Updated September 2026
56 units, one floor plan and 11 sales in the last 24 months at a $165,000 median. We price from those sales and answer the building-permit questions before the first showing. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Partridge Place is a 56-unit condominium of two-story walk-up buildings inside The Forest, a gated golf community in south Fort Myers, and 11 of its units closed in the last 24 months at a median of $165,000. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Partridge Place unit from those sales and answer the building-permit questions before the first showing.
This page is written for the Partridge Place owner. The full picture of the condominium itself, the seven buildings, the association’s filings, the roof and permit history, the flood panel and every sale, is on our Partridge Place at The Forest guide, which this seller page sits beside. If you want a number first, start with a free Partridge Place home valuation. If you are also thinking about buying back into The Forest, read our Partridge Place 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 Place 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 Place, next door at Partridge Court, at Quail Cove, at Fairway Woods 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 Place 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 gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork for both layers, including the written status on your building’s permits. 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 Place condominium differs from other sales inside The Forest in five ways: one floor plan repeated 56 times, a self-managed association on the 2022 record beneath the master association, open roof and truss permits on four of seven buildings, buildings outside Florida’s milestone and reserve-study laws, and an owner base that is mostly seasonal.
The Lee County parcel roll records all 56 Partridge Place units the same way: two bedrooms, two baths, 1,161 heated square feet, two stories, first built 1981, in seven buildings of eight at 16560 to 16740 Partridge Place Road. No unit record shows a garage or carport. Because every unit is the same size, a buyer’s price comparison is exact, and condition, updates and the building’s roof record do the pricing work that square footage does elsewhere.
Partridge Place Condominium Association, Inc. was filed April 7, 1980 and is active, per its Division of Corporations record. The master association’s 2022 sub-association list recorded it as self-managed, and every owner also belongs to The Forest Property Owners’ Association. So every sale needs two estoppel certificates, and the condominium’s own board, not a management office, may be the one that issues the first.
Lee County lists 2023 permits for “reroof, reframing trusses and overhang repair” on Buildings 2, 4, 6 and 7, each still in Permit Issued status in September 2026, with applicant-estimated values totaling $633,442, per the county’s permitting record for the association’s parcel. A buyer’s lender or insurer will ask about them. We get the association’s written answer before your unit goes on the market.
Florida’s milestone structural inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings of three or more stories. Every Partridge Place building is recorded at two stories, so neither applies. In The Forest only Sparrowood’s three buildings reach three stories.
Only 2 of the 56 units carry a 2026 homestead exemption on the county roll, and 28 owners use a mailing address outside Florida, so your buyer is most often a seasonal owner or an investor. The Forest is non-bundled, per The Forest Country Club’s membership page, so your buyer does not have to join the club to buy your unit.
These are the facts a Partridge Place seller should hold before choosing a list price, drawn from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, permit and flood records, the association’s state filings and Florida statute, each with its window and count.
For a prepared Partridge Place unit priced inside the band its recent sales set, yes. The Southwest Florida MLS counts 11 Partridge Place closings in the 24 months to September 23, 2026, at a median of $165,000 and 94.34% of list, against two active listings that day. Only two closed in the last 12 months, so we price from the wider window. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Two sales cannot carry a median, so here they are one by one.
Closed | Building | Plan (MLS) | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
January 2026 | Building 6, 16710 Partridge Place Road | 2 bed, 2 bath | 1,161 | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
October 2025 | Building 4, 16650 Partridge Place Road | 2 bed, 2 bath | 1,200 | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
Window: September 24, 2025 to September 23, 2026, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Two closings totaling $315,000; neither closed at or above asking. The October 2025 unit is entered in the MLS at 1,200 square feet of living area, while the county records every unit at 1,161 heated square feet, so its price per foot reads low against the others.
We use the first window, counting back, that holds at least ten closings, and at Partridge Place that is 24 months. The 24 months from September 24, 2024 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, with $1,828,900 in closed volume and 2 of the 11 at or above asking. That window also begins after the eight post-Ian sales of late 2022, so none of them is inside it.
On September 23, 2026 the MLS showed two active Partridge Place listings: one in Building 2 at 16590 Partridge Place Road asking $179,000 after 63 days, and one in Building 1 at 16560 asking $174,000 after 9 days, both entered at 1,161 square feet. Two listings against 11 closings in 24 months is about 4.4 months of supply by our arithmetic; measured against only the 2 closings of the last 12 months, it would be 12. The honest reading is that the sales rate slowed this year, and a buyer now has a choice of two units of the same plan.
The 12 months to September 23, 2025 recorded nine Partridge Place closings at a median of $165,000, $142.12 per square foot, 94.34% of list and 101 days on market, from $150,000 to $195,000. The latest 12 months brought two, at $170,000 and $145,000. Fewer sales is a slower year; the prices of the two that did close sit inside the band the nine before them set.
Of the 20 Partridge Place closings from April 2023 to September 2026, 14 closed between February and July, and May alone carried six, per the Southwest Florida MLS. 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 unit priced and documented by early January meets the largest pool of in-season buyers.
With two listings on the market and a slower year behind them, 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 Place home valuation, priced against the sales of your own floor plan, 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 Place condominiums recorded 28 closings in the 48 months to September 23, 2026, at a median of $157,500 and $135.66 per square foot of MLS living area, from $75,000 to $274,000. That 48-month figure includes eight sales in the weeks after Hurricane Ian; the 24-month window, the first with ten or more sales, recorded 11 closings at a median of $165,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window, ending September 23, 2026 | Closings | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list | Median days on market | Range |
|---|---|---|---|---|---|---|
Last 12 months | 2 | too few for a median; $170,000 and $145,000 | listed above | listed above | listed above | $145,000 to $170,000 |
Last 24 months | 11 | $165,000 (observed sale) | $142.12 | 94.34% | 101 | $145,000 to $195,000 |
Last 36 months | 13 | $170,000 (observed sale) | $146.43 | 94.34% | 101 | $145,000 to $195,000 |
Last 48 months | 28 | $157,500 (middle pair $155,000 and $160,000) | $135.66 (middle pair $133.51 and $137.81) | 98.93% (middle pair 97.86% and 100.00%) | 52 (middle pair 46 and 58) | $75,000 to $274,000 |
48 months without the eight post-Ian sales | 20 | $172,450 (middle pair $170,000 and $174,900) | $148.54 (middle pair $146.43 and $150.65) | 97.10% (middle pair 97.06% and 97.14%) | 93.5 (middle pair 89 and 98) | $145,000 to $274,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales at Partridge Place addresses. The 48-month closings total $4,595,600 and the 24-month closings $1,828,900; 14 of the 28 closed at or above their list price, 7 of them among the eight post-Ian sales. The last row is our own arithmetic on the same records, shown so a seller can see how far the post-Ian sales move the long-run figures.
Closed | Building | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
January 2026 | Building 6 | 1,161 | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
October 2025 | Building 4 | 1,200 | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
September 2025 | Building 7 | 1,161 | $175,000 | $170,000 | $146.43 | 97.14% | 158 |
July 2025 | Building 1 | 1,161 | $174,900 | $174,900 | $150.65 | 100.00% | 4 |
May 2025 | Building 6 | 1,161 | $150,000 | $154,000 | $132.64 | 102.67% | 461 |
May 2025 | Building 3 | 1,161 | $170,000 | $165,000 | $142.12 | 97.06% | 101 |
May 2025 | Building 4 | 1,161 | $215,000 | $190,000 | $163.65 | 88.37% | 46 |
March 2025 | Building 2 | 1,161 | $170,000 | $160,000 | $137.81 | 94.12% | 268 |
March 2025 | Building 1 | 1,161 | $159,000 | $150,000 | $129.20 | 94.34% | 89 |
February 2025 | Building 7 | 1,161 | $219,000 | $195,000 | $167.96 | 89.04% | 58 |
September 2024 | Building 2 | 1,161 | $205,900 | $155,000 | $133.51 | 75.28% | 218 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; buildings resolved by street address against the Lee County parcel roll. Every unit is a two-bedroom, two-bath condominium. One September 2024 sale is filed in the MLS under the generic name “The Forest” but sits at a Partridge Place address and is counted here.
Eight Partridge Place condominiums closed between November 10 and December 2, 2022, about six weeks after Hurricane Ian made landfall, at prices from $75,000 to $145,000 and a median of $113,350 (the mean of $106,500 and $120,200), per the Southwest Florida MLS. Seven of the eight recorded 0 to 2 days on market and the eighth 5 days, and five closed above their list price. They read as as-is or investor transactions in a disrupted market rather than normal resales. They stay in every figure that spans late 2022, and they are the reason a Partridge Place seller should never let a buyer’s agent quote the 48-month median as today’s price. Nothing in the public record we reached says what condition those units were in when they sold.
Calendar year | Closings | Median sold | Median $/sq ft (MLS living area) | Median days on market |
|---|---|---|---|---|
2022 (September 24 to December 31) | 8 | $113,350 (middle pair $106,500 and $120,200); all eight are the post-Ian sales | $97.63 (middle pair $91.73 and $103.53) | 0.5 (middle pair 0 and 1) |
2023 | 7 | $207,000 | $178.29 | 70 |
2024 | 3 | $190,000 | $163.65 | 218 |
2025 | 9 | $165,000 | $142.12 | 101 |
2026, to September 23 | 1 | $170,000 (one sale, listed) | $146.43 | 12 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Counts under ten are small samples; the 2022 row is shown only as the disclosure it is, not as a market price.
In May and June 2023, three units closed at $265,000, $265,000 and $274,000, the highest Partridge Place prices of the four years, and the 2023 median reached $207,000. By 2025 the median was back to $165,000 on nine sales, and the one 2026 sale closed at $170,000. The MLS does not record why. Over the same period Florida condominium owners faced new reserve and inspection laws and higher insurance costs, and at Partridge Place the county record shows roof and truss work on several buildings; any of those can move a price, and none is proven by the closings alone. A seller today is selling into the 2025 and 2026 band, not the 2023 peak.
The recent Partridge Place sales that matter most to your price are the ones inside the 24-month band, because every unit is the same floor plan. A buyer’s agent and a buyer’s appraiser will line your unit up against those eleven sales and the two active listings, then adjust for condition, updates, the building’s roof record and which floor the unit is on.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Eight of the 11 sales in the 24-month window closed from $150,000 to $174,900: $150,000, $154,000, $155,000, $160,000, $165,000, $170,000, $170,000 and the full-price $174,900. That band, not the median alone, is what a buyer shopping Partridge Place carries in their head, and it is where both of today’s listings, at $174,000 and $179,000, sit or just above.
In July 2025 a Building 1 unit listed at $174,900 closed at its full list price after 4 days, $150.65 a square foot, per the Southwest Florida MLS. It is the clearest evidence in the record that a unit priced at the top of the band, and presented well, sells quickly at Partridge Place. We use it as the ceiling test for a well-prepared unit, not as a floor.
Two listings opened well above the band: $219,000 in Building 7 and $215,000 in Building 4. They closed at $195,000 and $190,000, 89.04% and 88.37% of list, after 58 and 46 days. They are the highest sales of the window and show that a buyer will pay above the band for the right unit, but not the asking price a seller hoped for. Pricing to the closed number from the start avoids the reductions those two listings absorbed.
The three longest waits in the window, 218, 268 and 461 days, closed at $155,000, $160,000 and $154,000, each at or below the $165,000 median. The September 2024 sale took 218 days and closed at 75.28% of its $205,900 list price. The pattern is plain in the record: a Partridge Place listing that opens above the band sits, and the buyer who finally takes it negotiates against its days on market.
An appraiser for a financed buyer reaches for the most recent sales of the same plan in the same condominium, and at Partridge Place that means the 24-month window and, when that is thin, the neighbor next door with the identical plan. We hand the appraiser the closed sales by building, the county’s recorded area of 1,161 heated square feet, your building’s roof permit record and your update list, so adjustments are made on documents rather than guesses.
Partridge Place and Partridge Court at The Forest are the same 1981, 1,161-square-foot, two-story walk-up design from the same developer, so a buyer at this price is likely to compare them. Partridge Place offers 56 units, recent sales and two listings to choose from; Partridge Court offers a 16-unit association, a closed roof record and no current listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and permitting records, September 2026)
Question | Partridge Place | Partridge Court |
|---|---|---|
Homes | 56 condominium units, seven buildings of eight | 16 condominium units, two 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 1488, Page 372 | Official Records Book 1544, Page 228 |
State license and developer | July 7, 1980, Timberlakes, Ltd. | December 8, 1980, Timberlakes Ltd. |
Association filed | April 7, 1980 | September 12, 1980 |
Management on the master association’s 2022 list | Self-managed | A professional management company |
Common-element parcel | 4.90 acres | 1.54 acres |
Units with a 2026 homestead exemption | 2 of 56 | 5 of 16 |
Median 2026 county just value (mass appraisal, not a price) | $119,694 | $119,694 |
Roof record on the county permit index | Re-roofs 2021 to 2023 on six buildings; open 2023 re-roof and truss permits on four | Both buildings re-roofed in 2018; an Ian-damage re-roof closed in 2023; a 2022 roof permit expired; no open structural permit |
Closings, last 12 months | 2, at $170,000 and $145,000 | 0 |
Closings, last 24 months | 11, median $165,000 | 1, at $132,000 (September 2025, 94.96% of list, 209 days) |
Closings, 48 months | 28, median $157,500, including the eight post-Ian sales | 9, $132,000 to $280,000 (under ten, listed below rather than given a median) |
Median $/sq ft (MLS living area), 48 months | $135.66 (middle pair $133.51 and $137.81) | $155.04 (n=9, a small sample) |
Listings on September 23, 2026 | 2, at $174,000 and $179,000 | 0 |
Months of supply, by our arithmetic | about 4.4 on the 24-month rate | none listed |
FEMA flood panel and median ground, ft NAVD88 | 12071C0576H, 6.3 | 12071C0438H, 6.2 |
Flood zone and base flood elevation | Zone AE, 11 feet | Zone AE, 11 feet |
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 Place and Partridge Court common-element parcels; the master association’s 2022 plan; Partridge Court Condominium Association’s Division of Corporations record. Months of supply is active listings divided by the average monthly closings of the named window.
Partridge Court has not reached ten closings in the 48-month pull, so we list its nine sales rather than give a median: $150,200 (March 2023, 1 day), $250,000 (April 2023, 21 days), $220,000 (September 2023, 19 days), $280,000 (November 2023, 30 days, above list), $188,500 (November 2023, 31 days), $180,000 (November 2023, 213 days), $180,000 (May 2024, 106 days), $145,000 (September 2024, 316 days) and $132,000 (September 2025, 209 days), per the Southwest Florida MLS. None closed in the weeks after Hurricane Ian, and none has closed since September 2025.
A buyer should choose Partridge Place for the most resale evidence at the lowest price in The Forest, a choice of units today and a larger association with its own pool, accepting the open roof and truss permits and the association paperwork that answers them. A buyer should choose Partridge Court at The Forest for a 16-unit association with a higher share of homesteaded owners and no open structural permit on the county record, accepting a thin sales history and waiting for a unit to come to market.
Today your listing competes with the other Partridge Place listing, not with Partridge Court, which has none. That is an advantage for a Partridge Place seller: the buyer who wants this floor plan inside The Forest’s gates has two units to choose from, and both are yours and your neighbor’s. Lead with what the record lets you prove, the building’s roof date, the association’s written answer on the open permits, and the unit’s updates, and price inside the band a Partridge Court shopper would also accept.
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, with nine closings in the 48-month pull. A buyer who wants a garage and a three- or four-bedroom plan looks at Fairway Woods at The Forest, 118 units with a 48-month median of $350,000. Both are a different budget; neither competes with a Partridge Place unit on price.
McGreevy and Comisar price a Partridge Place condo against the closed sales of the identical floor plan first, then adjust for the unit’s floor, condition and updates and the building’s roof record, and then test the number against the live listings inside The Forest. Because every unit is the same size, a Partridge Place price is a condition-and-building judgment, not a square-footage calculation.
Before we price a Partridge Place unit we check five things in this order: the 24-month closings and the two live listings; the unit’s condition and updates against the units that sold; the floor, which a listing and a showing settle and a unit number does not; your building’s roof and permit record on the county index; and what the association’s estoppel and minutes say about any assessment tied to that work.
An automated estimate sees 56 identical units and a county roll that values 55 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 a building whose roof permit is closed against one whose permit is still open. It also cannot tell that eight of the 28 sales in its four-year memory were post-Ian transactions at $75,000 to $145,000, and a model that reads them as ordinary sales pulls your estimate down.
Lee County’s 2026 just value is $119,694 on 55 of the 56 units and $132,126 on one, on the county parcel roll. That is a mass-appraisal figure set for taxation, and every Partridge Place sale in the 24-month window closed above it. 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 two units inside the gate. We set a list price that wins the first thirty days against those, because a Partridge Place listing that sits past a season becomes the one buyers negotiate against, as the 218, 268 and 461-day sales in the record show.
Buyers at Partridge Place ask about the building before they ask about the kitchen, because Lee County shows open 2023 re-roof, truss reframing and overhang repair permits on four of the seven buildings. A seller who has the association’s written status, the roof date and the estoppel in hand keeps that question from becoming a price concession.
Data updated: September 2026 (Lee County permitting records, read September 24, 2026)
Building | Permit | Work described on the permit | Applicant’s estimated value | County status, September 2026 |
|---|---|---|---|---|
Building 2 (16590) | Reroof, reframing trusses and overhang repairs | $183,166 | Permit Issued (open) | |
Building 4 (16650) | Reroof, reframing trusses and overhang repair | $140,017 | Permit Issued (open) | |
Building 6 (16710) | Reroof, reframing trusses and overhang repair | $151,716 | Permit Issued (open) | |
Building 7 (16740) | Reroof, reframing trusses and overhang repair | $158,543 | Permit Issued (open) |
Source: Lee County permitting records, read September 24, 2026. Estimated values are the applicants’ own figures on the permits, not contract prices. The four total $633,442 by our arithmetic, about $11,300 per unit across all 56 units. Roof sub-permits were added to each on March 6, 2024, and on the Building 4 record the county lists final structural and fire department approvals as outstanding under a condition applied December 2, 2024. Each application answers “No” to whether the work results from hurricane damage.
The county record shows that the work was permitted and that the permits are not closed. It does not show whether the work is finished, what it actually cost, whether it was paid from reserves, a loan or a special assessment, or what the association’s board decided. Those answers are in the association’s minutes, budget and estoppel certificate, which an owner can read on the association’s owner portal under section 718.111(12)(g). We do not assume an assessment exists, and we do not assume it does not.
On the first day of the listing we pull the county record for your building, request the association’s written status on the permit, and order the estoppel certificate 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.
Buildings 1, 3 and 5 carry no open re-roof permit: Building 1 closed a 2021 re-roof and a 2023 tear-off, Building 3 closed a 2021 re-roof and a 2023 Hurricane Ian tear-off (ROF2023-23647), and Building 5 closed a 2022 re-roof and a 2023 tear-off. Building 3 does carry an open 2026 permit for new balcony framing, estimated at $35,000 (COM2026-01158). 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.
McGreevy and Comisar market a Partridge Place condo to the seasonal owners, investors and first-time Forest buyers who dominate the condominium, 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 building’s roof record, the association file, 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 county roll, 2 of Partridge Place’s 56 units carry a homestead exemption, and 28 owners give a mailing address outside Florida: 27 in other states, from Illinois, New York and Michigan to Arizona, and one in Canada, per the parcel layer. The roll does not say how many units are rented or used seasonally. It says your likely buyer is shopping from a distance, which sets both the marketing calendar and the channels.
A Partridge Place unit sells on condition and setting, so the photography shows every room of the plan, the view from each window and the association pool, and the drone capture shows the building’s place inside the gates, about 0.3 miles from The Forest Country Club’s clubhouse. Video lets a buyer who is still up north walk the unit before booking a flight, which matters when most owners here live elsewhere for part of the year.
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, the building’s latest roof permit and its status, the association’s answer on the open permits, and the fact that every Partridge Place building sits outside Florida’s milestone and reserve-study statutes. The Southwest Florida International Airport terminal is about 8.7 miles and 16 minutes from Partridge Place on free-flow routes, without a bridge, and that sells to seasonal owners.
A Partridge Place 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 4.6 miles and 9 minutes away, and Bunche Beach Preserve about 10.2 miles and 19 minutes, on routes we computed from the association’s parcel with the OSRM routing engine.
The Main Gate is staffed 24 hours a day and the Island Park Gate, the entrance nearest Partridge Place, from 7:00 AM to 10:00 PM, per the master association’s 2022 Emergency Preparedness Plan. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the Island Park Gate.
Some Partridge Place owners want quiet, for an estate, a move or simply privacy. We can offer a unit to qualified buyers in our database before, or instead of, a public listing. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your unit.
McGreevy and Comisar negotiate a Partridge Place contract at partner level, never through an assistant, and we build the condominium document review, both estoppel certificates and the association’s answer on the building permits 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 eleven sales are public, the buyer’s agent may already know the band as well as we do, and the tone of the first counter matters as much as the number in it.
Under section 718.503, if the resale documents were not delivered more than seven business days before the buyer signed, the buyer may cancel within seven business days after receiving them. We deliver the package early so the window opens and closes before the inspection period ends and does not reopen the sale.
Every Partridge Place building was 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 building’s 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. With four buildings under open roof and truss permits, we write that allocation explicitly into the offer rather than leave it to a closing-table argument.
Most Partridge Place owners net the most with a full-service listing, because a Partridge Place sale depends on gate access, two estoppel certificates, the condominium resale package, the building-permit file, a flood disclosure and band pricing. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | The 24-month band, then your unit and building | 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 |
Building-permit questions | Association’s written status in the listing file | You answer them | Priced into the offer |
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 here show what distressed pricing looks like.
Selling a Partridge Place 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 $1,155 at the 24-month median of $165,000, $1,190 at the $170,000 of the latest sale, $1,218 at the $174,000 asking price and $1,253 at the $179,000 asking price.
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 Place sale needs a condominium estoppel from Partridge Place 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.
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 the 24-month Partridge Place median, used only to show the arithmetic. Your own net sheet uses your price, your tax bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.
A Partridge Place 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 Place 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 Place 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. We request every item from the association before listing.
Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Partridge Place 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. At Partridge Place the roll shows assessed value equal to just value on the 54 non-homesteaded units, so for most sellers here the warning describes a smaller change than it does on a long-held homestead.
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 Place buyer pool more than it caps the price: every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0576H, 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 Place parcel reads Zone AE, base flood elevation 11 feet NAVD88, outside any floodway, on FIRM panel 12071C0576H, per FEMA’s National Flood Hazard Layer. Median ground is 6.3 feet (6.2 to 6.5), about 4.7 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 exactly one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA’s LOMA layer. A denial leaves the building’s flood zone and insurance requirements unchanged. A buyer’s agent who searches the index will find it, so we explain it in the listing file before they ask.
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 Place. At Partridge Place the storm appears in two county permits filed as Hurricane Ian damage, the 2023 tear-off re-roof of Building 3 and a 2022 air-conditioning replacement for one unit (MEC2022-08582). Neither says water entered a unit, and nothing in the public record we reached does. 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 Place 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 Place runs through the association’s master policy.
Put the association’s master policy declarations and wind deductible, whether it carries flood coverage on the building, the building’s latest roof permit 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. A buyer’s agent who can get a quote on day one keeps the contract together.
A Partridge Place 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 Place 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 exteriors and roofs, the master building insurance, reserves, the pool, parking and grounds. Neighborhood associations’ special assessments are not published either; they appear in the estoppel certificate and meeting minutes.
The master association does not publish its assessment. The amount appears in the association’s annual budget and on the estoppel certificate issued with every resale. It pays for the private streets, the staffed gates and, because The Forest sits in no county taxing unit for them, street lighting, landscaping and drainage, per Lee County’s MSTBU layer.
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 Place’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 two homesteaded units that reset can be large. On the 54 non-homesteaded units the 2026 roll already shows assessed value equal to just value, so a buyer’s bill starts from the unit’s current just value until the county revalues it after the sale.
The Forest is non-bundled, so club costs belong in a buyer’s budget only if the buyer joins. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home.
A Partridge Place sale takes the time to find the right buyer, a median of 101 days on market over the 24 months to September 23, 2026, plus a contract period that includes the condominium document review, two estoppel certificates and the association’s answer on any open building permit. The spread in that window ran from 4 days at full price to 461 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
With 54 of 56 units carrying no homestead exemption, most Partridge Place 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 the spring closings that have carried most Partridge Place sales. A summer listing reaches fewer buyers but, as today, faces little competition.
Valuation, the association’s permit status and the document request in week one; photography, video and drone in week two; listing live in week three; contract, delivery of the condominium package and the review window; both estoppels ordered on the first business day; closing once every certificate is in hand.
Half of Partridge Place’s owners use an out-of-state or foreign mailing address, so selling from a distance is routine 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 Place declaration and rules decide the details, and the rules are not published publicly. Ask your attorney about your specific lease. We read the documents with you at listing and schedule showings around the tenant.
You get a free Partridge Place home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the closed sales of the identical floor plan, adjusted for your unit and your building’s roof record, with the association files and flood documents your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive the 24-month Partridge Place sales with their dates and buildings, the live competition inside the gate, your building’s permit status, 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 Place 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 two listings and two sales in the last year, the opening price decides the sale. We would rather you see the band, the building record and the number before you commit to anything, and many Partridge Place 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
Most Partridge Place owners are not in Fort Myers all year, and a condominium sale has more moving parts than a house: two estoppels, a document package, a permit 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 where every unit is the same size, 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 Place specialist matters because the facts that decide a Partridge Place sale live in records rather than a listing feed: the 24-month band that excludes the post-Ian sales, the county permit index for your building, a self-managed association and a master association, the two-story record that keeps the milestone law away, and a flood panel with a denied map amendment.
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 Place 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 Place off a 48-month median that includes $75,000 post-Ian sales, list without knowing the building’s permit is open, order one estoppel instead of two, treat a unit number as proof of the floor, or miss that the milestone statutes do not apply. None of those errors is exotic, and each costs a seller time or money.
Partridge Place is The Forest’s entry price, and its 24-month median of $165,000 sits far 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, from Partridge Place to The Oaks, each with its own window.
Many Partridge Place 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 Place 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 Place walk-up to a larger condominium at Quail Cove or Fairway Woods, or to a unit in another Partridge Place building with a closed roof record. Our Partridge Place 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 Place owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, 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 from the 24-month Partridge Place sales, request the condominium package, both estoppel figures and the association’s status on your building’s permits, 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 from the right window, answer the building-permit question with a document, deliver the section 718.503 package early and run both estoppels without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
It starts from the 24-month band: 11 closings to September 23, 2026 at a median of $165,000, eight of them from $150,000 to $174,900, per the Southwest Florida MLS. Your floor, condition, updates and building record move you within that band; a free Partridge Place home valuation gives you the number.
Fifty-six, in seven two-story buildings of eight units each at 16560 to 16740 Partridge Place Road, every one 1,161 heated square feet with two bedrooms and two baths, per the Lee County parcel roll.
Two in the 12 months to September 23, 2026, nine in the 12 months before that and 28 over 48 months, per the Southwest Florida MLS. The 48-month count includes eight post-Ian sales in late 2022.
A median of 101 days on market over the 24 months to September 23, 2026, from 4 days at full price to 461 days. Price explains most of that spread: the listings that opened above the band waited longest.
It depends on the window. Two listings against 11 closings in 24 months is about 4.4 months of supply by our arithmetic, which leans toward sellers; against only the 2 closings of the last 12 months it would be 12, which favors buyers. Across The Forest the figure was about 7.7 months on September 23, 2026.
From the 2023 peak, yes. The 2023 median was $207,000 on seven sales; the 2025 median was $165,000 on nine, and the one 2026 sale closed at $170,000, per the Southwest Florida MLS. The 24-month median of $165,000 is the current reference. We do not publish forecasts.
Eight units closed between November 10 and December 2, 2022, weeks after Hurricane Ian, at $75,000 to $145,000, most within two days and five above list. They read as as-is or investor transactions in a disrupted market, and they are not comparables for a sale today.
Because a model sees 56 identical units, a county roll that values nearly all of them at $119,694 and four years of sales that include the post-Ian cluster. It cannot see your updates, your floor or your building’s roof record, which are what actually move a Partridge Place price.
Yes. The building sets your roof record and whether an open permit sits over your head, and the floor changes who will buy a walk-up unit. The county records each building at two stories but not which units are upstairs, so the listing states the floor plainly.
Before the season. Of the 20 Partridge Place closings from April 2023 to September 2026, 14 closed between February and July, and the master association estimates The Forest’s population roughly doubles in season. Have photography and documents done by early January.
They can raise questions, which is why we answer them before listing. Lee County shows 2023 re-roof, truss reframing and overhang repair permits on Buildings 2, 4, 6 and 7 in Permit Issued status. A buyer will want the association’s written status and funding, and the estoppel will state any assessment owed.
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.
Two: one from Partridge Place 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 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 the $165,000 24-month median the deed stamps are $1,155.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The lender’s policy is a buyer’s loan cost.
Yes. No law sets commissions in Florida. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Under section 718.503, 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.
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.
Not for your condominium. Section 720.401 does not apply to associations regulated under Chapter 718; the condominium package under section 718.503 is your duty. Confirm the master association’s handling with your closing agent.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more stories, and every Partridge Place building is recorded at two stories. You still give the buyer a statement on the reserve study under section 718.503.
Do not rely on it. Units in every 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, and elsewhere in The Forest the leading digit names the building. The listing and a showing settle it.
Yes. Every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0576H, effective November 17, 2022, with median ground about 6.3 feet NAVD88.
No public record we reached says water entered any Partridge Place unit. Two county permits name Hurricane Ian, a Building 3 roof tear-off and a unit air-conditioning replacement. The USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; none at Partridge Place. 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 Place 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 building’s roof date. 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. With every unit the same size, condition is the main thing that separates a four-day full-price sale from a 268-day wait, so the right repairs usually pay for themselves.
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, the condominium package and its review window, the flood disclosure and a buyer’s questions about the open building permits. 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 sales here show what distressed pricing looks like, and a cash buyer still needs both estoppels.
Yes. Half of Partridge Place’s owners use a mailing address outside Florida, so selling from a distance is routine here. 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. On the 54 non-homesteaded units the roll already shows assessed value equal to just value, so the change is smaller. 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. Only 2 of the 56 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.
Two on September 23, 2026, asking $179,000 and $174,000, and none at Partridge Court next door. Your real competition is the other Partridge Place units, because they are the same size.
Only as a check. Partridge Court is the same plan, but it had one closing in the last 24 months, at $132,000, and nine in 48 months. The 11 Partridge Place sales of the last 24 months are the deeper, more current evidence for your unit.
Get a written valuation from the 24-month band, request the condominium package, both estoppel figures and your building’s permit status, and decide how public the marketing should be. Request a Partridge Place valuation or call Jesse McGreevy at (239) 898-6072.
Every Partridge Place figure on this page traces to a primary source below, listed as of September 26, 2026: the association’s state filings, the state condominium registry, Lee County’s parcel, 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 Place 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 1488, Page 372, and comes with the resale package.
Document | What it proves for a Partridge Place seller | Official authority |
|---|---|---|
Partridge Place Condominium Association Amended and Restated Articles (filed February 3, 2011) | The association’s current articles of incorporation | |
Partridge Place Condominium Association 2026 annual report (filed April 28, 2026) | The association’s current corporate filing | |
Lee County permit COM2023-03138, Building 4 | The open re-roof and truss permit, with the parcel’s flood, wind and coastal-hazard data | |
Lee County development order LDO2016-00652 | Parking reseal and three dumpster enclosures, approved January 5, 2017 | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, Partridge Place’s master board seat and its self-managed listing | |
FEMA FIRM panel 12071C0576H (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 Place 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 Place at The Forest sits inside the south Fort Myers golf market they work every week. If you are weighing a sale at Partridge Place, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. In the last 12 months we tracked every Partridge Place closing in the Southwest Florida MLS 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.