Updated September 2026
118 units, three floor plans, two associations and nine sales in the last year. We price from your own plan's MLS sales and order both estoppel certificates before the first showing. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Fairway Woods at The Forest is 118 condominium units in three recorded sections inside The Forest, a gated golf community in south Fort Myers, and nine of them closed in the last 12 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Fairway Woods unit from its own floor plan’s MLS sales and order both association files on day one.
This page is written for the Fairway Woods owner. The full picture of the neighborhood itself, the 18 buildings, the three sections, the two associations, the flood panel and every sale, is on our Fairway Woods at The Forest guide, which this seller page sits beside. If you want a number first, start with a free Fairway Woods at The Forest home valuation. If you are also thinking about buying back into the neighborhood, read our Fairway Woods at The Forest 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 Fairway Woods 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 in Fairway Woods, at Waters Edge, at The Heron, at Dove Hollow or anywhere else inside The Forest, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
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 Fairway Woods 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.
Those are career numbers across Lee and Collier County, not a claim about one neighborhood, and we say so on purpose. 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.
You will not find a McGreevy and Comisar sales count for Fairway Woods or for The Forest on this page. The Southwest Florida MLS pull behind these figures recorded every Fairway Woods closing, not the listing office on each, and we would rather show you the whole Fairway Woods record than a number about us. Every figure below comes from the MLS or from a named public record, with its window and date beside 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 for both layers. 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.
Selling a Fairway Woods condominium differs from other sales inside The Forest in five ways: three floor plans that trade in different price bands, two condominium associations plus the master association, unit numbers that name a building rather than a floor, buildings outside Florida’s milestone and reserve-study laws, and the highest ground in the community.
The Lee County parcel roll records Fairway Woods as 118 condominium units in 18 buildings of six or eight units, in three plans: 36 units of 1,782 heated square feet with two bedrooms, 36 of 1,937 with three bedrooms and 46 of 2,962 with four bedrooms. The roll flags a garage on all 118. The plan, far more than the section or the building, sets the price band a buyer will compare you with.
A Section I owner belongs to Fairway Woods at the Forest I Condominium Association; a Section II or III owner belongs to Fairway Woods at the Forest II, because Section III’s association merged into Section II’s on August 23, 1991, per the Division of Corporations record for Section III. Every owner also belongs to The Forest Property Owners’ Association. So every sale needs two estoppel certificates.
At Fairway Woods the leading digit or digits of a unit number are the building: unit 1705 is the fifth unit in building 17, never a seventeenth floor. The county records every Fairway Woods building at one and two stories. Buyers misread this more than any other fact on a Fairway Woods listing, so we state it in the first lines of yours.
Florida’s milestone structural inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings of three or more stories. Every Fairway Woods building is recorded at one and two stories, so neither applies. In The Forest only Sparrowood’s three buildings reach three stories.
Fairway Woods’ median ground sits at 9.1, 8.7 and 8.5 feet NAVD88 in Sections I, II and III, the three highest readings inside the gates, per Lee County’s 2018 LiDAR spot elevations layer. 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.
These are the facts a Fairway Woods at The Forest 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 two associations’ state filings and Florida statute, each with its window and count.
For a prepared Fairway Woods unit priced to its own floor plan’s sales, yes. The Southwest Florida MLS counts nine Fairway Woods closings in the twelve months to September 23, 2026, at a median of $350,000 and 96.34% of list, against five active listings that day, about 6.7 months of supply. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Nine sales are too few for a median to describe a market by itself, so here they are one by one. The median of the nine is an observed sale, $350,000, and the nine total $2,972,000 in closed volume.
Closed | Section | Building | Plan (MLS) | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | I | 5 | 2 bed, 2 bath | 1,782 | $268,000 | $262,000 | $147.03 | 97.76% | 4 |
March 2026 | III | 13 | 3 bed, 2 bath | 2,230 | $355,000 | $350,000 | $156.95 | 98.59% | 322 |
March 2026 | III | 14 | 4 bed, 2.5 bath | 2,962 | $395,000 | $370,000 | $124.92 | 93.67% | 9 |
February 2026 | II | 9 | 4 bed, 2.5 bath | 2,962 | $410,000 | $395,000 | $133.36 | 96.34% | 34 |
February 2026 | III | 13 | 4 bed, 2.5 bath | 2,962 | $399,000 | $375,000 | $126.60 | 93.98% | 34 |
February 2026 | III | 12 | 3 bed, 2 bath | 1,937 | $285,000 | $265,000 | $136.81 | 92.98% | 83 |
February 2026 | I | 2 | 4 bed, 2.5 bath | 2,962 | $399,900 | $385,000 | $129.98 | 96.27% | 17 |
January 2026 | I | 2 | 2 bed, 2 bath | 1,782 | $250,000 | $245,000 | $137.49 | 98.00% | 27 |
December 2025 | II | 7 | 3 bed, 2 bath | 2,230 | $325,000 | $325,000 | $145.74 | 100.00% | 287 |
Window: September 24, 2025 to September 23, 2026. Nine closings, median $350,000 (an odd count, so an observed sale), median $136.81 per square foot of MLS living area, median 34 days on market, median 96.34% of list, one of nine at full asking price. Price per square foot is each sale’s own sold price over its MLS living area, and the median is taken of those ratios.
On September 23, 2026 the MLS showed five active Fairway Woods listings and no pending sale: two in building 8 at $339,000 and $335,000, one in building 3 at $325,000, one in building 17 at $325,000 and one in building 6 at $310,000, listed from 8 to 237 days. None was a four-bedroom unit. A buyer shopping Fairway Woods this season compares your unit with those five and the last nine sales.
The 12 months to September 23, 2025 recorded only three Fairway Woods closings, all four-bedroom units, at a median of $380,000 and 90.11% of list after a median 134 days. The latest 12 months brought nine closings at 96.34% of list after 34 days. More sales and fewer days is a firmer year, but the mix of plans changed more than prices did.
Four of the last nine Fairway Woods closings came in February 2026. Over the four years to September 23, 2026, February carried the most Fairway Woods closings, six, and no Fairway Woods sale closed in October or November in any of those years, per the Southwest Florida MLS. A unit priced and documented by early January meets the in-season buyer.
With five listings and about nine 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 Fairway Woods at The Forest home valuation, priced against your own plan’s sales, 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.
Fairway Woods condominiums recorded 31 closings in the 48 months to September 23, 2026, at a median of $350,000 and $143.48 per square foot of MLS living area, from $240,000 to $595,000. The 24-month window, the first counting back that holds ten or more sales, recorded 12 closings at a median of $365,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window, ending September 23, 2026 | Closings | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list | Median days on market | Range |
|---|---|---|---|---|---|---|
Last 12 months | 9 | $350,000 (observed sale) | $136.81 | 96.34% | 34 | $245,000 to $395,000 |
Last 24 months | 12 | $365,000 (middle pair $360,000 and $370,000) | about $135 (middle pair $133.36 and $136.81) | 95.13% (middle pair 93.98% and 96.27%) | 58.5 (middle pair 34 and 83) | $245,000 to $410,000 |
Last 48 months | 31 | $350,000 (observed sale) | $143.48 | 96.27% | 42 | $240,000 to $595,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the three Fairway Woods sections. The 48-month closings total $10,781,500 and the 24-month closings $4,122,000; five of the 31 closed at or above their list price.
Plan (bedrooms on the MLS record) | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list |
|---|---|---|---|---|
Two bedrooms, including two plus den | 12 | $289,500 (middle pair $285,000 and $294,000) | $147.17 (middle pair $147.03 and $147.31) | not shown for the combined group |
Three bedrooms | 7 | $335,000 | $156.95 | 98.59% |
Four bedrooms | 12 | $390,000 (middle pair $385,000 and $395,000) | $135.89 (middle pair $133.36 and $138.42) | 94.21% (middle pair 93.98% and 94.44%) |
The four-bedroom plan is the most house for the money and the lowest price per foot, and it closes furthest below list. For a four-bedroom seller that says the list price has to start where the closed four-bedroom sales are. In the last 12 months the four four-bedroom sales ran $370,000 to $395,000, a median of $380,000 (the mean of $375,000 and $385,000).
Section | Units | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Closings, last 12 months |
|---|---|---|---|---|---|
Section I | 40 | 8 | $309,500 (middle pair $294,000 and $325,000) | about $138.54 (middle pair $137.49 and $139.59) | 3, median $262,000 |
Section II | 38 | 9 | $360,000 | $138.42 | 2, at $395,000 and $325,000 |
Section III | 40 | 14 | $352,500 (middle pair $350,000 and $355,000) | about $151 (middle pair $147.31 and $155.44) | 4, median $360,000 (middle pair $350,000 and $370,000) |
Read a section median as a description of which plans sold, not a premium for the section. Section I’s lower median reflects its mix of two-bedroom sales, and Section III traded most often at the highest price per foot partly because four of its 14 sales were in 2023.
Calendar year | Closings | Median sold | Median $/sq ft (MLS living area) | Median days on market |
|---|---|---|---|---|
2023 | 7 | $340,000 | $167.12 | 2 |
2024 | 12 | $314,500 (middle pair $299,000 and $330,000) | $143.48 | 50 (middle pair 43 and 57) |
2025 | 4 | $370,000 (middle pair $360,000 and $380,000) | about $133 (middle pair $128.29 and $138.42) | 191 (middle pair 134 and 248) |
2026, to September 23 | 8 | $360,000 (middle pair $350,000 and $370,000) | about $135 (middle pair $133.36 and $136.81) | 30.5 (middle pair 27 and 34) |
Price per foot is the steadier signal. It fell from $167.12 in 2023 to the mid-$130s in 2025 and 2026, while days on market stretched to a median of 191 in 2025 and came back to 30.5 in 2026. A Fairway Woods seller today is selling into a market that has reset its price per foot and is moving again, which rewards a first price set from the 2026 sales.
The recent Fairway Woods sales that matter most to your price are the ones of your own floor plan, because the three plans trade in different bands. A buyer’s agent and a buyer’s appraiser will line your unit up against the same-plan sales of the last two years, then adjust for condition, updates, section and view.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
In the last 12 months, a two-bedroom seller’s comparables are $245,000 and $262,000. A three-bedroom seller’s are $265,000, $325,000 and $350,000. A four-bedroom seller’s are $370,000, $375,000, $385,000 and $395,000. Fewer than ten in any plan, so we list them rather than average them, and we widen to the 48-month plan medians where a plan is thin.
The highest Fairway Woods sale of the last twelve months was a four-bedroom unit in building 9, Section II, that closed at $395,000 in February 2026 after 34 days, 96.34% of its $410,000 list price and $133.36 a square foot. That is what a well-presented four-bedroom unit has reached this year, and it sits $200,000 below the $595,000 outlier of August 2024.
A two-bedroom unit in building 5 closed at $262,000 in May 2026 after 4 days, 97.76% of list. A three-bedroom unit in building 13 closed at $350,000 in March 2026 after 322 days, 98.59% of list. Both ended close to asking; one waited ten months to get there. The gap is a pricing and presentation story more than a market story.
The highest Fairway Woods sale in the 48-month pull, $595,000 for a four-bedroom unit in building 17 in August 2024 at $200.88 a foot, stands alone: no other four-bedroom sale in those 48 months cleared $495,000. A seller should not price from it, and a buyer’s appraiser will not.
An appraiser for a financed buyer reaches for the most recent sales of the same plan in the same neighborhood, and at Fairway Woods that can mean going back two years. We hand the appraiser the closed sales by plan and building, the county’s recorded plan area and your update record, so adjustments are made on documents rather than guesses.
Fairway Woods and Waters Edge at The Forest are the two large-unit condominium neighborhoods inside the gates, so a buyer shopping for space is likely to compare them. Fairway Woods offers more units, bigger four-bedroom plans, a garage on every unit and higher ground at a lower price per foot; Waters Edge offers a small 36-unit neighborhood that sells faster and closer to asking.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026)
Question | Fairway Woods at The Forest | Waters Edge at The Forest |
|---|---|---|
Homes | 118 condominium units in three recorded sections | 36 condominium units in one declaration |
Product | Low-rise buildings of six or eight units, three plans | Two-story buildings from 1984 and 1985, plus one-story duplex villas added in 1991 |
Built (county roll) | 1986 to 1991 | 1984 to 1991 |
Stories (county roll) | One and two | One and two |
Median heated area (county) | 1,937 sq ft; plans of 1,782, 1,937 and 2,962 | 1,989 sq ft |
Garage on the county roll | All 118 units | Not compared on this page |
Median 2026 just value (mass appraisal, not a price) | about $220,699 across all units | $300,820, the highest of any condominium in The Forest |
Closings, 48 months | 31 | 11 |
Median sold, 48 months | $350,000 | $425,000 |
Median $/sq ft (MLS living area), 48 months | $143.48 | $202.91 |
Median sold-to-list, 48 months | 96.27% | 97.94% |
Median days on market, 48 months | 42 | 11 |
Closings, last 12 months | 9, median $350,000 | 3, at $325,000, $425,000 and $520,000 |
Median sold-to-list, last 12 months | 96.34% | 99.05% |
Listings on September 23, 2026 | 5, at $310,000 to $339,000 | 1, at $325,000 |
Months of supply, by our arithmetic | about 6.7 | about 4.0 |
Median ground, ft NAVD88 | 8.5 to 9.1 by section | 6.6 |
Hurricane Ian high-water mark (USGS) | None surveyed at Fairway Woods | About 2.9 ft above ground at a Waters Edge building |
Milestone and reserve-study statutes | Outside both | Outside both |
Club membership | Optional | Optional |
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 and spot elevations layer; USGS Short-Term Network record for Hurricane Ian. Months of supply is active listings divided by the average monthly closings of the last 12 months.
A buyer should choose Fairway Woods for the most space for the money inside The Forest’s gates, a three- or four-bedroom plan, a garage and the highest ground in the community, accepting a larger neighborhood and a two-layer association file. A buyer should choose Waters Edge at The Forest for a smaller 36-unit neighborhood with one-story villa options, accepting a higher price per foot and lower ground.
Your listing competes with the one Waters Edge listing as much as with the other four at Fairway Woods. Lead with what Waters Edge cannot match: a 2,962-square-foot four-bedroom plan, a garage on every unit, about two more feet of ground, and roughly $59 less per square foot over 48 months. Then price inside the band a Waters Edge shopper can also reach.
Two more neighbors belong in the comparison: The Heron at The Forest, newer coach homes and villas at a median $197.69 a foot over 36 months, and Dove Hollow at The Forest, smaller units of about 1,419 heated square feet at a 48-month median of $297,500. Both guides carry every sale.
McGreevy and Comisar price a Fairway Woods condo against the closed sales of the same floor plan first, then adjust for section, building, condition, updates and view, and then test the number against the live competition inside The Forest. Because three plans trade in different bands, a Fairway Woods price is a plan-and-condition judgment, not a neighborhood average.
Before we price a Fairway Woods unit we check five things in this order: the plan on the county roll, since MLS living area sometimes differs for the same plan; the same plan’s sales in the last 12, 24 and 48 months; the unit’s condition and updates against those sales; the building and section, which set the association and the pool; and the five units listed today.
An automated estimate sees 118 units of three sizes and a county roll that values each plan at nearly one number. The closed sales of a single plan span tens of thousands of dollars, and several listings report living areas of 2,036, 2,123, 2,230 or 2,715 square feet for units the county records at one of three plans. A model cannot see a renovated kitchen or a replaced air handler.
The 2026 just values on the county roll run at medians of about $207,300 for the 1,782 plan, $219,317 for the 1,937 plan and about $289,600 for the 2,962 plan. Those are mass-appraisal figures set for taxation, and they run well below Fairway Woods’ closed prices. We price from closed sales of your plan, never from the tax roll.
With five Fairway Woods listings asking $310,000 to $339,000 and one Waters Edge listing at $325,000 on September 23, 2026, a buyer compares at most a handful of units inside the gate. We set a list price that wins the first thirty days against those, because a Fairway Woods listing that sits past a season becomes the one buyers negotiate against rather than the one they tour first.
McGreevy and Comisar market a Fairway Woods condo to the seasonal and year-round buyers who dominate the neighborhood, 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 garage, the ground and the statutes.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
On the county roll, 46 of Fairway Woods’ 118 units, about 39 percent, carry a homestead exemption. The rest are second homes, seasonal residences or rentals. 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.
A Fairway Woods unit sells on space and setting, so the photography shows the full plan, the garage and the view from each window, and the drone capture shows the building’s place between the golf courses and the neighborhood pool. Video lets a buyer who is still up north walk the plan before booking a flight.
We put in the first lines of your listing what buyers ask first: your plan’s exact size on the county roll, your garage, your section’s pool, your building’s ground elevation, and the fact that every Fairway Woods building sits outside Florida’s milestone and reserve-study statutes. The Southwest Florida International Airport terminal is about 8.6 miles and 16 minutes from The Forest’s clubhouse, without a bridge, and that sells to seasonal owners.
A Fairway Woods 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 Level II trauma center per the Florida Department of Health, is about 4.5 miles away, and a Publix about 1.4 miles, measured from the clubhouse.
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. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate.
Some Fairway Woods 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.
McGreevy and Comisar negotiate a Fairway Woods contract at partner level, never through an assistant, and we build the condominium document review, both estoppel certificates and any association approval into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a neighborhood with nine sales a year, the buyer’s agent may already know the last few sales as well as we do, and the tone of the first counter matters as much as the number in it.
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 package at contract so the window opens and closes early.
Every Fairway Woods building was finished between 1986 and 1991, before the first statewide Florida Building Code of March 1, 2002, per the Florida Building Commission. A buyer’s inspector will price the unit’s systems and openings. Fixing the obvious items before listing removes easy credits from the negotiation.
Section I’s restated articles give its association the power “to approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration,” per its 2024 filing with the Division of Corporations. We read the declaration’s approval procedure for your section on day one and set the closing date with it in view.
Most Fairway Woods owners net the most with a full-service listing, because a Fairway Woods sale depends on gate access, two estoppel certificates, the condominium resale package, a flood file and plan-by-plan pricing. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Your plan’s closed sales, then your unit | Whatever you set | The buyer’s resale margin, typically below open-market value |
Exposure | Southwest Florida MLS, our buyer database, video, drone, photography | Your own advertising | One buyer |
Gate access for showings | Every showing pre-registered | You register every visitor yourself | Not needed |
Estoppels (condominium and master) | Ordered on day one | You order and track them | Usually left to the seller |
Disclosures (s. 689.302 flood; s. 718.503 package) | Prepared and delivered on time | Your responsibility | Still your responsibility |
Negotiation | Partner-level, by Jesse or Marc | You, directly with the buyer’s agent | Take it or leave it |
Best for | Most sellers who want the highest net | Owners with a known buyer and time | Owners who value speed over price |
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 disclosures. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free home valuation first.
Selling a Fairway Woods condo costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two estoppel certificates, prorated taxes and assessments, and any title and settlement charges the contract assigns to the seller. The association fees themselves are not published at any layer.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Southwest Florida MLS Matrix, pulled September 23, 2026)
Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $2,450 at the 12-month median of $350,000, $2,555 at the 24-month median of $365,000, $2,026.50 at the two-bedroom 48-month median of $289,500, $2,345 at the three-bedroom $335,000 and $2,730 at the four-bedroom $390,000.
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.
A Fairway Woods sale needs a condominium estoppel from Fairway Woods I or Fairway Woods II under section 718.116 and a master estoppel under section 720.30851, ordered through the 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.
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.
Line, illustrative sale at $365,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $2,555 |
Condominium estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Master association estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Property tax proration | Seller credits buyer through the closing date | From your own tax bill |
Condominium and master assessment prorations | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | As the contract assigns | Promulgated rate |
Buyer’s agent compensation | Negotiated term, if any | As agreed |
Brokerage commission | Seller | As negotiated in your listing agreement |
The $365,000 line is the 24-month Fairway Woods median, 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.
A Fairway Woods 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. Every Fairway Woods unit is in FEMA Zone AE, so the flood disclosure matters on every sale.
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. We have it completed before the first showing.
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. We request every item from your association before listing.
Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Fairway Woods 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. This is information, not legal advice.
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 46 of 118 Fairway Woods units, that warning describes a real change for many buyers.
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.
The flood zone shapes the Fairway Woods 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, so a financed buyer needs flood coverage, and Fairway Woods’ higher ground is the fact that helps a quote.
Every Fairway Woods parcel reads Zone AE, base flood elevation 11 feet NAVD88, on FIRM panel 12071C0438H, per FEMA’s National Flood Hazard Layer. Median ground of 8.5 to 9.1 feet by section is the highest in The Forest and still below the base flood elevation. The November 2022 revision raised the base flood elevation from 10 to 11 feet.
U.S. Geological Survey crews surveyed Hurricane Ian high-water marks of about 2.9 feet above ground at a Waters Edge condominium building inside The Forest. No mark was surveyed at a Fairway Woods building, and no public record we reached says whether water entered any Fairway Woods unit. No Fairway Woods sale closed between late September and December 2022; the first, on January 10, 2023, closed at full list price.
Under section 718.111(11), the association insures the condominium property 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.
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 Fairway Woods therefore runs through the association’s master policy.
Put the association’s master policy declarations and deductible, whether it carries flood coverage on the building, your own unit-owners policy, a wind-mitigation report on the unit’s openings under section 627.0629 and any elevation certificate for the building in the listing file. A buyer’s agent who can get a quote on day one keeps the contract together.
A Fairway Woods buyer will pay two association assessments, the 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. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.
Each Fairway Woods association sets its own fee, which is not published; it appears in that association’s budget and resale estoppel certificate. Fairway Woods I and Fairway Woods II set separate budgets, so two units of the same plan in Section I and Section III can carry different fees. Neighborhood associations’ special assessments are not published either; they appear in the estoppel certificate and meeting minutes.
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 private streets, 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 San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, per the district’s final budget. Lee County bills solid waste as a non-ad-valorem line set by unit type, per its adopted solid waste rates. The Forest has no community development district, per the county’s special districts roster.
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.
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 home.
A Fairway Woods sale takes the time to find the right buyer, a median 34 days on market in the last 12 months and 58.5 over 24 months, plus a contract period that includes the condominium document review, two estoppel certificates and any association approval the declaration requires. The spread in the last year ran from 4 to 322 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
With about six in ten Fairway Woods units carrying no homestead exemption, many buyers and sellers are seasonal. A listing live by early January meets the winter buyer pool while it is in Fort Myers and leaves time for the association file before spring closings. A summer listing reaches fewer buyers but faces less competition.
Valuation and document request in week one; photography, video and drone in week two; listing live in week three; contract, delivery of the condominium package and the review window; both estoppels ordered on the first business day; the association’s approval where the declaration requires it; closing once every certificate is in hand.
Many Fairway Woods owners sell from out of state. 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 your association before you leave for the summer.
You get a free Fairway Woods home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the closed sales of your floor plan, adjusted for your unit, with the association files and tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive the same-plan MLS sales with their dates, the live competition inside the gate, 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 Fairway Woods at The Forest home valuation page or the McGreevy and Comisar valuation form.
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 building, your plan, your timeline and the one thing you are most worried about.
In a neighborhood with five listings and nine sales a year, the opening price decides the sale. We would rather you see the same-plan evidence and the number before you commit to anything, and many Fairway Woods owners use the valuation to decide whether to list this season or next.
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.
★★★★★ “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
Many Fairway Woods owners are not in Fort Myers all year, and a condominium sale has more moving parts than a house: two estoppels, a document package and a gate.
★★★★★ “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 neighborhood where three plans trade in three bands, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Fairway Woods specialist matters because the facts that decide a Fairway Woods sale live in records rather than a listing feed: three floor plans and their own sales, two associations and a master association, unit numbers that name buildings, the county’s one-and-two-story record, and a flood panel on the highest ground in The Forest.
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 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 Fairway Woods owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price Fairway Woods off a neighborhood median that mixes a 1,782-square-foot two-bedroom with a 2,962-square-foot four-bedroom, order one estoppel instead of two, let a buyer read unit 1402 as a fourteenth floor, or miss that the milestone statutes do not apply. None of those errors is exotic, and each costs a seller time or money.
Fairway Woods is the busiest attached market inside the gates and among the lowest priced per foot. Our guide to selling a home in The Forest covers every neighborhood, from the single-family phases to Partridge Place, with each one’s own window, and the Heron’s three-estoppel paperwork is different from yours.
Many Fairway Woods sellers are also buyers, moving to a single-family home inside The Forest, to another Fort Myers golf community or to a smaller seasonal home. 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.
We sequence the two contracts so the Fairway Woods estoppels 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.
Some owners trade within Fairway Woods, from a two-bedroom to a four-bedroom plan, or from one section’s pool to the other’s. Our Fairway Woods at The Forest buyer guide covers the purchase side of the neighborhood in full, and our Fort Myers guide covers the wider market.
These are the questions Fairway Woods at The Forest owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s records, both associations’ state filings and Florida’s condominium statutes, each with its window and source, and every pricing answer routes to a free valuation.
Start with a written valuation from your plan’s sales, request the condominium package and both estoppel figures, and decide how public the marketing should be. Then list with a team that registers every showing at the gate and orders both association files the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your plan from its own sales, deliver the section 718.503 package at contract 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.
Over 48 months two-bedroom units sold at a median $289,500, three-bedroom units at $335,000 and four-bedroom units at $390,000, per the Southwest Florida MLS. Your plan, condition and updates place you in that band; a free Fairway Woods at The Forest home valuation gives you the number.
One hundred eighteen: 40 in Section I, 38 in Section II and 40 in Section III, in 18 buildings of six or eight units, per the Lee County parcel roll.
Nine in the 12 months to September 23, 2026, and three in the 12 months before that, per the Southwest Florida MLS. Over 48 months, 31.
A median 34 days on market in the last 12 months and 58.5 over 24 months. The last year ran from 4 days to 322 days, and price and plan explain most of that spread.
It leans toward buyers: five listings against nine closings in the last 12 months is about 6.7 months of supply, by our arithmetic. A unit priced to its plan’s closed sales sells; one priced to the neighborhood’s highest sale waits.
Price per foot came down from 2023 and has held since 2025: the calendar-year median was $167.12 in 2023, $143.48 in 2024, about $133 in 2025 and about $135 in 2026 to September 23. We do not publish forecasts.
Because three plans share one neighborhood and several listings report living areas that differ from the county’s plan areas, a model cannot see the updates and condition that move a Fairway Woods price by tens of thousands of dollars.
Yes. Section medians over 48 months, $309,500, $360,000 and $352,500, mostly describe which plans sold. What your section changes is your association, its fee and its pool.
Before the season. February carried the most Fairway Woods closings over the last four years, and none closed in October or November in any of those years. A unit listed by early January meets the in-season buyer.
It depends on the declaration. Section I’s restated articles give its association the power to approve or disapprove transfers, leasing and occupancy as the declaration provides, so the approval procedure goes into the contract dates. We request it on day one.
Two: one from your condominium association, Fairway Woods I or Fairway Woods II, and one from The Forest’s master association.
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.
The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, prorated taxes and assessments, and any title charges the contract assigns to you. At the $365,000 24-month median the deed stamps are $2,555.
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.
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.
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.
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.
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.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more stories, and every Fairway Woods building is recorded at one and two stories. We say so in the listing.
No. At Fairway Woods the leading digits are the building, so unit 1705 is the fifth unit in building 17. Every building is one and two stories.
Yes. Every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on the highest ground in The Forest.
No public record we reached says whether water entered any Fairway Woods unit. The USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; none was surveyed at Fairway Woods. Your flood disclosure answers for your own ownership.
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.
The building is the association’s to insure under its master policy, so your buyer’s question starts with the association’s declarations and deductible. Your buyer insures the interior on a unit-owners policy.
Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a home. If you are a member, we get the club’s terms in writing before we list.
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.
It is part of what every Fairway Woods unit offers, because the county roll flags a garage on all 118. Against condominiums elsewhere in The Forest with open parking, it is a line we put near the top of your listing.
Update what a buyer’s inspector and insurer will flag first, then decide on cosmetics. Four-bedroom units closed at a median 94.21% of list over 48 months against 98.59% for three-bedroom units, which says large units are priced against their condition.
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.
Yes, but you would handle alone the gate registration for every showing, both estoppels, the association’s approval procedure, the condominium package and the flood disclosure. Call Jesse direct at (239) 898-6072 before you decide.
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.
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 at Fairway Woods.
Yes. About six in ten Fairway Woods 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.
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.
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.
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.
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.
Five on September 23, 2026, asking $310,000 to $339,000, all two- and three-bedroom plans, plus one Waters Edge listing at $325,000. Your real competition is the same plan inside Fairway Woods first.
Get a written valuation from your plan’s sales, request the condominium package and both estoppel figures, and decide how public the marketing should be. Request a Fairway Woods at The Forest valuation or call Jesse McGreevy at (239) 898-6072.
Every Fairway Woods at The Forest figure on this page traces to a primary source below, listed as of September 26, 2026: the two associations’ state filings, the state condominium registry, Lee County’s parcel, flood and elevation records, Florida Statutes and state agencies, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Fairway Woods at The Forest seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The recorded declarations sit in the Lee County Clerk’s official records and come with the resale package.
Document | What it proves for a Fairway Woods seller | Official authority |
|---|---|---|
Fairway Woods at the Forest I Amended and Restated Articles (filed July 12, 2024) | The Section I association’s power to approve transfers, leases and occupancy as the declaration provides | |
Fairway Woods at the Forest II Amended and Restated Articles (filed April 28, 2006) | The Sections II and III association’s voting and amendment rules | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, board seats for Fairway Woods I and II, and re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation on every unit | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County’s Class 5 flood-insurance discount | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on your buyer’s tax bill | |
Florida Statutes 718.503, disclosure prior to sale | The condominium resale package and the buyer’s review window | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 720.30851, homeowners’ association estoppel certificates | The master association estoppel and its fee cap | |
Florida Statutes 689.302, residential flood disclosure | The flood disclosure every Fairway Woods seller gives | |
Florida Statutes 201.02, documentary stamp tax | The 70 cents per $100 deed tax | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Fairway Woods at The Forest sits inside the south Fort Myers golf market they work every week. If you are weighing a sale at Fairway Woods, the first conversation costs nothing and usually saves a seller more than any decision made later.
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 Fairway Woods closing in the Southwest Florida MLS and resolved each one to its section and building 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.