Updated September 2026
69 single-family pool homes, 14 MLS closings in ten years and five county-recorded sales since April 2025 at an $835,000 median. McGreevy and Comisar price your Jungle Plum East home from both records. Call Jesse at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Jungle Plum East at Forest Glen is 69 single-family pool homes on Jungle Plum Drive East, the largest house street in Forest Glen, where the Southwest Florida MLS recorded 14 closings in ten years at a $474,000 median and the county recorded five qualified sales since April 2025 at an $835,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Jungle Plum East home from both records.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
This page is written for the owner. For the whole neighborhood, from the 1999 plat and the neighborhood association to the floor areas, pools, flood letters and schools, read our complete Jungle Plum East at Forest Glen neighborhood guide, which this seller guide sits beside. Everything below answers one question: how to sell a house on Jungle Plum Drive East for the most money, with the fewest surprises, on a date you choose, on a street where four of the last five recorded sales never appeared as MLS closings. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the two-association paperwork a Jungle Plum East sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
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.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole Jungle Plum East market. We tracked every one of its 14 Southwest Florida MLS closings over ten years and every one of the five qualified sales the county recorded in 2025 and 2026, each with its source, window and count. Where this page walks through a sale in detail, it is a public record sale, labelled as one.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which on Jungle Plum Drive East means a neighborhood association, a master club association, a flood file and, on four lots, a 2012 FEMA letter the current map no longer carries. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, inspections, contractors and walkthroughs. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Selling at Jungle Plum East at Forest Glen differs from a typical Forest Glen sale in five ways: it is a street of detached pool homes in a condominium-heavy community, most recent sales happened outside the MLS, the club conveys with the house, there are two associations and no condominium, and the street’s flood letters date from a superseded map.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Division of Corporations; FEMA National Flood Hazard Layer, read September 2026)
Forest Glen has 799 homes, and 658 of them are condominium units. Jungle Plum East is Block 3 of the Forest Glen of Naples plat, recorded in Plat Book 31 beginning at Page 94: 69 single-family homes addressed 3732 to 3883 Jungle Plum Drive East, built from 1999 to 2002, with 2,176 to 2,746 square feet of living area on the county roll and a median of 2,402. Your buyer is shopping for a house, not a condominium, and the pricing evidence has to come from houses.
The county’s improvement records show a private pool on 56 of the 69 parcels, about 81 percent, and a spa on 42, about 61 percent. Five parcels carry a recorded dock or deck, which appears to track lots on one of the interior lakes, though the roll does not name the lake. On Jungle Plum Drive East a pool is the expectation, so its condition, cage and equipment age sit near the top of a buyer’s list.
Every Jungle Plum East owner belongs to Jungle Plum East of Forest Glen Neighborhood Association, Inc. (Florida not-for-profit N99000004948, filed August 19, 1999, 2026 annual report filed April 28, 2026) and to Forest Glen Golf and Country Club Master Association, Inc. (N99000002346). Both are Chapter 720 homeowners associations. There is no condominium layer, no board approval of a condominium buyer and no Chapter 718 resale package, which makes a Jungle Plum East closing simpler than most in the gate.
The golf course, clubhouse, roads and preserves are owned by the homeowners’ master association, and club membership comes with the home; the club calls Forest Glen “membership-inclusive.” The master association holds about 578 acres outright. There is no separate club certificate to sell back, so the club’s value travels inside your price, and the exact membership classes sit in the recorded declaration and club documents.
The county recorded five qualified Jungle Plum East sales between April 2025 and March 2026, and the MLS captured only one of them as a closing, a $760,000 sale on May 28, 2025. Four of the five, including the street’s highest price at $990,000, closed outside the MLS. A buyer’s agent searching the MLS alone sees one sale in two years, and a pricing model sees less.
A Jungle Plum East at Forest Glen seller should know ten recorded facts before choosing a list price: the ten-year MLS record, the county’s five recent sales, the one live listing, the floor-area band, the pool share, the two estoppels, the Chapter 720 disclosure duty, the flood picture, the tax reset and the Citizens flood rule.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
For a Jungle Plum East home priced from the recorded evidence, yes. The county’s five qualified sales since April 2025 ran from $760,000 to $990,000 at an $835,000 median, the only MLS listing on September 26, 2026 asked $799,000, and Jungle Plum East’s MLS closings have historically gone fast, a median 5 days over ten years.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Our rule is to widen the window until it holds ten closings. Jungle Plum East has none in 12 months, one in 24, four in 36 and six in 60, and reaches ten only at 120 months, so every lead MLS figure on this page names that window. The MLS files every Forest Glen home under one development name, so we tracked all 375 Forest Glen closings of the last ten years and assigned each to its street.
Window to September 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 0 | none | none | none | none | none |
24 months | 1 | $760,000 | $760,000 | $412.82 | 101.33% | 0 |
36 months | 4 | $797,000 | $760,000 to $875,000 | $400.51 | 98.72% | 13.5 |
60 months | 6 | $760,000 | $610,000 to $875,000 | $379.42 | 99.00% | 7.5 |
120 months | 14 | $474,000 | $320,000 to $875,000 | $242.87 | 97.68% | 5 |
Southwest Florida MLS Matrix, Development FOREST GLEN, pulled September 29, 2026. Sold-to-list divides the sold price by the final list price. With an even count the median is the mean of the middle pair: 120-month price $459,000 and $489,000; 36-month price $760,000 and $834,000.
A seller’s yardsticks are the numbers a buyer’s agent will quote back. Here is Jungle Plum East against every other Forest Glen neighborhood over the same ten-year MLS window, from the same pull.
120 months to September 26, 2026 | MLS closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
Jungle Plum East at Forest Glen | 14 | $474,000 | $242.87 | 97.68% | 5 |
Jungle Plum West at Forest Glen | 7 | $545,000 | $192.63 | 94.32% | 229 |
Periwinkle Villas at Forest Glen | 31 | $470,000 | $278.24 | 96.92% | 47 |
Barrington at Forest Glen | 31 | $460,000 | $242.49 | 95.02% | 38.5 |
Bishopwood West at Forest Glen | 35 | $361,000 | $181.79 | 97.09% | 42 |
Bishopwood East at Forest Glen | 101 | $225,000 | $148.91 | 95.65% | 50 |
Britannia at Forest Glen | 156 | $203,250 | $142.78 | 96.12% | 35.5 |
Jungle Plum East holds the fastest median time on market of any Forest Glen neighborhood over ten years, 5 days against 35.5 to 229 elsewhere, and the highest median sold-to-list. Its ten-year median understates today’s prices, because seven of its fourteen closings came before 2021.
Calendar year | MLS closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
2017 | 2 | $444,450 | $240.48 | 97.83% | 3.5 |
2018 | 1 | $372,000 | $201.30 | 97.92% | 62 |
2019 | 3 | $410,000 | $221.74 | 95.37% | 23 |
2020 | 1 | $320,000 | $176.31 | 91.43% | 0 |
2021 | 1 | $381,000 | $205.50 | 98.32% | 0 |
2022 | 2 | $672,500 | $339.13 | 99.00% | 5 |
2023 | 1 | $875,000 | $388.20 | 97.23% | 5 |
2024 | 2 | $797,000 | $398.34 | 98.72% | 46 |
2025 | 1 | $760,000 | $412.82 | 101.33% | 0 |
Southwest Florida MLS Matrix, by calendar year of closing. Price per square foot of MLS living area more than doubled between the December 2020 closing and the May 2025 closing. A Jungle Plum East seller pricing from a pre-2022 memory is pricing for a market that no longer exists.
On September 26, 2026 the MLS showed one Jungle Plum East home for sale: a two-bedroom-plus-den, two-bath house of 1,885 square feet of MLS living area, asking $799,000 after 71 days. It was the highest-priced of Forest Glen’s 13 active listings that day, which ran from $247,777 to $799,000. Your buyer will tour it, and a house of the same MLS size and bedroom count closed at $429,900 in September 2017.
Across Forest Glen the MLS recorded 32 closings in the 12 months to September 26, 2026 at a $394,000 median, 47.5 median days on market and 93.49 percent of final list; over 60 months, 151 closings at 97.09 percent and 21 days. Forest Glen’s condominium market has slowed. Jungle Plum East’s buyer is a house buyer, and on this street, priced correctly, that buyer has moved fast.
Collier County’s deed record is the second, independent check on Jungle Plum East prices. The Florida Department of Revenue’s 2026 preliminary NAL file shows five qualified, arm’s-length sales on Jungle Plum Drive East between April 2025 and March 2026, at an $835,000 median and a range of $760,000 to $990,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The state file, read against both of its most-recent-sale slots per parcel, records five qualified Jungle Plum Drive East sales: April 9, 2025 at $865,000; April 25, 2025 at $760,000; May 21, 2025 at $760,000; May 22, 2025 at $835,000; and March 30, 2026 at $990,000. With an odd count of five the median is an actual sale, $835,000. Each carries DOR qualification code Y, the county’s finding that the deed was an arm’s-length market sale.
The same file shows a sixth Jungle Plum Drive East transfer in December 2024, coded not qualified. A trust transfer, a family deed or a corrective deed is coded that way, and it is excluded from the median above. The qualification code is what keeps a non-market transfer from moving a recorded-sales figure, and we apply it on every valuation.
The MLS counts listed homes that close through a cooperating agent; the county counts every recorded deed. On Jungle Plum Drive East, four of the five qualified 2025 and 2026 sales never appeared as MLS closings, including the $990,000 sale of March 2026 and the $865,000 sale of April 2025. They may have been private sales, sales arranged through the club’s own listing board or sales never entered in the MLS. Their list prices and days on market are not public; their prices are.
On the 2026 preliminary roll the median total just value of a Jungle Plum East home is $657,833 (n=69), from $576,830 to $755,231, and the median estimated tax is $4,251.34 (2026 preliminary roll estimate). Just value is a mass-appraisal figure for taxation, not a price: every one of the five recent qualified sales closed above the top of that range, the two at $760,000 only just. Its use is ranking one house against another.
The Jungle Plum East sales that matter most are the 14 MLS closings of the last ten years, read by plan, floor area, date and days on market, and the five recorded county sales since April 2025. Your buyer’s agent and appraiser will use the same records, so each MLS closing is set out below by street only.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Closed | Street | Beds and baths | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
May 2025 | Jungle Plum Dr E | 3 bed, 2 bath | 1,841 | $750,000 | $760,000 | 101.3% | 0 |
Mar 2024 | Jungle Plum Dr E | 3 bed plus den, 2 bath | 2,254 | $780,000 | $760,000 | 97.4% | 22 |
Feb 2024 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,815 | $834,000 | $834,000 | 100.0% | 70 |
Dec 2023 | Jungle Plum Dr E | 3 bed plus den, 3 bath | 2,254 | $899,900 | $875,000 | 97.2% | 5 |
Dec 2022 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,983 | $750,000 | $735,000 | 98.0% | 10 |
Aug 2022 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,983 | $610,000 | $610,000 | 100.0% | 0 |
Feb 2021 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,854 | $387,500 | $381,000 | 98.3% | 0 |
Dec 2020 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,815 | $350,000 | $320,000 | 91.4% | 0 |
Oct 2019 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,849 | $429,900 | $410,000 | 95.4% | 51 |
Sep 2019 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,836 | $405,000 | $390,000 | 96.3% | 0 |
Mar 2019 | Jungle Plum Dr E | 3 bed plus den, 2 bath | 2,100 | $525,000 | $489,000 | 93.1% | 23 |
Sep 2018 | Jungle Plum Dr E | 3 bed, 2 bath | 1,848 | $379,900 | $372,000 | 97.9% | 62 |
Sep 2017 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,885 | $429,900 | $429,900 | 100.0% | 2 |
Apr 2017 | Jungle Plum Dr E | 2 bed plus den, 2 bath | 1,815 | $479,850 | $459,000 | 95.7% | 5 |
Southwest Florida MLS Matrix, Development FOREST GLEN, closings April 20, 2017 to May 28, 2025, pulled September 29, 2026. One December 2023 closing is tagged Bishopwood West I in the MLS but sits on Jungle Plum Drive East, so we assigned it by street. Fourteen closings, $7,824,900 in volume (our arithmetic).
With one MLS closing in two years and four recent sales that never reached the MLS, the first price you publish on Jungle Plum Drive East decides whether your house sells in days, as most have, or sits. Request a written opinion of value through our Jungle Plum East at Forest Glen home valuation or the McGreevy and Comisar free home valuation, and call Jesse direct at (239) 898-6072. Buying instead? Read how we help buyers purchase in Jungle Plum East at Forest Glen or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
Nine of the fourteen closings were two-bedroom-plus-den houses of 1,815 to 1,983 square feet of MLS living area. The same 1,815 square foot plan closed at $459,000 in April 2017, $320,000 in December 2020 and $834,000 in February 2024. Two 1,983 square foot houses closed four months apart in 2022, at $610,000 in August and $735,000 in December. On this street the date and the condition move the price more than the floor plan does.
Five closings were three-bedroom houses, from 1,841 to 2,254 square feet. The two largest, both 2,254 square feet, closed at $875,000 in December 2023 after 5 days and at $760,000 in March 2024 after 22 days, three months apart. The newest three-bedroom closing, 1,841 square feet in May 2025, sold at $760,000, above its list. A three-bedroom house is not automatically worth more than a den plan on this street; the finish and the pool are.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On May 28, 2025 a three-bedroom, two-bath Jungle Plum Drive East house of 1,841 square feet of MLS living area closed at $760,000 from a final list price of $750,000, 101.3 percent, with zero days on market recorded, about $412.82 per square foot of MLS living area. It is the most recent Jungle Plum East closing in the MLS and the only MLS closing in the 24 months to September 2026.
Three things make it the sale every next Jungle Plum East seller should study. First, the buyer paid $10,000 over list without a single day of public marketing: the price was set where the market already stood. Second, the county file records two $760,000 Jungle Plum East sales that spring, and this is the one the MLS captured; the other, and three sales above it, left no MLS record at all. Third, ten months later a Jungle Plum Drive East house recorded at $990,000, which shows how wide the band on one street has become.
For the buyer, that sale also carried costs the price does not show: two association layers billed separately, a tax bill that resets on the purchase price, and flood coverage a Citizens policy will require by January 1, 2027.
The highest MLS price on the street is $875,000, a 2,254 square foot three-bedroom-plus-den, three-bath house that closed in December 2023 after 5 days, from a $899,900 final list. Three months later a house of the same size closed at $760,000 after 22 days. The same plan, one season apart, sold $115,000 apart. The buyer paid for what was inside the walls and around the pool.
A lender’s appraiser looks first for closed sales of similar houses within the last six to twelve months. On Jungle Plum Drive East the MLS offers none in the last twelve months, so the appraiser reaches to recorded county sales, older MLS closings and nearby single-family streets. We assemble that comparable set before you list, including the four recent county sales without an MLS record, so the price we recommend is one a financed buyer’s appraisal can support.
Jungle Plum East vs Jungle Plum West is the comparison nearly every Forest Glen house buyer makes, because they are the community’s only two single-family streets and share a name. Jungle Plum East offers more houses, faster recent sales and a recorded 2025 to 2026 market; Jungle Plum West offers larger estate homes and almost no recent trading record.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Jungle Plum East at Forest Glen | Jungle Plum West at Forest Glen |
|---|---|---|
Homes | 69 single-family | 18 single-family estate homes |
Street and plat | Jungle Plum Dr E, 3732 to 3883; Block 3 | Jungle Plum Dr W; Block 2 |
Built | 1999 to 2002 | 1999 to 2000 |
County living area | 2,176 to 2,746 sq ft, median 2,402 | 2,473 to 4,284 sq ft, median 3,092 |
Club product label | Executive homes | Estates |
Neighborhood association | N99000004948 | N99000004890 |
Own common tract | None | Tract D-3, Lot 2, 0.28 acre |
Homestead share, 2026 roll | 66.7% (46 of 69) | 77.8% (14 of 18) |
Median 2026 preliminary just value | $657,833 | $988,045, the highest in Forest Glen |
MLS closings, 120 months | 14, median $474,000 | 7, median $545,000 |
Median $ per MLS living sq ft, 120 months | $242.87 | $192.63 |
Median sold-to-final-list, 120 months | 97.68% | 94.32% |
Median days on market, 120 months | 5 | 229 |
MLS closings, 60 months | 6, median $760,000 | 0 |
Last MLS closing | May 28, 2025 | June 19, 2020 |
First MLS window with 10+ closings | 120 months | None in ten years |
County qualified sales, 2025 to 2026 | 5, median $835,000 | 0 |
On the MLS record the two streets are different markets. Jungle Plum East’s fourteen closings took a median 5 days and kept 97.68 percent of list; Jungle Plum West’s seven took a median 229 days and kept 94.32 percent, with every one before July 2020. Jungle Plum West carries the higher assessed value, but it has no recorded market sale since 2020 to prove a price, while Jungle Plum East has five in eighteen months.
A buyer should choose Jungle Plum East for more choice, a pool on most lots, a recent recorded price band and a house of 2,176 to 2,746 square feet. A buyer should choose Jungle Plum West for a larger estate home of up to 4,284 square feet on an 18-home street with its own small tract, and should expect to wait for one, since none has closed through the MLS since June 2020.
A Jungle Plum East seller is not priced against Jungle Plum West, because West’s larger homes and six-year-old MLS record describe a different product. But a buyer who wants more space may tour both, and your listing should state your floor area and pool plainly so the comparison works for you. For the West side of the same decision, see our Jungle Plum West at Forest Glen neighborhood guide and the Jungle Plum West at Forest Glen seller guide.
We price a Jungle Plum East home from the county’s recorded 2025 and 2026 sales and the MLS closings of the same plan and floor area, adjusted for the pool, spa, lake frontage, roof and window era, kitchen and baths, and flood status, then cross-checked against the one live listing and Forest Glen’s single-family record.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The ten-year MLS median of $474,000 describes no house on the street today, and the county’s $835,000 median describes five houses whose interiors we have not all seen. We start from the recorded band, $760,000 to $990,000, and from the MLS closings on your plan, then adjust. We never quote a street median as your price.
The MLS records living area as an agent enters it; the county records its own living area. The fourteen MLS closings ran 1,815 to 2,254 square feet, while the county puts every Jungle Plum East home at 2,176 to 2,746. The MLS 120-month median is $242.87 per living foot and the May 2025 closing $412.82. We never divide a county price by an MLS area, or the reverse, and your valuation states which system every number came from.
With a pool on 81 percent of lots and a spa on 61 percent, a Jungle Plum East buyer prices a house without one against the cost of adding one, and a house with one against its age and condition. A recorded dock or deck on five parcels appears to mark lake lots. We confirm each feature against the county’s improvement record and your permits before it goes in the listing.
An automated model needs recent closed sales, and the MLS has recorded none on Jungle Plum Drive East in twelve months. It either reaches to Forest Glen’s condominium-heavy average, where the 12-month median is $394,000, or leans on the county’s just value, which every recent sale exceeded. It cannot see four of the five recent sales at all if it reads only the MLS.
The drivers we adjust for are the ones that separated the recorded sales: the plan and floor area, the pool and spa and their equipment, lake or preserve frontage, roof age, impact windows or shutters, air conditioning age, kitchen and baths, flooring and the flood file. The $115,000 between two 2,254 square foot houses sold three months apart is made of exactly these things.
In a one-listing market, the listing is the comparable. On September 26, 2026 the only Jungle Plum East home for sale asked $799,000 after 71 days, and the club invites owners to list homes on its own website free of charge. We read the live listing and the club board before we set your number, because your buyer will see both.
A Jungle Plum East buyer underwrites two association layers, a property tax bill that resets to the purchase price, homeowners insurance on a 1999 to 2002 house and, if insured through Citizens, flood coverage by January 1, 2027. At the 2025 millage, a house assessed at $835,000 with no exemption would carry about $8,772 a year in tax. We price knowing all of it, so the buyer’s arithmetic confirms your price instead of cutting it.
We market a Jungle Plum East home to the buyer most likely to purchase it: a house buyer who wants a private pool, bundled golf and preserve views inside a gate, at a lower single-family entry than the golf communities across Collier Boulevard. That means photography, aerial and video, full MLS exposure, our qualified-buyer database and a complete file on day one.
Data updated: September 2026 (Collier County 2026 preliminary roll; Forest Glen Golf and Country Club Real Estate pages, read September 2026)
Forty-six of the 69 Jungle Plum East homes, 66.7 percent, carry a Florida homestead exemption on the 2026 preliminary roll, the second-highest share in Forest Glen after Jungle Plum West and far above the community’s 38.8 percent. A Jungle Plum East house is most often a primary residence, so the buyer pool is broader than the winter season, and we market to it all year.
Jungle Plum East’s fourteen MLS closings did not bunch in spring: six closed from February to May, three in December and five from August to October (our arithmetic on the closing dates). A well-prepared Jungle Plum East listing does not have to wait for the season, and one priced to the recorded band has not waited long in the past.
On Jungle Plum Drive East the pool, the lanai, the kitchen and the view behind the house sell the home. We capture each in natural light, add aerial work that shows the lot against the lakes, the fairways and the preserve on the community’s eastern side, and produce a walkthrough video for the buyer deciding from out of town.
The club invites owners to post homes for sale on its website free of charge, and posts open houses each Friday for Saturday and Sunday showings from 1 to 4 PM. We use the club’s boards alongside full MLS exposure and speak the club’s language: its category for Jungle Plum East is “executive homes.” A listing that also reaches the MLS is the one a buyer’s agent from across Naples can find.
Before the first showing we assemble the file a Jungle Plum East buyer’s agent will ask for: both estoppel requests, the neighborhood and master governing documents, the Section 720.401 disclosure summary, the current FEMA zone and any 2012 letter for your lot, a wind mitigation report, the four-point inspection, the roof and pool permits and the tax bill. A complete file shortens the buyer’s hesitation.
Four of the last five recorded Jungle Plum East sales closed without an MLS record, so some owners here clearly sell quietly. We can offer a house privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure, and we set out both paths, with the recorded prices beside each, before you choose.
We negotiate a Jungle Plum East contract ourselves, partner to partner, against the recorded band and the MLS record, with both estoppels, the disclosure summary, the flood file and the insurance questions built into the contract dates. Jungle Plum East’s ten-year MLS median settled at 97.68 percent of final list, and four of fourteen closed at or above list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Jungle Plum East offer that matters, because it usually arrives with questions about the roof, the pool equipment, the flood zone and the insurance quote, and the answers move the price.
The ten-year range ran from 91.4 percent to 101.3 percent. The deepest discount, 91.4 percent, came on a December 2020 sale; the four at or above list closed in 0 to 70 days. Nine of the fourteen closings were recorded at 10 days or fewer (our arithmetic). On this street a price set from the evidence has usually drawn an offer within days.
Every Jungle Plum East house was built from 1999 to 2002, so a buyer’s insurer will ask for a four-point inspection and a wind mitigation report can lower the premium. On a Jungle Plum East house the roof, the pool and the windows are yours, not an association’s. We recommend both reports before listing, so a problem is found on your schedule rather than inside the buyer’s inspection period.
A Jungle Plum East sale needs an estoppel certificate from the neighborhood association, whose manager on the state record is Complete Property Management of SW Florida, and one from the master association through the club office. We order both on the first business day after the contract is signed and set a closing date that allows for the slower one.
If your house sits on one of the four lots that FEMA removed from the flood zone in 2012, the buyer’s lender reads the 2024 map, where the letter is listed as not incorporated. We raise it first, with your current zone, the letter and any survey, so it never becomes a late objection or a price concession.
Selling a Jungle Plum East home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel certificates, a municipal lien search and prorated property taxes. In Collier County the buyer customarily pays the owner’s title policy, and any association charge due at closing appears on the estoppel certificate.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; Collier County 2026 preliminary roll)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the $835,000 county median that is $5,845; at $760,000 it is $5,320; at the $990,000 high it is $6,930. After commission it is usually the largest single line on your closing statement.
In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls. Florida promulgates the title premium itself, so the rate is the same at every title company.
Florida caps what a homeowners association may charge for an estoppel certificate at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent, under Florida Statutes 720.30851 as amended in 2024. A Jungle Plum East sale needs two, and in Collier County practice the seller customarily pays them.
No first-party Forest Glen document we found publishes the dues, a capital contribution, a fund fee or a resale transfer fee. Figures circulate online, attributed to unnamed sources, and they disagree with each other, so this page does not repeat them. The closing charges for your house appear on the estoppel certificate, which states what is owed and to whom on the day of closing.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent is a separate decision we make together.
Line, illustrative Jungle Plum East sale at $835,000 closing June 30 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $5,845 |
Master association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Jungle Plum East neighborhood association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration on the $4,251.34 median estimate | Seller credits buyer | About $2,108 |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Any association charge due at closing | As stated on the estoppel certificate | On the certificate |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of the $4,251.34 median Jungle Plum East estimate on the 2026 preliminary roll, before any early-payment discount. Your own net sheet uses your contract price, your bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.
A Jungle Plum East seller owes the Section 720.401 homeowners association disclosure summary before contract, because the neighborhood association and the master association are both Chapter 720 associations and the house sits in no condominium. The seller also owes the flood disclosure, the property tax disclosure summary and known material facts.
Data updated: September 2026 (Florida Statutes 720.401, 689.261 and 689.302, current text; Forest Glen master declaration as recorded)
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. Getting the timing wrong hands your buyer an exit that lasts until the closing table.
Section 720.401(2) says the section does not apply to associations regulated under Chapters 718, 719, 721 or 723. In Forest Glen that carve-out matters for the Britannia, Bishopwood and Barrington condominium owners, who follow the Chapter 718 resale rules. A Jungle Plum East owner belongs only to two Chapter 720 associations, so the Section 720.401 duty is yours. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.
Club membership is bundled with ownership, per the club’s statement and the 2016 assessment that billed every member, and the exact membership classes are set in the master declaration, recorded at Official Records Book 2536, Page 1955, amended and restated at Book 4566, Page 2673. The Jungle Plum East neighborhood declaration was not located in any public source we reviewed. The public documents we read do not show whether either declaration restates the Section 720.401 duty or names who pays a closing charge, so the statute, not the covenant, is the source we cite, and each estoppel settles what is owed.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood insurance claim on the property and whether the seller has received federal flood assistance; a 2025 amendment added whether the seller knows of flooding that damaged the property during ownership. Answer all three from your own records.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. On Jungle Plum Drive East, where two in three homes carry a homestead exemption and its Save Our Homes cap, that warning describes a real change in the buyer’s carrying cost.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, roof and pool history, open permits and any association special assessment. Several Jungle Plum East facts are already public, and a buyer’s attorney will find them: the lot’s current FEMA zone and any 2012 letter the 2024 map no longer carries. Better that they come from you.
Flood zone on Jungle Plum Drive East is mostly FEMA Zone X, outside the 1 percent annual chance floodplain, on panel 12021C0418J, effective February 8, 2024, with a few addresses in Zone AH. Four Jungle Plum East lots hold 2012 FEMA letters the current map does not incorporate, and a Citizens policy will require flood coverage by 2027.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points, read September 2026; FEMA Letters of Map Amendment on file)
Across Forest Glen’s single-family and villa footprint, which includes Jungle Plum East, Collier County’s structure-level address points show 144 of 160 tested addresses in Zone X, 9 in shaded Zone X and 7 in Zone AH, the shallow-ponding Special Flood Hazard Area. No Forest Glen address falls in Zone AE or VE. The only base-flood-elevation line FEMA draws across the community on the current map is 10.5 feet NAVD88. Confirm your own lot with a FIRMette or a lender determination.
FEMA issued Letters of Map Amendment in 2012 for four Jungle Plum East lots, removing each from the flood zone under the map then in effect. FEMA’s current layer lists all four as not incorporated into the 2024 map, and no revalidation was found. Lenders read the current map unless a revalidation letter or a new letter exists. If your lot is one of the four, the letter belongs in your listing file with an explanation.
Collier County holds one Elevation Certificate for a Jungle Plum Drive East house, surveyed February 22, 2013 against the older map: Zone AH, a base flood elevation of 10.7 feet under that map, a finished floor of 13.0 feet and lowest adjacent grade of 12.4 feet. Surveyed grades at the four 2012 letter lots ran 12.0 to 13.8 feet, above the current 10.5-foot line. Whether that supports a new letter for your lot is a question for a licensed surveyor.
Citizens Property Insurance requires flood coverage on personal residential policies that include wind, and by January 1, 2027 that applies to every such home regardless of zone or value. Condominium unit-owner policies are exempt; a Jungle Plum East house is not. A Jungle Plum East buyer insured through Citizens will need flood coverage even in Zone X, which belongs in the buyer’s carrying cost from the first conversation.
Across all 5,463 NFIP policies in ZIP 34114 that took effect June 2025 to May 2026, the median annual cost was $1,528 (OpenFEMA), and unincorporated Collier County is a Class 5 Community Rating System community, worth a 25 percent discount on eligible NFIP policies. ZIP 34114 is far larger than Forest Glen, so the median is a budget anchor, not a quote for your house.
The Florida Building Code design wind speed here is 163 mph (Risk Category II), inside the wind-borne debris region, so any replacement window or exterior door must be impact-rated or protected by an approved shutter. Every Jungle Plum East house was built from 1999 to 2002, mostly before Florida’s first statewide code took effect on March 1, 2002, so original openings cannot be assumed to be impact-rated. A wind mitigation report documents what yours actually has.
Collier County places Forest Glen in hurricane evacuation Zone D. The state’s regional storm-surge planning layer, which models the worst case for each storm category, includes the area inside its Category 3 surge zone, so Zone D is not a promise of no surge under any storm. The nearest official instruments logged a 106-knot gust at the county’s operations center 2.5 miles south in Irma in 2017, and no county, news or association record we reviewed describes storm flooding inside Forest Glen.
A Jungle Plum East buyer pays neighborhood association dues, master association and club dues billed quarterly on one statement, a property tax bill that resets after the sale, homeowners insurance and, through Citizens, flood coverage by 2027. Forest Glen publishes none of its dues on a first-party page, so the estoppel certificates state the figures.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue 2025 Collier millage codes; club and association records, read September 2026)
Layer | Who bills it | Figure | How to confirm |
|---|---|---|---|
Neighborhood association dues | Jungle Plum East of Forest Glen Neighborhood Association | Not published | Neighborhood estoppel and budget |
Master association and club dues | Forest Glen Golf and Country Club Master Association, quarterly | Not published | Master estoppel and budget |
Condominium fee | None | $0, no condominium on the street | Recorded plat and county roll |
Property tax | Collier County Tax Collector | Median estimate $4,251.34 today; resets at sale | The buyer’s own post-purchase assessment |
Solid waste | Collier County, District 1 Garbage | $261.91 on a 2025 Jungle Plum Drive bill | The tax bill |
Community Development District | None | $0 | Collier County CDD layer |
Forest Glen’s adopted 2025 millage for code 39 was 10.5058 mills, and the county’s 2026 preliminary roll estimates taxes at 10.4020 mills, reflecting preliminary 2026 rates; final 2026 rates appear on the November bill. At 10.5058 mills, a house assessed at the $835,000 county median with no exemption would carry about $8,772 a year. With 46 of 69 homes homesteaded, many sellers’ bills sit well below that, and the buyer should budget from the purchase price.
No Community Development District covers Forest Glen, so there is no district bond assessment on any Forest Glen tax bill. A 2025 Jungle Plum Drive East single-family bill carried one non-ad valorem line, the county’s District 1 Garbage charge of $261.91. Against a newer neighbor with a district assessment, that absence belongs in your listing.
When the club builds, every owner pays the same share on top of dues. In 2016 the master board approved a $949,376 outdoor dining facility (plus $80,000 contingency) and assessed every member $1,290, billed $215 a quarter for six quarters. That is a dated, historical charge, not a current one; a 2017 amendment to the master declaration sets a CPI-indexed $400,000 threshold above which member approval rules apply.
The Jungle Plum East rules that shape a sale, leasing minimums, pets, vehicles and exterior changes, are set in the neighborhood’s own recorded declaration and in the master declaration, and none is published on a public page. Your file should carry the current documents, because an investor or a buyer with a boat will ask first.
Data updated: September 2026 (Forest Glen master declaration as recorded; club Real Estate pages, read September 2026)
Renters obtain club privileges through a golf or social membership transfer, and owner listings on the club’s rental board state that the renter pays the club’s transfer fee; the club does not publish the amount. The club’s Rentals Wanted board shows repeat seasonal renters seeking one- to three-month February and March stays, often golf-inclusive. No Jungle Plum Drive East home appears among the Forest Glen lease closings in our MLS pull for the two years to September 26, 2026; each was a condominium on Loblolly Bay Drive or Bishopwood Court East.
A tenant in place is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the lease and the tenant’s club transfer have to end or carry over on terms the buyer accepts. Where you can, match the lease end to the expected closing, and give buyers the lease terms up front.
Pet limits, vehicle and boat rules and architectural review are set in the recorded declarations, and none is published on a public page. If you replaced a roof, windows, a pool cage or the exterior color, have the association approval and the county permit ready, because a buyer’s agent will ask for both, and the neighborhood’s management company holds the approval record.
Jungle Plum East’s 14 MLS closings of the last ten years took a median 5 days on market, from 0 to 70, the fastest median in Forest Glen. A house priced inside the recorded band has usually drawn an offer within days; the contract period then runs on two estoppels, inspections, insurance binding and the appraisal.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Nine of the fourteen closings recorded 10 days or fewer on market, including five at zero. The slowest were 70 days for a $834,000 house in 2024, 62 days in 2018 and 51 days in 2019 (our arithmetic on the MLS rows). The one active listing on September 26, 2026 had been on the market 71 days. Speed on this street has followed price.
A typical Jungle Plum East sale runs two to three weeks of preparation: valuation, four-point and wind mitigation inspections, the flood file, the disclosure summary and photography. Then the marketing period, an inspection period after contract, and a closing that allows for both estoppels, the buyer’s insurance quote with flood coverage, and any appraisal. We write every one of those clocks into the contract.
About a third of Jungle Plum East homes carry no homestead exemption, so some sellers are not in Naples when they sell. Marc Comisar manages showings through the gate, contractors, pool service access, inspections and the final walkthrough on site, and Florida closings routinely use remote signing. Foreign owners should bring in a CPA early for FIRPTA withholding.
A Jungle Plum East listing should say what ownership offers: a detached pool home with no condominium layer, full Forest Glen club membership with an Arthur Hills Signature course, pickleball, tennis, bocce and a 24-hour fitness center, a paved preserve trail, A-rated zoned elementary and middle schools, and Interstate 75 about a mile from the gate.
Data updated: September 2026 (Forest Glen Golf and Country Club pages; Florida State Golf Association; Collier County Public Schools zone lookup for 2026 to 2027; Florida Department of Education 2026 school grades)
The 18-hole, par 72 course opened in 1999 on a Gordon Lewis layout. Arthur Hills and Steve Forrest redesigned it and it reopened December 1, 2008 as an Arthur Hills Signature course, and for the club’s 25th anniversary in 2024 Ron Forse Design refined the layout and the greens were converted to TifEagle. The club lists the championship course at 6,820 yards, and the Florida State Golf Association rates the Black tees 73.8 with a 146 slope. Golfers on GolfPass ranked it No. 2 in Florida in 2023.
The club offers four dedicated, lighted pickleball courts, four tennis courts beside the clubhouse with a USPTA-led program, league bocce on new clay courts, a fitness center open 24 hours a day and a clubhouse pool with poolside service from Eagles Nest, the outdoor venue between the 9th and 18th holes. Jungle Plum East has no neighborhood pool of its own, so most owners use their own.
About 352 acres of native vegetation are under preservation in eight recorded preserve tracts, more than half the community, and Jungle Plum East’s eastern lots run toward that preserve, which borders Rural Fringe conservation land beyond the PUD line. The club’s site map marks a paved nature trail through the preserve in three legs, about 1.9 miles combined.
Every Forest Glen address is zoned for Lely Elementary, Manatee Middle and Lely High for 2026 to 2027; the state graded them A, A and B in 2026. Physicians Regional’s Collier Boulevard hospital, which describes itself as a 130-bed acute care facility with a 24-hour ER, is about 3 miles away. Interstate 75 Exit 101 is about a mile from the gate, Fifth Avenue South about 15 minutes and the beach at the Naples Pier about 18 minutes, without traffic.
FDOT’s rebuild of the I-75 Exit 101 interchange carries an estimated completion of late 2026. A petition to amend the Forest Glen PUD, scheduled for the county commission on September 22, 2026, would allow indoor-only membership sports and recreation space on the 9.6-acre commercial corner at Collier and Beck, outside the gates; the outcome had not been published when this page was researched.
You get a free Jungle Plum East at Forest Glen home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the county’s recorded sales and the MLS closings of your plan, cross-checked against the live listing, with your buyer’s flood, insurance and tax picture beside it, at no cost.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
You receive every Jungle Plum East MLS closing on your plan with its date, list price, sold price and days on market; the five recorded county sales with their dates; a price-per-foot analysis that never mixes MLS living area with county living area; the live listing with its price history; your lot’s FEMA zone and any 2012 letter; and a recommended list price with a defensible range. Request it through our Jungle Plum East at Forest Glen 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. Bring your floor plan, your pool and roof dates, your timeline and the one thing you are most worried about, and you will get a straight answer.
On Jungle Plum Drive East two 2,254 square foot houses closed $115,000 apart three months apart, and the recorded band runs from $760,000 to $990,000. The price decides the sale. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you see the evidence and the number before you commit to anything. Few homes here come up for sale, so the next owner who sells should call us first.
McGreevy and Comisar are a top-reviewed listing team on Google, and Jesse McGreevy is a top-reviewed Jungle Plum East listing agent by that record; the quotes below are genuine five-star client reviews from the profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review
On a street where most recent sales left no MLS record, presentation is where a listing earns its buyer.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
An estate sale on Jungle Plum Drive East needs the same two estoppels and disclosure summary, and we carry that work for the family.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
A Jungle Plum East specialist matters because the facts that decide a sale here are not in the listing feed: four of five recent sales without an MLS record, two square-foot systems that disagree by hundreds of feet, a pool on most lots, two estoppels, a Chapter 720 disclosure owed before contract and four FEMA letters the current map does not carry.
Data updated: September 2026 (Collier County and Florida DOR records, FEMA layers and the Southwest Florida MLS, read September 2026)
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar 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 owner who is away sell without flying in. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may pull the MLS, find no sale in a year and price a Jungle Plum East house off Forest Glen’s $394,000 condominium-weighted median; confuse Jungle Plum Drive East with Jungle Plum Drive West; divide a county price by an MLS area; order one estoppel instead of two; skip the Section 720.401 summary; or learn about a 2012 flood letter from the buyer’s lender. Each of those errors costs a seller time or money.
Jungle Plum East is the top of the Forest Glen house market by recorded price, and a Jungle Plum East owner and a Britannia condominium owner share one gate and one club. For the whole community, read our Forest Glen community guide and the Forest Glen seller guide, which apply the same method to all seven neighborhoods. The street itself is covered in full in our Jungle Plum East neighborhood guide.
Many Jungle Plum East sellers are also buyers, moving within Forest Glen, trading a house for a lock-and-leave condominium, or relocating elsewhere in Collier or Lee County. We run both sides together, and the order matters, because a sale that closes first sets what you can offer, and a purchase that closes first sets how long you carry two homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
If your next home is inside Forest Glen, a Britannia, Bishopwood or Barrington condominium or a Periwinkle villa, you already know the club, and the new purchase adds a condominium association or a different neighborhood association to your file. We sequence the Jungle Plum East sale and the purchase so the estoppels and closings line up.
If you are buying a second Jungle Plum East house or comparing it with Jungle Plum West, start with our Jungle Plum East at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. The full Jungle Plum East at Forest Glen neighborhood guide holds the plat, pool, flood and fee detail this page summarizes, our Forest Glen community guide holds the club and community picture, and our Naples real estate guide holds the wider city.
These are the questions Jungle Plum East at Forest Glen owners ask before they sell, answered from the Southwest Florida MLS pull of September 29, 2026, the Florida Department of Revenue 2026 preliminary NAL file, Collier County’s 2026 preliminary roll, FEMA’s current layer and Chapter 720. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Start with a written valuation built from the county’s recorded sales and the MLS closings on your plan, then prepare the file before you list: both estoppel requests, the Section 720.401 disclosure summary, the flood file, a wind mitigation report and a four-point inspection. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who prices from the county record as well as the MLS, knows the street’s plans and pools, and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.
Most likely inside or near the recorded band: five qualified county sales from April 2025 to March 2026 ran $760,000 to $990,000, median $835,000, and the last MLS closing, in May 2025, was $760,000. Plan, pool, condition and flood status decide where. Request a written valuation for your address.
The county recorded $865,000 and $760,000 in April 2025, $760,000 and $835,000 in May 2025, and $990,000 in March 2026. The MLS recorded one of those, $760,000 on May 28, 2025.
Because the last MLS closing on the street was May 28, 2025, and the four recorded sales around it closed without an MLS record. The county’s deed file shows the street trading; the MLS shows only what was listed through it.
About one a year through the MLS, 14 closings in ten years, but the county recorded five qualified sales between April 2025 and March 2026. Most years, the MLS understates the street’s turnover.
The ten-year MLS median was 5 days on market, from 0 to 70, the fastest median in Forest Glen. The one active listing on September 26, 2026 had been on the market 71 days. Price decides the pace.
A median 97.68 percent of final list over 120 months (n=14), and 99.00 percent over 60 months (n=6). The May 2025 closing reached 101.3 percent.
For a house priced to the recorded band, yes: the county’s five qualified sales since April 2025 set an $835,000 median, the street had one competing listing on September 26, 2026, and its MLS closings have historically gone in days.
Any season a house is ready. Of the fourteen MLS closings, six closed from February to May, three in December and five from August to October, and two in three Jungle Plum East homes are primary residences.
A model needs recent MLS closings, and the MLS has recorded none on the street in twelve months. It reaches to Forest Glen’s condominium-heavy figures or the county’s just value, and cannot see four of the five recent recorded sales.
On a street where 56 of 69 lots carry a pool, a pool is what a buyer expects, so its condition, cage and equipment age affect the price more than its presence. A buyer prices a house without one against the cost of adding one.
About 19 percent of Jungle Plum East lots show no recorded pool. We price and market against the recorded sales with the pool difference stated plainly, and we show buyers the lot and the permitting path if they want to add one.
It does not set it. The Jungle Plum East median just value on the 2026 preliminary roll is $657,833, from $576,830 to $755,231, and every recent qualified sale closed above the median.
No. Jungle Plum West’s homes run 2,473 to 4,284 square feet, it has had no MLS closing since June 2020, and it recorded no qualified county sale in 2025 or 2026. It is context, not a comparable.
No. Forest Glen’s 12-month MLS median of $394,000 is set mostly by condominium sales, and your house is a detached pool home on its own lot. The right evidence is Jungle Plum East’s own recorded and MLS sales.
Two: the Jungle Plum East neighborhood association and the Forest Glen master association.
Florida Statutes 720.30851 caps it at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent. In Collier County practice the seller customarily pays.
Yes. Both Jungle Plum East associations are Chapter 720 homeowners associations and the house sits in no condominium, so Section 720.401 requires the summary before the buyer signs. Confirm with your closing agent or attorney; this is information, not legal advice.
No. Its 69 homes are fee-simple platted lots, Block 3 of the Forest Glen of Naples plat, with no condominium regime and no condominium fee.
Neighborhood association dues plus master association and club dues billed quarterly. Neither association publishes its amount on a first-party page, so the two estoppel certificates state the current figures for your house.
Forest Glen publishes none. Figures circulating online are unsourced and are not repeated here. Any charge due at closing, and who owes it, appears on the estoppel certificate.
Most likely Zone X: across the single-family and villa footprint, 144 of 160 tested addresses map Zone X, 9 shaded X and 7 Zone AH. Confirm your lot with a FIRMette or a lender determination.
FEMA’s current layer lists all four Jungle Plum East letters as not incorporated into the 2024 map, and no revalidation was found. A lender reads the current map unless a revalidation or a new letter exists, so disclose the letter and your current zone together.
A federally backed lender requires it in Zone AH. In Zone X it is not federally required, but a buyer insured through Citizens will need flood coverage by January 1, 2027, because the unit-owner exemption covers condominiums, not houses.
No, but in Zone AH a current survey-based certificate can support a better flood rate and a new FEMA letter. The county holds only one Jungle Plum East certificate, from 2013.
A wind mitigation report, a four-point inspection, the roof and window permit history, your current FEMA zone and any 2012 letter. Every Jungle Plum East house was built from 1999 to 2002, so a buyer’s insurer will ask.
Often, if you hold a homestead cap; the buyer’s bill follows the purchase price. At 10.5058 mills, a house assessed at $835,000 with no exemption would carry about $8,772 a year.
No. No Community Development District covers Forest Glen. A 2025 Jungle Plum Drive East bill carried only the county’s $261.91 District 1 Garbage charge.
Yes. The buyer takes the lease, showings run through the tenant, and the tenant’s club transfer has to end or carry over on terms the buyer accepts. Match the lease end to the closing where you can.
The club posts owner open houses each Friday for Saturday and Sunday from 1 to 4 PM. Sign rules sit in the recorded declarations, which are not public, so we confirm them with the association before we list.
You can, and the county record suggests some owners do. You still owe the Section 720.401 summary before contract, two estoppels, the flood and tax disclosures, and a price a buyer’s appraiser can support without an MLS comparable.
Yes, privately to qualified buyers in our database when privacy matters more than maximum exposure. We set out the trade-off in price first, with the recorded sales beside it.
Membership is bundled with ownership, so your buyer’s begins through the association at closing. There is no separate club certificate to sell back.
No age restriction appears in any public record we reviewed, and Forest Glen is not governed as an age-restricted community. The recorded declaration is the document to confirm it against.
It depends on your basis, use and any exclusion; IRS Publication 523 explains the primary-residence rules, and a foreign seller may face FIRPTA withholding. Confirm with your CPA.
The kitchen and baths, the pool and its equipment, impact windows or shutters, the roof and air conditioning, because buyers compare houses built in the same three years and those are the visible differences.
Yes, at least a four-point and a wind mitigation report. On a house built from 1999 to 2002 the roof, plumbing, electrical and air conditioning ages are the first questions an insurer asks.
Always use the street suffix. Jungle Plum East is 69 homes on Jungle Plum Drive East; Jungle Plum West is 18 larger homes on Jungle Plum Drive West, with its own association and a different sales record.
Request a written valuation, find your pool and roof permits, check whether your lot holds a 2012 FEMA letter, and call Jesse McGreevy direct at (239) 898-6072.
Every figure on this page traces to a primary source below, listed as of September 29, 2026: the Southwest Florida MLS, the Florida Department of Revenue and Collier County’s roll and records, Florida Statutes and state agencies, FEMA and federal agencies, and the club’s and associations’ own published documents. No listing portal or competing brokerage is cited.
Jungle Plum East and Forest Glen records
Market data, the tax roll and county records
State of Florida on selling a home in an HOA
Commission, tax, flood and federal records
Schools and area
Our own assets
Every row below links the authority that publishes the document, so a Jungle Plum East seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each one.
Document | What it proves for a Jungle Plum East seller | Official authority |
|---|---|---|
Forest Glen of Naples PUD, Ordinance 99-69 | The 799-home cap, the single-family use and the 35-foot height limit | |
Forest Glen of Naples plat index, Resolution 2006-022 | Jungle Plum East as Block 3, Plat Book 31 beginning at Page 94 | |
Jungle Plum East of Forest Glen Neighborhood Association record | The Chapter 720 neighborhood association, filed 1999 and active | |
Florida DOR 2026 preliminary NAL file, Collier County | The five qualified 2025 and 2026 sales and the non-qualified transfer | |
Elevation Certificate, Jungle Plum Drive East home | The one surveyed floor and grade on file for the street | |
FEMA Map Service Center | The current flood zone for your specific lot, panel 12021C0418J | |
Florida Statutes 720.401, disclosure summary | The pre-contract duty a Jungle Plum East seller owes and its Chapter 718 carve-out | |
Florida Statutes 720.30851, estoppel certificates | The $299 cap and the delivery rules for both estoppels | |
Florida Statutes 201.02, documentary stamp tax | The $0.70 per $100 rate a Florida seller customarily pays on the deed | |
Florida Statutes 689.302, flood disclosure | The flood questions every residential seller answers at or before contract | |
Uniform Mitigation Verification Inspection Form | The wind mitigation form a buyer’s insurer reads | |
Master association 2026 annual report | The master association’s current filing | |
NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 |
Four documents that matter to a Jungle Plum East seller are not public and cannot be linked: the neighborhood association’s recorded declaration and adopted budget, and its estoppel certificate, from the association’s management company; and the master association’s budget and estoppel, from the Forest Glen club office.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Jungle Plum East at Forest Glen sits inside the East Naples golf-community market they work every week. If you are weighing a sale on Jungle Plum Drive East, 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.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026, and from the Florida Department of Revenue’s 2026 preliminary NAL file and Collier County’s 2026 preliminary roll. Brokered by Domain Realty.