Updated September 2026
18 estate homes on Jungle Plum Drive West, the largest plans in Forest Glen, and no MLS sale since June 2020. McGreevy and Comisar price your home from every recorded sale that exists. Call Jesse at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Jungle Plum West at Forest Glen is 18 single-family estate homes on Jungle Plum Drive West, the largest plans and the highest county values in Forest Glen, and no home there has closed through the MLS since June 19, 2020. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a street with no recent sale from the evidence that does exist.
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 Block 2 plat and the two associations to the schools, storm record and floor areas, read our complete Jungle Plum West at Forest Glen neighborhood guide, which this seller guide sits beside, and for the community around it, our Forest Glen community guide. Everything below answers one question: how to sell one of eighteen estate homes on a street where the last recorded MLS sale is six years old, for the most money, with the fewest surprises, on a date you choose. Few homes here ever come up for sale, so the next owner who sells should call us first. 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 neighborhood and master association paperwork a Jungle Plum West 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 every sale the public record holds for the street: all seven Southwest Florida MLS closings on Jungle Plum Drive West in ten years, the state’s recorded-sale file, the 2026 county roll for all eighteen homes, and the Forest Glen and Jungle Plum East sales around them, 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 a coordinator reading from a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Jungle Plum West means the Jungle Plum West neighborhood association, the Forest Glen master association and a pre-contract disclosure duty. 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 in Jungle Plum West at Forest Glen differs from a typical Naples house sale in five ways: there are only eighteen homes, the plans are the largest in the gate, no home has closed through the MLS since 2020, club membership comes with every home, and nearly eight in ten owners are homesteaded full-time residents.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue 2026 preliminary NAL file; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Jungle Plum West is Block 2 of the Forest Glen of Naples plat: 18 single-family homes on Jungle Plum Drive West, built in 1999 and 2000, with 2,473 to 4,284 square feet of living area on the state roll and a 3,092 square foot median. Nothing else in Forest Glen is that large. Jungle Plum East, the only other single-family street, tops out at 2,746 square feet, and the club groups the West homes under its own word for them, estates. A Jungle Plum West price starts from the size of your home, because the street holds a wider spread of plans than any other in the community.
The Southwest Florida MLS records seven Jungle Plum Drive West closings in the ten years to September 26, 2026, the last on June 19, 2020, and none in the 12, 24, 36 or 60 months since. The state’s recorded-sale file shows no qualified Jungle Plum West sale in 2025 or 2026. Every buyer, buyer’s agent and appraiser who looks at your home will find the same thing: no recent sale on your street. The seller who lists next sets the benchmark the street has been missing.
The golf course and clubhouse belong to the homeowners’ master association, and membership comes with every Forest Glen home; the club calls Forest Glen “membership-inclusive” on its own Real Estate page. There is no club certificate to sell back and no equity to recover. The course, the courts, the fitness center and the preserve trail travel inside your price, and your buyer inherits the quarterly dues with the deed.
A Jungle Plum West owner answers to two boards: the Jungle Plum West of Forest Glen Neighborhood Association and, above it, the Forest Glen Golf and Country Club Master Association. Both are Chapter 720 homeowners associations. There is no condominium layer, no condominium estoppel and no Chapter 718 resale package, and that makes a Jungle Plum West sale simpler to document than any condominium sale in Forest Glen.
Fourteen of the 18 Jungle Plum West homes, 77.8 percent, carry a homestead exemption on the 2026 preliminary roll, the highest share of any Forest Glen neighborhood and double the community’s 38.8 percent. That changes the listing calendar, the tax conversation with your buyer and, often, the seller’s own plan, because a homesteaded seller staying in Florida is usually buying the next home at the same time.
A Jungle Plum West at Forest Glen seller should know ten recorded facts before choosing a list price: the seven-sale MLS record, the gap since 2020, the county roll, the state sale file, the Jungle Plum East yardstick, the live competition, the two estoppels, the pre-contract disclosure duty, the flood map and the buyer’s tax reset.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
For a Jungle Plum West home priced from the right evidence, yes, because supply is the scarcest thing on the street. No Jungle Plum West home has closed through the MLS since June 2020, none was listed on September 26, 2026, and the nearest single-family comparison, Jungle Plum East, has sold at a $760,000 median over five 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 MLS window until it holds ten closings. Jungle Plum West never gets there, even over ten years, so this page leads with the sales themselves rather than a median, because a median of seven old sales is not a market. The MLS files every Forest Glen neighborhood under one development name, so we tracked all 375 Forest Glen closings of the last ten years and assigned each one to its street.
Window to September 26, 2026 | Jungle Plum West MLS closings | Median sold | Range | Median days on market | Median sold-to-final-list |
|---|---|---|---|---|---|
12 months | 0 | none | none | none | none |
24 months | 0 | none | none | none | none |
36 months | 0 | none | none | none | none |
60 months | 0 | none | none | none | none |
120 months | 7 | $545,000 (n=7) | $437,500 to $575,000 | 229 | 94.32% (n=7) |
Southwest Florida MLS Matrix, retrieved September 29, 2026. Sold-to-list divides the sold price by the final list price. With seven closings the median is an actual sale, and the median price per square foot of MLS living area is $192.63.
Closed | Street | Beds and baths | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
June 19, 2020 | Jungle Plum Dr W | 4 plus den, 3 | 3,738 | $599,000 | $565,000 | 94.3% | 659 |
April 2, 2020 | Jungle Plum Dr W | 3, 3 | 2,414 | $495,000 | $465,000 | 93.9% | 229 |
October 3, 2019 | Jungle Plum Dr W | 3 plus den, 3 | 2,694 | $499,000 | $437,500 | 87.7% | 493 |
June 18, 2019 | Jungle Plum Dr W | 3 plus den, 3 | 2,712 | $550,000 | $450,000 | 81.8% | 133 |
March 26, 2019 | Jungle Plum Dr W | 3 plus den, 3 | 2,387 | $550,000 | $545,000 | 99.1% | 392 |
July 27, 2018 | Jungle Plum Dr W | 3 plus den, 3 | 2,712 | $554,900 | $550,000 | 99.1% | 42 |
March 29, 2017 | Jungle Plum Dr W | 3, 3 | 2,387 | $589,900 | $575,000 | 97.5% | 99 |
Southwest Florida MLS Matrix, closings March 29, 2017 to June 19, 2020, retrieved September 29, 2026, street only. Seven closings, $3,587,500 in volume, a median final list price of $550,000 (our arithmetic on the MLS rows).
Calendar year | MLS closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
2017 | 1 | $575,000 | $240.89 | 97.47% | 99 |
2018 | 1 | $550,000 | $202.80 | 99.12% | 42 |
2019 | 3 | $450,000 | $165.93 | 87.68% | 392 |
2020 | 2 | $515,000 (mean of $465,000 and $565,000) | $171.89 | 94.13% | 444 |
2021 to September 26, 2026 | 0 | none | none | none | none |
Southwest Florida MLS Matrix, by calendar year of closing. The trend inside the record ran the wrong way for sellers: the two sales of 2017 and 2018 closed within 100 days at 97 to 99 percent of list, and the five sales of 2019 and 2020 took a median of 392 days. Then the street stopped selling through the MLS at exactly the moment Forest Glen prices began to climb.
Forest Glen, all neighborhoods, MLS | Closings | Median sold | Median $ per MLS living sq ft | Median days on market | Median sold-to-final-list |
|---|---|---|---|---|---|
2021 | 46 | $238,000 | $175.79 | 10.5 | 97.82% |
2022 | 29 | $380,000 | $271.77 | 9 | 98.37% |
2023 | 33 | $415,000 | $293.30 | 17 | 97.23% |
2024 | 24 | $470,000 | $294.42 | 46 | 97.35% |
2025 | 32 | $427,500 | $274.72 | 28 | 95.31% |
2026 to September 26 | 24 | $375,500 | $240.04 | 64 | 93.26% |
60 months to September 26, 2026 | 151 | $412,500 | $274.85 | 21 | 97.09% |
12 months to September 26, 2026 | 32 | $394,000 | $242.68 | 47.5 | 93.49% |
Southwest Florida MLS Matrix, every Forest Glen closing, retrieved September 29, 2026. The community’s price per living foot rose from $175.79 in 2021 to a $294.42 peak in 2024, then eased, while days on market stretched from 10.5 to 64. Every Jungle Plum West MLS sale predates that entire run, which is why a 2020 price cannot be carried forward unadjusted.
Jungle Plum East, the 69 smaller homes across Jungle Plum Drive, kept trading. Its MLS closings reached ten only at 120 months: 14 closings at a $474,000 median, $242.87 per living foot, a median 5 days on market and 97.68 percent of final list. Its 60-month window holds six closings at a $760,000 median, $379.42 per living foot, 7.5 median days and 99.00 percent of list, from $610,000 to $875,000, the last on May 28, 2025. The state file adds five recorded Jungle Plum East sales in 2025 and 2026 at an $835,000 median, from $760,000 to $990,000.
On September 26, 2026 the MLS showed 13 Forest Glen homes for sale and exactly one single-family home among them: a Jungle Plum East home asking $799,000 after 71 days. No Jungle Plum West home was listed. A buyer shopping for a house inside the Forest Glen gate that week had one choice, and a Jungle Plum West listing becomes the only estate home available the day it goes live.
Collier County’s roll and the state’s recorded-sale file are the second, independent check on Jungle Plum West. They show no qualified Jungle Plum West sale recorded in 2025 or 2026, a $988,045 median 2026 preliminary just value across all 18 homes, and a Forest Glen market in which every recorded sale is a resale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The Florida Department of Revenue’s 2026 preliminary tax roll file keeps the two most recent sales for every parcel. Across all of Forest Glen it holds 45 qualified sales with a 2025 or 2026 sale year, at a $445,000 median, and Jungle Plum West holds none. Jungle Plum East holds five, at an $835,000 median. The county’s own recorded-sales index agrees on the community: 27 qualified Forest Glen sales in the 12 months from September 2025, a $410,000 median, from $245,000 to $990,000, and not one builder-direct sale.
Jungle Plum West, 2026 preliminary roll | Figure |
|---|---|
Homes | 18 single-family |
Built | 1999 to 2000 |
Living area, state roll (min / median / max) | 2,473 / 3,092 / 4,284 sq ft |
Median just value | $988,045 (even count, both middle values equal) |
Just value range | $691,252 to $1,076,413 |
Median estimated taxes | $4,706.25 |
Homestead parcels | 14 of 18, 77.8 percent |
Collier County 2026 preliminary roll and the Florida Department of Revenue 2026 preliminary NAL file. Just value is a mass-appraisal figure for taxation, and in every Forest Glen neighborhood with sales the recorded sale median has run above the assessed median; Britannia’s $337,000 state-file median sits against a $266,500 assessed median, for example.
The county’s recorded-sales index matches sales by subdivision name. Jungle Plum Drive West, Jungle Plum Drive East and Periwinkle Way all sit on the Forest Glen of Naples plat itself, so the index reads them as one plat and cannot separate them. The state roll file can, because it carries each parcel’s legal description, and that is the file that shows no Jungle Plum West sale in 2025 or 2026. We read both, and we never mix the county’s base-area price per foot with the MLS living-area figure.
A $988,045 median just value against a $545,000 median MLS sale from 2017 to 2020 tells you only that the old sales are old. The roll cannot see your kitchen, your pool, your view of the preserve or your roof date, and on eighteen homes it is a ranking tool, not a valuation. Florida’s Save Our Homes cap holds a long-time homesteaded owner’s taxable value below market, and Forest Glen’s homestead parcels carry $38,885,123 of that benefit on the 2026 preliminary roll; none of it transfers to your buyer.
With seven MLS sales in ten years, none since June 2020, and a single Forest Glen house for sale on September 26, 2026, the first price you publish is the price the whole street will be measured by. Request a written opinion of value through our Jungle Plum West at Forest Glen home valuation, and call Jesse direct at (239) 898-6072. Buying instead? Read how we help buyers purchase in Jungle Plum West at Forest Glen or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
The sales that matter most to a Jungle Plum West price are the seven on your own street, read by plan and year, and the Jungle Plum East sales since 2022 that show where single-family Forest Glen prices went after 2020. Your buyer’s agent and appraiser will use the same evidence, so each sale is set out by street only.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Two of the seven sales were homes of the same 2,712 square foot MLS living area, three bedrooms plus a den and three baths. The first, in July 2018, was listed at $554,900 and closed at $550,000 after 42 days, 99.1 percent of list. The second, in June 2019, was listed at $550,000 and closed at $450,000 after 133 days, 81.8 percent of list. Same street, same plan, almost the same list price, and a $100,000 difference in outcome. On a street this thin, condition, presentation and the buyer who happens to be looking decide the result, which is why the valuation has to be built from your home, not from a street median.
The 2,387 square foot plan sold in March 2017 at $575,000 after 99 days and in March 2019 at $545,000 after 392 days, both near their list prices at 97.5 and 99.1 percent. Those are the two highest prices per living foot on the street, $240.89 and $228.32 (our arithmetic), on the smallest homes that have traded. A smaller Jungle Plum West home in good condition has held its value per foot better than the large plans.
The largest home to trade, 3,738 square feet with four bedrooms, a den and three baths, is also the most recent: $565,000 in June 2020 after 659 days on market, about $151 per living foot (our arithmetic), the lowest on the street. The Jungle Plum West plans reach 4,284 square feet on the roll, and the buyer pool for a 3,700 to 4,300 square foot home inside a bundled-golf community is small. Size is an asset here only when the price per foot is set with that pool in mind.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On June 19, 2020, a four-bedroom-plus-den, three-bath home of 3,738 square feet on Jungle Plum Drive West closed at $565,000 from a final list price of $599,000, 94.3 percent, after 659 days on market. It is the last Jungle Plum West MLS closing, and the highest-priced sale of the seven.
Three lessons follow for the next seller. First, it spent almost two years on the market, and the price it finally reached, $565,000, was lower than the $575,000 a 2,387 square foot home on the same street brought in 2017: time on market cost that seller more than the extra 1,351 square feet earned. Second, it closed in the spring of 2020, before the Forest Glen price run that took the community’s median price per living foot from $175.79 in 2021 to $294.42 in 2024, so it cannot stand as today’s comparable without an adjustment we can defend line by line. Third, it is the sale every buyer’s agent will quote back to you, so your listing has to explain, with the Jungle Plum East evidence beside it, why a 2026 Jungle Plum West home is not a 2020 one.
Across Jungle Plum Drive, six Jungle Plum East homes closed through the MLS in the 60 months to September 26, 2026, from $610,000 in August 2022 to $875,000 in December 2023, the most recent at $760,000 in May 2025 on a 1,841 square foot home, and every one of the six closed at 97 percent of list or better. Those homes are smaller than yours, from 1,815 to 2,254 square feet. They show the price per foot the Forest Glen single-family buyer has paid since 2022, $379.42 at the 60-month median, and they are the bridge from the 2020 street record to a 2026 price.
An appraiser looks first for closed sales of the same street and size in the last six to twelve months. On Jungle Plum Drive West there are none, so the appraiser will reach to Jungle Plum East, to the 2017 to 2020 street sales with a time adjustment, and to larger homes in other East Naples golf communities. We assemble that comparable set before you list, so the price we recommend is one a financed buyer’s appraisal can support.
Jungle Plum West vs Jungle Plum East is the comparison every Forest Glen house buyer makes, because they are the only two single-family streets inside the gate. Jungle Plum West offers the largest plans and the highest county values; Jungle Plum East offers more homes, a live sales record and faster recent sales at a lower price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Jungle Plum West at Forest Glen | Jungle Plum East at Forest Glen |
|---|---|---|
Homes | 18 single-family, plat Block 2 | 69 single-family, plat Block 3 |
Club label | Estates | Executive homes |
Built | 1999 to 2000 | 1999 to 2002 |
Living area, state roll (min / median / max) | 2,473 / 3,092 / 4,284 sq ft | 2,176 / 2,402 / 2,746 sq ft |
Median 2026 preliminary just value | $988,045 | $657,833 |
Median 2026 estimated taxes | $4,706.25 | $4,251.34 |
Homestead share | 77.8% | 66.7% |
MLS closings, 12 months | 0 | 0 |
MLS closings, 24 months | 0 | 1, $760,000 |
MLS closings, 36 months | 0 | 4, median $797,000 |
MLS closings, 60 months | 0 | 6, median $760,000, 7.5 days, 99.00% |
First MLS window with 10+ closings | None; 7 in 120 months | 120 months: 14, median $474,000 |
Ten-year median $ per MLS living sq ft | $192.63 (n=7) | $242.87 (n=14) |
Ten-year median days on market | 229 | 5 |
Ten-year median sold-to-final-list | 94.32% | 97.68% |
Last MLS closing | June 19, 2020 | May 28, 2025 |
Recorded qualified sales, 2025 to 2026, state file | 0 | 5, median $835,000 |
Actives, September 26, 2026 | 0 | 1, asking $799,000 at 71 days |
Associations | Jungle Plum West neighborhood association plus master | Jungle Plum East neighborhood association plus master |
Manager on the state record | Tropical Isles Management | Complete Property Management of SW Florida |
Flood, 2024 FEMA map | Almost entirely Zone X | Almost entirely Zone X; four lots held 2012 FEMA letters |
Southwest Florida MLS Matrix, retrieved September 29, 2026, each street’s own ten-year file; Collier County 2026 preliminary roll; Florida Department of Revenue 2026 preliminary NAL file.
The two streets sold at a similar pace until 2020 and then split. Over the same 2017 to 2020 years, Jungle Plum East also recorded seven MLS closings, at a $410,000 median and a median of 5 days on market, against Jungle Plum West’s $545,000 median and 229 days (our arithmetic on the rows of the two MLS files). The East homes sold fast because they were priced for a deep pool; the West homes sold slowly because they were larger and fewer buyers were looking. Since 2020 Jungle Plum East has shown the market what a Forest Glen house is worth; Jungle Plum West has shown it nothing.
A buyer should choose Jungle Plum West for the largest floor plans inside the Forest Glen gate, a street of eighteen homes and the most homesteaded neighbors in the community. A buyer should choose Jungle Plum East for a lower entry price, a steadier supply of listings and a recent sales record to underwrite the purchase against. A buyer who needs 3,000 square feet or more has no second option inside the gate.
A Jungle Plum West seller is priced against Jungle Plum East whether or not the listing says so, because it is the only recent single-family evidence inside the gate. We read every Jungle Plum East closing and active with its list history, adjust for your extra floor area at a price per foot a buyer will accept, and make sure the size premium is argued in the listing rather than conceded at the table. For the other side of the same decision, see our Jungle Plum East at Forest Glen neighborhood guide and the Jungle Plum East at Forest Glen seller guide.
We price a Jungle Plum West home from its size, plan and condition, anchored by the seven street sales of 2017 to 2020 adjusted for time, the Jungle Plum East closings since 2022, and larger single-family sales in other East Naples golf communities, then test the number against the live competition and what a buyer’s appraiser will find.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The street’s ten-year median of $545,000 describes no home on Jungle Plum Drive West today. The plans run from 2,387 square feet on the MLS to 4,284 on the roll, and the smallest traded homes earned the highest price per foot. We start from your plan and your size, bracket it with the street sales closest to it, and never quote a street median as your price.
A time adjustment is the heart of a Jungle Plum West valuation. We build it from the same buyer’s market, not from a national index: Jungle Plum East’s price per living foot moved from $221.74 at the 2019 median to $412.82 on its most recent sale in May 2025, and Forest Glen’s community median moved from $175.79 in 2021 to $242.68 in the latest twelve months. We show you each step, so the adjustment is one you can defend to a buyer’s agent.
The MLS records living area as entered by the listing agent, and the state roll records its own. On Jungle Plum West the two can differ: the smallest MLS living area on the street is 2,387 square feet and the smallest on the roll is 2,473. Every price per foot on this page is MLS living area unless labelled otherwise, and your valuation states which system every number came from.
An automated model needs many recent similar sales, and Jungle Plum West has none since 2020. It will lean on the county’s just value, which describes taxation, or blend your home with Jungle Plum East homes a third smaller, or with Forest Glen condominiums. None of those describes a 3,000 square foot estate home, and your buyer sees the same estimate you do.
The drivers we adjust for are the ones that separated the 2018 and 2019 sales of the same plan: kitchen and baths, flooring, the pool and cage, roof date, impact windows and doors, air conditioning age, the lot and its view, and whether the home backs to preserve, lake or fairway. The $100,000 gap between two identical 2,712 square foot homes is made of exactly these things.
In a market with one Forest Glen house for sale, every listing is a comparable. On September 26, 2026 that was a Jungle Plum East home asking $799,000 after 71 days. A buyer weighing it against your home is weighing the extra square footage against the price gap, and we set your number so the answer favors you.
We market a Jungle Plum West home to the buyer most likely to purchase it: a buyer who wants 3,000 square feet or more, full club membership and a preserve setting inside a gate, usually moving to Naples full time. That means photography, aerial and video, full MLS exposure, the club’s own boards and our qualified-buyer database.
Data updated: September 2026 (Collier County 2026 preliminary roll; Forest Glen Golf and Country Club Real Estate pages, read September 2026)
The roll describes the street: 14 of 18 homes are homesteaded, against 20.4 percent in Britannia and 38.8 percent across Forest Glen. A Jungle Plum West home usually sells as a primary residence, to a buyer who is relocating or moving up inside Collier County, and it is marketed as one: school zoning, drive times, hospital access and the year-round club calendar, not only the winter golf season.
Eleven of Forest Glen’s 32 MLS closings in the latest twelve months landed from February to April, and March alone brought seven, so a Jungle Plum West launch should be ready well before that window. A primary-residence buyer also moves on a school-year and job calendar, so we set the date with you around both, and we would rather launch correctly in October than hurriedly in March.
An estate home sells on its rooms, its pool and the land behind it. We capture each in natural light, add aerial work that shows the lot against the fairways, lakes and preserve, and produce floor plans and a video walkthrough for the buyer deciding from out of town. On a street with no recent sale, the photographs are the first comparable a buyer sees.
The club invites owners to post homes for sale and for rent on its website free of charge and posts open houses each Friday for Saturday and Sunday showings from 1 to 4 PM. We use the club’s boards alongside full MLS exposure, because a buyer already inside the gate, often a Forest Glen condominium owner moving up, is a real part of the Jungle Plum West buyer pool.
Before the first showing we assemble what a Jungle Plum West buyer’s agent will ask for: the section 720.401 disclosure summary, the two associations and their managers, the permit history for the roof, windows and any addition, a wind mitigation report, a four-point inspection, the FEMA zone for your address and the most recent tax bill. On a 1999 or 2000 home, the permit file answers the insurer’s questions before they become the buyer’s.
Some Jungle Plum West owners want a quiet sale, for privacy, an estate or a change in health. We can offer a home privately to qualified buyers in our database before or instead of a full MLS launch. On a street where the last MLS sale waited 659 days, full exposure usually produces the stronger price, so we set out both paths before you choose.
We negotiate every Jungle Plum West offer ourselves, partner to partner, with the valuation evidence, the permit file and both estoppels ready before the first offer arrives. Jungle Plum West’s seven MLS sales closed at a median 94.32 percent of final list price, from 81.8 to 99.1 percent, so the spread between a good and a poor outcome is wide.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Jungle Plum West offer that matters, because it usually arrives with a question about the 2020 sales, and the answer moves the price.
A 94.32 percent median does not mean a Jungle Plum West buyer expects six percent off. The three sales that closed at 97.5 percent or better did so in 42 to 392 days; the two that closed at 81.8 and 87.7 percent came in 2019, after list prices that had outrun the street. A price set from the evidence leaves the buyer less to argue with.
Every Jungle Plum West home was built before Florida’s first statewide building code took effect in 2002, so window, door and roof-to-wall specifications vary home to home and sit in each property’s permit history. A buyer’s insurer will ask for a four-point inspection, and a wind mitigation report can lower the premium. We recommend both before listing, so a problem is found on your schedule rather than inside the buyer’s inspection period.
A Jungle Plum West sale needs estoppel certificates from the Jungle Plum West neighborhood association, managed per its state filing by Tropical Isles Management, and from the master association, which the club office handles. We order both on the first business day after the contract is signed and write the contract dates around the slower one.
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 flood zone or value. A Jungle Plum West buyer insured through Citizens will need a flood policy even in Zone X. We put a flood quote in the buyer’s hands early, so the carrying cost is known before the inspection period ends.
Selling a Jungle Plum West 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 street’s last MLS sale of $565,000 that is $3,955. At the $835,000 Jungle Plum East recorded median it is $5,845, and on an illustrative $1,000,000 sale it is $7,000. 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 West sale needs two, and in Collier County practice the seller customarily pays them.
No first-party Forest Glen or Jungle Plum West document we found publishes the dues, a capital contribution, a fund fee or a transfer fee. Figures circulate online without a budget or estoppel behind them, and they disagree with each other, so this page does not repeat them. The estoppel certificate states what is owed on your home 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 West 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 West 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 $4,706.25 Jungle Plum West median estimate | Seller credits buyer | About $2,334 |
Association dues | Prorated to the closing date | Per the two estoppels |
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 $835,000 price is the Jungle Plum East recorded median, used only as an illustration because Jungle Plum West has no recent sale. The proration line is 181 days of the $4,706.25 median Jungle Plum West estimate on the 2026 preliminary roll (our arithmetic). 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 West seller owes the section 720.401 homeowners association disclosure summary before the buyer signs, because both of its associations are Chapter 720 homeowners associations and there is no condominium. Every 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)
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract must carry the statutory voidability clause in conspicuous type. If the summary is not delivered, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing. For a Jungle Plum West seller, whose home sits in the master association and a neighborhood association and in no condominium, this is the duty, and getting the timing wrong hands your buyer an exit that lasts to the closing table.
Section 720.401(2) says the section does not apply to associations regulated under Chapters 718, 719, 721 or 723. Forest Glen mixes both regimes: its 13 condominiums in Britannia, Bishopwood East, Bishopwood West and Barrington are Chapter 718 associations with their own resale package under section 718.503, sitting inside Chapter 720 neighborhood or commons associations and the Chapter 720 master. Jungle Plum West has no Chapter 718 layer, so the condominium carve-out does not describe your sale. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.
The master declaration was recorded at Official Records Book 2536, Page 1955, amended and restated at Book 4566, Page 2673, and amended again at Book 5411, Page 1883 in 2017. Club membership is bundled with ownership, so your buyer becomes a member at closing without a transfer from you, and each association’s estoppel settles what is owed at conveyance. The public documents we read do not show whether the master declaration restates the section 720.401 duty or names who pays any closing charge, so this page does not claim it; the statute, not the covenant, is the source of the duty, and your closing agent reads the recorded declarations for your sale.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property, including with the National Flood Insurance Program, and whether the seller has received flood assistance, including from FEMA. A 2025 amendment added whether the seller knows of flooding that damaged the property during ownership. On a Zone X street most owners answer from their own records in a few minutes.
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 a street where 14 of 18 homes are homesteaded and the median estimate is $4,706.25 against a $988,045 median just value, that warning describes a real change in 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 history, open permits and any association assessment. On a 1999 or 2000 home the permit history is public, and a buyer’s inspector will read it, so the answers are better coming from you.
Jungle Plum West sits almost entirely in FEMA Zone X on the map effective February 8, 2024, outside the 1 percent annual chance floodplain, so a lender does not normally require flood insurance. The storm facts a buyer’s insurer prices are wind, the 1999 to 2000 build dates and the home’s opening protection.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12021C0418J, effective 8 Feb 2024; Collier County evacuation and wind load layers)
Forest Glen sits on FEMA panel 12021C0418J. Across the 160 county address points on the Forest Glen of Naples plat, which holds Jungle Plum West, Jungle Plum East and Periwinkle Villas, 144 map Zone X, 9 shaded Zone X and 7 Zone AH, and the AH points sit on Forest Glen Boulevard and common tracts, not on Jungle Plum Drive. No Forest Glen address is in Zone AE or VE. This is a mapping exercise, not a flood determination; confirm your home with a FIRMette or a lender determination.
Collier County places all of 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. Before Hurricane Milton in October 2024, the county’s voluntary evacuation order covered Zones A and B and did not include Zone D.
The Florida Building Code design wind speed for homes here is 163 mph for Risk Category II, inside the wind-borne debris region. A new or replacement window or exterior door must be impact-rated or protected by an approved shutter system. Original openings on a 1999 or 2000 home cannot be assumed to be impact-rated, so a wind mitigation report documenting what your home has is worth ordering before you list.
Hurricane Irma made landfall near Marco Island in September 2017, and the county’s emergency operations center about 2.5 miles south of Forest Glen logged a 106-knot gust. In Hurricane Ian in 2022 the National Weather Service placed storm surge south and west of US 41, about 5 miles away. No county, news or association record we reviewed describes storm flooding inside Forest Glen from Irma, Ian or Milton.
More than half of Forest Glen is preserved native vegetation, and the eastern preserve borders large conservation lands. During the Newman Road Fire in April 2026, which grew to 1,733 acres, Forest Glen was included in evacuation alerts and public radio reported that evacuations were later lifted for the community; no report found describes damage inside Forest Glen. A buyer may ask, and a plain answer with the public record beside it keeps the question from becoming an objection.
Across all 5,463 NFIP policies in ZIP 34114 that took effect June 2025 to May 2026, the median annual cost was $1,528, 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 Jungle Plum West, so the median is a budget anchor for your buyer’s Citizens flood requirement, not a quote.
A Jungle Plum West buyer pays quarterly master association and club dues on one statement, the Jungle Plum West neighborhood association assessment, a property tax bill that resets after the sale, and homeowners insurance with flood coverage if the policy is with Citizens. Forest Glen publishes no dues, 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 |
|---|---|---|---|
Master association assessment and club dues | Forest Glen Golf and Country Club Master Association, quarterly | Not published | Master estoppel |
Jungle Plum West neighborhood assessment | Jungle Plum West of Forest Glen Neighborhood Association | Not published | Neighborhood estoppel and budget |
Condominium fee | None | $0, no condominium layer | Recorded declaration |
Property tax | Collier County Tax Collector | Median estimate $4,706.25 today; resets at sale | The buyer’s own post-purchase assessment |
Solid waste | Collier County, on the tax bill | $261.91 on a 2025 Jungle Plum Drive bill | Tax bill |
Community Development District | None | $0 on every Forest Glen bill | Collier County CDD layer |
When the club builds, every owner pays the same share on top of dues, whether the home is a Britannia condominium or a Jungle Plum West estate home. In 2016 the master board approved a $949,376 outdoor dining facility, plus an $80,000 contingency, and assessed every member $1,290, billed $215 a quarter for six quarters. A 2017 amendment to the declaration sets a $400,000 limit, indexed to the Consumer Price Index from 2019, above which member approval rules apply. That is history, not a current charge; the estoppel confirms whether anything is being billed today.
Jungle Plum West, 2026 preliminary roll | Figure |
|---|---|
Median estimated taxes today | $4,706.25 |
Homestead share | 77.8 percent |
Illustration at the $835,000 Jungle Plum East recorded median, 2025 millage, no exemption | About $8,772 |
Illustration at the $988,045 Jungle Plum West median just value, 2025 millage, no exemption | About $10,380 |
The illustration multiplies a price by the 10.5058 mills adopted for Forest Glen’s millage area in 2025, as if the county assessed the home at that figure with no exemption (our arithmetic). It shows the reset mechanism, not a quote; the 2026 preliminary roll computes estimates at 10.4020 mills and final 2026 rates appear on the November bill. Save Our Homes caps follow the owner, not the house, and on a street this homesteaded the reset is the largest number in your buyer’s ownership budget.
No Community Development District covers Forest Glen, so there is no CDD bond assessment on any Jungle Plum West tax bill, and no county lighting or beautification MSTU is levied here. Single-family bills carry only the county’s District 1 solid waste charge. Against a newer neighbor with a district assessment, that absence belongs in your listing.
The rules that shape a Jungle Plum West sale, leasing minimums, pets, vehicles, boats and architectural review, are set in the recorded Jungle Plum West declaration and the master declaration, and none is published on a public page. We request them before listing, so a buyer’s plan for a boat, a rental or a pool addition is answered on the first call.
Data updated: September 2026 (Forest Glen master declaration and 2017 amendment; club Real Estate pages, read September 2026)
Renters at Forest Glen obtain club privileges through a golf or social membership transfer, and owner listings on the club’s rental board say the renter pays the club’s transfer fee, which the club does not publish. No Jungle Plum West home leased through the MLS in the two years to September 26, 2026; every Forest Glen lease closing in that time was a two-bedroom condominium. Lease minimums for Jungle Plum West are set in its declaration.
A tenant is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the lease and the club transfer must end or carry over on terms the buyer accepts. Match the lease end to the expected closing where you can, and give buyers the lease terms up front.
Pet limits, vehicle and boat rules and architectural review standards for Jungle Plum West sit in the recorded declarations. An estate-home buyer is more likely than a condominium buyer to ask about a boat, a third car or an addition, so we pull those clauses from the resale documents before your home goes live.
No age restriction appears in any public record we reviewed for Jungle Plum West or Forest Glen; the club’s pages and the master association’s articles do not describe the community as age restricted. Your closing attorney can confirm it in the recorded declaration during the title review.
Jungle Plum West’s seven MLS sales took a median of 229 days on market, from 42 to 659 days, against a 47.5-day median across Forest Glen in the latest twelve months and 5 days for Jungle Plum East over ten years. Priced from the evidence, a Jungle Plum West home does not have to wait that long.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The two fastest street sales, 42 and 99 days, closed at 99.1 and 97.5 percent of list. The two slowest, 493 and 659 days, closed at 87.7 and 94.3 percent. The pattern is the one every thin market shows: a price the market accepts sells within a season, and a price it does not waits through two, then sells for less.
In the four weeks before listing: valuation, the four-point and wind mitigation inspections, the permit file, photography and the section 720.401 disclosure summary. At contract: order both estoppel certificates. During the contract: inspections, appraisal, insurance binding including any Citizens flood policy, and title. At closing: your membership ends and your buyer’s begins through the master association.
Four of the 18 Jungle Plum West homes carry no homestead exemption, and some homesteaded owners sell after they have already moved. Marc Comisar manages showings through the gate, contractors, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages. A foreign owner should bring in a CPA early for FIRPTA withholding.
A Jungle Plum West listing should sell the life as well as the home: an Arthur Hills Signature course that comes with the house, four lighted pickleball courts, tennis, bocce and a 24-hour fitness center, about 352 acres of preserve with a 1.9-mile 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, was redesigned by Arthur Hills and Steve Forrest and reopened December 1, 2008, and was refined by Ron Forse Design for the club’s 25th anniversary in 2024, with the greens 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. Golfer reviews ranked it No. 1 in the U.S. for course conditions in 2016 and No. 2 in Florida in the Golfers’ Choice 2023 list.
The club offers four dedicated, lighted pickleball courts, four tennis courts 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.
About 352 acres of native vegetation are under preservation in eight recorded preserve tracts, more than half the community, and the club’s site map marks a paved nature trail through the preserve in three legs of about 1.9 miles combined. Jungle Plum West also holds its own small common tract, about 0.28 acre, on the plat.
Every Jungle Plum West 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, and the district earned an A for the ninth consecutive year. Physicians Regional’s Collier Boulevard hospital is about 3 miles and 5 to 7 minutes away, a Walmart Supercenter about 0.6 mile, Interstate 75 Exit 101 about a mile from the gate, downtown Naples about 8 miles and the beach at the Naples Pier about 9.4 miles, measured without traffic.
FDOT’s rebuild of the Interstate 75 and Collier Boulevard interchange carries an estimated completion of late 2026. A petition to amend the Forest Glen PUD, heard by the county commission on September 22, 2026, would allow up to 36,720 square feet of indoor-only membership sports and recreation space on the 9.6-acre commercial corner at Collier and Beck, outside the gates; the adopted outcome had not been published when this page was researched. A second Costco is planned about 2.9 miles south. A buyer will ask about each, and a straight answer with the public record beside it keeps the question from becoming an objection.
You get a free Jungle Plum West 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 your home’s size and plan, the seven street sales adjusted for time, and the Jungle Plum East closings since 2022, with your buyer’s tax and insurance 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 West MLS sale with its date, size, list price, sold price and days on market; the Jungle Plum East and Forest Glen sales we use for the time adjustment, each shown step by step; a price-per-foot analysis that never mixes MLS living area with county figures; the live competition with its price history; your address’s FEMA zone; the tax reset and flood cost your buyer will underwrite; and a recommended list price with a defensible range. Request it through our Jungle Plum West at Forest Glen valuation page.
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 square footage, your roof date, your timeline and the one thing you are most worried about, and you will get a straight answer.
On Jungle Plum Drive West two homes of the same plan closed $100,000 apart, and the last sale waited 659 days. 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, and with only eighteen homes on the street, the owner who sells next should see it first.
Jesse McGreevy and Marc Comisar are top-reviewed Jungle Plum West at Forest Glen listing agents on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “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 with no recent sale, the way the home is presented is the first comparable a buyer sees.
★★★★★ “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
Many single-family sales in an established community are family decisions, and they deserve patience as well as a plan.
★★★★★ “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
A homesteaded Jungle Plum West seller is usually a buyer too, and one team running both sides keeps the dates aligned.
★★★★★ “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
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Jungle Plum West specialist matters because the facts that decide a sale here are not in a listing feed: no MLS sale since 2020, a $100,000 spread on one plan, a time adjustment only Jungle Plum East can anchor, a section 720.401 duty owed before contract, two estoppels, a pre-2002 permit file and a Citizens flood rule for single-family homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
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 through the gate, buyer agent conversations, inspections and the on-site management that lets an owner who has already moved sell without flying back. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Jungle Plum West home off the 2020 street sales without a time adjustment, or off the Jungle Plum East median without a size adjustment, or off the county’s just value. The same agent may deliver the section 720.401 summary at closing instead of before contract, order one estoppel instead of two, or learn about the Citizens flood requirement from the buyer’s insurer. Each of those errors costs a seller time or money.
Jungle Plum West is the top of a community whose 12-month MLS median is $394,000, and a Jungle Plum West owner and a Britannia owner pay into the same master association. 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.
Most Jungle Plum West sellers are homesteaded, and a homesteaded seller staying in Florida should treat the sale and the next purchase as one plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to a new Florida homestead.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue property tax information)
A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, and homestead status is fixed on January 1 each year. We sequence both closings around that date.
If you are buying another Jungle Plum West home, comparing it with Jungle Plum East or moving within the gate, start with our Jungle Plum West at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. The full Jungle Plum West at Forest Glen neighborhood guide holds the plat, association, storm and school detail this page summarizes, and our Naples real estate guide holds the wider city picture.
These are the questions Jungle Plum West at Forest Glen owners ask before they sell, answered from the Southwest Florida MLS pull of September 29, 2026, the Collier County 2026 preliminary roll, the Florida Department of Revenue sale file, Chapter 720 and the club’s own pages. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Start with a written valuation built from your home’s size and plan, the seven street sales adjusted for time and the Jungle Plum East sales since 2022. Prepare the section 720.401 disclosure summary, the permit file, a wind mitigation report and a four-point inspection before you list, and order both estoppels the day the contract is signed. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who can build a price without a recent street sale, adjusts for size and time from recorded evidence, and negotiates the offer personally. 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.
It depends on your size, plan, condition, roof, windows, pool and lot. The street’s last MLS sales, from 2017 to 2020, ran $437,500 to $575,000, and Jungle Plum East’s smaller homes have sold at a $760,000 median over five years. Request a written valuation for your address rather than relying on either figure.
The last MLS closing was on June 19, 2020: a 3,738 square foot home at $565,000 against a $599,000 final list price, after 659 days on market.
Fewer than one on average. The MLS shows seven closings from 2017 to 2020 and none since, and the state file shows no recorded qualified sale in 2025 or 2026.
The street has 18 homes, 14 of them homesteaded, and owners who live in a home year-round sell less often. A sale arranged privately reaches the county record only when its deed is recorded, and the state file shows no qualified Jungle Plum West sale in 2025 or 2026.
The seven street sales took a median of 229 days, from 42 to 659. Forest Glen’s latest twelve months ran at a 47.5-day median, and a home priced from the current evidence should sell well inside the street’s old record.
A median 94.32 percent of final list price across the seven MLS closings, from 81.8 to 99.1 percent. Forest Glen’s latest twelve months ran at 93.49 percent.
For a home priced from the right evidence, yes. No Jungle Plum West home was listed on September 26, 2026, and the only single-family home for sale in Forest Glen was a smaller Jungle Plum East home asking $799,000.
Autumn. Eleven of Forest Glen’s 32 MLS closings in the latest twelve months landed from February to April, and a primary-residence buyer also moves on a school-year calendar, so a listing ready by October meets both.
A model needs recent similar sales, and your street has none since 2020. It leans on the county’s just value or blends your home with smaller Jungle Plum East homes and Forest Glen condominiums.
No. The Jungle Plum West median just value of $988,045 is a mass-appraisal figure for taxes. It ranks your home against its neighbors; it does not set its price.
Not on the record. The two 2,387 square foot sales earned the street’s highest prices per living foot, $240.89 and $228.32, and the 3,738 square foot sale the lowest, about $151 (our arithmetic).
Always. It is the only other single-family street inside the gate, with six MLS closings in 60 months at a $760,000 median and five recorded 2025 to 2026 sales at an $835,000 median.
Two: the Jungle Plum West neighborhood association and the Forest Glen master association. There is no condominium estoppel.
Florida caps it at $299 for a current account under Florida Statutes 720.30851, plus $119 for delivery within three business days and up to $179 more if the account is delinquent.
Tropical Isles Management, per the association’s state filing; the club office handles the master association. Confirm the current manager before ordering documents.
Yes. Jungle Plum West is a Chapter 720 association with no condominium layer, so section 720.401 requires the summary before the buyer signs the contract. Confirm with your closing agent or attorney; this is information, not legal advice.
The buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. Deliver it before contract.
The section 720.401 disclosure summary, the flood disclosure, the property tax disclosure summary, the permit history, the inspection and wind mitigation reports, and the associations’ names and managers for the estoppels.
No first-party document publishes one. Any charge due at closing appears on the estoppel certificate, and the contract says who pays it.
Almost every address on the plat that holds Jungle Plum West maps Zone X on FEMA’s 2024 map, outside the 1 percent floodplain. Confirm your address with a FIRMette or a lender determination.
A lender does not normally require it in Zone X, but Citizens requires flood coverage on every personal residential wind policy by January 1, 2027, so a buyer insured through Citizens will need it.
Get a four-point and a wind mitigation inspection first. If carriers will bind as the home stands, a credit usually beats a project; if not, a replacement to the current 163 mph code may widen the buyer pool.
Very likely, if you are homesteaded. The Jungle Plum West median estimate is $4,706.25, and at 2025 millage a buyer at $835,000 with no exemption could face about $8,772; that is an illustration, not a quote.
No. No Community Development District covers Forest Glen, and single-family bills carry only the county’s solid waste charge.
It goes with the home. Membership is bundled with ownership, so your buyer becomes a member at closing, and there is no club certificate to sell back.
Yes, if the lease and the tenant’s club transfer are handled on terms the buyer accepts. Match the lease end to the closing where you can.
Yes. The club invites owners to list homes for sale and for rent free of charge and posts weekend open houses. We use it alongside full MLS exposure, not instead of it.
You can, and the club board gives you a free place to advertise. You still owe the pre-contract disclosure, two estoppels and a defensible price with no recent street sale behind it, which is where most owner sales stall.
Compare the net, not the word cash. With no recent sale on the street, an instant offer prices in a discount for the buyer’s uncertainty; a well-documented listing removes that uncertainty instead.
Every commission is negotiable and not set by law. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
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.
No age restriction appears in any public record we reviewed; confirm in the recorded declaration.
Request a written valuation, pull your permit history and roof date, and ask the Jungle Plum West association for its budget and rules. Then call Jesse McGreevy direct at (239) 898-6072, or request a valuation through our Jungle Plum West at Forest Glen home valuation page.
Every figure on this page traces to a primary source below, listed as of September 29, 2026: the Southwest Florida MLS, Collier County and Florida Department of Revenue records, the club’s own pages, Florida Statutes and state agencies, and FEMA and federal agencies. No listing portal or competing brokerage is cited, and the Collier County recorded-sales index is cited in plain text.
Market data and county records
The club and the associations
Florida statutes and state agencies on selling
Commission, tax and federal records
Flood, storm, insurance and buildings
Area, schools and getting around
Our own assets
Every row below links the authority that publishes the document, so a Jungle Plum West 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.
Document | What it settles for a Jungle Plum West seller | Official authority |
|---|---|---|
Florida Statutes 720.401 | The pre-contract disclosure summary you owe and the buyer’s cancellation right | |
Florida Statutes 720.30851 | The estoppel delivery rules and the $299, $119 and $179 fee caps for both associations | |
Florida DBPR estoppel certificate fee schedule | The same caps in the regulator’s own table | |
Florida Statutes 201.02 | The $0.70 per $100 deed stamp a Florida seller customarily pays | |
Florida Statutes 689.302 | The flood disclosure every residential seller completes | |
Florida Statutes 689.261 | The property tax disclosure summary your buyer receives | |
Master association Articles of Incorporation, 1999 | What the master association owns and maintains, and its power to assess | |
Master association 2009 Certificate of Amendment | The master declaration’s recording at Official Records Book 2536, Page 1955 | |
Forest Glen of Naples plat acceptance, Resolution 2006-022 | The plat that holds Jungle Plum West as Block 2 | |
Forest Glen Golf and Country Club site map | Where Jungle Plum Drive West, the clubhouse, the courts and the trail sit | |
Uniform Mitigation Verification Inspection Form | The wind mitigation form a buyer’s insurer reads on a 1999 or 2000 home | |
Collier County 2026 Flood Protection Newsletter | The effective map date and the Class 5 CRS discount | |
FEMA Map Service Center | The flood zone and FIRMette for your own address | |
Citizens flood requirement | The January 1, 2027 flood rule for single-family wind policies | |
NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 |
Documents that matter to a Jungle Plum West seller but are not public: the Jungle Plum West association’s budget, rules and recorded declaration, from Tropical Isles Management or the Collier Clerk’s Official Records; your home’s permit history, from Collier County’s building records; and your two estoppel certificates, from each association once you have a contract.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Jungle Plum West at Forest Glen sits inside the East Naples market they work every week. With eighteen homes on the street and no MLS sale since 2020, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, “I need someone to sell my house in Jungle Plum West at Forest Glen, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Jungle Plum West, Jungle Plum East, Periwinkle Villas, Barrington, Bishopwood East, Bishopwood West, or Britannia, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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, retrieved September 29, 2026, and from Collier County’s recorded sales index and the Florida Department of Revenue and Collier County 2026 preliminary tax rolls. Brokered by Domain Realty.