Sell Your Home in Quail Cove, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Why Sell Your Quail Cove Home With McGreevy and Comisar?

Quail Cove is 24 two-bedroom condominium homes in three two-story buildings at 16675, 16679 and 16683 Forest Boulevard inside The Forest, a gated golf community in south Fort Myers, and it is the only neighborhood in The Forest addressed on Forest Boulevard itself, about a quarter mile inside the US 41 entrance. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Quail Cove unit from the sales of its own floor plan and the county’s recorded deeds, and build the association’s document file before the first showing.

This page is written for the Quail Cove owner. The full picture of the condominium itself, the three buildings, the three recorded unit sizes, the flood map and every sale since 2022, is on our Quail Cove guide, which this seller page sits beside. If you want a number first, start with a free Quail Cove home valuation. If you are also thinking about buying back into the neighborhood, read our Quail Cove 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 Quail Cove 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 Quail Cove, at Partridge Place, at Dove Hollow, in 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.

Sell Your Quail Cove Home With the #1 Team in Southwest Florida Since 2012

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 Quail Cove 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.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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.

Our Record Behind This Page

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.

How We Work a Quail Cove Listing, and Who Actually Does 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, including the budget, the reserve schedule and the answer to the 2025 repaving question that every Quail Cove buyer now asks. 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.

What Makes Selling a Quail Cove Condominium Different?

Selling a Quail Cove condominium differs from other sales inside The Forest in five ways: three recorded unit sizes in one small association, two association layers, an association too small to be required to post its records online, two-story buildings that sit outside Florida’s milestone and reserve-study laws, and a thin, recently softer sales record that puts the first price under a spotlight.

Three Recorded Sizes in 24 Units

The Lee County parcel roll records Quail Cove as 24 condominium units in three buildings of eight, Building 1 at 16675, Building 2 at 16679 and Building 3 at 16683 Forest Boulevard, every unit finished in 1982 with two bedrooms and two baths. The sizes are not uniform: every unit numbered x01 or x04 is recorded at 1,538 heated square feet (12 units), and the x02 and x03 units at 1,381 or 1,372 (12 units). At Quail Cove the first pricing question is which of those plans you own.

Two Associations, Two Estoppel Certificates

Every Quail Cove owner belongs to Quail Cove Condominium Association, Inc., a Florida not-for-profit corporation filed February 9, 1981 and active today, per its Division of Corporations record, and to The Forest Property Owners’ Association, the master association that owns the private streets and runs the gates. There is no third, sub-master layer. So every sale needs two estoppel certificates, one from each.

A 24-Unit Association With No Required Website

Florida’s duty to post condominium records online in section 718.111(12)(g) applies to “An association managing a condominium with 25 or more units.” Quail Cove has 24 recorded units, one under the line, and our research found no association website. A buyer cannot read the budget, the reserves or the rules online, so the resale package has to be requested and delivered, and the seller is usually the fastest route to it.

Two Stories, Outside the Milestone and Reserve-Study Laws

Lee County records every Quail Cove building at two stories. Florida’s milestone inspection law in section 553.899 reaches buildings three habitable stories or more in height, and the structural integrity reserve study rule in section 718.112(2)(g) “does not apply to buildings less than three stories in height.” For a seller, that removes a document file a Sparrowood seller must assemble, and it is a real selling point with buyers who have read about Florida’s condominium laws.

A Thin Record, a Forest Boulevard Address and an Optional Club

The Southwest Florida MLS recorded nine Quail Cove closings in four years and two in the last twelve months, and the two 2026 sales were the lowest per square foot of MLS living area in the set. On the other side of the ledger, Quail Cove is about 0.26 miles and one minute by road from the point where Forest Boulevard meets US 41, closer to the gate than the homes on The Forest’s interior loop roads, and it sits about 0.6 miles by road from the clubhouse. 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.

Key Takeaways for a Quail Cove Seller

These are the facts a Quail Cove 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, and each stated as plainly as nine sales allow.

• Quail Cove is 24 condominium units in three two-story buildings of eight, built in 1982, recorded at 1,538 heated square feet (12 units numbered x01 and x04) or 1,381 and 1,372 (12 units numbered x02 and x03), every one two bedrooms and two baths.
• The Southwest Florida MLS counts 2 Quail Cove closings in the 12 months to September 23, 2026, at $190,000 and $257,500, at 84.44% and 95.72% of list after 405 and 68 days on market.
• No window counting back reaches ten sales, so we publish no Quail Cove median: the full 48-month pull holds 9 closings, from $190,000 to $370,000, and every one is listed on this page.
• Lee County’s roll records 13 priced deeds in the same four years, four more than the MLS carried, and one 2025 sale where the deed and the MLS disagree by $15,000.
• Two listings were active on September 23, 2026, asking $299,900 and $247,500 after 261 and 282 days, about 12 months of supply against two sales a year, by our arithmetic.
• Quail Cove’s buildings are two stories, so Florida’s milestone inspection and SIRS laws do not apply, and with 24 units the association is not required to post its records online.
• Lee County closed out a development order in August 2025 under which the association milled its parking to base rock and laid new asphalt; how it was paid for is in the association’s records, and buyers will ask.
• Every building is 100% inside FEMA Zone AE, base flood elevation 11 feet, on ground about 4.7 feet below it, and club membership is optional.

Is Now a Good Time to Sell at Quail Cove?

For a prepared Quail Cove unit priced to its own plan’s recent sales and documented before it lists, yes, with eyes open. The Southwest Florida MLS counts two Quail Cove closings in the twelve months to September 23, 2026, at $190,000 and $257,500, against two active listings that day, about 12 months of supply. We do not publish forecasts.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

The Last 12 Months, Sale by Sale

Two sales are far too few for a median to describe a market, so here they are one by one. The two total $447,500 in closed volume, and neither closed at or above its asking price.

Window: September 24, 2025 to September 23, 2026. Two closings, at $190,000 and $257,500, at $137.58 and $145.81 per square foot of MLS living area, after 405 and 68 days on market and at 84.44% and 95.72% of list. Price per square foot is each sale’s own sold price over its own MLS living area, never computed on the county’s area. County heated area is from the Lee County parcel roll.

Two Listings Against Two Sales a Year

On September 23, 2026 the MLS showed two active Quail Cove listings and no pending sale, both in Building 2 at 16679 Forest Boulevard: unit #104, a 1,538-square-foot plan on the county roll listed at 1,776 square feet of MLS living area, asking $299,900 after 261 days, and unit #102, a 1,381-square-foot unit asking $247,500 after 282 days. That is $168.86 and $179.22 a square foot asking. Both ask more per square foot than either 2026 closing. Two listings divided by two closings over twelve months is about 12 months of supply, twice the usual six-month line, by our arithmetic.

How the Last 12 Months Compare With the 12 Before

The 12 months to September 23, 2025 recorded four Quail Cove closings: $365,000 in December 2024, $365,000 in February 2025, $325,000 and $299,000 in March 2025, at 93.59% to 100.00% of list after 2 to 220 days, and two of the four closed at exactly their list price. The latest 12 months brought two closings, both lower, at $190,000 and $257,500. At this volume one sale moves every figure, but a buyer’s agent will see the direction.

What the Season Says

Seven of Quail Cove’s nine closings in the four years to September 23, 2026 fell between December and April, per the Southwest Florida MLS, and the master association’s 2022 Emergency Preparedness Plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in season. Nine sales are a small sample, but the pattern points the same way as the population: a unit priced, photographed and documented by early January meets the most buyers while they are in Fort Myers.

Thinking of Selling Your Quail Cove Condo? Start With a Written Valuation

With two listings and about two sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Quail Cove home valuation, priced against your own plan’s sales, the county’s deeds and the live competition, 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.

What Have Quail Cove Condos Sold For Over the Last Four Years?

Quail Cove condominiums recorded 9 closings in the 48 months to September 23, 2026, from $190,000 to $370,000 and $137.58 to $227.56 per square foot of MLS living area, for $2,816,500 in closed volume. No window counting back from 12 to 48 months reaches ten sales, so every sale is listed below instead of a median.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

Four Windows, Counts and Ranges

Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the MLS subdivision Quail Cove and checked address by address against the Lee County parcel roll. The 48-month pull is the widest we hold. The earliest of the nine closed in December 2023, so the 36-month and 48-month windows hold the same sales. Three of the nine closed at exactly their list price and none above it.

Every Quail Cove Closing, Full 48-Month Pull

Source: Southwest Florida MLS Matrix, pulled September 23, 2026; building, unit and heated area matched to the Lee County parcel roll. Bedroom counts are as listed in the MLS; the county roll records every Quail Cove unit as two bedrooms and two baths. Recorded sales are public record; we name buildings and units, never buyers or sellers.

By Floor Plan

The larger plan carried six of the nine sales, including the three highest, $365,000 to $370,000. The smaller plan’s three sales ran from $360,000 in June 2024 down to $190,000 in January 2026, the unit that waited 405 days. Read the two lists as a record of which units happened to sell, then price your own unit from the list that matches its plan.

By Building

Every sale of the last twelve months, and both listings of September 23, 2026, sit in Building 2. That tells you where the recent evidence is, not that Building 2 is worth less; the county records the same plans and the same 1982 build year at all three addresses.

Calendar-Year Record

What the Series Means for a Seller Today

Read the nine sales as two periods. From December 2023 to March 2025, seven Quail Cove units sold at $285,000 to $370,000 and $174.21 to $227.56 a square foot, three of them at exactly list price, and four of the seven within 28 days. Since then, the two 2026 sales closed at $190,000 and $257,500 and $137.58 and $145.81 a square foot, below list, one after 405 days. The same direction shows across The Forest’s condominiums, where the MLS median peaked at $330,000 in 2024. The record does not say why each price fell where it did. What it does say is that a Quail Cove seller today is pricing against the two 2026 closings and two live listings that have waited more than eight months, not against the 2024 prices.

What Do the County’s Deeds Add to Your Price?

Lee County’s parcel roll records 13 priced deeds at Quail Cove between September 24, 2022 and September 23, 2026, four more than the MLS carried, and one 2025 sale that the deed records $15,000 below its MLS price. A buyer’s appraiser can see both systems, so we price with both in hand.

Data updated: September 2026 (Lee County parcel roll, queried September 24, 2026)

The Four Sales the MLS Never Carried

Source: Lee County parcel roll, recorded sale fields, queried September 24, 2026. A deed with no MLS closing usually means a private sale or a sale between people who already knew each other; the roll does not say which.

The Unit Sold Twice in Three Months

The unit at 16679 #102 sold for $160,000 in December 2022, about eleven weeks after Hurricane Ian, and again for $220,000 in March 2023. It is the same unit listed on September 23, 2026 at $247,500. Neither deed says what condition the unit was in, so we use neither to price a unit today, but a buyer’s appraiser will see both.

Where the Deed and the MLS Disagree

The February 2025 sale of 16683 #101 closed in the MLS at $365,000, while the county roll records the deed at $350,000 on the same date. A gap like that usually reflects a seller credit or a concession recorded differently in the two systems, but the public record we reached does not say which. Two other sales show date offsets between the MLS close and the recorded deed. On this page we use the MLS figure and date, and we show the county’s where it differs.

What That Means When You List

For a Quail Cove seller, the deeds do two things. They fill the 2022 and 2023 gap in the MLS record, when the MLS shows no Quail Cove closing at all before December 2023. And they warn that a concession can show up in the public record, so we write any seller credit into the contract plainly and tell the buyer’s agent how it will record.

Which Recent Quail Cove Sales Matter Most to Your Price?

The recent Quail Cove sales that matter most to your price are the sales of your own floor plan, newest first: for a 1,538-square-foot unit, the June 2026 sale at $257,500 and the 2025 sales at $299,000 and $365,000; for a 1,381 or 1,372-square-foot unit, the January 2026 sale at $190,000 and the March 2025 sale at $325,000. A buyer’s agent and a buyer’s appraiser line your unit up against those first, then adjust for condition, updates, enclosure and the association’s documents.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

Your Plan First

Quail Cove’s three recorded sizes are the one thing a buyer cannot change, so we sort every comparable by the county’s plan before we look at price. Fewer than ten sales in any window means we list them rather than average them, and we set each one beside the listing photographs and remarks from its own sale, because condition is where a Quail Cove price is really decided once the plan is fixed.

The Highest Sale of the Last Year, Worked Through

The higher of the two Quail Cove sales of the last twelve months was Building 2, unit #204, a 1,538-square-foot plan on the county roll listed at 1,766 square feet of MLS living area, which closed at $257,500 in June 2026 after 68 days, 95.72% of its $269,000 list price and $145.81 a square foot of MLS living area. It is the most recent evidence for the larger plan, and it is the sale a buyer for the $299,900 listing will cite first.

The Slowest Sale in Four Years

Building 2, unit #203, a 1,372-square-foot unit listed at 1,381 square feet of MLS living area, closed at $190,000 in January 2026 after 405 days on market, at 84.44% of its $225,000 list price, the deepest discount and the longest wait of the nine. It shows what time on the market can cost here: the discount arrived anyway, a year later.

The Fastest Sale in Four Years

Building 1, unit #201, a 1,538-square-foot unit, closed at its full $299,000 list price in March 2025 after 2 days on market. Priced at the market that season, a Quail Cove unit sold in a weekend. Three weeks earlier, a unit of the same county plan in Building 3 closed at $365,000 after 23 days, which shows how wide the band of condition and presentation can be within one plan.

The $370,000 Sale of April 2024

The highest Quail Cove sale in the 48-month pull, $370,000 for Building 2, unit #101 in April 2024 at $221.56 a square foot, came at the top of The Forest’s condominium market. A seller should not price from it in 2026, and a buyer’s appraiser will not.

What a Buyer’s Appraiser Will Use

An appraiser for a financed buyer reaches for the most recent sales in the same building group, and at Quail Cove that means the two 2026 closings, the 2025 sales and, where needed, comparable two-bedroom sales nearby inside The Forest. We hand the appraiser the closed sales by plan, the county’s recorded heated area beside the MLS living area, the county’s deed where it differs, and your update record, so adjustments are made on documents rather than guesses.

Quail Cove vs Partridge Place: Which Will Your Buyer Choose?

Quail Cove and Partridge Place are two of the three two-story condominiums The Forest’s original developer, Timberlakes, built inside the gates, and a buyer shopping the lower-priced attached homes of The Forest is likely to tour both. Quail Cove offers larger units, 1,372 to 1,538 heated square feet, in a 24-unit association on Forest Boulevard; Partridge Place offers The Forest’s lowest prices, every unit 1,161 square feet, in a 56-unit association, with a deeper record of recent sales.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026)

Quail Cove vs Partridge Place Decision Table

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 and spot elevations layer; state registry dates from the DBPR condominium search. Months of supply is active listings divided by the average monthly closings of the last 12 months. Partridge Place’s 48-month record includes eight sales in November and December 2022 at $75,000 to $145,000, which is why its 24-month window is the fairer yardstick.

Who Should Choose Quail Cove, and Who Should Choose Partridge Place?

A buyer should choose Quail Cove for a larger two-bedroom plan, a small association of 24 owners with its own pool on the common elements, new pavement and a short drive to US 41 and the clubhouse, and should be ready to read an association budget that is not posted online. A buyer should choose Partridge Place when the lowest entry price in The Forest matters most, a 1,161-square-foot plan is enough space, and a larger pool of recent comparable sales is reassuring.

What the Comparison Means for Pricing Your Quail Cove Unit

Your listing competes with Partridge Place on budget as much as with the other Quail Cove listing. Per square foot of MLS living area the two have nearly converged: Quail Cove’s two 2026 sales ran $137.58 and $145.81, and Partridge Place’s January 2026 sale ran $146.43, per the Southwest Florida MLS. So a buyer choosing Quail Cove is paying for more space, not a higher rate, and your listing should say how much more: 211 to 377 more heated square feet on the county roll than a Partridge Place unit. Lead with the plan, the pool, the 2025 pavement and the Forest Boulevard location. Partridge Place owners have their own guide to selling a home in Partridge Place.

The Price Gap in Plain Numbers

Partridge Place’s 24-month sales ran $145,000 to $195,000 on 1,161-square-foot units. Quail Cove’s lowest MLS sale in four years, $190,000 in January 2026, was for a unit the county records at 1,372 square feet, and its other eight sales ran $257,500 to $370,000. The two neighborhoods overlap only at the very bottom of Quail Cove’s range, which is where an overpriced smaller Quail Cove unit loses its buyer to Partridge Place.

The Other Neighbors a Buyer Will Tour

Two more neighbors belong in the comparison. Dove Hollow at The Forest, whose association was filed the same day as Quail Cove’s, February 9, 1981, has 48 units of about 1,419 heated square feet off Timberlakes Drive; it recorded 10 closings in 48 months at a median of $297,500 (middle pair $290,000 and $305,000) and three in the last 12 months at $225,000 to $265,000. Sparrowood, the only three-story building group in The Forest, sells a larger single plan but carries the milestone and reserve-study file that Quail Cove does not; its owners have their own guide to selling a home in Sparrowood.

How Do We Price a Quail Cove Condo?

McGreevy and Comisar price a Quail Cove condo against the most recent sales of the same county plan first, then check the county’s deeds, adjust for condition, updates, enclosure and what the association’s budget and reserves show, and then test the number against the two live Quail Cove listings and the Partridge Place and Dove Hollow units a buyer will also see. With three plans and nine sales, a Quail Cove price is a plan-and-condition judgment, not an average.

The Five Checks Before We Price

Before we price a Quail Cove unit we check five things in this order: the unit’s plan and heated area on the county roll, since MLS living area has run up to 238 square feet above the county’s on the same unit; the sales of that plan in the last 48 months, newest first, with the county’s deeds beside them; the unit’s condition and updates against those sales; the association’s budget, reserve schedule, insurance and any special assessment, including how the 2025 repaving was funded; and the listings live today at Quail Cove, Partridge Place and Dove Hollow.

Why Automated Estimates Miss at Quail Cove

An automated estimate sees 24 units, nine MLS sales stretched over four years and a price range from $190,000 to $370,000. It cannot tell which plan your unit is, that listings have described 1,538-square-foot units at up to 1,776 square feet, that four deeds never reached the MLS, or that the market moved after early 2025. A model cannot see a renovated kitchen, a permitted window replacement or an enclosed lanai either.

The County Just Value Is Not a Price

The 2026 just values on the county roll run from $186,976 to $227,037 across the 24 units, a median of $202,740, per the Lee County parcel roll. Every one of them sits below every Quail Cove MLS sale of 2024 and 2025, and near the two 2026 sales. Those are mass-appraisal figures set for taxation, and a roll that lags the market lands near the price only by coincidence. We price from closed sales and your unit, never from the tax roll.

Which Square Feet Go in the Listing

Two area figures circulate for the same Quail Cove unit. The county roll gives heated area: 1,538, 1,381 or 1,372 square feet. MLS listings have described those same units at 1,381 to 1,776 square feet of living area, and a figure 200 or more square feet above the county’s is consistent with an enclosed or conditioned lanai being counted by the listing and not by the county. We have not measured every unit, so we put both figures in your listing, labeled, and measure where it matters, because a price per foot on the wrong denominator misleads everyone.

Pricing Against the Live Competition

With two Quail Cove listings at $247,500 and $299,900, two Partridge Place listings at $174,000 and $179,000, and two Dove Hollow listings at $225,000 and $289,000 on September 23, 2026, a buyer compares a handful of attached homes inside the gates in a single afternoon. We set a list price that wins the first thirty days against those, because a Quail Cove listing that sits past a season becomes the one buyers negotiate against, and the two listings of September 2026 had already waited 261 and 282 days.

How Do We Market a Quail Cove Condo?

McGreevy and Comisar market a Quail Cove condo to the seasonal and year-round buyers inside and outside The Forest 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 plan, the county’s heated area, the pool, the 2025 pavement, the flood facts and the association’s documents.

Data updated: September 2026 (Lee County parcel roll, queried September 24, 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)

Who Actually Buys at Quail Cove

On the 2026 county roll, 8 of Quail Cove’s 24 units carry a Florida homestead exemption, which is available only on a permanent residence, per the Lee County Property Appraiser. The other 16 are second homes, investment property or owners who have not claimed it. That split, one owner in three year-round, sets both the marketing calendar and the channels: a Quail Cove buyer is as likely to be a seasonal buyer still up north as a local one.

Photography, Video and Drone

A Quail Cove unit sells on space for the money, so the photography shows the whole plan room by room, and the video walks the route from the parking to the front door. Drone capture shows what a map cannot: the three buildings on Forest Boulevard, the pool and grounds on the association’s 4.02-acre common parcel, the new pavement and how close the clubhouse and the US 41 entrance sit. Video lets a buyer who is still up north walk the unit before booking a flight.

Leading With the Facts Buyers Cannot Find

We put in the first lines of your listing what buyers ask first: the plan on the county roll, the county’s heated area beside the MLS living area, that the buildings are two stories and outside the milestone and SIRS laws, what the association’s budget and reserves show, and how the 2025 repaving was paid for. A buyer who finds those answers in the listing books the showing; a buyer who has to ask often tours Partridge Place instead.

The Pool, the Pavement and the Common Elements

The county’s legal description of Quail Cove’s common-element parcel at 16671 Forest Boulevard reads “POOL TENNIS+ALL COMMON ELEM,” per the Lee County Property Appraiser’s parcel record, and the appraiser’s pool flag is set on every unit. The pool belongs to Quail Cove’s owners, not to the club. Whether the tennis court named in that description is still maintained as a court is not in any public record we reached, so we confirm it on site before it goes in your listing.

The Local Facts a Buyer Weighs

A Quail Cove buyer also weighs daily life. The Forest sits in Lee County’s Elementary Zone O, whose nearest choice, Rayma C. Page Elementary, earned an A in 2024, 2025 and 2026, per the state’s 2026 school grades file, and is about 1.6 miles and 3 minutes from Quail Cove. Gulf Coast Medical Center, Lee County’s designated Level II trauma center per the Florida Department of Health, is about 4.2 miles and 8 minutes, and the Southwest Florida International Airport terminal about 8.8 miles and 16 minutes, by our free-flow route calculations.

Showings Behind the Gate

The Main Gate on Forest Boulevard is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, per the master association’s 2022 Emergency Preparedness Plan; gate staffing hours are from that 2022 plan. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate, and from the Main Gate a Quail Cove door is about a quarter mile down the same road.

Discreet and Off-Market Options

Some Quail Cove 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. In a condominium with a thin record, a quiet sale still needs the full document file, because the statute gives every resale buyer the same rights.

What Do Florida’s Condominium Laws Require of a Quail Cove Sale?

Florida’s milestone inspection law and structural integrity reserve study rule do not reach Quail Cove, because Lee County records all three buildings at two stories and both laws start at three. What does reach a Quail Cove sale is the resale package under section 718.503, the contract’s review window, the budget’s reserve rules for a two-story building, and the questions a buyer will ask about the 2025 repaving.

Why the Milestone and SIRS Laws Stop at Three Stories

A milestone inspection is a structural inspection of a condominium building “that is three habitable stories or more in height,” under section 553.899. A structural integrity reserve study is required for the same class of building and, in the words of section 718.112(2)(g), “does not apply to buildings less than three stories in height.” The Lee County building footprint layer describes each Quail Cove building as a low-rise condominium of eight units, built in 1982, with a maximum of two stories. The statutes turn on the Florida Building Code’s story determination; the county’s two-story record is the public evidence, and it is consistent across all three buildings.

What Your Buyer Is Entitled to Receive

Under section 718.503(2)(a), a resale buyer is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the state’s frequently asked questions document, and, where applicable, the milestone summary and the most recent structural integrity reserve study or a statement that none has been completed. At Quail Cove the milestone and SIRS items do not apply, so the package is the documents themselves plus that statement. We assemble it before we list.

The Contract Statement

Florida’s resale contract rules in section 718.503(2) now call for a statement about the milestone inspection and the structural integrity reserve study. At Quail Cove the accurate statement is that the association is not required to have either, because its buildings are under three stories. Getting that line right matters, because a buyer’s attorney reads it; your closing agent or attorney confirms the form. This is information, not legal advice.

Reserves a Two-Story Association May Still Waive

A Florida condominium budget must carry reserve accounts that “must include, but are not limited to, roof replacement, building painting, and pavement resurfacing,” under section 718.112(2)(f). Because Quail Cove is not an association that must obtain a SIRS, its owners may still vote, by a majority of the total voting interests, to fund less than the full reserves or none at all; the post-2024 bar on waiving reserves applies only to SIRS associations. That flexibility can keep assessments lower, and it can leave a roof or pavement bill to a special assessment. A buyer will ask which way Quail Cove has chosen, so we read the budget first.

The 2025 Repaving Question

Lee County’s development orders layer records LDO2025-00213, project name “Quail Cove Condo,” described as “Mill existing pavement down to base rock. Install FDOT S-III asphalt at a depth of 2” and restripe per existing layout," closed and finaled on August 15, 2025. That is a full resurfacing, and it helps your listing. It also raises the question every buyer will ask: was it paid from the pavement reserve or by a special assessment, and is anything still owed? The answer is in the association’s records and on the estoppel certificate, not the county’s, and we get it in writing before the first showing.

Where the Documents Come From

With 24 units, Quail Cove sits under the 25-unit threshold at which section 718.111(12)(g) requires a condominium association to post its records online, and the declaration, recorded at Official Records Book 1606, Page 1563 in the Lee County Clerk’s official records, is not posted publicly either. You, as an owner, can inspect the association’s records, which makes you the fastest route to the package. We request it on the first day of a listing.

How Do We Negotiate a Quail Cove Contract?

McGreevy and Comisar negotiate a Quail Cove contract at partner level, never through an assistant, and we build the condominium document review, both estoppel certificates, any association approval, the repaving answer and any special assessment into the contract dates so that none of them becomes a late surprise that reopens the price.

Partner-Level Negotiation, Never an Assistant

Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a condominium with two sales a year, two listings that have waited more than eight months and both 2026 sales below list, the buyer’s agent will open with those facts, and the tone of the first counter matters as much as the number in it.

The Seven-Day Condominium Review Window

Under section 718.503, if the resale documents are not delivered more than 7 days before the buyer signs, the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and the right ends at closing. At Quail Cove, where none of those documents is online, the window does not start until the package arrives, so we deliver it at or before contract and let the window open and close early.

Inspection on a 1982 Building

Every Quail Cove building was finished in 1982, before the first statewide Florida Building Code of March 1, 2002, per the Florida Building Commission. Components replaced since 2002 were permitted under the code in force at the time, and Lee County’s permit file shows window, shutter and door permits at all three buildings from 2021 to 2026, a run of mechanical permits in 2022 and 2023, and an electrical permit at each building in 2024. A buyer’s inspector will price the unit’s systems and openings; fixing the obvious items inside the unit before listing removes easy credits from the negotiation.

The Roof Date a Buyer Will Ask For

No roof permit appears on the first page of any Quail Cove building’s permit list in Lee County Accela, and the older records were not reviewed, so we do not state when the roofs were last replaced. The roof is the association’s to insure and replace, and its date and reserve line are the first things a buyer’s insurer asks about. We get both from the association before we list.

Building the Association Approval Into the Contract Dates

Whether the Quail Cove association must approve a buyer or a tenant depends on its declaration and rules, which are not published online. We read the approval procedure on day one and set the closing date with it in view.

Special Assessments at the Closing Table

Any special assessment adopted before closing appears on the association’s estoppel certificate under section 718.116, and who pays installments that fall due after closing is a negotiated contract term. After a full repaving in 2025, a buyer will ask; we put the answer and a proposed split on the table rather than let a buyer find it in the estoppel.

Should You Sell Your Quail Cove Condo With a Full-Service Agent, on Your Own, or to a Cash Buyer?

Most Quail Cove owners net the most with a full-service listing, because a Quail Cove sale depends on gate access, two estoppel certificates, a condominium resale package that is not posted online, a documented answer on the 2025 repaving, and pricing from very few sales. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.

Who Should Choose Which

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 ordering the association paperwork and the disclosures yourself. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free Quail Cove home valuation first.

What Does It Cost to Sell a Quail Cove Condo?

Selling a Quail Cove condo costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two estoppel certificates, the resale documents the statute puts at the seller’s expense, prorated taxes and assessments, and any title and settlement charges the contract assigns to the seller. The association fees themselves are not published at either layer.

Data updated: September 2026 (Florida Statutes 201.02, 718.116, 718.503 and 720.30851; Southwest Florida MLS Matrix, pulled September 23, 2026)

Documentary Stamp Tax at Quail Cove Prices

Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $1,330 at $190,000 and $1,802.50 at $257,500, the two Quail Cove sales of the last 12 months, and $1,732.50 at $247,500 and $2,099.30 at $299,900, the two September 2026 asking prices.

Title Insurance: The Contract Decides

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.

Two Estoppel Certificates

A Quail Cove sale needs a condominium estoppel from Quail Cove Condominium Association under section 718.116 and a master estoppel under section 720.30851, the master one ordered through the master association manager’s resale and lender documents page. The condominium certificate is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the unit is delinquent.

The Resale Package Is at the Seller’s Expense

Section 718.503(2)(a) puts the resale documents “at the seller’s expense.” The association’s charge for assembling the package is not published for Quail Cove. We request the package early so the cost and the timing are known before you sign a contract.

Commission After the NAR Settlement

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.

A Seller Net Sheet at a Recent Quail Cove Price

The $257,500 line is the June 2026 Quail Cove sale, 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.

What Must a Quail Cove Seller Disclose Under Florida Law?

A Quail Cove seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires, the milestone and SIRS statement, which at Quail Cove records that neither applies, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable.

The Flood Disclosure

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. Every Quail Cove building is in FEMA Zone AE, so we have it completed before the first showing.

The Condominium Resale Package

A condominium seller who is not the developer must give the buyer, under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions and answers document and the governance form, with the statement about the structural integrity reserve study. We request every item before listing.

Chapter 718, Not Section 720.401

Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Quail Cove 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.

The Property Tax Disclosure Summary

Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With a homestead exemption on 8 of Quail Cove’s 24 units, that warning describes a real change for the buyer of a homesteaded unit: the county roll shows one long-held 1,538-square-foot unit taxed on $93,602 against a just value of $205,665.

Known Defects and As-Is Sales

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 or the condominium package.

How Do the Flood Zone and Insurance Affect a Quail Cove Sale?

The flood zone shapes the Quail Cove buyer pool more than it caps the price: all three buildings sit 100% inside FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on ground about 4.7 feet below that line, so a financed buyer needs flood coverage and the association’s master policy is the first document an insurer asks for.

Zone AE at 11 Feet, on Panel 12071C0438H

FEMA’s National Flood Hazard Layer returns Zone AE, static base flood elevation 11.0 feet NAVD88, inside the Special Flood Hazard Area at Quail Cove, on FIRM panel 12071C0438H, and Lee County’s building footprint layer tags each building “AE-EL11 (SFHA), 100.0%.”

Ground Under Each Building

Source: Lee County building footprint layer, mean ground per footprint, queried September 24, 2026. These are ground elevations, not finished floors; the finished floor is on the building’s elevation certificate. The county’s 2018 LiDAR spot elevations give a Quail Cove median of 6.3 feet, the same as Partridge Place.

The 2022 Map Change

The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88, per Lee County’s retained pre-coastal-study layer. The zone did not change; the elevation did. An elevation certificate or insurance quote that describes Quail Cove with a 10-foot elevation predates the current map, and a buyer’s insurer will ask for the current one.

What Hurricane Ian Left on the Record

No U.S. Geological Survey high-water mark was recorded at Quail Cove. The nearest surveyed mark inside The Forest sits at a Waters Edge building, about 2.9 feet above ground at 9.5 feet NAVD88, per the USGS Short-Term Network record, and we do not extend it to Quail Cove. Nothing in the public record we reached says whether water entered any Quail Cove unit. Your flood disclosure answers for your own ownership.

The Association’s Policy and the Owner’s Policy

Under section 718.111(11), the association insures the condominium buildings 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 Quail Cove, despite its Fort Myers mailing address, takes the county’s class, not the city’s. We do not publish premiums.

Loss Assessment Coverage

Every Florida unit-owner policy issued or renewed since July 1, 2010 must include at least $2,000 of loss assessment coverage, under section 627.714. A buyer may want more than the statutory minimum, and a buyer’s insurer will ask for the association’s master policy deductibles to price it.

Citizens and the Unit-Owners Form

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. Your buyer’s flood requirement therefore usually comes from the lender, and every Quail Cove building is inside the Special Flood Hazard Area that triggers it, per FEMA’s Risk Rating 2.0 page.

What to Put in the Listing File

Put the association’s master policy declarations and deductibles, whether it carries flood coverage on the buildings, the roof replacement date and any wind-mitigation report the association holds under section 627.0629, your own unit-owners policy and any elevation certificate for your building in the listing file. The roof-age rule in section 627.7011(5) works mainly through the master policy here. A buyer’s agent who can get a quote on day one keeps the contract together.

What Will Your Buyer Pay to Own at Quail Cove?

A Quail Cove buyer will pay two association assessments, Quail Cove Condominium Association’s and The Forest’s master association’s, plus a Lee County tax bill that resets after purchase and carries the San Carlos Park fire levy. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.

Condominium Fee: Not Published

The Quail Cove condominium assessment is not published; it appears in the association’s annual budget and on the estoppel certificate issued with every resale. For a condominium, this is the assessment that carries the building insurance, the roofs, exterior maintenance, the pool, the parking and the association’s reserves, so it is the number your buyer will read most closely. Special assessments are not published either; they appear in the estoppel certificate and meeting minutes.

The Reserve Line Your Buyer Reads First

Because Quail Cove’s owners may vote to fund less than the full reserves, the reserve line in the budget tells a buyer how the association has chosen to pay for its roofs, paint and pavement: steadily through the assessment, or later by special assessment. We do not know what Quail Cove’s contribution is, because the budget is not public. Your buyer will ask, so we get the current budget and reserve schedule in writing before we list.

Master Assessment: Not Published

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 54.81-acre private street network, 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. The master association also has a community-wide fiber arrangement with Hotwire Communications, Ltd., per its website; whether it is billed through an association is not published.

The Tax Bill, the Fire Levy and the Utilities

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; as an illustration only, a unit taxed on $202,740, the median 2026 just value on the roll, owes about $478 to the fire district, by our arithmetic. 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. Lee County Utilities provides water and Forest Utilities, Inc., a private utility, provides sewer; how Quail Cove bills them is in its budget.

The Tax Reset Your Buyer Inherits

Florida’s Save Our Homes cap resets to just value on a change of ownership, under section 193.155, so a long-held homestead’s capped assessment does not transfer. Your buyer’s bill will very likely be higher than yours if you hold a homestead exemption, and we say so in the listing file.

Club Costs Only for Members

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 unit.

How Long Does It Take to Sell a Quail Cove Condo?

A Quail Cove sale has taken anywhere from 2 to 405 days on market over the last four years, and the two sales of the last twelve months took 68 and 405 days, against a median 81 days for the 30 condominiums and villas that closed inside the gates in the same 12 months, plus a contract period for the document review, two estoppels and any association approval.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

What the Wider Forest Market Did

Across The Forest, 30 condominiums and villas closed in the 12 months to September 23, 2026 at a median $286,500 (middle pair $265,000 and $308,000) and a median 81 days on market (middle pair 79 and 83), with 18 listed on September 23, 2026, about 7.2 months of supply, per the Southwest Florida MLS. Quail Cove, at about 12 months of supply, is thinner on both sides of the ledger, which is why a Quail Cove list price has to be set from Quail Cove’s own record.

Four Fast Sales and Five Slow Ones

Four of Quail Cove’s nine sales closed within 28 days, two of them at full price; five took 68 to 405 days. The fast ones were priced at or near the market of their season. The slowest, 405 days, ended at 84.44% of list, the deepest discount in the set. Time on market at Quail Cove has been the cost of an opening price above the market, and the discount has arrived either way.

Season and the Quail Cove Buyer

With 16 of 24 Quail Cove units carrying no homestead exemption, many buyers and sellers are seasonal, and seven of the nine sales closed between December and April. A listing live and documented by early January meets the largest buyer pool while it is in Fort Myers. A summer listing reaches fewer buyers but faces less competition.

A Realistic Sequence

Valuation and document request in week one, including the budget, the reserve schedule, the master policy and the repaving answer; photography, video and drone in week two; listing live in week three; contract and delivery of the condominium package with its 7-day review window; both estoppels ordered on the first business day; the association’s approval where the declaration requires it; closing once every certificate is in hand.

Selling While You Are Out of State

Two thirds of Quail Cove’s units are not their owners’ declared permanent residence, so many owners sell from a distance. Marc handles showings, gate registration, contractors and inspections in person, Jesse handles the paperwork and both associations, and the title company can arrange a mail-away closing. Register a key holder with the condominium association before you leave for the summer; the master association’s 2022 plan admits contractors after a storm only with a prior pass or barcode.

How Do You Get a Free Quail Cove Home Valuation?

You get a free Quail Cove home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from your plan’s closed sales, the county’s deeds and the live competition, adjusted for your unit, with the association files, the repaving answer and the tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.

What a McGreevy and Comisar Valuation Includes

You receive every Quail Cove sale and county deed of the last four years with its date, building and plan, the Partridge Place and Dove Hollow sales a buyer will compare, the live competition inside the gate, the fee layers and tax reset your buyer will ask about, your building’s flood panel and ground elevation, the document checklist, and a recommended list price with a defensible range. Request it through our Quail Cove home valuation page or the McGreevy and Comisar valuation form.

How to Reach Us Today

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 Quail Cove’s entrance road meets. Bring your address, your unit number, your timeline and the one thing you are most worried about.

Why the Valuation Comes Before the Listing Agreement

In a condominium with two listings, two sales a year and both 2026 sales below list, the opening price decides the sale. Few Quail Cove units come up for sale, so we would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to list this season or next.

What Do Sellers Say About Working With McGreevy and Comisar?

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.

An Out-of-Area Condominium Seller

★★★★★ “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

Two thirds of Quail Cove’s owners are not in Fort Myers all year, and a Quail Cove sale has more moving parts than it looks: two estoppels, a document package that is not online, a repaving question and a gate.

A Seller on Pricing Judgment

★★★★★ “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 one sale took 405 days and another took two, pricing judgment is the whole game.

A Seller on Time on Market

★★★★★ “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

A Seller on Follow Through

★★★★★ “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

Why Does a Quail Cove Specialist Matter When You Sell?

A Quail Cove specialist matters because the facts that decide a Quail Cove sale live in records rather than a listing feed: three recorded plans and very few sales, a county heated area that differs from the MLS living area, four deeds the MLS never saw, an association too small to post its records online, and a 2025 repaving whose funding a buyer will want in writing.

Jesse McGreevy

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

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 Quail Cove owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Fort Myers Agent Tends to Miss at Quail Cove

A general agent may price Quail Cove off a 2024 sale, average a 1,538-square-foot unit with a 1,372-square-foot one, list 1,776 square feet without the county’s 1,538 beside it, miss the four deeds that never reached the MLS, leave the repaving question for the buyer to find, or wait for a records website that the statute does not require Quail Cove to keep. None of those errors is exotic, and each costs a seller time or money.

How Quail Cove Compares With the Rest of The Forest for a Seller

Quail Cove is one of the smallest associations inside the gates and, at about 12 months of supply, one of the thinnest markets, against about 7.2 months across The Forest’s condominiums and villas on the same September 23, 2026 pull. Our guide to selling a home in The Forest covers every neighborhood; owners in Fairway Woods, the Heron and Waters Edge have their own guides to selling a home in Fairway Woods at The Forest, selling a home in The Heron at The Forest and selling a home in Waters Edge at The Forest.

Are You Also Buying Your Next Home in Southwest Florida?

Many Quail Cove sellers are also buyers, moving to a single-story villa or a garage unit inside The Forest, to a single-family home, or to a smaller seasonal home elsewhere. 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.

Buying and Selling in the Same Season

We sequence the two contracts so the Quail Cove estoppels, the document window and any association approval 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.

Buying Inside Quail Cove or The Forest Again

Some owners trade within The Forest, from a Quail Cove unit to a larger condominium or a villa nearby. Our Quail Cove buyer guide covers the purchase side of the condominium in full, our guide to buying a home in The Forest covers every neighborhood, our guides to Fairway Woods at The Forest, The Heron at The Forest and Waters Edge at The Forest cover three more neighbors, and our Fort Myers guide covers the wider market.

Frequently Asked Questions, Seller Edition: Selling a Quail Cove Condominium

These are the questions Quail Cove 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.

How do I sell my condo at Quail Cove?

Start with a written valuation from your plan’s sales and the county’s deeds, request the condominium package, the budget and reserve schedule, both estoppel figures, the master policy and the 2025 repaving answer, 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.

Who is the best listing agent for Quail Cove?

The one who can price your unit from Quail Cove’s own few sales and deeds, deliver the section 718.503 package early, answer the repaving question in writing 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.

What is my Quail Cove condo worth?

It depends first on your plan. The two Quail Cove sales of the 12 months to September 23, 2026 closed at $257,500 for a 1,538-square-foot unit and $190,000 for a 1,372-square-foot unit, per the Southwest Florida MLS, and two units were listed that day at $299,900 and $247,500. Your condition and updates place you in or around that band; a free Quail Cove home valuation gives you the number.

Why is there no Quail Cove median price on this page?

Because no window counting back from 12 to 48 months holds ten sales. Quail Cove recorded 2 closings in 12 months, 6 in 24, 9 in 36 and the same 9 in 48, so we list every sale instead of publishing a median, which on so few sales would describe the sample, not the market.

How many condos are in Quail Cove?

Twenty-four: eight in each of Building 1 at 16675, Building 2 at 16679 and Building 3 at 16683 Forest Boulevard, per the Lee County parcel roll. The state condominium registry also records 24 units, licensed July 2, 1981.

How many Quail Cove condos sell in a year?

Two in the 12 months to September 23, 2026, and four in the 12 months before that, per the Southwest Florida MLS. Over 48 months, nine; the county’s deeds add four more sales in 2022 and 2023 that never appeared as MLS closings.

How long do Quail Cove condos take to sell?

Over 48 months the range ran from 2 days to 405. Four of the nine sold within 28 days; five took 68 days or more. The two units listed on September 23, 2026 had waited 261 and 282 days, and price against the recent sales explains most of that spread.

Is it a seller’s market or a buyer’s market at Quail Cove?

It leans toward buyers on the arithmetic: two listings against two closings in the last 12 months is about 12 months of supply, by our arithmetic, twice the usual six-month line, and both 2026 sales closed below list. At this volume one new listing or one sale changes the picture.

Are condo prices dropping at Quail Cove?

The record points down since 2024: the three 2024 sales ran $221.56 to $227.56 per square foot of MLS living area and the two 2026 sales $137.58 and $145.81, per the Southwest Florida MLS. Two sales are a direction, not a forecast, and we do not publish forecasts.

Why is the online estimate for my Quail Cove condo wrong?

Because nine sales across three plans run from $190,000 to $370,000, listings report living areas up to 238 square feet above the county’s heated area on the same unit, four sales appear only as county deeds, and a model cannot read a renovation or an enclosed lanai.

Does my floor plan change my price?

Yes, more than anything else at Quail Cove. The county records 12 units at 1,538 heated square feet, every x01 and x04 unit, and 12 at 1,381 or 1,372, the x02 and x03 units. Six of the nine sales in four years were the larger plan. We price from the same plan’s sales first.

My old listing said 1,776 square feet, but the county says 1,538. Which do I use?

Use both, and say which is which. The county’s figure is heated area measured to the appraiser’s standard; a listing’s figure is whatever was entered, and at Quail Cove listings of 1,766 and 1,776 square feet belong to units the county records at 1,538, per the county parcel roll. A buyer’s appraiser will notice the gap; we explain it up front.

Does it matter which building my unit is in?

Less than plan and condition. The county records the same plans and the same 1982 build year at all three addresses. Every sale of the last 12 months and both current listings sit in Building 2, which is where the recent evidence is, not a premium or a discount for the building.

Does unit 201 mean the second floor?

Do not rely on the number alone. In parts of The Forest the leading digit of a unit number names the building rather than the floor, and the county roll records each Quail Cove building at two stories without recording which floor a unit is on. We confirm your unit’s level from the declaration’s exhibits and in person, and state it in the listing.

When is the best time of year to list a Quail Cove condo?

Seven of Quail Cove’s nine MLS closings in the 48 months to September 23, 2026 fell between December and April, and The Forest’s population roughly doubles in season, per the master association’s 2022 plan. Priced, photographed and documented by early January is the target.

Does Quail Cove need a milestone inspection or a SIRS before I sell?

No. Both requirements apply only to buildings of three or more habitable stories, and Lee County records every Quail Cove building at two. Your resale package carries the statement that no structural integrity reserve study is required, which section 718.503 allows.

Is Quail Cove required to have a website with its documents?

No. The posting duty in section 718.111(12)(g) applies to associations managing a condominium with 25 or more units, and Quail Cove has 24. That is why we request the package from the association on the first day of a listing.

Can the Quail Cove owners vote to waive reserves?

Yes. Because Quail Cove is not an association that must obtain a SIRS, its owners may vote, by a majority of the total voting interests, to fund less than the full reserves under section 718.112(2)(f). Whether they have is in the budget, and a buyer will read it.

Will buyers ask who paid for the 2025 parking project?

Almost certainly. Lee County’s order to mill the parking to base rock and lay new asphalt closed August 15, 2025, and pavement resurfacing is one of the reserve items Florida law names for every condominium budget. Whether it was funded from reserves or by special assessment, and whether any balance remains, is in the association’s records; we get it in writing first.

Will a special assessment kill my sale?

Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the condominium estoppel certificate under section 718.116, and who pays installments that fall after closing is a negotiated contract term. We negotiate it openly.

Does the Quail Cove association have to approve my buyer?

Only if the declaration or rules require it, and they are not published online. We read the governing documents before listing, so any approval step and its timing go into the contract dates.

How many estoppel certificates does a Quail Cove sale need?

Two: one from Quail Cove Condominium Association and one from The Forest Property Owners’ Association.

What does an estoppel certificate cost in Florida?

For the condominium, section 718.116 caps the fee at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the unit is delinquent. The master association’s certificate falls under section 720.30851. The contract says who pays.

What does it cost to sell a Quail Cove condo?

The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, the resale documents at your expense, prorated taxes and assessments, and any title charges the contract assigns to you. At $257,500, the most recent Quail Cove closing, the deed stamps are $1,802.50.

Who pays for title insurance in Lee County?

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.

Is real estate commission negotiable in Fort Myers?

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.

What documents must I give a Quail Cove buyer?

Under section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions and answers document, the governance form and the statement that no structural integrity reserve study is required, plus the flood disclosure under section 689.302.

How long can a Quail Cove buyer cancel after signing?

If the condominium documents were not delivered more than 7 days before the buyer signed, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and the right ends at closing. Delivering the package early protects your deal.

Do I owe the section 720.401 disclosure summary?

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.

Is my Quail Cove condo in a flood zone?

Yes. Every building is 100% inside FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on mean ground of about 6.2 to 6.3 feet.

Did Quail Cove flood in Hurricane Ian?

No USGS high-water mark was recorded at Quail Cove, and no public record we reached says whether water entered any Quail Cove unit. Your flood disclosure answers for your own ownership.

Do I need an elevation certificate to sell?

It is not required to list, but it is the single most useful flood document a buyer’s insurer can have. Ask the association whether it holds one for your building, and ask Lee County’s flood information office whether one is on file.

Will my buyer be able to insure my Quail Cove unit?

The buildings are the association’s to insure under its master policy, so your buyer’s question starts with the association’s declarations and deductibles. Your buyer insures the interior on a unit-owners policy that must carry at least $2,000 of loss assessment coverage.

Does my club membership transfer to the buyer?

Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a unit. If you are a member, we get the club’s terms in writing before we list.

Does my buyer have to join the club?

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.

Should I update my Quail Cove condo before selling?

Update what a buyer’s inspector will flag first, then decide on cosmetics. Lee County’s permit file shows window, shutter and mechanical work at all three buildings since 2021, so a buyer will compare your unit’s systems with your neighbors’. Keep every permit and product approval for work you have done.

Can I sell my Quail Cove condo as-is?

Yes. An as-is contract does not require repairs, but it does not remove the flood disclosure or the condominium documents section 718.503 requires.

Can I sell my own Quail Cove condo without an agent?

Yes, but you would handle alone the gate registration for every showing, both estoppels, the association’s approval procedure, the condominium package that is not online, the repaving answer and the flood disclosure. Call Jesse direct at (239) 898-6072 before you decide.

Can I sell my Quail Cove condo off market?

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. Confidential conversations are welcome at (239) 898-6072.

Should I take a cash offer on my Quail Cove condo?

Compare it with the market first. Cash offers typically sit below open-market value because they price in a resale margin, and a cash buyer still needs both estoppels and the condominium documents.

Can I sell my Quail Cove condo to an investor?

Yes, if the declaration allows the buyer’s intended use. Leasing rules are in the declaration and rules, which are not public, and an amendment limiting rentals generally binds only owners who consent and those who take title after it, under section 718.110(13).

Can I sell my Quail Cove condo if I live out of state?

Yes. Sixteen of Quail Cove’s 24 units carry no homestead exemption, so selling from a distance is routine here. We handle showings, gate registration, both association files and closing coordination locally.

Will my buyer’s property taxes be higher than mine?

Very likely, if you hold a homestead exemption. Save Our Homes resets on a change of ownership under section 193.155, and one long-held Quail Cove unit is taxed on $93,602 against a just value of $205,665 on the 2026 roll. Your buyer will also see the 2.3590-mill San Carlos Park fire levy.

Can I take my homestead tax savings with me?

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 and per the Florida Department of Revenue.

Will I owe capital gains tax when I sell?

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 does not qualify. Florida has no state income tax.

I am a foreign owner. What should I know about FIRPTA?

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.

Is anything being built near Quail Cove that a buyer will ask about?

A proposed 149-foot wireless monopole on the club’s golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, was In Review with no hearing scheduled as of September 23, 2026. Nothing was pending at Quail Cove itself; its 2025 repaving order is closed.

How many listings will my Quail Cove condo compete with?

Two Quail Cove units on September 23, 2026, at $299,900 and $247,500, plus two at Partridge Place at $174,000 and $179,000 and 18 condominiums and villas across The Forest. Your real competition is the unit in your own plan first, then Partridge Place and Dove Hollow.

What should I do first if I am thinking about selling?

Get a written valuation from your plan’s sales, request the condominium package, the budget and both estoppel figures, and decide how public the marketing should be. Request a Quail Cove valuation, compare it with our valuation guide for The Forest, or call Jesse McGreevy at (239) 898-6072.

Sources and Authoritative References

Every Quail Cove figure on this page traces to a primary source below, listed as of September 27, 2026: the association’s state filings, the state condominium registry, Lee County’s parcel, building, permit, development-order and flood records, Florida Statutes and the Legislature’s bill records, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.

Quail Cove: State Condominium and Corporate Records

1. Quail Cove Condominium Association, Inc., Division of Corporations record, document 756251
2. Quail Cove Condominium Association, 2026 annual report, filed March 12, 2026
3. Quail Cove Condominium Association, 2025 annual report, filed March 27, 2025
4. Quail Cove Condominium Association, 2024 annual report, filed March 19, 2024
5. Timberlakes, Division of Corporations name search (developer of record)
6. Florida DBPR condominium and license search by name (Quail Cove Condo, project PR1U006247, licensed July 2, 1981)
7. Florida DBPR public licensee search
8. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes
9. Florida DBPR, condominium SIRS reporting and databases
10. Florida DBPR, condominium milestone inspection and SIRS information

Quail Cove: Lee County Parcel, Permit and Recording Records

11. Lee County Parcels layer (units, stories, heated area, just values, homestead flags and recorded sales), all 25 Quail Cove parcels
12. Lee County Property Appraiser, Quail Cove common-element parcel (pool and tennis in the legal description)
13. Lee County Building Footprints for Damage Assessment layer (stories, flood tag and ground by building)
14. Lee County Development Orders layer (LDO2025-00213, Quail Cove Condo, closed August 15, 2025)
15. Lee County Road Centerline layer (Forest Boulevard)
16. Lee County Accela, permit records at 16675 Forest Boulevard
17. Lee County Accela, permit records at 16679 Forest Boulevard
18. Lee County Accela, permit records at 16683 Forest Boulevard
19. Lee County Clerk of Court, official records services (declaration OR 1606/1563)

The Forest: Master Association, Club and Utility

20. The Forest Property Owners’ Association Emergency Preparedness Plan, updated May 2022
21. The Forest Property Owners’ Association resident portal
22. The Forest Property Owners’ Association website
23. The Forest Property Owners’ Association vehicle barcode request form
24. DwellingLive visitor and gate access system for The Forest
25. Master association manager, Florida resale and lender documents page
26. The Forest Property Owners’ Association, Inc., Division of Corporations record
27. The Forest Country Club, Inc., Division of Corporations record
28. Forest Utilities, Inc., Division of Corporations record
29. The Forest Country Club, official home page
30. The Forest Country Club, membership categories and non-bundled statement
31. The Forest Country Club, lifestyle page

Lee County Geographic Records

32. Lee County recorded Subdivisions and Condominiums layer
33. Lee County 2018 LiDAR Spot Elevations layer
34. Lee County FIRM (flood zone) layer
35. Lee County pre-coastal-study FIRM layer, retained November 16, 2022
36. Lee County Evacuation Zones layer
37. Lee County MSTBUs layer
38. Lee County Solid Waste Districts layer
39. Lee County Zoning Cases layer
40. Lee County Water Franchise layer
41. Lee County Wastewater Service Area layer

Lee County Government, Property Appraiser and Fire District

42. Lee County Board of County Commissioners, special districts roster
43. Lee County Solid Waste, adopted solid waste rates
44. Lee County flood information pages
45. Lee County substantial improvement and substantial damage rule
46. Lee County Community Rating System flood insurance discounts
47. Lee County Evacuation Zone A map
48. Lee County Utilities
49. Lee County Property Appraiser, homestead exemption
50. Lee County case file SEZ2026-00001, proposed 149-foot monopole
51. Lee County case file VAR2026-00001, companion variance
52. San Carlos Park Fire Protection and Rescue Service District, FY2025/2026 final budget

Florida Statutes and State Agencies

53. Florida Statutes s. 553.899, milestone inspections
54. Florida Statutes s. 718.112, condominium bylaws, reserves and structural integrity reserve studies
55. Florida Statutes s. 718.111, condominium association records, website and insurance
56. Florida Statutes s. 718.110, amendments to declarations, including rental restrictions
57. Florida Statutes s. 718.113, maintenance and hurricane protection specifications
58. Florida Statutes s. 718.116, condominium assessments and estoppel certificates
59. Florida Statutes s. 718.503, condominium resale disclosure and contract statements
60. Florida Statutes s. 720.30851, homeowners’ association estoppel certificates
61. Florida Statutes s. 720.401, homeowners’ association disclosure summary and its Chapter 718 exclusion
62. Florida Statutes s. 689.302, residential flood disclosure
63. Florida Statutes s. 689.261, property tax disclosure summary
64. Florida Statutes s. 627.351, Citizens Property Insurance Corporation
65. Florida Statutes s. 627.714, condominium unit owner loss assessment coverage
66. Florida Statutes s. 627.7011, homeowner policies and roof age
67. Florida Statutes s. 627.0629, wind-mitigation discounts
68. Florida Statutes s. 201.02, documentary stamp tax on deeds
69. Florida Department of Revenue, documentary stamp tax
70. Florida Statutes s. 475.278, brokerage relationships
71. Florida Statutes s. 193.155, Save Our Homes and portability
72. Florida Statutes s. 196.031, homestead exemption
73. Florida Administrative Code Rule 69O-186.003, title insurance rates
74. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
75. Florida Real Estate Commission
76. Florida Department of Revenue, property tax exemptions and portability
77. Florida Building Commission, building code effective dates
78. Florida Department of Health, trauma centers list
79. Florida Department of Education, 2026 school grades file
80. Florida Division of Emergency Management, Know Your Zone

Florida Legislature: The Condominium Safety Bills

81. Senate Bill 4-D (2022 Special Session D), chapter 2022-269
82. Senate Bill 154 (2023), chapter 2023-203
83. House Bill 1021 (2024), chapter 2024-244
84. House Bill 913 (2025), chapter 2025-175
85. Florida Building Commission, milestone inspection program fact sheet

Federal Sources and National Standards

86. FEMA National Flood Hazard Layer, flood hazard zones
87. FEMA National Flood Hazard Layer, FIRM panel index
88. FEMA FIRM panel 12071C0438H, effective November 17, 2022, Lee County copy
89. FEMA Flood Map Service Center
90. FEMA Risk Rating 2.0
91. FEMA Community Rating System eligible communities, April 1, 2025
92. FloodSmart, the National Flood Insurance Program
93. U.S. Geological Survey Short-Term Network, Hurricane Ian high-water marks, Lee County
94. Internal Revenue Service, Topic 701, sale of your home
95. Internal Revenue Service, Publication 523, selling your home
96. Internal Revenue Service, FIRPTA withholding
97. National Association of REALTORS, settlement frequently asked questions
98. National Association of REALTORS, what the settlement means for buyers and sellers

Schools, Healthcare and Transportation

99. Lee County School District zone map, 2026-27
100. Lee County School District, school zones
101. Lee Health, Gulf Coast Medical Center
102. Lee Health, HealthPark Medical Center
103. Lee County Port Authority, Southwest Florida International Airport

Market Data

104. Southwest Florida MLS, Matrix (The Forest closed and active records, including Quail Cove, Partridge Place and Dove Hollow, pulled September 23, 2026; subscriber system)

McGreevy and Comisar

105. McGreevy and Comisar Quail Cove guide
106. McGreevy and Comisar The Forest community guide
107. McGreevy and Comisar guide to selling a home in The Forest
108. McGreevy and Comisar home valuation guide for The Forest
109. McGreevy and Comisar guide to buying a home in The Forest
110. McGreevy and Comisar Partridge Place guide
111. McGreevy and Comisar guide to selling a home in Partridge Place
112. McGreevy and Comisar Dove Hollow at The Forest guide
113. McGreevy and Comisar Sparrowood guide
114. McGreevy and Comisar guide to selling a home in Sparrowood
115. McGreevy and Comisar Fairway Woods at The Forest guide
116. McGreevy and Comisar guide to selling a home in Fairway Woods at The Forest
117. McGreevy and Comisar Waters Edge at The Forest guide
118. McGreevy and Comisar guide to selling a home in Waters Edge at The Forest
119. McGreevy and Comisar The Heron at The Forest guide
120. McGreevy and Comisar guide to selling a home in The Heron at The Forest
121. McGreevy and Comisar Fort Myers real estate guide
122. Jesse McGreevy agent profile
123. Marc Comisar agent profile
124. Domain Realty Group
125. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Quail Cove seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The association’s budget, reserve schedule, insurance summary and minutes are not posted anywhere public; they come with the resale package. The recorded declaration sits in the Lee County Clerk’s official records at Official Records Book 1606, Page 1563, with one amendment the state approved on August 23, 1982.

Your Quail Cove Listing Team, and How to Reach Us Today

McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Quail Cove sits inside the south Fort Myers golf market they work every week, on the same highway as the office. Few Quail Cove units come up for sale in any year, so if you are weighing a sale, the first conversation costs nothing and usually saves a seller more than any decision made later.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

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 Quail Cove closing in the Southwest Florida MLS and matched each one to its building, unit and county plan 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.