Updated September 2026
16 units, one floor plan and no sale in the last 12 months. We price from all nine MLS sales, four county deeds and Partridge Place next door, and order the association file on day one. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Partridge Court is a 16-unit condominium of two two-story walk-up buildings inside The Forest, a gated golf community in south Fort Myers, and no unit closed there in the 12 months to September 23, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Partridge Court unit from every sale on record, not from a median that does not exist.
This page is written for the Partridge Court owner. The full picture of the condominium itself, the two buildings, the association’s filings, the pool, the flood panel and every sale, is on our Partridge Court at The Forest guide, which this seller page sits beside. If you want a number first, start with a free Partridge Court home valuation. If you are also thinking about buying back into The Forest, read our Partridge Court buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Partridge Court condo in Fort Myers, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are selling at Partridge Court, across the entry road at Partridge Place, at Quail Cove or anywhere else inside The Forest, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the two association files every Partridge Court sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. 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 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS or from a named public record, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the Island Park Gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork for both layers, including the resale package a 16-unit association with no website has to assemble by hand. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling a Partridge Court condominium differs from other sales inside The Forest in five ways: one floor plan repeated 16 times, no sale of its own in the last 12 months, a small association with no website, buildings outside Florida’s milestone and reserve-study laws, and a same-plan neighbor across the entry road with two units for sale.
The Lee County parcel roll records all 16 Partridge Court units the same way: two bedrooms, two baths, 1,161 heated square feet, two stories, first built 1981, in two buildings of eight, Building 1 at 16540 Partridge Club Road and Building 2 at 16530. No unit record shows a garage or carport. Because every unit is the same size, a buyer’s comparison is exact, and condition, updates and the unit’s place in the building do the pricing work that square footage does elsewhere.
The Southwest Florida MLS recorded no Partridge Court closing from September 24, 2025 to September 23, 2026, and no unit was listed or pending on the pull date. The last MLS sale was Building 2, unit 102 at $132,000 on September 18, 2025. A Partridge Court price therefore has to be built from older sales of its own, from the county’s recorded deeds and from Partridge Place, and we show you each one.
Partridge Court Condominium Association, Inc. was filed September 12, 1980, reinstated after an administrative dissolution on November 17, 2005, and is active, per its Division of Corporations record. Florida requires condominiums of 25 or more units to post their records online, under section 718.111(12)(g); at 16 units Partridge Court is below the line and posts nothing. So every document your buyer is owed has to be requested from the association, and every owner also belongs to The Forest Property Owners’ Association, so the sale needs two estoppel certificates.
Florida’s milestone structural inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings of three or more stories. Both Partridge Court buildings are recorded at two stories, so neither applies. In The Forest only Sparrowood’s buildings reach three stories.
Partridge Place, across the Back Gate entry road, is 56 units of the same 1,161-square-foot, two-story design under a different corporation, a different declaration and a different manager on the master association’s 2022 list. On September 23, 2026 it had two units for sale and Partridge Court had none, so your buyer will tour both the same afternoon. The Forest is non-bundled, per The Forest Country Club’s membership page, so neither buyer has to join the club.
These are the facts a Partridge Court seller should hold before choosing a list price, drawn from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, deed, permit and flood records, the association’s state filings and Florida statute, each with its window and count.
For a prepared Partridge Court unit priced against the right comparables, yes. No Partridge Court unit closed or was listed in the 12 months to September 23, 2026, so a new listing faces no competition inside its own two buildings, only the two Partridge Place units of the same plan. The price has to be built, not looked up. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
There is nothing to list for the last 12 months. From September 24, 2025 to September 23, 2026 the Southwest Florida MLS recorded no Partridge Court closing, no active listing and no pending sale, and the county roll, like the MLS, shows no qualified Partridge Court deed in that year. The most recent sale on either record is the $132,000 closing of Building 2, unit 102 on September 18, 2025.
Our rule for a small condominium is to widen the window until it holds ten closings and to list every sale when no window does. At Partridge Court none does.
Window, ending September 23, 2026 | MLS closings | Closed volume | Sold price range |
|---|---|---|---|
Last 12 months (from September 24, 2025) | 0 | $0 | none |
Last 24 months (from September 24, 2024) | 1 | $132,000 | $132,000 |
Last 36 months (from September 24, 2023) | 6 | $1,105,500 | $132,000 to $280,000 |
Last 48 months (from September 24, 2022), the widest we hold | 9 | $1,725,700 | $132,000 to $280,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales at Partridge Court addresses. Under ten closings in every window, so no median is shown; the sales are listed one by one in the next section.
On September 23, 2026 the MLS showed no Partridge Court unit active or pending. A Partridge Court listing this season is the only unit for sale in its association, which is an advantage: the buyer who wants this pool, this board and this side of the entry road has one choice. The buyer who only wants the floor plan also has Partridge Place, where two units were asking $179,000 after 63 days and $174,000 after 9 days.
Across The Forest, 29 homes were listed on September 23, 2026 against 45 closings in the prior 12 months, about 7.7 months of supply by our arithmetic, per the Southwest Florida MLS. The 30 condominium and villa closings in that year had a median of $286,500, a figure driven by larger units than Partridge Court’s. More than six months of supply favors buyers by the usual rule of thumb, which is the case for pricing discipline from the first day.
February 2026 alone carried 13 of The Forest’s 45 closings in the last 12 months, per the Southwest Florida MLS, and the master association estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, per its 2022 Emergency Preparedness Plan. A Partridge Court unit priced, photographed and documented by early January meets the largest pool of in-season buyers.
With no Partridge Court sale in a year and two same-plan units across the road, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Partridge Court home valuation, built from every sale that fits your unit, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Partridge Court condominiums recorded nine MLS closings in the 48 months to September 23, 2026, from $132,000 to $280,000 and $1,725,700 in total, with 2 of the 9 at or above asking. Nine sales over four years is under our ten-sale floor, so every sale is listed below instead of a median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building and unit | Beds / baths (MLS) | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 2025 | Building 2 (16530), unit 102 | 2 / 2 | 1,161 | $139,000 | $132,000 | $113.70 | 94.96% | 209 |
September 2024 | Building 1 (16540), unit 103 | 2 / 2 | 1,161 | $190,900 | $145,000 | $124.89 | 75.96% | 316 |
May 2024 | Building 1 (16540), unit 104 | 2 / 2 | 1,161 | $199,000 | $180,000 | $155.04 | 90.45% | 106 |
November 2023 | Building 1 (16540), unit 202 | 2 / 2 | 1,200 | $199,900 | $180,000 | $150.00 | 90.05% | 213 |
November 2023 | Building 1 (16540), unit 204 | 2 / 2 | 1,161 | $199,000 | $188,500 | $162.36 | 94.72% | 31 |
November 2023 | Building 2 (16530), unit 104 | 3 / 2 | 1,161 | $265,000 | $280,000 | $241.17 | 105.66% | 30 |
September 2023 | Building 1 (16540), unit 201 | 2 / 2 | 1,200 | $225,000 | $220,000 | $183.33 | 97.78% | 19 |
April 2023 | Building 2 (16530), unit 201 | 2 / 2 | 1,161 | $255,000 | $250,000 | $215.33 | 98.04% | 21 |
March 2023 | Building 1 (16540), unit 103 | 2 / 2 | 1,161 | $135,000 | $150,200 | $129.37 | 111.26% | 1 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closings dated September 24, 2022 to September 23, 2026. Beds and baths and living area are as entered on each MLS listing; price per square foot is sold price divided by that MLS living area. All nine carry the MLS name Partridge Court and resolve to the county’s Partridge Court condominium.
The spread is wide for one floor plan: $132,000 to $280,000, or $113.70 to $241.17 per square foot of MLS living area, which is a condition and pricing story, not a size story. Speed and price went together: the five sales that closed within 31 days of listing did so at 94.72% to 111.26% of list, while the three that waited more than 200 days closed at 75.96% to 94.96%. And the most recent sales are the lowest: $180,000 in May 2024, $145,000 in September 2024 and $132,000 in September 2025, against six 2023 sales from $150,200 to $280,000.
Building 1, unit 103 sold in March 2023 for $150,200 after 1 day on market, 111.26% of its $135,000 list, and sold again in September 2024 for $145,000 after 316 days, 75.96% of a $190,900 list, per the Southwest Florida MLS. The same unit sold for about the same price both times; what changed was the asking price. That is the plainest lesson in the Partridge Court record for a seller choosing a list price.
In 2023 three units sold at $220,000 to $280,000 within about a month of listing: Building 2, unit 201 at $250,000, Building 1, unit 201 at $220,000 and Building 2, unit 104 at $280,000, the highest Partridge Court MLS sale of the four years. The MLS rows do not grade condition, but a gap that size inside one floor plan is usually condition and updates, and a buyer’s agent will ask what your unit shares with those three.
Lee County codes every deed, and code 01 marks a transfer “qualified as arm’s length because of examination of the deed,” per the county’s real property transfer codes. Thirteen Partridge Court transfers in the same 48 months carry code 01 on the county parcel roll; nine are the MLS sales above and four never reached the MLS.
Deed date | Building and unit | Recorded price | Note |
|---|---|---|---|
November 29, 2022 | Building 2 (16530), unit 101 | $275,500 | Weeks after Hurricane Ian; not on the MLS |
December 9, 2022 | Building 2 (16530), unit 104 | $130,000 | Weeks after Hurricane Ian; resold on the MLS for $280,000 in November 2023 |
January 13, 2023 | Building 2 (16530), unit 103 | $130,000 | Not on the MLS |
January 23, 2025 | Building 1 (16540), unit 202 | $265,000 | Not on the MLS; sold on the MLS for $180,000 in November 2023 |
Source: Lee County Property Appraiser sale records on the county parcel roll, queried September 24, 2026. These deeds carry no listing, no days on market and no description of condition, so we weigh them below the MLS sales, but a buyer’s appraiser can find them and a seller should know they exist.
None of the nine Partridge Court MLS sales fell in November or December 2022. Two county-recorded deeds did, at $275,500 and $130,000, and they point in opposite directions. Across the entry road, eight Partridge Place condominiums closed between November 10 and December 2, 2022 at $75,000 to $145,000, most within two days on market, per the Southwest Florida MLS; they read as as-is or investor transactions in a disrupted market. We leave that window out when we price a Partridge Court unit today and say so on the pricing sheet.
The comparables that matter most to a Partridge Court price are, in order, its own nine MLS sales with the most recent weighted most, the county’s four off-MLS deeds as a check, and Partridge Place’s 11 sales of the same plan in the last 24 months, because a buyer’s agent and a buyer’s appraiser will line your unit up against all three.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Since May 2024 Partridge Court has three MLS sales: $180,000 for Building 1, unit 104 after 106 days, $145,000 for Building 1, unit 103 after 316 days and $132,000 for Building 2, unit 102 after 209 days. All three closed below their list price, at 90.45%, 75.96% and 94.96%. They are the floor a buyer’s agent will quote first, and a well-kept unit needs a file that shows why it is not one of them.
Partridge Place’s 24 months to September 23, 2026 hold 11 closings at a median of $165,000 (an odd count, so an observed sale), $142.12 per square foot of MLS living area, 94.34% of list and 101 days on market, from $145,000 to $195,000, per the Southwest Florida MLS. By our arithmetic, $142.12 times Partridge Court’s 1,161 square feet is about $165,000. It is the deepest same-plan evidence in The Forest, and it starts after the post-Ian sales of late 2022, so none of them is inside it.
Two Partridge Court MLS entries differ from the county. The November 2023 sale of Building 2, unit 104 was entered as three bedrooms, while the county records two for that unit and every other, and two Building 1 sales, units 201 and 202, were entered at 1,200 square feet of MLS living area against the county’s 1,161 heated square feet. Before we list, we check your unit against the county record so the listing matches what an appraiser will find, and if you have changed the layout we put the association’s approval and any county permit in the file.
An appraiser for a financed buyer reaches for the most recent sales of the same plan in the same condominium, and when those are thin, the neighbor next door with the identical plan. At Partridge Court that means the three sales since May 2024 and Partridge Place’s 24-month band. We hand the appraiser the full set, including the higher 2023 sales and what distinguished them, the county’s recorded area of 1,161 heated square feet, the roof dates and your update list, so adjustments are made on documents rather than guesses.
Read together, Partridge Court’s three sales since May 2024 at $132,000 to $180,000, the county’s one off-MLS sale in that period at $265,000 and Partridge Place’s 24-month median of $165,000 give a starting range, not an appraisal. Two units of the same plan in the same building sold $100,000 or more apart in 2023, and condition is usually the reason. Your valuation places your unit inside that range from your own updates.
Partridge Court and Partridge Place at The Forest are the same 1981, 1,161-square-foot, two-story walk-up design from the same developer, under different associations and different managers, so a buyer at this price will compare them. Partridge Place offers recent sales and two units to choose from; Partridge Court offers a 16-unit association, both roofs replaced in 2018 and no open structural permit.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and permitting records, September 2026)
Question | Partridge Court | Partridge Place |
|---|---|---|
Homes | 16 condominium units, two buildings of eight | 56 condominium units, seven buildings of eight |
Unit size (county heated area) | 1,161 sq ft, every unit | 1,161 sq ft, every unit |
Stories and year built (county roll) | Two stories, 1981 | Two stories, 1981 |
Declaration | Official Records Book 1544, Page 228 | Official Records Book 1488, Page 372 |
State license and developer | December 8, 1980, Timberlakes Ltd. | July 7, 1980, Timberlakes, Ltd. |
Association filed | September 12, 1980 | April 7, 1980 |
Management on the master association’s 2022 list | A professional management company | Self-managed |
Required to post records online (25 or more units) | No, 16 units | Yes, 56 units |
Common-element parcel | 1.54 acres, with its own pool | 4.90 acres |
Units with a 2026 homestead exemption | 5 of 16 | 2 of 56 |
Owners with a Florida mailing address | 11 of 16 | 28 of 56 |
Median 2026 county just value (mass appraisal, not a price) | $119,694 | $119,694 |
Roof record on the county permit index | Both buildings re-roofed in 2018; an Ian-damage re-roof closed in 2023; a 2022 roof permit expired; no open structural permit | Re-roofs 2021 to 2023 on six buildings; open 2023 re-roof and truss permits on four |
Closings, last 12 months | 0 | 2, at $170,000 and $145,000 |
Closings, last 24 months | 1, at $132,000 (September 2025, 94.96% of list, 209 days) | 11, median $165,000 |
Closings, 48 months | 9, $132,000 to $280,000 (under ten, listed rather than given a median) | 28, median $157,500, including eight post-Ian sales |
Listings on September 23, 2026 | 0 | 2, at $174,000 and $179,000 |
FEMA flood panel and median ground, ft NAVD88 | 12071C0438H, 6.2 | 12071C0576H, 6.3 |
Flood zone and base flood elevation | Zone AE, 11 feet | Zone AE, 11 feet |
Letter of Map Amendment requests | None recorded | One, denied |
Milestone and reserve-study statutes | Outside both | Outside both |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix, closed sales September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll; Lee County permit indexes for the Partridge Court and Partridge Place common-element parcels; the master association’s 2022 plan; Partridge Place Condominium Association’s Division of Corporations record; FEMA’s LOMA layer.
Partridge Place’s 11 closings in the 24 months to September 23, 2026 ran from $145,000 to $195,000, and eight of them closed from $150,000 to $174,900, per the Southwest Florida MLS. The fastest, a Building 1 unit in July 2025, closed at its full $174,900 list after 4 days; the two that opened above $210,000 closed at 88.37% and 89.04% of list. That band is what a buyer shopping this floor plan carries in their head when they walk into your unit. Our Partridge Place seller page lists every one of those sales.
A buyer should choose Partridge Court for a 16-unit association with its own pool between its two buildings, a higher share of homesteaded owners, both roofs replaced in 2018 and no open structural permit on the county record, accepting a thin sales history and a small budget that carries every repair. A buyer should choose Partridge Place at The Forest for the most resale evidence at the same price point, a choice of units today and an association large enough that Florida requires it to post its records online, accepting the open roof and truss permits and the paperwork that answers them.
Your listing competes with the two Partridge Place units, not with a Partridge Court neighbor. That is where the Partridge Court record helps you: the closed 2018 re-roofs, no open structural permit, the pool steps from both buildings and a board of neighbors are facts a buyer can verify, and each one answers a question the Partridge Place listings have to answer with paperwork. Price inside the band a Partridge Place shopper already accepts, and lead with the record that sets your unit apart. The Partridge Place owners’ side of this comparison is on the Partridge Place home valuation page and the Partridge Place buyer guide.
A buyer who finds 1,161 square feet too small steps up to Quail Cove at The Forest, 24 units of 1,372 to 1,538 heated square feet from the same developer and era, near the Main Gate. A buyer who wants a garage and a larger plan looks at Fairway Woods at The Forest, and one who wants a three-story building looks at Sparrowood. Each is a different budget; none competes with a Partridge Court unit on price.
McGreevy and Comisar price a Partridge Court condo against the closed sales of the identical floor plan first, its own nine and Partridge Place’s eleven, then adjust for the unit’s condition, updates and place in the building, and then test the number against the live listings inside The Forest. Because every unit is the same size, a Partridge Court price is a condition judgment, not a square-footage calculation.
Before we price a Partridge Court unit we check five things in this order: the three Partridge Court sales since May 2024 and the six 2023 sales above them; Partridge Place’s 24-month band and its two live listings; the unit’s condition and updates against the units that sold; which building and which side, confirmed in person because the county does not record the floor; and what the association’s estoppel, budget and minutes say about any assessment.
An automated estimate sees 16 identical units, no sale in a year and a county roll that values 11 of them at exactly $119,694. It cannot see a renovated kitchen, a replaced air handler, an upstairs unit versus a ground-floor one, or the difference between the $280,000 and the $132,000 unit of the same plan. With nine MLS sales in four years it has almost nothing of its own to learn from, and it may borrow the late-2022 Partridge Place sales at $75,000 to $145,000 without knowing what they were.
Lee County’s 2026 just values put 11 of the 16 Partridge Court units at $119,694, two at $125,869 and three at $132,126, on the county parcel roll. That is a mass-appraisal figure set for taxation, and every Partridge Court MLS sale in the 48 months closed above the most common value. We price from closed sales, never from the tax roll, and we show a buyer who quotes the roll why it is the wrong number.
With two Partridge Place listings asking $174,000 and $179,000 on September 23, 2026 and none at Partridge Court, a buyer for this plan compares at most three units inside the gate, and yours is the only one in its association. We set a list price that wins the first thirty days against those two, because a Partridge Court listing that sits becomes the one buyers negotiate against, as the 209, 213 and 316-day sales in the record show.
Buyers at Partridge Court ask about the building and the association before they ask about the kitchen: the roof dates, whether any permit is open, what the 16-unit budget reserves, whether an assessment is pending and why the association has no website. A seller with the association’s documents, the roof record and the estoppel in hand keeps those questions from becoming a price concession.
Data updated: September 2026 (Lee County permitting and development records, read September 24, 2026)
Lee County’s permit index for the Partridge Court common-element parcel shows re-roofs of both buildings in 2018, a Hurricane Ian damage re-roof of one building closed in 2023, and a 2022 roof permit that expired, with no open structural permit on the parcel, per the county’s permitting record for the association’s parcel. A closed roof permit is a line we put near the top of your listing, because it is the first date an insurer asks for.
The county record shows what was permitted and whether each permit closed. It does not show what the work cost, how it was paid for, or what the board has planned next. Those answers are in the association’s budget, minutes and estoppel certificate, which the association provides on request because it posts nothing online. We do not assume an assessment exists, and we do not assume it does not.
Parking is a common element, and Lee County’s development order LDO2025-00150, “Reseal and restripe parking” at 16540 Partridge Club Road, closed and finaled on May 13, 2025, per the county’s development orders layer. In 2014 the association granted Lee County two perpetual utility easements, recorded as instruments 2014000085076 and 2014000085077. Both are routine, and both belong in the listing file so a buyer’s title agent sees them early.
The association’s corporate record shows a reinstatement after administrative dissolution, filed November 17, 2005, per the reinstatement filing, and an annual report every year since, most recently April 28, 2026, per its 2026 annual report. A buyer’s agent who searches the state record will find the 2005 event; the fact that matters is the current status, active, and we say so in the listing file.
Sixteen owners share the cost of two buildings, a pool and the parking. The association’s 2026 filing lists four officers and directors, every one at a Partridge Club Road unit address, per the same state record, so the board is a quarter of the owners. For a buyer that is both reassurance and a question: how the budget reserves for roofs, paint and paving. We request the budget and reserve schedule at listing so the answer is on paper.
On the first day of the listing we pull the county record for both buildings, request the association’s documents and its written status on any planned work, and order both estoppel certificates so any assessment levied is stated in writing under section 718.116. A buyer’s agent who asks gets a document, not a guess, and a buyer’s lender or insurer gets the roof date the same day.
McGreevy and Comisar market a Partridge Court condo to the owner-occupants, seasonal owners and investors who shop the Partridge floor plan, through professional photography, video and drone capture, MLS exposure, agent outreach and a qualified-buyer database, leading with the facts a buyer cannot find elsewhere: the roof dates, the association file, the pool, the flood panel and the statutes.
Data updated: September 2026 (Lee County parcel roll, queried September 24, 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
On the 2026 county roll, 5 of Partridge Court’s 16 units carry a homestead exemption and 11 owners give a Florida mailing address, per the parcel layer. That is a higher share of permanent residents than Partridge Place’s 2 of 56. The roll does not say how many units are rented or used seasonally. It says your buyer may be a full-time resident as often as a seasonal owner, which sets both the marketing calendar and the channels.
A Partridge Court unit sells on condition and setting, so the photography shows every room of the plan, the view from each window and the pool between the two buildings, and the drone capture shows the buildings’ place beside the Island Park Gate, about 160 meters from The Forest Country Club’s address by our arithmetic. Video lets a buyer who is still up north walk the unit before booking a flight.
We put in the first lines of your listing what buyers ask first: the exact size on the county roll, the floor the unit is on, both buildings’ 2018 roof dates, the association’s pool, the fact that both buildings sit outside Florida’s milestone and reserve-study statutes, and that club membership is optional. The Southwest Florida International Airport terminal is about 8.6 miles and 16 minutes from the clubhouse on free-flow routes, without a bridge, and that sells to seasonal buyers.
A Partridge Court buyer also weighs daily life. The Forest sits in Lee County’s Elementary Zone O, Middle School Zone MM and High School South Zone 2, and the nearest elementary choice, Rayma C. Page Elementary, about 1.4 miles away, earned an A in 2024, 2025 and 2026, per the state’s 2026 school grades file. Gulf Coast Medical Center, Lee County’s Level II trauma center per the Florida Department of Health, is about 4.5 miles and 9 minutes away on routes computed with the OSRM routing engine.
Partridge Court sits at the Island Park Gate, staffed from 7:00 AM to 10:00 PM, and the Main Gate on Forest Boulevard is staffed 24 hours a day, per the master association’s 2022 Emergency Preparedness Plan. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate a few steps from your building.
Some Partridge Court owners want quiet, for an estate, a move or simply privacy, and in a 16-unit association the neighbors notice a sign. We can offer a unit to qualified buyers in our database before, or instead of, a public listing. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your unit.
McGreevy and Comisar negotiate a Partridge Court contract at partner level, never through an assistant, and we build the condominium document review, both estoppel certificates and any association approval step into the contract dates, so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a condominium where every unit is the same size and the last three sales were below list, the buyer’s agent will open with those three, and the tone of the first counter matters as much as the number in it.
Under section 718.503, if the resale documents were not delivered more than seven business days before the buyer signed, the buyer may cancel within seven business days after receiving them. Because Partridge Court has no website, the package has to be requested from the association, so we request it at listing and deliver it early, before the window can reopen the sale.
Whether the Partridge Court association must approve a buyer or a tenant is set in its declaration, recorded at Official Records Book 1544, Page 228, which is not online. We read the declaration and any amendments before we list, so your buyer’s timeline includes any approval step from the start.
Both Partridge Court buildings were finished in 1981, more than two decades before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. A buyer’s inspector will price the unit’s interior systems, and the buyer’s insurer will ask about the roof and openings, which the association owns. Fixing the obvious interior items before listing removes easy credits from the negotiation.
The estoppel certificate lists assessments levied and their due dates under section 718.116, and the purchase contract allocates who pays what at closing. In a 16-unit association one large repair weighs on every unit, so we write that allocation explicitly into the offer rather than leave it to a closing-table argument.
Most Partridge Court owners net the most with a full-service listing, because a Partridge Court sale depends on gate access, two estoppel certificates, a resale package the association must assemble by hand, a flood disclosure and pricing without a current median. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Every Partridge Court sale and deed, Partridge Place’s 24-month band, then your unit | Whatever you set | The buyer’s resale margin, typically below open-market value |
Exposure | Southwest Florida MLS, our buyer database, video, drone, photography | Your own advertising | One buyer |
Gate access for showings | Every showing pre-registered | You register every visitor yourself | Not needed |
Estoppels (condominium and master) | Ordered on day one | You order and track them | Usually left to the seller |
Resale package with no association website | Requested at listing | You request and deliver it | Still your responsibility |
Disclosures (s. 689.302 flood; s. 718.503 package) | Prepared and delivered on time | Your responsibility | Still your responsibility |
Negotiation | Partner-level, by Jesse or Marc | You, directly with the buyer’s agent | Take it or leave it |
Best for | Most sellers who want the highest net | Owners with a known buyer and time | Owners who value speed over price |
Choose a full-service listing if you want the most money and your unit is in reasonable condition. Choose to sell by owner if you already have a buyer and you are comfortable with the association paperwork and disclosures. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free home valuation first; the late-2022 sales across the entry road show what distressed pricing looks like.
Selling a Partridge Court condo costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two estoppel certificates, prorated taxes and assessments, the condominium documents Florida requires, and any title and settlement charges the contract assigns to the seller. Neither association publishes its fee.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Southwest Florida MLS Matrix, pulled September 23, 2026)
Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $924 at the $132,000 of the latest Partridge Court sale, $1,155 at Partridge Place’s 24-month median of $165,000, $1,218 at a $174,000 price and $1,260 at the $180,000 of the May 2024 Partridge Court sale.
There are two policies. The lender’s policy protects the buyer’s lender and is a buyer’s loan cost. Who pays for the owner’s policy, and who chooses the title agent, is written into the purchase contract. The premium itself follows the state’s promulgated rates under Rule 69O-186.003. We show you the contract term before you sign it.
A Partridge Court sale needs a condominium estoppel from Partridge Court Condominium Association under section 718.116 and a master estoppel under section 720.30851, the second ordered through the master association manager’s resale and lender documents page. Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days, and if the association fails to deliver within 10 business days no fee may be charged.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law, per the National Association of REALTORS settlement FAQs. What you negotiate with us is the listing side; any seller contribution toward a buyer’s agent is a separate term we decide together.
Line, illustrative sale at $165,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $1,155 |
Condominium estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Master association estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Condominium documents under s. 718.503 | Seller | As the association charges |
Property tax proration | Seller credits buyer through the closing date | From your own tax bill |
Condominium and master assessment prorations | Seller, through the closing date | From the two estoppels |
Any special assessment levied before closing | As the contract allocates | From the condominium estoppel |
Owner’s title insurance policy | As the contract assigns | Promulgated rate |
Buyer’s agent compensation | Negotiated term, if any | As agreed |
Brokerage commission | Seller | As negotiated in your listing agreement |
The $165,000 line is Partridge Place’s 24-month median for the same plan, used only to show the arithmetic; it is not a Partridge Court price. Your own net sheet uses your price, your tax bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.
A Partridge Court seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires, and any known fact that materially affects value and is not readily observable. Every Partridge Court unit is in FEMA Zone AE, so the flood disclosure matters on every sale.
Florida requires a seller of residential property to complete a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. We have it completed before the first showing.
Under section 718.503(2), a Partridge Court buyer is entitled, at the seller’s expense, to the declaration, the articles, the bylaws and rules, the annual financial statement and annual budget, the association’s most recent structural integrity reserve study or a statement that it has not completed one, and the state’s frequently asked questions and answers document. With no association website, we request every item at listing.
Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Partridge Court seller’s duty runs through section 718.503. How the master association’s own disclosure is handled on a condominium resale is a question for your closing agent or attorney. This is information, not legal advice.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With 5 of Partridge Court’s 16 units homesteaded, the warning matters more here than at most Forest condominiums, because a homestead’s capped assessment resets on sale.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring repairs, but it does not remove the flood disclosure, the condominium package or that duty.
The flood zone shapes the Partridge Court buyer pool more than it caps the price: every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, so a financed buyer needs flood coverage, and the building’s elevation certificate and the association’s master policy are the documents that make a quote possible.
Every Partridge Court parcel reads Zone AE, base flood elevation 11 feet NAVD88, outside any floodway, on FIRM panel 12071C0438H, per FEMA’s National Flood Hazard Layer. Median ground is 6.2 feet (6.2 to 6.3), about 4.8 feet below the base flood elevation, per Lee County’s 2018 LiDAR spot elevations layer. The November 2022 revision raised the base flood elevation at The Forest from 10 to 11 feet. All of The Forest is in Lee County Evacuation Zone A.
FEMA’s index of Letters of Map Change shows one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA’s LOMA layer. None is recorded for Partridge Court. A buyer’s agent who searches the index will find the Partridge Place request, so we note in the listing file that it does not concern your building.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark of about 2.9 feet above ground at a Waters Edge building inside The Forest, per the agency’s Short-Term Network record; no mark was surveyed at Partridge Court. The county permit index shows one Ian-damage re-roof at Partridge Court, closed in 2023. Nothing in the public record we reached says water entered a Partridge Court unit. Your flood disclosure answers for your own ownership.
Under section 718.111(11), the association insures the condominium property under its master policy and the owner insures the interior, contents and improvements. Unincorporated Lee County’s Class 5 rating in FEMA’s Community Rating System cuts NFIP premiums 25 percent inside the Special Flood Hazard Area, and Partridge Court takes the county’s class, not the City of Fort Myers’. We do not publish premiums.
Florida makes flood coverage mandatory for Citizens personal-lines policies inside the Special Flood Hazard Area under section 627.351(6), and exempts policies written on a condominium unit-owners form. A lender may still require flood coverage, so your buyer’s first insurance question at Partridge Court runs through the association’s master policy.
Put the association’s master policy declarations and wind deductible, whether it carries flood coverage on the buildings, both buildings’ 2018 roof dates and any wind-mitigation report under section 627.0629, your own unit-owners policy and any elevation certificate for the building in the listing file. Insurers may not refuse a policy solely because a roof is under 15 years old, under section 627.7011. A buyer’s agent who can get a quote on day one keeps the contract together.
A Partridge Court buyer will pay two association assessments, the condominium association’s and The Forest master association’s, plus a Lee County tax bill that carries the San Carlos Park fire levy and resets after purchase. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.
Partridge Court Condominium Association sets its own fee, which is not published; it appears in the association’s budget and on the resale estoppel certificate. The condominium budget covers the building insurance, reserves, the pool, parking and the 1.54-acre common-element parcel. Any special assessment is not published either; it appears in the estoppel certificate and meeting minutes.
The master association does not publish its assessment. The amount appears in the association’s annual budget and on the estoppel certificate issued with every resale. It pays for the private streets, the staffed gates and, because The Forest sits in no county taxing unit for them, street lighting, landscaping and drainage, per Lee County’s MSTBU layer.
Florida requires condominium budgets to carry reserves for roof replacement, building painting, pavement resurfacing and any item whose deferred maintenance or replacement cost exceeds $25,000 or the state’s inflation-adjusted figure, under section 718.112(2)(f). Because Partridge Court’s buildings are under three stories, its members may vote, by a majority of all voting interests, to provide no reserves or less than the full amount for those items. Whether they have is in the budget and minutes, and a careful buyer reads that page first.
The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, per the district’s final budget; at the 2026 just value of $119,694 that works out to about $282 a year by our arithmetic, before exemptions. Lee County bills solid waste as a non-ad-valorem line, per its adopted solid waste rates. The Forest has no community development district, per the county’s special districts roster.
Florida’s Save Our Homes cap resets to just value on a change of ownership, under section 193.155. On the five homesteaded Partridge Court units that reset can be meaningful, and your buyer’s first bill starts from the unit’s just value, not from your capped assessment. A buyer who asks what your taxes are should hear that before the contract, not after.
Water comes from Lee County Utilities and sewer from Forest Utilities, Inc., a private utility whose rates are not published online, per the county’s water franchise and wastewater franchise layers. The Forest is non-bundled, so club costs belong in a buyer’s budget only if the buyer joins; the club does not publish its dues or initiation schedule, and a membership should not be assumed to transfer with a home.
A Partridge Court sale takes from 1 to 316 days on market on the record, plus a contract period that includes the condominium document review and two estoppel certificates. Price explains the spread: the five sales that closed within 31 days did so at 94.72% to 111.26% of list; the three that took more than 200 days closed at 75.96% to 94.96%.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
With 11 of 16 units carrying no homestead exemption, many Partridge Court buyers and sellers are seasonal. A listing live by early January meets the winter buyer pool while it is in Fort Myers and leaves time for the association file before spring. Three of the nine Partridge Court MLS sales closed in November 2023, so a well-priced unit can sell before the peak as well.
Valuation, the document request to the association and both estoppel orders in week one; photography, video and drone in week two; listing live in week three; contract, delivery of the condominium package and the review window; closing once every certificate is in hand. With no association website, the document request is the step we start first.
Five of Partridge Court’s 16 owners use a mailing address outside Florida on the county roll, so selling from a distance happens here. Marc handles showings, gate registration, contractors and inspections in person, Jesse handles the paperwork and both associations, and the title company can usually arrange a mail-away closing. Register a key holder with the association before you leave for the summer.
A lease does not usually end because a unit is sold, so a buyer typically takes the unit subject to it, but the lease, the purchase contract and the Partridge Court declaration and rules decide the details, and the rules are not published publicly. Any rental amendment already recorded binds a new owner under section 718.110(13). Ask your attorney about your specific lease; we schedule showings around the tenant.
You get a free Partridge Court home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from every Partridge Court sale and deed and the Partridge Place sales of the identical floor plan, adjusted for your unit, with the association files and flood documents your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive all nine Partridge Court MLS sales with their dates and buildings, the county’s four off-MLS deeds, Partridge Place’s 24-month band, the live competition inside the gate, your building’s roof record, the fee layers and tax line your buyer will ask about, your flood panel and ground elevation, and a recommended list price with a defensible range. Request it through our Partridge Court home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same highway. Bring your building, your floor, your timeline and the one thing you are most worried about.
In a condominium with no sale in a year, the opening price decides the sale, and the record shows what an optimistic list price costs. We would rather you see every comparable, the building record and the number before you commit to anything, and many Partridge Court owners use the valuation to decide whether to list this season or next.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile, where every review sits under its author’s name.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
A condominium sale has more moving parts than a house: two estoppels, a document package the association assembles by hand, a flood file and a gate.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a condominium with no current median, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Partridge Court specialist matters because the facts that decide a Partridge Court sale live in records rather than a listing feed: nine MLS sales and four county deeds instead of a median, a 16-unit association with no website, a master association on top of it, the two-story record that keeps the milestone law away, and a same-plan neighbor whose listings set your buyer’s expectations.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an out-of-state Partridge Court owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price Partridge Court off a community median that mixes walk-up condominiums with single-family homes, miss the county deeds the MLS never carried, borrow the $75,000 post-Ian Partridge Place sales as comparables, order one estoppel instead of two, wait for an association website that does not exist, or miss that the milestone statutes do not apply. None of those errors is exotic, and each costs a seller time or money.
Partridge Court and Partridge Place share The Forest’s entry price and its lowest 2026 median just value, $119,694, well below the $286,500 median of the 30 condominium and villa sales across The Forest in the last 12 months, per the Southwest Florida MLS. Our guide to selling a home in The Forest covers every neighborhood inside the gates, and the free home valuation for The Forest prices any of them. Sellers in other Forest condominiums can read our pages for Fairway Woods at The Forest, The Heron at The Forest, Waters Edge at The Forest and Sparrowood.
Many Partridge Court sellers are also buyers, moving up to a larger condominium or a single-family home inside The Forest, to another Fort Myers golf community or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Partridge Court estoppels and the condominium package land before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some owners trade within The Forest, from a Partridge Court walk-up to a larger condominium at Quail Cove or Fairway Woods, or to a single-family home. Our guide to buying a home in The Forest covers every neighborhood inside the gates, our Partridge Court buyer guide covers the purchase side of the condominium in full, and our Fort Myers guide covers the wider market.
These are the questions Partridge Court owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, deed, permit and flood records, the association’s state filings and Florida’s condominium statutes, each with its window and source, and every pricing answer routes to a free valuation.
Start with a written valuation built from every Partridge Court sale and the Partridge Place sales of the same plan, request the condominium package and both estoppel figures, and decide how public the marketing should be. Then list with a team that registers every showing at the gate. Call Jesse McGreevy at (239) 898-6072.
The one who can price your unit without a current median, request the section 718.503 package from an association with no website, run both estoppels without a late surprise and explain the record before a buyer’s agent asks. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
It starts from three sets of sales: Partridge Court’s three MLS sales since May 2024 at $132,000 to $180,000, the county’s off-MLS sale at $265,000 in January 2025, and Partridge Place’s 24-month median of $165,000 for the same plan, per the Southwest Florida MLS. Condition moves you within that range; a free Partridge Court home valuation gives you the number.
Because no window reaches ten sales. Nothing closed in the 12 months to September 23, 2026, and even the full 48-month pull holds only nine MLS sales. We list every sale instead of printing a median that would describe no real unit.
Sixteen, in two two-story buildings of eight units each at 16540 and 16530 Partridge Club Road, every one 1,161 heated square feet with two bedrooms and two baths, per the Lee County parcel roll.
None in the 12 months to September 23, 2026, one in the 12 months before that and nine over 48 months, per the Southwest Florida MLS. The county recorded four more arm’s-length sales in the same 48 months that never reached the MLS.
On the MLS, $280,000 for Building 2, unit 104 in November 2023, at 105.66% of its $265,000 list after 30 days. The county also recorded $275,500 for Building 2, unit 101 on November 29, 2022, a sale that did not appear on the MLS.
From 1 to 316 days on market across the nine MLS sales, per the Southwest Florida MLS. The five that closed within 31 days sold at 94.72% to 111.26% of list; the three that waited more than 200 days closed at 75.96% to 94.96%. Price explains most of that spread.
Across The Forest it leans toward buyers: 29 listings on September 23, 2026 against 45 closings in the prior 12 months, about 7.7 months of supply by our arithmetic. Inside Partridge Court there was no listing that day, so a new listing has no competition in its own association.
The recent sales are lower than the 2023 sales. Six 2023 sales ran $150,200 to $280,000; the three since May 2024 were $180,000, $145,000 and $132,000, per the Southwest Florida MLS. The MLS does not record condition, and we do not publish forecasts.
Yes, carefully. They are deeds the county coded 01, qualified as arm’s length, so a buyer’s appraiser will see them. But they carry no listing, no days on market and no description of condition, so we weigh them below the MLS sales.
They should not set it. None of Partridge Court’s nine MLS sales fell in November or December 2022; two county deeds did, at $275,500 and $130,000, and Partridge Place’s eight sales in those weeks ran $75,000 to $145,000. We leave that window out when we price a unit today.
As a benchmark, yes, because your buyer will. Partridge Place is the same plan, and its 24 months hold 11 sales at a median of $165,000 and $142.12 per square foot of MLS living area. Your own building’s sales and your unit’s condition then move the number.
None inside Partridge Court on September 23, 2026, and two Partridge Place units of the same plan asking $179,000 and $174,000. Your real competition is those two units, because they are the same size.
Because a model sees 16 identical units, no sale in a year and a county roll that values most of them at $119,694. It cannot see your updates, your floor or the difference between the $280,000 and the $132,000 unit of the same plan, which is what actually moves a Partridge Court price.
Yes. The floor changes who will buy a walk-up unit, and the building decides your roof date and your neighbors. The county records each building at two stories but not which units are upstairs, so the listing states the floor plainly.
Do not rely on it. Units in each building are numbered 101 to 104 and 201 to 204, but the county records only that each building is two stories, not which units are upstairs. The listing and a showing settle it.
Before the season. February 2026 carried 13 of The Forest’s 45 closings in the last 12 months, and the master association estimates The Forest’s population roughly doubles in season. Have photography and documents done by early January.
Under section 718.503, at your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s most recent structural integrity reserve study or a statement that it has not completed one, and the state’s frequently asked questions document, plus the flood disclosure under section 689.302.
Florida requires condominiums of 25 or more units to post records online under section 718.111(12)(g), and Partridge Court has 16. The documents still reach your buyer, through the resale package, which we request from the association at listing.
If the condominium documents were not delivered more than seven business days before the buyer signed, the buyer may cancel within seven business days after receiving them, under section 718.503. Delivering the package early closes that window before it can reopen the sale.
That is set in the declaration at Official Records Book 1544, Page 228, which is not online. Some Florida condominiums require board approval of a sale or lease and some do not. We read your declaration and any amendments before we list.
Two: one from Partridge Court Condominium Association and one from The Forest’s master association.
Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the account is delinquent, under sections 718.116 and 720.30851. The contract says who pays.
The public record does not say whether one exists. The estoppel certificate lists any assessment levied and its due dates under section 718.116, and the purchase contract allocates who pays. We order the estoppel at listing so the answer is in writing before an offer arrives.
Usually, yes. Lee County’s permit index shows both Partridge Court buildings re-roofed in 2018, an Ian-damage re-roof closed in 2023 and no open structural permit on the association’s parcel. A buyer’s insurer asks for the roof date first, so we put it near the top of the listing.
The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, the condominium documents, prorated taxes and assessments, and any title charges the contract assigns to you. At $132,000, the price of the latest sale, the deed stamps are $924.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The lender’s policy is a buyer’s loan cost.
Yes. No law sets commissions in Florida. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Not for your condominium. Section 720.401 does not apply to associations regulated under Chapter 718; the condominium package under section 718.503 is your duty. Confirm the master association’s handling with your closing agent.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more stories, and both Partridge Court buildings are recorded at two stories. You still give the buyer a statement on the reserve study under section 718.503.
Yes. Every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, with median ground about 6.2 feet NAVD88.
No public record we reached says water entered any Partridge Court unit. One county permit records an Ian-damage re-roof, closed in 2023. The USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; none at Partridge Court. Your flood disclosure answers for your own ownership.
It is not required to list, but it is the single most useful flood document a buyer’s insurer can have, and at Partridge Court it is specific to the building. Ask the association whether it holds one, and check Lee County’s flood information office for one on file.
The building is the association’s to insure under its master policy, so your buyer’s question starts with the association’s declarations, deductible and the 2018 roof dates. Your buyer insures the interior on a unit-owners policy.
Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a home. If you are a member, we get the club’s terms in writing before we list.
No. The Forest is a non-bundled community, per the club’s own membership page, so buying your unit does not require a club membership.
Fix what a buyer’s inspector and insurer will flag first, then decide on cosmetics. In 2023 three units sold at $220,000 to $280,000 within about a month, while the three sales since 2024 ran $132,000 to $180,000; a gap that size inside one floor plan is usually condition. We show you the numbers for your unit before you spend.
Yes. An as-is contract does not require repairs, but it does not remove the flood disclosure, the condominium documents section 718.503 requires or your duty to disclose known material defects.
Yes, but you would handle alone the gate registration for every showing, both estoppels, a resale package the association assembles by hand and its review window, the flood disclosure and pricing without a median. Call Jesse direct at (239) 898-6072 before you decide.
Yes. We can offer your unit privately to qualified buyers before or instead of a public listing. The trade is exposure, and we tell you which way it lands for your unit.
Compare it with the market first. Cash offers typically sit below open-market value because they price in a resale margin, the late-2022 Partridge Place sales show what distressed pricing looks like, and a cash buyer still needs both estoppels.
Yes. Five of Partridge Court’s 16 owners use a mailing address outside Florida. We handle showings, gate registration, both association files and closing coordination locally.
Often, yes. A buyer typically takes the unit subject to the lease, but the lease, the contract and the declaration and rules decide the details; ask your attorney about your lease. We schedule showings around the tenant.
If you hold a homestead exemption, very likely, because Save Our Homes resets on a change of ownership under section 193.155. Your buyer will also see the 2.3590-mill San Carlos Park fire levy.
If the unit is your homestead, within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155. Five of the 16 units were homesteaded for 2026.
Possibly. Under federal law you can exclude up to $250,000 of gain, $500,000 for a married couple filing jointly, on a main home you owned and lived in for two of the five years before the sale, per IRS Topic 701. A second home or rental does not qualify. Florida has no state income tax.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases, per the IRS FIRPTA page. Engage a CPA early.
Get a written valuation from every Partridge Court sale and the Partridge Place band, request the condominium package and both estoppel figures, and decide how public the marketing should be. Request a Partridge Court valuation or call Jesse McGreevy at (239) 898-6072.
Every Partridge Court figure on this page traces to a primary source below, listed as of September 27, 2026: the association’s state filings, the state condominium registry, Lee County’s parcel, deed, permit, flood and elevation records, Florida Statutes and state agencies, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Partridge Court seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The recorded declaration sits in the Lee County Clerk’s official records at Official Records Book 1544, Page 228, with the condominium plat at Condominium Plat Book 7, Page 60, and comes with the resale package.
Document | What it proves for a Partridge Court seller | Official authority |
|---|---|---|
Partridge Court Condominium Association 2026 annual report (filed April 28, 2026) | The association’s current corporate filing and active status | |
Partridge Court Condominium Association reinstatement (November 17, 2005) | The filing that restored the association after administrative dissolution | |
Lee County permit index, Partridge Court common-element parcel | The 2018 re-roofs, the closed Ian re-roof and no open structural permit | |
Lee County Property Appraiser, Partridge Court common elements | The 1.54-acre “POOL + ALL COMMON ELEMENTS” parcel | |
Lee County real property transfer codes (from January 1, 2018) | What code 01, a qualified arm’s-length sale, means on the four off-MLS deeds | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, the Partridge Court board seat and the street map with the Partridge Court pool | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation on every unit | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County’s Class 5 flood-insurance discount | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on your buyer’s tax bill | |
Florida Statutes 718.503, disclosure prior to sale | The condominium resale package and the buyer’s review window | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 720.30851, homeowners’ association estoppel certificates | The master association estoppel and its fee cap | |
Florida Statutes 689.302, residential flood disclosure | The flood disclosure every Partridge Court seller gives | |
Florida Statutes 201.02, documentary stamp tax | The 70 cents per $100 deed tax | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Partridge Court at The Forest sits inside the south Fort Myers golf market they work every week. If you are weighing a sale at Partridge Court, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. We tracked every Partridge Court closing in the Southwest Florida MLS over four years and resolved each one to its building against the Lee County parcel roll. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026. Brokered by Domain Realty.