases of 24.

How many Dove’s Nest condos sell in a year?

Two in the 12 months to September 23, 2026, and two in the 12 months before that, per the Southwest Florida MLS. Over 48 months, ten, six of them in 2023.

How long do Dove’s Nest condos take to sell?

The last two took 99 and 135 days on market, and the two before them 158 and 205. Over 48 months the median was 83 days, but the six 2023 sales all took 86 days or fewer. Price against the recent sales explains most of that spread.

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

It leans toward buyers on the arithmetic: two listings against two closings in the last 12 months is about 12 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 recent sales closed.

Are condo prices dropping at Dove’s Nest?

The four Dove’s Nest closings since October 2024 all came in at $299,000 or less, against four 2023 sales at $315,000 to $365,000, per the Southwest Florida MLS. Four sales are a direction, not a forecast, and we do not publish forecasts.

Why is the online estimate for my Dove’s Nest condo wrong?

Because ten sales across four years run from $192,500 to $365,000 on two plans of almost the same size, Dove Hollow’s sales on the same plans sit next door under a similar name, and a model cannot read a renovation or the association’s budget.

Is Dove’s Nest the same as Dove Hollow?

No. They share a street, a building design and three floor plans, but Dove’s Nest has its own declaration at Official Records Book 1701, Page 283, its own association filed in 1983 and its own budget, and no umbrella association joins the two.

Will buyers confuse my unit with Dove Hollow?

Some will, unless the listing is precise. We lead with the full Timberlakes Drive address, the association’s legal name and the declaration reference, and we order every document from the Dove’s Nest association by name.

Does my plan matter more than my building?

Yes. Dove’s Nest’s three plans, 1,418, 1,420 and 1,964 heated square feet, repeat in every building, and the building address matters mostly for identification and for that building’s own roof and insurance records.

How do I price a 1,964-square-foot Dove’s Nest unit?

From the smaller plans’ recent per-square-foot line, the county’s valuation spread and condition, because none of the twelve 1,964-square-foot units closed on the MLS in the 48 months to September 23, 2026. The county values that plan at a median $245,482, about $55,000 above the others.

My listing says two bedrooms and a den. Is it a three-bedroom?

The county roll records every Dove’s Nest unit with three bedrooms, and one current listing describes a 1,420-square-foot unit as two bedrooms plus a den. Room labels are the seller’s description; we check closet, window and door and describe the room accurately.

When is the best time of year to list a Dove’s Nest condo?

Dove’s Nest’s ten sales show no strong season of their own. The Forest’s population roughly doubles in winter, so a unit listed and documented by early January meets the most buyers.

Does Dove’s Nest need a milestone inspection or SIRS?

No. The county roll records every Dove’s Nest building at one or two stories, below the three-story threshold for Florida’s milestone inspections and structural integrity reserve studies. Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records.

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’s Nest 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’s Nest sale need?

Two: one from Dove’s Nest Condominium Association, Inc. and one from The Forest Property Owners’ Association. Never one from Dove Hollow’s association, which says nothing about your unit.

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’s Nest condo?

The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, any charge for the resale documents, prorated taxes and assessments, and any title charges the contract assigns to you. At $260,000 the deed stamps are $1,820.

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’s Nest 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, among the items listed, plus the flood disclosure under section 689.302.

How long can a Dove’s Nest 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.

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’s Nest condo in a flood zone?

Yes. Every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on median ground of about 6.3 feet.

Did Dove’s Nest flood in Hurricane Ian?

No USGS high-water mark was recorded at Dove’s Nest, and no public record we reached says whether water entered any Dove’s Nest 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’s Nest 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 the 2023 parking reseal help my sale?

It is a recorded piece of maintenance a buyer can check: Lee County development order LDO2023-00277, reseal and restripe, closed and finaled December 28, 2023. The order does not say what it cost or how it was funded; the budget and minutes do.

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’s Nest condo before selling?

Update what a buyer’s inspector will flag first, then decide on cosmetics. With two units of almost the same size closing $60,000 apart in 2026, condition is where a Dove’s Nest price moves. Keep every permit and product approval for work you have done.

Can I sell my Dove’s Nest condo as-is?

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

Can I sell my own Dove’s Nest 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 every buyer who confuses your building with Dove Hollow. Call Jesse direct at (239) 898-6072 before you decide.

Can I sell my Dove’s Nest 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’s Nest 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 package.

Can I sell my Dove’s Nest condo to an investor?

Yes, if the declaration allows the buyer’s intended use. Leasing rules are in the declaration and rules, and an amendment limiting rentals binds only owners who consent and those who take title after it, under section 718.110(13).

Can I sell my Dove’s Nest condo if I live out of state?

Yes. Thirty-eight of Dove’s Nest’s 48 units carry no homestead exemption, 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.

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’s Nest that a buyer will ask about?

A proposed 149-foot wireless monopole on the club’s golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, was In Review with no hearing scheduled as of September 23, 2026. Nothing was pending at Dove’s Nest itself.

How many listings will my Dove’s Nest condo compete with?

Two Dove’s Nest listings on September 23, 2026, at $240,000 and $279,900, plus two at Dove Hollow at $225,000 and $289,000. Your real competition is those four three-bedroom units on one street.

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

Get a written valuation from Dove’s Nest’s own sales, request the condominium package and both estoppel figures from the right associations, and decide how public the marketing should be. Request a Dove’s Nest valuation, compare it with our valuation guide for all of The Forest, or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Dove’s Nest 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, Lee County’s parcel, flood, elevation and development records, Florida Statutes and the Legislature’s bill records, 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’s Nest: State Condominium and Corporate Records

1. Dove’s Nest Condominium Association, Inc., Division of Corporations record, document 766992
2. Dove’s Nest Condominium Association, 2026 annual report, filed April 23, 2026
3. Division of Corporations name search, Doves Nest
4. Dove Hollow Condominium Association, Division of Corporations record (the separate association next door)
5. Florida DBPR condominium and license search by name (project PR1P003489)
6. Florida DBPR public licensee search
7. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes
8. Florida DBPR, condominium milestone inspection and SIRS information

Dove’s Nest: Lee County Parcel, Development and Recording Records

9. Lee County Parcels layer (units, plans, stories, heated area, just values, homestead flags), all 49 Dove’s Nest parcels
10. Lee County Property Appraiser, Dove’s Nest common-element parcel
11. Lee County Development Orders layer (LDO2023-00277, Doves Nest reseal and restripe)
12. Lee County Easements layer
13. Lee County Clerk of Court, official records services (declaration OR 1701/283)

The Forest: Master Association, Club and Utility

14. The Forest Property Owners’ Association Emergency Preparedness Plan, updated May 2022
15. The Forest Property Owners’ Association resident portal
16. The Forest Property Owners’ Association website
17. The Forest Property Owners’ Association vehicle barcode request form
18. DwellingLive visitor and gate access system for The Forest
19. Master association manager, Florida resale and lender documents page
20. The Forest Property Owners’ Association, Inc., Division of Corporations record
21. The Forest Country Club, Inc., Division of Corporations record
22. Forest Utilities, Inc., Division of Corporations record
23. The Forest Country Club, official home page
24. The Forest Country Club, membership categories and non-bundled statement
25. The Forest Country Club, lifestyle page

Lee County Geographic Records

26. Lee County recorded Subdivisions and Condominiums layer
27. Lee County 2018 LiDAR Spot Elevations layer
28. Lee County FIRM (flood zone) layer
29. Lee County pre-coastal-study FIRM layer, retained November 16, 2022
30. Lee County Evacuation Zones layer
31. Lee County MSTBUs layer
32. Lee County Solid Waste Districts layer
33. Lee County Zoning Cases layer
34. Lee County Water Franchise layer
35. Lee County Wastewater Service Area layer

Lee County Government, Property Appraiser and Fire District

36. Lee County Board of County Commissioners, special districts roster
37. Lee County Solid Waste, adopted solid waste rates
38. Lee County flood information pages
39. Lee County substantial improvement and substantial damage rule
40. Lee County Community Rating System flood insurance discounts
41. Lee County Evacuation Zone A map
42. Lee County Utilities
43. Lee County Property Appraiser, homestead exemption
44. Lee County case file SEZ2026-00001, proposed 149-foot monopole
45. Lee County case file VAR2026-00001, companion variance
46. San Carlos Park Fire Protection and Rescue Service District, FY2025/2026 final budget

Florida Statutes and State Agencies

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

Florida Legislature: The Condominium Safety Bills

75. Senate Bill 4-D (2022 Special Session D), chapter 2022-269
76. Senate Bill 154 (2023), chapter 2023-203
77. House Bill 1021 (2024), chapter 2024-244
78. House Bill 913 (2025), chapter 2025-175
79. Florida Building Commission, milestone inspection program fact sheet

Federal Sources and National Standards

80. FEMA National Flood Hazard Layer, flood hazard zones
81. FEMA National Flood Hazard Layer, FIRM panel index
82. FEMA FIRM panel 12071C0438H, effective November 17, 2022, Lee County copy
83. FEMA Flood Map Service Center
84. FEMA Risk Rating 2.0
85. FEMA Community Rating System eligible communities, April 1, 2025
86. FloodSmart, the National Flood Insurance Program
87. U.S. Geological Survey Short-Term Network, Hurricane Ian high-water marks, Lee County
88. Internal Revenue Service, Topic 701, sale of your home
89. Internal Revenue Service, Publication 523, selling your home
90. Internal Revenue Service, FIRPTA withholding
91. National Association of REALTORS, settlement frequently asked questions
92. National Association of REALTORS, what the settlement means for buyers and sellers

Schools, Healthcare and Transportation

93. Lee County School District zone map, 2026-27
94. Lee County School District, school zones
95. Lee Health, Gulf Coast Medical Center
96. Lee Health, HealthPark Medical Center
97. Lee County Port Authority, Southwest Florida International Airport
98. Lee County School District, student enrollment

Market Data

99. Southwest Florida MLS, Matrix (The Forest closed and active records, including Dove’s Nest, Dove Hollow, Sparrowood and Quail Cove, pulled September 23, 2026; subscriber system)

McGreevy and Comisar

100. McGreevy and Comisar Dove’s Nest guide
101. McGreevy and Comisar Dove’s Nest home valuation
102. McGreevy and Comisar guide to buying a home in Dove’s Nest
103. McGreevy and Comisar The Forest community guide
104. McGreevy and Comisar guide to selling a home in The Forest
105. McGreevy and Comisar The Forest home valuation
106. McGreevy and Comisar guide to buying a home in The Forest
107. McGreevy and Comisar Dove Hollow at The Forest guide
108. McGreevy and Comisar Quail Cove at The Forest guide
109. McGreevy and Comisar Sparrowood guide
110. McGreevy and Comisar guide to selling a home in Sparrowood
111. McGreevy and Comisar Fairway Woods at The Forest guide
112. McGreevy and Comisar guide to selling a home in Fairway Woods at The Forest
113. McGreevy and Comisar guide to selling a home in Waters Edge at The Forest
114. McGreevy and Comisar The Heron at The Forest guide
115. McGreevy and Comisar guide to selling a home in The Heron at The Forest
116. McGreevy and Comisar Partridge Place guide
117. McGreevy and Comisar guide to selling a home in Partridge Place
118. McGreevy and Comisar Fort Myers real estate guide
119. Jesse McGreevy agent profile
120. Marc Comisar agent profile
121. Domain Realty Group
122. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Dove’s Nest 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 declarations 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 1701, Page 283.

Your Dove’s Nest 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’s Nest sits inside the south Fort Myers golf market they work every week. Few Dove’s Nest 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’s Nest 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.