Updated September 2026
54 fee-simple twin villas on Periwinkle Way, 12 MLS closings in 36 months at a $550,000 median, and no villa for sale on September 26, 2026. McGreevy and Comisar price your Periwinkle villa by plan and paperwork. Call Jesse at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Periwinkle Villas at Forest Glen is 54 twin villas on platted fee-simple lots along Periwinkle Way, Forest Glen’s rear-gate street, with 12 MLS closings in 36 months at a $550,000 median and not one villa for sale on September 26, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Periwinkle sale by plan, legal form and paperwork.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
This page is written for the owner. For the whole neighborhood, from the Lennar declaration and the four floor plans to the flood points and the schools, read our complete Periwinkle Villas at Forest Glen neighborhood guide, which this seller guide sits beside, and our Forest Glen community guide for the club and the gate. Everything below answers one question: how to sell a Periwinkle Way twin villa for the most money, with the fewest surprises, on a date you choose. Few of these villas come up for sale in any year, so the next owner who sells should call us first. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the two-association paperwork a Periwinkle sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Our Southwest Florida MLS record across all of Forest Glen is one closing, a Britannia condominium on Loblolly Bay Drive in March 2026, and none on Periwinkle Way. What we can show you is the whole Periwinkle market: every one of its 31 MLS closings over ten years, its five state-recorded qualified sales, and the county roll for all 54 lots, each with its source, window and count. Where this page walks through a sale in detail, it is a public record sale, labelled as one.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Periwinkle means the neighborhood association, the master association and a recorded declaration that a lender has to read correctly. Marc Comisar runs the field side: showings through the Beck Boulevard gate, buyer agent conversations, inspections and walkthroughs for the many Periwinkle owners who live out of state. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Selling at Periwinkle Villas differs from any other Forest Glen sale in five ways: the villas are fee-simple lots the county roll codes as condominiums, each home shares one wall with a neighbor, two associations issue estoppels, the flood map is the lightest in the community, and the street is the community’s second gate.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Division of Corporations; FEMA National Flood Hazard Layer, read September 2026)
Every Periwinkle home sits on its own platted lot, Lots 1 to 54 of Block 1 of the Forest Glen of Naples plat, recorded in Plat Book 31 beginning at Page 94 (county records cite Pages 94 through 103). The governing instrument is a Declaration of Restrictions and Covenants recorded at Official Records Book 2612, Page 0120, with Lennar Homes, Inc. as Declarant and an amendment recorded December 11, 2001. It is not a Declaration of Condominium. The Collier County roll nonetheless codes all 54 parcels use code 004, the condominium code, with land value carried at zero, even though each lot carries its own acreage of about 0.15 acre. A buyer’s lender, insurer and title company can each be misled by that code, and the seller who corrects it first keeps the closing date.
A twin villa is two attached homes on two separate platted lots sharing one common wall. There is no condominium board, no unit ownership percentage and no condominium master insurance policy over your roof. Who maintains the exterior walls, the roof and the shared wall is set in the recorded declaration for your lot, not by a rule of thumb, and we read that split before we advise on any repair or any price.
A Periwinkle owner belongs to the Periwinkle Villas of Forest Glen Neighborhood Association, Inc. (Florida not-for-profit N99000005775, filed September 29, 1999, active, managed by Tropical Isles Management of Fort Myers on the state record) and to the Forest Glen Golf and Country Club Master Association, Inc. (N99000002346). A Britannia or Barrington owner answers to three associations; a Periwinkle owner answers to two. Both are Chapter 720 homeowners associations, so a Periwinkle sale runs on two estoppel certificates and the Florida Statutes 720.401 disclosure summary, delivered before contract.
Collier County’s structure-level address points, overlaid on FEMA’s current map, place 53 Periwinkle Way addresses in Zone X and 1 in shaded Zone X500, and none in the Zone AH that covers 13 of Barrington’s 23 buildings. In a community where the flood zone changes building by building, Periwinkle is the one street a buyer’s lender almost never flags.
The club’s site map marks Forest Glen’s rear gate on Beck Boulevard at Periwinkle Way, and Periwinkle Villas is the neighborhood built along it. Interstate 75 Exit 101 is about a mile from the gate. For a buyer who drives north or east, that is a daily advantage, and it belongs in the listing.
A Periwinkle Villas seller should know ten recorded facts before choosing a list price: the 36-month MLS record, the four-plan split, the state’s recorded sales, the empty competition, the legal form, the two estoppels, the pre-contract disclosure, the flood picture, the tax reset and the unpublished fees.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
For a villa priced to its own plan, yes. The Southwest Florida MLS shows 12 Periwinkle closings in 36 months at a $550,000 median and 95.97 percent of final list, the highest share of list and price per square foot in Forest Glen, and no Periwinkle villa for sale on September 26, 2026. Buyers still negotiate, and they compare plans.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development FOREST GLEN, closings to 26 Sep 2026, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Our rule is to widen the window until it holds ten closings. Periwinkle holds 7 closings in 12 months and 9 in 24, and reaches ten at 36 months with 12, so every lead market figure on this page uses that window. The MLS files Periwinkle under the Forest Glen development name, so we tracked every Forest Glen closing of the last ten years and assigned each Periwinkle Way address to this neighborhood by street.
Window to September 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 7 | $550,000 | $475,000 to $650,000 | $325.83 | 96.30% (n=7) | 36 |
24 months | 9 | $550,000 | $475,000 to $650,000 | $309.65 | 96.30% (n=9) | 13 |
36 months | 12 | $550,000 | $470,000 to $685,000 | $316.20 | 95.97% (n=12) | 24.5 |
60 months | 16 | $517,500 | $470,000 to $685,000 | $306.39 | 96.92% | 13 |
120 months | 31 | $470,000 | $321,000 to $685,000 | $278.24 | 96.92% | 47 |
Southwest Florida MLS Matrix, retrieved September 29, 2026, windows ending September 26, 2026. Sold-to-list divides the sold price by the final list price. With an even count, the median is the mean of the middle pair: at 36 months the middle two prices are both $550,000, and the middle two days on market are 13 and 36. One April 2022 closing carries no days-on-market figure in the MLS record.
A seller’s yardsticks are the numbers a buyer’s agent will quote back: sold-to-list, days on market and the price per foot. Here is Periwinkle against the Forest Glen neighborhoods a Periwinkle buyer also tours, all from the same 24-month MLS pull.
24 months to September 26, 2026 | Closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
Periwinkle Villas at Forest Glen | 9 | $550,000 | $309.65 | 96.30% | 13 |
Barrington at Forest Glen | 10 | $540,000 | $261.75 | 94.93% | 34 |
Bishopwood West at Forest Glen | 5 | $550,000 | $266.76 | 95.65% | 98 |
Bishopwood East at Forest Glen | 15 | $400,000 | $275.17 | 93.61% | 57 |
Britannia at Forest Glen | 20 | $310,000 | $229.43 | 96.05% | 45 |
All of Forest Glen | 60 | $411,250 | $265.33 | 94.93% | 46 |
Periwinkle sold faster than every neighbor in the table and at the highest price per foot, about $48 a foot above Barrington’s larger coach homes. Over the twelve months to September 26, 2026 the gap widens: Periwinkle’s median 96.30 percent of list against 93.49 percent for all 32 Forest Glen closings. The Periwinkle buyer pays for the street, the legal form and the flood map, and moves quickly when the price fits the plan.
Calendar year | MLS closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
2018 | 4 | $355,000 | $209.61 | 96.24% | 74.5 |
2019 | 2 | $347,500 | $205.86 | 95.96% | 193.5 |
2020 | 3 | $350,000 | $202.61 | 95.26% | 50 |
2021 | 6 | $345,000 | $204.38 | 99.42% | 80.5 |
2022 | 3 | $479,000 | $283.43 | 100.00% | 2.5 |
2023 | 2 | $577,500 | $356.10 | 97.38% | 31.5 |
2024 | 2 | $525,000 | $314.57 | 90.76% | 39.5 |
2025 | 3 | $550,000 | $302.13 | 96.30% | 6 |
2026 to September 26 | 6 | $537,500 | $317.74 | 96.29% | 24.5 |
Southwest Florida MLS Matrix, by calendar year of closing. Counts this small describe sales, not a market, so read the medians of two and three as the sales themselves. The shape is still plain: Periwinkle traded around $350,000 from 2018 through 2021, stepped to $479,000 in 2022, and has held between $525,000 and $577,500 since, while all of Forest Glen slipped to a 93.26 percent median sold-to-list in 2026.
On September 26, 2026 the MLS showed no Periwinkle villa for sale, against 13 actives across Forest Glen: six Britannia condominiums, four in Bishopwood East, two in Barrington and one Jungle Plum East house, about 4.9 months of supply community-wide. A Periwinkle seller who lists now meets no twin villa competition inside the gate. The two Barrington coach homes are the nearest price match your buyer will tour the same afternoon.
The state’s record is the second, independent check on Periwinkle prices. The Florida Department of Revenue’s 2026 preliminary roll file records 5 qualified Periwinkle sales in its twelve-month window, at a $550,000 median, from $500,000 to $650,000, and every Forest Glen sale in the county index is a resale.
Data updated: September 2026 (Collier County Property Appraiser sales file; Florida Department of Revenue 2026 preliminary NAL file, retrieved 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
The state’s NAL file, filtered to Periwinkle’s own 54 folios, shows 5 DOR-qualified recorded sales in its twelve-month window, median $550,000 (odd count, an actual sale), low $500,000, high $650,000, with the newest sale month April 2026. The file keeps only the two most recent sales per parcel, so it cannot be widened into a ten-year series the way the MLS can; it is the confirmation layer, not the lead count. A street-name county search cannot separate Periwinkle from the rest of the Forest Glen of Naples plat, which is why this figure was built parcel by parcel.
Collier County’s recorded, DOR-qualified sales index for Forest Glen shows 27 qualified sales in the twelve months from September 2025, at a $410,000 median, and not one builder-direct sale. Periwinkle was built from 1999 to 2002, so every sale on Periwinkle Way is a resale, and the MLS sees nearly all of them.
The MLS counts 7 Periwinkle closings in its twelve-month window and the state file 5, because the two windows end on different dates and a deed reaches the state file months after closing. The May, June, July and September 2026 Periwinkle closings were not yet in that file. A valuation built only from recorded deeds misses the top and the bottom of the current band.
On the 2026 preliminary roll the median just value of a Periwinkle lot is $443,048 (even count), from $379,014 to $490,259, the third highest median in Forest Glen behind the two Jungle Plum streets. Just value is a mass-appraisal figure for taxation, not a price: 10 of the 12 Periwinkle MLS closings of the last 36 months were above the top of that range. Its use is ranking one villa against another.
The Periwinkle sales that matter most are the 12 MLS closings of the last 36 months, read by plan, list price and days on market. Your buyer’s agent and appraiser will use the same twelve, so each is set out below by street only, with no house or unit numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Closed | Street | Beds | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | Periwinkle Way | 3 | 1,534 | $475,000 | $475,000 | 100.0% | 5 |
Jul 2026 | Periwinkle Way | 3 | 1,688 | $650,000 | $630,000 | 96.9% | 36 |
Jun 2026 | Periwinkle Way | 3 | 1,534 | $525,000 | $525,000 | 100.0% | 101 |
May 2026 | Periwinkle Way | 2 plus den | 1,688 | $575,000 | $550,000 | 95.7% | 87 |
Apr 2026 | Periwinkle Way | 3 | 1,797 | $575,000 | $500,000 | 87.0% | 13 |
Mar 2026 | Periwinkle Way | 2 plus den | 1,797 | $575,000 | $550,000 | 95.7% | 2 |
Nov 2025 | Periwinkle Way | 2 plus den | 1,688 | $675,000 | $650,000 | 96.3% | 203 |
Mar 2025 | Periwinkle Way | 2 plus den | 1,688 | $525,000 | $510,000 | 97.1% | 5 |
Mar 2025 | Periwinkle Way | 2 plus den | 1,879 | $585,000 | $550,000 | 94.0% | 6 |
Jul 2024 | Periwinkle Way | 3 | 1,534 | $529,900 | $470,000 | 88.7% | 43 |
Apr 2024 | Periwinkle Way | 2 plus den | 1,797 | $624,900 | $580,000 | 92.8% | 36 |
Dec 2023 | Periwinkle Way | 3 | 1,688 | $700,000 | $685,000 | 97.9% | 6 |
Southwest Florida MLS Matrix, closings to September 26, 2026, retrieved September 29, 2026. Twelve closings, $6,675,000 in volume, a median final list price of $575,000 and a median list-to-sold gap of $25,000 (our arithmetic). Two of the twelve closed at their full final list price and none above it.
With 12 closings in 36 months spread across four floor plans, and no villa listed on the street today, the first price you publish decides whether your villa sells in a week or sits for a season. Request a written opinion of value through our Periwinkle Villas at Forest Glen home valuation or the McGreevy and Comisar free home valuation, and call Jesse direct at (239) 898-6072. Buying instead? Read how we help buyers purchase at Periwinkle Villas at Forest Glen or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
The smallest plan, eight lots on the roll, produced three closings in 36 months: $470,000, $475,000 and $525,000, a median of $475,000. Two of the three closed at 100 percent of list. The third, in July 2024, listed at $529,900 and closed at $470,000 after 43 days, 88.7 percent, the same price a 1,534 square foot villa had brought in February 2023. The plan has a price ceiling a buyer can see, and the listing that asked above it gave the whole gap back.
The most common plan, 34 of the 54 lots, produced five closings in 36 months from $510,000 to $685,000, a median of $630,000, and the widest spread on the street. The same plan closed at $685,000 in six days in December 2023 and at $510,000 in five days in March 2025. The MLS lists it both as three bedrooms and as two bedrooms with a den. Condition, updates and what conveyed separate those sales, not square footage.
Six lots carry this plan, and three closed in 36 months: $580,000 in April 2024, $550,000 in March 2026 and $500,000 in April 2026, a median of $550,000. The March and April 2026 sales were both listed at $575,000; one closed at 95.7 percent in two days and the other at 87.0 percent in 13 days. Two identical list prices, $50,000 apart at closing, is the clearest evidence on the street that the villa, not the plan, sets the price.
The largest plan, six lots, produced one MLS closing in 36 months: $550,000 in March 2025 after six days, 94.0 percent of a $585,000 list, about $293 per foot of MLS living area. That is below the 1,688 square foot median. The extra footage buys space, not a proportionally higher price, and a seller of the largest plan should price from its own sale and the 1,797 square foot sales, never from the square footage alone.
This is a public record sale from the Southwest Florida MLS, not a McGreevy and Comisar transaction. On July 28, 2026, a three-bedroom, 1,688 square foot villa on Periwinkle Way closed at $630,000 after 36 days on market, from a final list price of $650,000, 96.9 percent. It was the highest Periwinkle price of 2026 and about $373 per foot of MLS living area.
Three things make it the sale every next Periwinkle seller should study. First, a 1,688 square foot villa on the same street had closed in May 2026 at $550,000 after 87 days, from a $575,000 list, so the July seller achieved $80,000 more on the same plan in less than half the time: presentation and condition carried the difference. Second, a same-plan villa had closed at $650,000 in November 2025, but only after 203 days from a $675,000 list; July priced $25,000 lower and sold five months faster, which is what a list price set inside the evidence buys. Third, the July sale closed after the state’s newest recorded sale month, so it is not yet in the county record; a valuation that uses only recorded deeds misses the top of the current band.
For the buyer, that sale also carried the costs the price does not show: two associations’ charges stated on the estoppel certificates, a tax bill reset to roughly $6,619 a year at the 2025 millage with no exemption (our arithmetic), and, if insured through Citizens, flood coverage from January 1, 2027 even in Zone X.
The most recent Periwinkle closing, on September 11, 2026, was the smallest plan at the lowest price of the year: $475,000, 100 percent of list, five days on market, about $310 per foot. It was priced to its own plan rather than to the $630,000 July sale, and with no other villa for sale that day, the buyer had nothing inside the gate to compare it with. That is the moment a correct price sells fastest.
A lender’s appraiser looks first for closed sales of the same neighborhood and plan within six to twelve months. At Periwinkle that is often one or two sales, and for the 1,879 square foot plan none since March 2025. We assemble the comparable set before you list, including the older and other-plan sales an appraiser will be forced to adjust, and we make sure the appraiser treats the villa as a fee-simple attached home, not a condominium unit.
Periwinkle Villas vs Barrington is the comparison most Periwinkle buyers make, because the two sit at nearly the same price in Forest Glen. Periwinkle offers fee-simple lots, two association layers, Zone X at every address and the fastest recent sales; Barrington offers 1,897 to 2,193 square feet of condominium coach home for about the same money.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer)
Question | Periwinkle Villas at Forest Glen | Barrington at Forest Glen |
|---|---|---|
Homes | 54 twin villas on platted lots | 92 coach homes in 23 four-unit buildings |
Legal form | Chapter 720 homeowners association over fee-simple lots | Three Chapter 718 condominiums under Barrington Commons (Chapter 720) |
Association layers for an owner | Two: Periwinkle Villas association and the master | Three: condominium, Barrington Commons and the master |
Plans, MLS living area | 1,534, 1,688, 1,797 and 1,879 sq ft | 1,897 and 2,193 sq ft |
Built | 1999 to 2002 | 2003 to 2004 |
First MLS window with 10+ closings | 36 months: 12, median $550,000 | 24 months: 10, median $540,000 |
MLS closings, 24 months | 9, median $550,000 | 10, median $540,000 |
Median $ per MLS living sq ft, 24 months | $309.65 | $261.75 |
Median sold-to-final-list, 24 months | 96.30% | 94.93% |
Median days on market, 24 months | 13 | 34 |
MLS closings, 36 months | 12, median $550,000, 95.97% | 16, median $540,000, 96.51% |
MLS actives on September 26, 2026 | None | Two |
County recorded sales | 5 in the state file’s twelve months, median $550,000 | 11 in 24 months, median $535,000 |
Median 2026 preliminary tax estimate | $4,131.31 | $3,937.35 |
Homestead share | 46.3% | 56.5% |
FEMA zone, 2024 map | All 54 addresses Zone X or X500 | 13 of 23 buildings Zone AH |
Citizens flood rule from January 1, 2027 | Applies to a villa policy with wind | Condominium unit-owner policy exempt |
Structural reserve study and milestone law | Not a condominium; does not apply | Two-story buildings; outside both laws |
Manager on the state record | Tropical Isles Management | Cambridge Management |
On price the two now sit close together: a $550,000 Periwinkle median against $540,000 at Barrington over 24 months. The gap is in speed and share of list. Periwinkle’s nine closings took a median of 13 days at 96.30 percent; Barrington’s ten took 34 days at 94.93 percent. A buyer who wants the most floor area for the money will lean to Barrington’s 1,897 square foot plan; a buyer who wants no condominium board, no AH flood mapping and a lot of their own will pay Periwinkle’s premium per foot, and the listing has to name those reasons.
A buyer should choose Periwinkle for a fee-simple lot, a single neighborhood association, the lightest flood map in Forest Glen and the Beck Boulevard gate. A buyer should choose Barrington for more floor area at a similar price and for a condominium association that maintains the building, and should read the building’s flood zone and the Citizens exemption for unit owners before comparing insurance. Neither is age-restricted.
A Periwinkle seller is priced against Barrington whether or not the listing says so. We read every Barrington closing and active with its list history, and we price your villa so that Barrington’s extra square footage does not become the buyer’s argument for your discount. For the Barrington side of the same decision, see our Barrington at Forest Glen neighborhood guide and the Barrington at Forest Glen seller guide.
We price a Periwinkle villa from the 36-month MLS closings of the same plan, adjusted for condition, kitchen and bath updates, roof and window age, lot position, furnishings and any lease, then cross-checked against the state’s recorded sales, Barrington’s coach homes and the live Forest Glen competition. Those closings ran about $316 per foot of MLS living area at the median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The Periwinkle 36-month median of $550,000 describes no one villa. A 1,534 square foot villa sits near a $475,000 median and a 1,688 square foot villa near $630,000. We start from the closings on your own plan, then adjust, and never quote the neighborhood median as your price.
The MLS records living area and the county roll records its own building area, and they are measured differently. Every per-foot figure on this page is MLS living area, from $278 to $406 a foot across the 36-month closings. We use one measure per comparison, and we tell you which.
An automated estimate reads the county roll, sees use code 004 and a land value of zero, and prices a Periwinkle villa as a condominium unit. It cannot see that the home sits on its own lot, cannot tell a 1,534 square foot plan from a 1,688, cannot see a replaced roof or impact glass, and often leans on the just value, which every recent Periwinkle closing exceeded.
The drivers we adjust for are the ones that separated the 36-month closings: the plan, the kitchen and baths, flooring, the roof date, impact windows and doors, air conditioning age, the lot’s position against the preserve or a common area, whether the villa is furnished, and any lease running past the expected closing. The $80,000 between the May and July 2026 sales of the same plan is made of exactly these things.
When no villa is for sale, your listing sets the reference point for every buyer who wants Periwinkle. That cuts both ways: priced inside the plan’s evidence, it sells in days, as the September 2026 sale did in five; priced above it, it waits, as the November 2025 sale did for 203 days. With no competing villa to make yours look like the better value, the price has to do that work by itself.
A Periwinkle buyer underwrites a property tax bill that resets at purchase, two associations’ dues stated on the estoppel certificates, homeowners and wind coverage on a fee-simple home, and, through Citizens, flood coverage from 2027. We price knowing each, and we make sure the listing states them early, so the buyer’s lender and the buyer’s arithmetic confirm your price instead of cutting it.
We market a Periwinkle villa to the buyer most likely to purchase it: an owner who wants a fee-simple home with club membership at a condominium-level price, often deciding from out of state. That means photography, aerial and video, full MLS exposure, our qualified-buyer database and a complete document file on day one.
Data updated: September 2026 (Collier County 2026 preliminary roll; Forest Glen Golf and Country Club Real Estate pages, read September 2026)
The roll describes the owners: 25 of 54 Periwinkle lots, 46.3 percent, carry a Florida homestead exemption, and 19 of those also carry a Save Our Homes cap. The other 29 are owned without a homestead exemption. The next Periwinkle buyer is as likely to be a seasonal owner as a year-round one, so we market where both are, beginning in the fall when seasonal buyers plan the winter.
Because the county codes the parcel like a condominium, some buyers and their lenders start from condominium assumptions. We lead the listing with the recorded declaration: a fee-simple lot, a Chapter 720 association, no condominium questionnaire, no structural reserve study. That line in the first paragraph saves a buyer’s lender a week.
At Periwinkle the plans repeat, so the villa’s condition and its setting sell it. We capture the kitchen, the lanai and the view in natural light, add aerial work that shows the lot’s position on Periwinkle Way against the preserve, the course and the Beck Boulevard gate, and produce a walkthrough video for the buyer who will not see the villa in person before making an offer.
The club invites owners to list homes for sale and for rent on its own website free of charge, and it posts open houses each Friday for Saturday and Sunday showings from 1 to 4 PM. Those owner listings are part of what a buyer sees the same weekend. We use the club board as one channel alongside full MLS exposure, our buyer database and scheduled showings.
Before the first showing we assemble the file a Periwinkle buyer’s agent will ask for: the recorded declaration and its 2001 amendment, the Periwinkle association’s current budget and rules, both estoppel requests, the 720.401 disclosure summary, the FEMA zone for your address, the roof and wind mitigation reports, and the permit history. A complete file shortens the buyer’s hesitation, and on a street with no competing listing, hesitation is the only thing standing between your price and a contract.
Some Periwinkle owners want a quiet sale, for privacy, an estate or a tenant in place. We can offer a villa privately to qualified buyers in our database before or instead of a full MLS launch. The trade-off is exposure, and on a street of 54 homes with a handful of sales a year, full exposure usually produces the stronger price, so we set out both paths before you choose.
We negotiate a Periwinkle contract ourselves, partner to partner, against the 36-month plan-level record, with both estoppels, the 720.401 summary and the buyer’s lender review built into the contract dates. Periwinkle’s median sale settled at 95.97 percent of final list, a median $25,000 below it, so the file has to be ready before the first offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Every offer on a McGreevy and Comisar listing is read and answered by Jesse or Marc. On a Periwinkle offer that matters, because it usually arrives with questions about the shared wall, the roof, the insurance and the dues, and the answers move the price.
A 95.97 percent median does not mean every Periwinkle buyer expects four percent off. The 36-month range ran from 87.0 percent to 100 percent. The deepest discounts, 87.0 and 88.7 percent, came on villas listed above their plan’s recent evidence; the full-price sales came on villas listed inside it. A Periwinkle price set from the evidence leaves the buyer less to argue with.
Periwinkle villas were built from 1999 to 2002, so original roofs, water heaters and air conditioning are 24 to 27 years old unless they have been replaced, and the tax roll does not record replacements. A pre-listing roof and four-point review, a wind mitigation report and the permit history turn a renegotiation into a disclosure. Where the shared wall or the roof crosses the lot line, the declaration decides who owes the repair, and we read it before any repair credit is offered.
A buyer’s lender that sees use code 004 may send a condominium questionnaire. The right answer is the recorded declaration and the plat: a fee-simple attached home in a planned development. We put both in the lender’s hands in the first week so the appraisal and underwriting follow the right product and the closing date holds.
Both associations must deliver their estoppel certificates within the statutory period after a request, ten business days under Florida Statutes 720.30851, and each certificate states what is owed and to whom on the closing date. We order both the day the contract is signed, so no charge surfaces at the closing table.
Selling a Periwinkle villa costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100, two estoppel certificates, a municipal lien search and prorated property taxes. In Collier County the buyer customarily pays the owner’s title policy, and any association charge due at closing appears on the estoppel certificate.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; Collier County 2026 preliminary roll; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Florida charges $0.70 per $100 of consideration, or portion thereof, under Florida Statutes 201.02, and a Florida seller customarily pays it. At the Periwinkle 36-month median of $550,000 that is $3,850. At the smallest plan’s $475,000 it is $3,325, and at the $630,000 July 2026 sale it is $4,410. After commission it is usually the largest single line on your closing statement.
In most Florida counties, including Lee County, the seller customarily chooses the closing agent and pays the owner’s title policy. In Collier County the custom flips, and the buyer customarily chooses and pays. Nothing in the statutes fixes this, so the contract controls. Florida promulgates the title premium itself, so the rate is the same at every title company.
Florida caps what a homeowners association may charge for an estoppel certificate at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent, under Florida Statutes 720.30851 as amended in 2024. A Periwinkle sale needs two: the Periwinkle Villas association and the Forest Glen master association. In Collier County practice the seller customarily pays them.
No first-party Forest Glen or Periwinkle document we found publishes the dues, a capital contribution, a fund fee or a resale transfer fee. Figures for each circulate online, attributed to unnamed sources, and they disagree with each other, so this page does not repeat them. The closing charges for your villa appear on the two estoppel certificates.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is fully negotiable and not set by law. What you negotiate with us is the listing side. Whether to offer anything toward the buyer’s agent, or a concession toward the buyer’s costs, is a separate decision we make together.
Line, illustrative Periwinkle villa sale at $550,000 closing June 30 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $3,850 |
Periwinkle Villas association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Master association estoppel certificate | Seller, by custom | Up to $299, plus $119 if rushed |
Municipal lien search | Seller, by custom | Set by the title company |
Property tax proration on the $4,131.31 Periwinkle median estimate | Seller credits buyer | About $2,049 |
Owner’s title insurance policy | Buyer, by Collier custom | Buyer’s cost |
Any association charge due at closing | As stated on the estoppel certificates | On the certificates |
Brokerage commission | Seller | As negotiated in your listing agreement |
The proration line is 181 days of the $4,131.31 median Periwinkle estimate on the 2026 preliminary roll, before any early-payment discount convention. Your own net sheet uses your contract price, your own tax bill, your closing date and your estoppel figures, and we build it with you before you sign a listing agreement.
A Periwinkle seller’s disclosure duties follow what the seller owns. Periwinkle Villas and the Forest Glen master association are Chapter 720 homeowners associations, so the Florida Statutes 720.401 disclosure summary is owed before contract, the condominium package does not apply despite the roll code, and every seller must disclose known material facts.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.261 and 689.302, current text; recorded Periwinkle declaration, OR Book 2612, Page 0120)
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the parcel owner, not a developer, supplies it. The contract itself must carry the statutory voidability warning in conspicuous type. If the summary is not delivered, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. Getting the timing wrong hands your buyer an exit that lasts until the closing table.
Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, the condominium chapter. In Forest Glen that fork is real: a Britannia, Bishopwood or Barrington owner belongs to a Chapter 718 condominium association inside two Chapter 720 layers. Periwinkle Villas is not a condominium. Its recorded instrument is a Declaration of Restrictions and Covenants over platted lots, and the county’s condominium use code does not change the regime. Confirm your own duty with your closing agent or attorney. This is information, not legal advice.
Membership in the club is bundled with ownership, per the club’s own statement and the 2016 assessment that billed every member, and the exact membership classes are set in the master declaration (Official Records Book 2536, Page 1955, amended and restated at Book 4566, Page 2673). The Periwinkle declaration governs the lot, the villa and the shared wall. The public documents we read do not show whether either declaration restates the 720.401 duty or names who pays a closing charge, so this page does not claim it; the statute is the source of the duty, and the estoppel certificates settle what is owed.
Florida Statutes 718.503 entitles a condominium buyer to the declaration, bylaws, budget, the frequently asked questions document, a governance form and the structural integrity reserve study or a statement that none exists, with a 7-day voidability window. None of that is owed on a Periwinkle sale, because Periwinkle is not a condominium. A closing agent who reads the roll code and prepares a condominium package is working from the wrong document, and we say so on day one.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood damage insurance claim on the property, including with the National Flood Insurance Program, and whether the seller has received flood assistance, including from FEMA. A 2025 amendment added whether the seller knows of flooding that damaged the property during the seller’s ownership. On a Zone X street most owners answer from their own records in a few minutes.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes. At Periwinkle, where 19 owners hold a Save Our Homes cap, a buyer’s first bill can run well above the seller’s.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them: water intrusion, insurance claims, roof history, open permits, a dispute over the shared wall and any association special assessment. Two Periwinkle facts are already public and a buyer’s attorney will find them: the roll’s condominium code and a one-page difference in the plat citation between the clerk’s index and the 2001 amendment. Better that they come from you, with the title company’s confirmation.
Periwinkle is the one Forest Glen neighborhood with no mapped flood hazard at any address: all 54 Periwinkle Way addresses map Zone X or shaded Zone X500 on FEMA panel 12021C0418J, effective February 8, 2024. Lenders do not normally require flood insurance there, but Citizens’ 2027 rule reaches a villa policy that carries wind.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points, read September 2026; Citizens Property Insurance flood requirement)
Collier County’s structure-level address points, overlaid on FEMA’s National Flood Hazard Layer, place 53 Periwinkle Way addresses in Zone X and 1 in shaded Zone X500. Across the whole Forest Glen of Naples plat, 7 of 160 address points map AH, and all seven sit on Forest Glen Boulevard and common tracts, not on Periwinkle Way. The only base-flood-elevation line FEMA draws across Forest Glen is 10.5 feet NAVD88. This is a mapping exercise, not a flood determination; confirm your address with a FIRMette or a lender determination.
Citizens Property Insurance requires flood coverage on personal residential policies that include wind, and by January 1, 2027 that applies to every such home regardless of zone or value. Condominium unit-owner policies are exempt, which is why a Barrington buyer may not face the rule and a Periwinkle buyer insured through Citizens will. Across all 5,463 NFIP policies in ZIP 34114 that took effect June 2025 to May 2026, the median annual cost was $1,528 (OpenFEMA), and unincorporated Collier County is a Class 5 Community Rating System community, worth a 25 percent discount on eligible NFIP policies. A flood quote in hand before listing keeps the rule from becoming a buyer’s objection.
The Florida Building Code design wind speed for homes here is 163 mph (Risk Category II), inside the wind-borne debris region. Periwinkle villas were built from 1999 to 2002, largely before Florida’s first statewide building code took effect in March 2002, so original windows and doors cannot be assumed to be impact-rated. A wind mitigation report that documents what your villa actually has is worth ordering before you list, because a buyer’s insurer prices from it.
Collier County places Forest Glen in hurricane evacuation Zone D. The state’s regional storm-surge planning layer, which models the worst case for each storm category, includes the area inside its Category 3 surge zone, so Zone D is not a promise of no surge under any storm. In the storms on record, exposure here has been wind and rain: the county’s operations center 2.5 miles south logged a 106-knot gust in Irma in 2017, and the National Weather Service placed Ian’s 2022 surge south and west of US 41, about 5 miles away. No county, news or association record we reviewed describes storm flooding inside Forest Glen.
A Periwinkle buyer pays the Periwinkle Villas association’s assessment, the Forest Glen master association’s quarterly master and club dues, a property tax bill that resets after the sale, and homeowners, wind and possibly flood coverage. Neither association publishes its dues, so the estoppel certificates and budgets state the figures for your villa.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue 2025 Collier millage codes; club and association records, read September 2026)
Layer | Who bills it | Figure | How to confirm |
|---|---|---|---|
Neighborhood assessment | Periwinkle Villas of Forest Glen Neighborhood Association | Not published | Periwinkle estoppel and budget |
Master and club dues, billed quarterly | Forest Glen Golf and Country Club Master Association | Not published | Master estoppel |
Condominium fee | None: Periwinkle is not a condominium | $0 | Recorded declaration |
Property tax | Collier County Tax Collector | Periwinkle median 2026 preliminary estimate $4,131.31; resets at sale | The buyer’s own post-purchase assessment |
Community Development District | None | No CDD on Forest Glen bills | County CDD layer |
Forest Glen’s millage code 39 carried 10.5058 mills adopted for 2025, and the county’s 2026 preliminary roll computes estimates at 10.4020 mills; final 2026 rates appear on the November bill. At the $550,000 median with no exemption, the 2025 rate implies about $5,778 a year, against the $4,131.31 median Periwinkle estimate today. Save Our Homes caps follow the owner, not the house, so your buyer should estimate from the purchase price.
When the club builds, every owner pays the same share on top of dues. In 2016 the master board approved a $949,376 outdoor dining facility (plus $80,000 contingency) and assessed every member $1,290, billed $215 a quarter for six quarters on the quarterly dues statement. That is a dated, historical charge, not a current one; a 2017 amendment to the declaration now sets a CPI-indexed $400,000 limit above which member approval rules apply. Ask each association whether any assessment is being billed today.
No Community Development District covers Forest Glen, so there is no CDD bond assessment on any Forest Glen tax bill. Against a newer East Naples neighbor with a district assessment, that absence belongs in your listing.
The Periwinkle rules that shape a sale, leasing terms, tenant approval, pets, vehicles and exterior changes, are set in the recorded Periwinkle declaration, any rules its board has adopted and the master declaration, and none are published on public pages. The documents for your villa are the only reliable answer.
Data updated: September 2026 (recorded Periwinkle declaration; Forest Glen Golf and Country Club rental boards; Southwest Florida MLS lease records, 27 Sep 2024 to 26 Sep 2026)
Renters obtain club privileges through a golf or social membership transfer, and owner listings on the club’s rental board state the renter pays the club’s transfer fee; the club does not publish the amount. The MLS recorded 14 Forest Glen leases in the 24 months to September 26, 2026, all on Loblolly Bay Drive and Bishopwood Court East, and none on Periwinkle Way. A Periwinkle buyer is overwhelmingly an owner-occupant or seasonal owner, and the listing should be written for that buyer.
A tenant in place is a showing constraint, because access runs through the tenant and the gate, and a closing constraint, because the lease and the tenant’s club transfer have to end or carry over on terms the buyer accepts. Where you can, match the lease end to the expected closing, and give buyers the lease terms and any association approval up front.
Pet limits, vehicle and boat rules and exterior changes such as paint, shutters and landscaping are set in the recorded declarations and any board rules, and none are published on a public page. If you replaced windows, doors or shutters, have the approval and the permit ready. For a buyer with a boat, a large dog or a plan to change the exterior, these clauses decide the purchase, so we pull them before listing.
Periwinkle’s 12 MLS closings of the last 36 months took a median of 24.5 days on market, from 2 to 203 days, about half the 47.5-day median for all of Forest Glen over the last year. A villa priced inside its plan’s evidence often went under contract within a week; one priced above it waited months. Two estoppels set the contract calendar.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
The 1,534 square foot villas took 5, 43 and 101 days; the 1,688 square foot villas 5, 6, 36, 87 and 203; the 1,797 square foot villas 2, 13 and 36; and the one 1,879 square foot villa 6. Eight of the twelve closed in 36 days or fewer. The plan decides the pool of buyers, and the price decides how long it takes to find one.
Closing months, all 31 MLS closings over ten years | Closings |
|---|---|
February to May | 16 |
June to September | 10 |
October to January | 5 |
That is our count of closing dates in the ten-year pull. Unlike Forest Glen’s condominiums, Periwinkle closes through the summer: ten of 31 closings landed from June to September, including three in 2026. A listing photographed, documented and priced before the seasonal owners return in the autumn still meets the busiest window at full strength.
In the four weeks before listing: valuation, roof, four-point and wind mitigation reviews, the permit history, the FEMA zone, photography and the 720.401 summary. At contract: order both estoppel certificates and deliver the recorded declaration to the buyer’s lender. During the contract: inspections, appraisal, insurance binding and title. At closing: your membership ends and your buyer’s begins through the association.
With 29 of 54 Periwinkle lots owned without a homestead exemption, many Periwinkle sellers are not in Naples when they sell. Marc Comisar manages showings through the gate, contractors, inspections and the final walkthrough on site, and Florida closings routinely use remote signing and mail-away packages. Foreign owners should bring in a CPA early for FIRPTA withholding.
A Periwinkle listing should say what ownership actually offers: a fee-simple villa with club membership that comes with the home, an Arthur Hills Signature course, four lighted pickleball courts, tennis, bocce and a 24-hour fitness center, a 1.9-mile preserve trail, A-rated zoned elementary and middle schools, and Interstate 75 about a mile from the gate.
Data updated: September 2026 (Forest Glen Golf and Country Club pages; Florida State Golf Association; Collier County Public Schools zone lookup for 2026 to 2027; Florida Department of Education 2026 school grades)
The golf course and clubhouse are owned by the homeowners’ master association, and club membership comes with the home; the club calls Forest Glen “membership-inclusive.” The 18-hole course, par 72 per GolfNow’s listing, opened in 1999 on a Gordon Lewis layout, reopened December 1, 2008 as an Arthur Hills Signature course, and was refined by Ron Forse Design for the club’s 25th anniversary in 2024. The club lists it at 6,820 yards, the Florida State Golf Association rates the Black tees 73.8 with a 146 slope, and golfer reviews ranked it No. 2 in Florida in GolfPass’s Golfers’ Choice 2023 list.
Periwinkle Way is the community’s Beck Boulevard entrance, the rear gate on the club’s site map, so a Periwinkle owner reaches Davis Boulevard and Interstate 75 without crossing the community. About 352 acres of native vegetation are under preservation in eight recorded preserve tracts, and a paved nature trail through the preserve runs about 1.9 miles in three legs. Greater Naples Fire Rescue Station 72 sits at 3820 Beck Blvd, on Forest Glen’s northern edge.
Every Forest Glen address is zoned for Lely Elementary, Manatee Middle and Lely High for 2026 to 2027; the state graded Lely Elementary A, Manatee Middle A and Lely High B in 2026. Physicians Regional’s Collier Boulevard hospital, which describes itself as a 130-bed acute care facility with a 24-hour ER, is about 3 miles and 5 to 7 minutes away. Fifth Avenue South is about 15 minutes and the beach at the Naples Pier about 18 minutes without traffic; the pier itself is closed for a rebuild while the beach stays open.
FDOT’s rebuild of the I-75 Exit 101 interchange carries an estimated completion of late 2026. A petition to amend the Forest Glen PUD (PL20240010278), scheduled for the county commission on September 22, 2026, would allow up to 36,720 square feet of indoor-only membership sports and recreation space on the 9.6-acre commercial corner at Collier and Beck boulevards, outside the gates; the adopted ordinance had not been published when this page was researched. The county landfill about half a mile northeast, across I-75, was approved on May 12, 2026 to expand eastward, away from Forest Glen. A Periwinkle buyer is the one most likely to ask about all three, and a straight answer with the public record beside it keeps the question from becoming an objection.
You get a free Periwinkle Villas home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the 36-month Periwinkle closings of your own plan, cross-checked against the state’s recorded sales and Barrington’s coach homes, with your buyer’s tax, flood and insurance picture beside it, at no cost.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
You receive every Periwinkle closing on your plan with its date, list price, sold price and days on market; a price-per-foot analysis on MLS living area; the live Forest Glen competition with price histories; your address’s FEMA zone; the two association layers your buyer will underwrite; and a recommended list price with a defensible range. Request it through our Periwinkle Villas at Forest Glen valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your plan, your timeline and the one thing you are most worried about, and you will get a straight answer.
At Periwinkle two 1,797 square foot villas listed at the same $575,000 closed $50,000 apart within eight weeks, and the same 1,688 square foot plan closed at $550,000 and $630,000 inside three months. The price decides the sale. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you see the evidence and the number before you commit to anything, and many Periwinkle owners use the valuation to decide between this season and next.
Jesse McGreevy is a top-reviewed Naples listing agent, and he and Marc Comisar are rated by the clients who matter most, the sellers. The quotes below are genuine five-star Google reviews, each in the reviewer’s own words, with no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review
On a street where the villas repeat plan for plan, how a home is presented is most of the difference between two sales.
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
Villas built from 1999 to 2002 are often sold by a family on behalf of an owner, and the paperwork is the same two associations either way.
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review
A Periwinkle specialist matters because the facts that decide a sale here are not in the listing feed: a fee-simple lot the roll codes as a condominium, a shared wall governed by a recorded declaration, two estoppels, a pre-contract disclosure summary, four plans with overlapping prices, and a Citizens flood rule that reaches a villa but not a condominium.
Data updated: September 2026 (recorded Periwinkle declaration, Florida Division of Corporations, Collier County and FEMA records, read September 2026)
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an out-of-state Periwinkle 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 a Periwinkle villa off the county roll’s condominium code, send the buyer’s lender a condominium questionnaire, prepare a condominium resale package instead of the 720.401 summary, price a 1,534 square foot villa off a 1,688 square foot sale, order one estoppel instead of two, or learn about the Citizens flood rule from the buyer’s insurer. Each of those errors costs a seller time or money.
Periwinkle carries the highest price per foot of any attached neighborhood in a community whose medians run from $279,900 for a Britannia condominium to $835,000 for a recorded Jungle Plum East sale, and the only one built as fee-simple villa lots. For the whole community, read our Forest Glen community guide and the Forest Glen seller guide, which apply the same method to all seven neighborhoods.
Many Periwinkle sellers are also buyers, moving within Forest Glen, trading a second home for a primary one, or relocating in Collier or Lee County. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to a new Florida homestead.
Data updated: September 2026 (Florida Department of Revenue, property tax information for taxpayers)
Some owners move from a Periwinkle villa to a Jungle Plum East house, or from a Britannia condominium to a Periwinkle villa. A Florida homesteader who sells and establishes a new Florida homestead may transfer accumulated Save Our Homes benefit, within statutory limits, by filing with the new homestead application, and homestead status is fixed on January 1 each year. We sequence both closings around that date.
If you are buying a second Periwinkle villa or comparing it with Barrington, start with our Periwinkle Villas at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873. The full Periwinkle Villas at Forest Glen neighborhood guide holds the plan, declaration and flood detail this page summarizes, and our Naples real estate guide holds the wider city picture.
These are the questions Periwinkle Villas owners ask before they sell, answered from the Southwest Florida MLS pull retrieved September 29, 2026, the state’s 2026 preliminary roll, the recorded Periwinkle declaration and Chapter 720. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Start with a written valuation built from the 36-month closings on your plan, then prepare the file before you list: both estoppel requests, the 720.401 disclosure summary, the recorded declaration, the roof and wind mitigation reports and your FEMA zone. Call Jesse McGreevy direct at (239) 898-6072 to begin.
Look for an agent who prices by plan, knows the villas are fee-simple lots, and personally negotiates the offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves.
Most likely inside the band your plan set over 36 months: about $470,000 to $525,000 for a 1,534 square foot villa, $510,000 to $685,000 for a 1,688, $500,000 to $580,000 for a 1,797, and near $550,000 for a 1,879. Condition and updates decide where. Request a written valuation for your address.
Twelve MLS closings in the 36 months to September 26, 2026, from $470,000 to $685,000, median $550,000. The most recent, on September 11, 2026, was $475,000 for a 1,534 square foot villa.
About three a year over ten years: 31 MLS closings from 2018 to September 2026, with six in 2026 so far. With 54 homes on the street, few come up in any one year.
The 36-month median was 24.5 days on market, from 2 to 203. Eight of twelve closed in 36 days or fewer; the ones priced above their plan’s evidence waited.
A median 95.97 percent of final list price over 36 months (n=12), and 96.30 percent over twelve months against 93.49 percent for all of Forest Glen.
For a villa priced to its plan, yes: no Periwinkle villa was for sale on September 26, 2026, and the neighborhood held the highest price per foot and share of list in Forest Glen.
Fall, to meet the February to May window that held 16 of 31 closings over ten years. Unlike the condominiums, Periwinkle also closes through the summer, with ten of 31 from June to September.
No. It is a fee-simple platted lot under a recorded Declaration of Restrictions and Covenants, governed by a Chapter 720 homeowners association. The county roll codes it use code 004, the condominium code, but the recorded instrument controls.
A model reads the roll’s condominium code and zero land value, cannot tell one plan from another, and cannot see a replaced roof, impact glass or an updated kitchen.
Yes. Over 36 months the 1,534 square foot plan closed at a $475,000 median and the 1,688 square foot plan at $630,000, while the larger 1,797 and 1,879 square foot plans closed near $550,000.
Often. Barrington’s coach homes sold at a $540,000 median over 24 months with 1,897 to 2,193 square feet, against Periwinkle’s $550,000 on smaller plans. Periwinkle sold faster and at a higher share of list.
It does not set it. The Periwinkle median just value is $443,048, and 10 of the 12 Periwinkle closings of the last 36 months were above the $490,259 top of the roll’s range.
Two: the Periwinkle Villas association and the Forest Glen master association.
Each is capped at $299 for a current account under Florida Statutes 720.30851, plus $119 for delivery within three business days and up to $179 more if the account is delinquent.
Both associations are Chapter 720 homeowners associations, and Periwinkle is not a condominium, so the 720.401 summary is owed before the buyer signs. Confirm your duty with your closing agent or attorney; this is information, not legal advice.
No. Florida Statutes 718.503 applies to condominiums, and Periwinkle is not one, whatever the roll code says.
No. Both laws apply to condominium and cooperative buildings three habitable stories or higher, and Periwinkle villas are neither.
Yes, both: the Periwinkle association’s assessment and the master association’s quarterly master and club dues. Neither publishes its amounts, so the estoppel certificates state them.
No first-party Forest Glen or Periwinkle document we found publishes one. Any charge due at closing appears on the estoppel certificates.
All 54 Periwinkle Way addresses map FEMA Zone X or shaded Zone X500 on the 2024 map, outside the Special Flood Hazard Area. Confirm your address with a FIRMette or lender determination.
Lenders do not normally require it in Zone X, but Citizens requires flood coverage on every personal residential policy with wind by January 1, 2027, and that includes a villa.
Often, if you hold a homestead cap; 19 Periwinkle owners do. At the $550,000 median with no exemption, the 2025 millage implies about $5,778 a year.
The recorded Periwinkle declaration sets the split between the owner, the neighbor sharing the wall and the association for each lot. We read it for your address before advising on any repair.
Only after reading what the declaration assigns to you and getting a roof report. A documented roof date often does more for the price than a new roof paid for in a hurry.
Yes. The buyer takes the lease, showings run through the tenant, and the closing should match the lease end. The MLS recorded no Periwinkle Way lease in the last 24 months, so most buyers will be owners.
Yes. The club posts open houses each Friday for Saturday and Sunday showings from 1 to 4 PM, and owners may list on the club’s own board.
Seasonal buyers often welcome it. List the furnishings on a separate inventory so the appraisal values the villa, not the contents.
The kitchen and baths, flooring, the roof date, impact windows and doors, and air conditioning, because buyers compare the same plans side by side.
You can, but you still run two estoppels, the 720.401 summary, the lender’s legal-form question and the club transfer, and without MLS exposure a street with a few sales a year reaches few buyers.
Yes, privately to qualified buyers in our database when privacy matters more than maximum exposure. We set out the trade-off in price first.
Membership comes with ownership, so it passes to your buyer through the association at closing. There is no separate club certificate to sell back.
We coordinate with your attorney on any probate or trust steps, prepare the villa and the file, and run the sale on the same two-association timeline as any other Periwinkle sale.
It depends on your basis, use and any exclusion; IRS Publication 523 explains the primary-residence rules, and a foreign seller may face FIRPTA withholding. Confirm with your CPA.
Not yet. Our one Forest Glen closing is a Britannia condominium. We price Periwinkle from its full MLS and county record, set out on this page.
Request a written valuation, pull your roof and wind mitigation reports, confirm your FEMA zone, ask both associations for their budgets, and call Jesse McGreevy direct at (239) 898-6072.
Every figure on this page traces to a primary source below, listed as of September 29, 2026: the Southwest Florida MLS, Collier County and Florida Department of Revenue records, the recorded Periwinkle declaration and state corporate filings, the club’s own pages, Florida Statutes and FEMA. No listing portal or competing brokerage is cited, and the Collier County recorded-sales index is cited in plain text.
Periwinkle Villas records and the associations
Market data and county records
The club
Florida statutes and state agencies on selling
Commission, tax and federal records
Flood, storm and insurance
Schools, area and getting around
Our own assets
Every row below links the authority that publishes the document, so a Periwinkle seller or buyer always sees the official, current version rather than a copy. We host nothing ourselves, and the documents that are not public are named at the end with the office that holds each.
Document | What it proves for a Periwinkle seller | Official authority |
|---|---|---|
Periwinkle Villas association filings and annual reports | The association’s active status, its 1999 filing and the manager on the state record | |
Periwinkle Declaration of Restrictions and Covenants, OR Book 2612, Page 0120, and the 2001 amendment | The fee-simple lot regime, the lot-by-lot maintenance split and the association’s powers | |
Forest Glen of Naples plat, Plat Book 31 beginning at Page 94 | Lots 1 to 54 of Block 1, the Periwinkle lots | |
Master association Articles of Incorporation, 1999 | What the master association owns and its power to levy assessments | |
Master association 2009 Certificate of Amendment | The master declaration’s recording at Official Records Book 2536, Page 1955 | |
Forest Glen Golf and Country Club site map | The rear gate at Beck Boulevard and Periwinkle Way, the clubhouse and the trail | |
Florida Statutes 720.401 | The pre-contract disclosure duty and the buyer’s cancellation right | |
Florida Statutes 720.30851 | Estoppel delivery rules and the $299, $119 and $179 caps | |
Florida DBPR estoppel certificate fee schedule | The current estoppel fee caps | |
Florida Statutes 201.02 | The $0.70 per $100 deed stamp a Florida seller customarily pays | |
Florida Statutes 689.302 | The flood disclosure every residential seller completes | |
Florida Statutes 689.261 | The property tax disclosure summary | |
FEMA Map Service Center | The flood zone and FIRMette for your own address on panel 12021C0418J | |
Collier County 2026 Flood Protection Newsletter | The effective map date and the Class 5 CRS discount | |
Uniform Mitigation Verification Inspection Form | The wind mitigation form a buyer’s insurer reads | |
NAR settlement frequently asked questions | That commission is negotiable and how buyer broker compensation works after August 17, 2024 |
Documents that matter to a Periwinkle seller but are not public: the Periwinkle association’s adopted budget, rules and estoppel certificate, from the association’s manager named on the state record; the master association’s budget and estoppel certificate, from the club office; and your own roof, permit and wind mitigation records.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Periwinkle Villas sits inside the East Naples market they work every week. Few Periwinkle villas come up for sale in a year, so the owner who sells next should call us first; the first conversation costs nothing.
If you are thinking, “I need someone to sell my house in Periwinkle Villas at Forest Glen, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Periwinkle Villas, Barrington, Bishopwood East, Bishopwood West, Britannia, Jungle Plum East or Jungle Plum West, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 29, 2026, windows ending September 26, 2026, and from the Florida Department of Revenue and Collier County 2026 preliminary tax rolls. Brokered by Domain Realty.