Updated September 2026
30 units, one floor plan, two associations and the only milestone and SIRS file in The Forest. We price from Sparrowood's own MLS sales and build the document file before the first showing. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Sparrowood is 30 two-bedroom condominium homes in three three-story buildings on Cougar Run inside The Forest, a gated golf community in south Fort Myers, and it is the only building group inside the gates that Florida’s milestone-inspection and reserve-study laws reach. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Sparrowood unit from Sparrowood’s own few sales and build the association’s document file before the first showing.
This page is written for the Sparrowood owner. The full picture of the building group itself, the three buildings, the one floor plan, the two condominium safety laws and every sale since 2022, is on our Sparrowood guide, which this seller page sits beside. If you want a number first, start with a free Sparrowood home valuation. If you are also thinking about buying back into the neighborhood, read our Sparrowood 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 Sparrowood 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 Sparrowood, in Fairway Woods, at Waters Edge, at Dove Hollow or anywhere else inside The Forest, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the two association files every Sparrowood sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS or from a named public record, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork, including the milestone inspection and reserve study documents a Sparrowood buyer will ask for first. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling a Sparrowood condominium differs from every other sale inside The Forest in five ways: one floor plan shared by all 30 units, two association layers, unit numbers that a buyer should not read as floors, the only buildings in The Forest under Florida’s milestone and reserve-study laws, and a thin, recently soft sales record that puts the first price under a spotlight.
The Lee County parcel roll records Sparrowood as 30 condominium units in three buildings: 9 in Building A at 6216 Cougar Run and 9 in Building B at 6258, both completed in 1984, and 12 in Building C at 6300, completed in 1985. Every unit is recorded at 1,772 or 1,773 heated square feet with two bedrooms and two baths. With one plan, a Sparrowood price is decided by condition, updates, the unit’s position and the association’s documents, not by size.
Every Sparrowood owner belongs to Sparrowood of Lee Condominium Association, Inc., a Florida not-for-profit corporation filed October 17, 1983, per its Division of Corporations record, and to The Forest Property Owners’ Association. There is no third, sub-master layer as there is at the Heron. So every sale needs two estoppel certificates, one from each.
Sparrowood units are numbered from 101 to 305, and in a three-story building a buyer will read the first digit as the floor. In The Forest that habit misleads: at the Heron Coach Houses and Fairway Woods the leading digit names the building. The county roll does not record which floor a Sparrowood unit is on, so we confirm your unit’s level from the recorded condominium plat and in person, and state it in the first lines of your listing.
Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida’s milestone-inspection and structural integrity reserve study requirements for condominiums of three or more stories. Buyers there should ask the association for its milestone inspection report and reserve study. For a seller, that means a document file a buyer at Fairway Woods or Waters Edge never has to read, and a contract that must say where those documents stand.
The Southwest Florida MLS recorded eight Sparrowood closings in four years, and each of the last four closed lower than the one before. On the other side of the ledger, Sparrowood’s median ground sits at 7.5 feet NAVD88, per Lee County’s 2018 LiDAR spot elevations layer, higher than most condominium ground inside the gates. And The Forest is non-bundled, per The Forest Country Club’s membership page, so your buyer does not have to join the club to buy your unit.
These are the facts a Sparrowood seller should hold before choosing a list price, drawn from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel and flood records, the association’s state filings and Florida statute, each with its window and count, and each stated as plainly as eight sales allow.
For a prepared Sparrowood unit priced to the last three sales and documented before it lists, yes, with eyes open. The Southwest Florida MLS counts three Sparrowood closings in the twelve months to September 23, 2026, at $230,000 to $265,000 and 86.79% to 92.63% of list, against two active listings that day, about 8.0 months of supply. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Three sales are far too few for a median to describe a market, so here they are one by one. The three total $740,000 in closed volume, and none closed at or above its asking price.
Closed | Building | Plan (MLS) | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 2026 | A, 6216 Cougar Run | 2 bed, 2 bath | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
March 2026 | B, 6258 Cougar Run | 2 bed, 2 bath | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
December 2025 | C, 6300 Cougar Run | 2 bed, 2 bath | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
Window: September 24, 2025 to September 23, 2026. Three closings, from $230,000 to $265,000, from $129.72 to $150.74 per square foot of MLS living area, from 158 to 633 days on market and from 86.79% to 92.63% of list. The simple averages of the three are 89.35% of list and 376 days; they describe these three sales, not a market rate. Price per square foot is each sale’s own sold price over its MLS living area.
On September 23, 2026 the MLS showed two active Sparrowood listings and no pending sale: a Building B unit asking $285,000 after 4 days and a Building A unit asking $199,900 after 24 days, both listed at 1,688 square feet of MLS living area, or $168.84 and $118.42 a square foot asking. A buyer shopping Sparrowood this season compares your unit with those two, the last three closings and the two-bedroom units at Fairway Woods next door.
The 12 months to September 23, 2025 recorded a single Sparrowood closing, a Building C unit at $320,000 and 92.89% of list after 81 days, in February 2025. The latest 12 months brought three closings, all lower, at 86.79% to 92.63% of list after 158 to 633 days. At this volume one sale moves every figure, but the direction of the last four is the same, and a buyer’s agent will see it.
The eight Sparrowood closings of the four years to September 23, 2026 fell in eight different months, January, February, March, April, July, August, September and December, per the Southwest Florida MLS. Eight sales show no season of their own. What matters more at Sparrowood is documents than the calendar: a unit whose milestone and reserve-study file is ready can meet the winter buyer in January or a year-round buyer in July.
With two listings and about three 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 Sparrowood home valuation, priced against Sparrowood’s own sales 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.
Sparrowood condominiums recorded 8 closings in the 48 months to September 23, 2026, from $150,000 to $450,000 and $84.65 to $253.81 per square foot of MLS living area, for $2,305,000 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)
Window, ending September 23, 2026 | Closings | Sold range | $/sq ft range (MLS living area) | Sold-to-list range | Days on market range | Closed volume |
|---|---|---|---|---|---|---|
Last 12 months | 3 | $230,000 to $265,000 | $129.72 to $150.74 | 86.79% to 92.63% | 158 to 633 | $740,000 |
Last 24 months | 4 | $230,000 to $320,000 | $129.72 to $180.49 | 86.79% to 92.89% | 81 to 633 | $1,060,000 |
Last 36 months | 5 | $230,000 to $345,000 | $129.72 to $194.59 | 86.79% to 109.52% | 1 to 633 | $1,405,000 |
Last 48 months | 8 | $150,000 to $450,000 | $84.65 to $253.81 | 86.79% to 109.52% | 1 to 633 | $2,305,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the MLS subdivision Sparrowood and checked address by address against the Lee County parcel roll. The 48-month pull is the widest we hold. Two of the eight closed at or above their list price, both in 2023 and 2024; none of the four since has.
Closed | Building | Bed / bath (MLS) | MLS living area | List | Sold | $/sq ft (MLS) | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 2026 | A, 6216 Cougar Run | 2 / 2 | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
March 2026 | B, 6258 Cougar Run | 2 / 2 | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
December 2025 | C, 6300 Cougar Run | 2 / 2 | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
February 2025 | C, 6300 Cougar Run | 2 / 2 | 1,773 | $344,500 | $320,000 | $180.49 | 92.89% | 81 |
April 2024 | C, 6300 Cougar Run | 2 / 2 | 1,773 | $315,000 | $345,000 | $194.59 | 109.52% | 1 |
August 2023 | A, 6216 Cougar Run | 3 / 2 | 1,772 | $310,000 | $300,000 | $169.30 | 96.77% | 73 |
July 2023 | C, 6300 Cougar Run | 2 / 2 | 1,773 | $460,000 | $450,000 | $253.81 | 97.83% | 14 |
January 2023 | A, 6216 Cougar Run | 2 / 2 | 1,772 | $150,000 | $150,000 | $84.65 | 100.00% | 1 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; building matched by address to the Lee County parcel roll. Bedroom counts are as listed in the MLS; the county roll records every Sparrowood unit as two bedrooms and two baths. We identify each sale by building, not unit number.
Building | Units (county) | Completed (county) | Closings, 48 months | Sold prices, oldest to newest | Closings, last 12 months |
|---|---|---|---|---|---|
A, 6216 Cougar Run | 9 | 1984 | 3 | $150,000, $300,000, $230,000 | 1, at $230,000 |
B, 6258 Cougar Run | 9 | 1984 | 1 | $245,000 | 1, at $245,000 |
C, 6300 Cougar Run | 12 | 1985 | 4 | $450,000, $345,000, $320,000, $265,000 | 1, at $265,000 |
Read a building’s list as a record of which units happened to sell, not as a premium for the building. Building C holds the most units and carried half the sales. Its four sales, oldest to newest, fell from $450,000 to $265,000, which is the Sparrowood trend in miniature.
Calendar year | Closings | Sold prices | $/sq ft (MLS living area) | Days on market |
|---|---|---|---|---|
2023 | 3 | $150,000, $450,000 and $300,000 | $84.65, $253.81 and $169.30 | 1, 14 and 73 |
2024 | 1 | $345,000 | $194.59 | 1 |
2025 | 2 | $320,000 and $265,000 | $180.49 and $150.74 | 81 and 633 |
2026, to September 23 | 2 | $245,000 and $230,000 | $139.36 and $129.72 | 158 and 337 |
Read the eight sales as two periods. Through April 2024, Sparrowood units sold fast, in 1 to 73 days, and two of four closed at or above asking. Since February 2025, every sale has closed below list and three of four waited more than five months. The record does not say why. What it does say is that a Sparrowood seller today is pricing against $230,000 to $265,000 closings and two live listings, not against the 2023 and 2024 prices, and that time on market, not only price, is what an overreaching list price costs here.
The recent Sparrowood sales that matter most to your price are the three of the last 12 months, $230,000, $245,000 and $265,000, because every unit shares one plan and the market has moved since 2024. A buyer’s agent and a buyer’s appraiser will line your unit up against those three first, then adjust for condition, updates, level and the association’s documents.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
With one floor plan, a Sparrowood comparable needs no size adjustment worth arguing about. The last three closed at $230,000 in Building A, $245,000 in Building B and $265,000 in Building C. Fewer than ten, so we list them rather than average them, and we set each beside the listing photographs and remarks from its own sale when we price yours, because condition is where a Sparrowood price is really decided.
The highest Sparrowood sale of the last twelve months was a Building C unit that closed at $265,000 in December 2025 after 633 days on market, 88.63% of its $299,000 list price and $150.74 a square foot of MLS living area. It shows what a Sparrowood unit reached in the last year; the 633 days show what a list price well above the eventual sale can cost in time.
A Building B unit closed at $245,000 in March 2026 after 158 days, 92.63% of list, the fastest and fullest of the three. A Building C unit closed at $265,000 in December 2025 after 633 days. Every one of the three ended between 86.79% and 92.63% of its list price, so in this market the discount arrived either way; the difference was how many months the seller carried the unit before it did.
A Building A unit closed at $150,000 after one day on market in January 2023, less than four months after Hurricane Ian, and the same unit resold for $300,000 in August 2023, when the MLS listed it as three bedrooms. The record does not say why the first price was so low or what changed between the two sales, so we use neither to price a unit today.
The highest Sparrowood sale in the 48-month pull, $450,000 for a Building C unit in July 2023 at $253.81 a square foot, stands alone: no other Sparrowood sale in those 48 months cleared $345,000. A seller should not price from it, and a buyer’s appraiser will not.
An appraiser for a financed buyer reaches for the most recent sales in the same building group, and at Sparrowood that means the three closings of the last twelve months and, where needed, comparable two-bedroom sales nearby inside The Forest. We hand the appraiser the closed sales by building, the county’s recorded heated area beside the MLS living area, and your update record, so adjustments are made on documents rather than guesses.
Sparrowood and Fairway Woods at The Forest are the two large two-bedroom condominium choices inside the gates, and a buyer shopping for space at this price is likely to tour both. Sparrowood offers one 1,773-square-foot plan in a 30-unit building group, with recent sales at $230,000 to $265,000; Fairway Woods offers a 1,782-square-foot two-bedroom plan with a garage, in one- and two-story buildings outside the milestone and reserve-study laws, that has sold faster.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026)
Question | Sparrowood | Fairway Woods at The Forest |
|---|---|---|
Homes | 30 condominium units in one declaration | 118 condominium units in three recorded sections |
Buildings | Three buildings of 9, 9 and 12 units | 18 buildings of six or eight units |
Built (county roll) | 1984 and 1985 | 1986 to 1991 |
Stories (county roll) | Three | One and two |
Plans (county heated area) | One: 1,772 to 1,773 sq ft, 2 bed, 2 bath | Three: 1,782 (2 bed), 1,937 (3 bed) and 2,962 (4 bed) sq ft |
Parking on the county roll | Carport flag on every unit, no garage | Garage on all 118 units |
Association layers | Two: condominium association and master association | Two: Fairway Woods I or II and master association |
Estoppel certificates at resale | Two | Two |
Milestone and reserve-study statutes | Apply (three stories) | Outside both |
Median 2026 just value (mass appraisal, not a price) | $225,330 | about $220,699 across all units |
Closings, 48 months | 8 | 31 |
Median sold, 48 months | None published: 8 sales, $150,000 to $450,000 | $350,000 (observed sale, n = 31) |
Median $/sq ft (MLS living area), 48 months | None published: $84.65 to $253.81 | $143.48 |
Closings, last 12 months | 3, at $230,000, $245,000 and $265,000 | 9, median $350,000 (observed sale) |
$/sq ft, last 12 months | $129.72 to $150.74 | median $136.81 |
Sold-to-list, last 12 months | 86.79% to 92.63% | median 96.34% |
Days on market, last 12 months | 158 to 633 | median 34 |
Two-bedroom 1,782 sq ft sales, last 12 months | not applicable | 2, at $245,000 and $262,000 |
Listings on September 23, 2026 | 2, at $199,900 and $285,000 | 5, at $310,000 to $339,000 |
Months of supply, by our arithmetic | about 8.0 | about 6.7 |
Median ground, ft NAVD88 | 7.5 | 8.5 to 9.1 by section |
FEMA zone | AE, 11 ft | AE, 11 ft |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix, closed sales September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll and spot elevations layer. Months of supply is active listings divided by the average monthly closings of the last 12 months. Fairway Woods figures cover all three sections.
A buyer should choose Sparrowood for a large single-plan two-bedroom unit at prices in the same band as Fairway Woods’ two-bedroom plan, in a small 30-unit building group on higher-than-average ground, and should be ready to read the milestone inspection summary and the reserve study before committing. A buyer should choose Fairway Woods at The Forest for a garage, a one- or two-story building outside the post-2022 structural laws, a choice of three plans and the highest ground in the community, accepting a larger neighborhood with more listings to choose from.
Your listing competes with Fairway Woods’ two-bedroom plan as much as with the two other Sparrowood listings. In the last 12 months, two Fairway Woods two-bedroom units of 1,782 square feet closed at $245,000 after 27 days and $262,000 after 4 days, at 98.00% and 97.76% of list, per the Southwest Florida MLS. Sparrowood’s three sales landed at almost the same prices after 158 to 633 days. A buyer can see the garage and the lower building; so price inside the band the Fairway Woods two-bedroom shopper can also reach, and lead with what Fairway Woods cannot show: a building-wide structural file, where the association has completed it. Fairway Woods owners have their own guide to selling a home in Fairway Woods at The Forest.
Over the full 48-month pull, six Fairway Woods sales were recorded at 1,782 square feet of MLS living area, the county’s two-bedroom plan area: $294,000 in December 2023, $260,000 in April 2024, $240,000 in May 2024, $262,500 in July 2024, $245,000 in January 2026 and $262,000 in May 2026. That is the price band a two-bedroom shopper inside The Forest has seen for four years, and it is the band a Sparrowood list price has to make sense against.
Two more neighbors belong in the comparison. Waters Edge at The Forest, 36 units in one- and two-story buildings, sold at a 48-month median of $425,000 (observed sale, n = 11), and its owners have their own guide to selling a home in Waters Edge at The Forest. Dove Hollow at The Forest, smaller units of about 1,419 heated square feet next door off Timberlakes Drive, 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 gives a buyer about 350 more square feet than Dove Hollow for a similar recent price.
McGreevy and Comisar price a Sparrowood condo against the three closings of the last twelve months first, then adjust for condition, updates, the unit’s level and what the association’s milestone and reserve-study documents show, and then test the number against the two live Sparrowood listings and the two-bedroom plan at Fairway Woods. With one plan and eight sales, a Sparrowood price is a condition-and-documents judgment, not an average.
Before we price a Sparrowood unit we check five things in this order: the unit’s record on the county roll, since MLS living area has differed from the county’s heated area on the same plan; the three sales of the last 12 months, and the eight of the 48-month pull for context; the unit’s condition and updates against those three; the association’s milestone summary, reserve study, budget and any special assessment; and the listings live today at Sparrowood and at Fairway Woods.
An automated estimate sees 30 identical units and eight sales stretched across four years, including a $150,000 sale and a $450,000 sale of the same plan. It cannot tell which of those was an outlier, that the market moved after 2024, that one listing shows 1,688 square feet for a unit the county records at 1,773, or what the association’s reserve study says. A model cannot see a renovated kitchen or a set of permitted impact windows either.
The 2026 just values on the county roll run from $215,335 to $249,383 across the 30 units, a median of $225,330, per the Lee County parcel roll; eight units sit at $215,335 to $215,985. Those are mass-appraisal figures set for taxation, and they sit close to Sparrowood’s recent prices only by coincidence. We price from closed sales and your unit, never from the tax roll.
Two area figures circulate for the same Sparrowood unit. The county roll gives heated area: 1,772 or 1,773 square feet on every unit. MLS listings have shown living area of 1,758 and 1,773 on closed sales and 1,688 on both units listed in September 2026. We put both in your listing, labeled, because a buyer who sees two unlabeled numbers assumes one is wrong, and a price per foot on the wrong denominator misleads everyone.
With two Sparrowood listings at $199,900 and $285,000, and five Fairway Woods listings at $310,000 to $339,000 on September 23, 2026, a buyer compares a handful of large two-bedroom units inside the gates in a single afternoon. We set a list price that wins the first thirty days against those, because a Sparrowood listing that sits past a season becomes the one buyers negotiate against, and the last three sales show how long that season can run.
McGreevy and Comisar market a Sparrowood 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 level, the ground, the association’s documents and what the statutes require.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
On the 2026 county roll, 7 of Sparrowood’s 30 units carry a Florida homestead exemption, which is available only on a permanent residence, per the Lee County Property Appraiser. The other 23 are second homes, investment property or owners who have not claimed it. The master association’s 2022 plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, which sets both the marketing calendar and the channels.
A Sparrowood unit sells on space for the money, so the photography shows the full 1,773-square-foot plan room by room, and the video walks the route from the car to the front door, because a buyer touring a three-story building wants to know how the building works before booking a showing. Drone capture shows where the three buildings sit on Cougar Run and the pool. Video lets a buyer who is still up north walk the unit before booking a flight.
We put in the first lines of your listing what buyers ask first: the plan on the county roll, your unit’s level confirmed from the recorded plat, the county’s heated area beside the MLS living area, and a plain statement of what the association has provided about its milestone inspection and reserve study. A buyer who finds those answers in the listing books the showing; a buyer who has to ask often tours Fairway Woods instead.
A Sparrowood 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 1.4 miles from the clubhouse. Gulf Coast Medical Center, Lee County’s designated trauma center per the Florida Department of Health, is about 4.5 miles and 9 minutes from the clubhouse, and the Southwest Florida International Airport terminal about 8.6 miles and 16 minutes.
The Main Gate 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.
Some Sparrowood 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 building group with a thin record, a quiet sale still needs the full document file, because the statute gives every resale buyer the same rights.
Florida’s milestone inspection law and structural integrity reserve study rule reach Sparrowood because its three buildings are the only three-story residential buildings in The Forest, and they change a Sparrowood sale in three ways: what the resale package must contain, what the contract must say, and how long a buyer may take to read the documents and cancel.
Whether Sparrowood’s milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association. That sentence is deliberate, and a seller should hear it the same way: the answer is in the association’s files, and the first thing we do on a Sparrowood listing is ask for it.
A milestone inspection is a structural inspection by a Florida-licensed architect or engineer of a condominium building three habitable stories or more in height, first by December 31 of the year the building reaches 30 years from its certificate of occupancy and every 10 years after, under section 553.899. A structural integrity reserve study, or SIRS, is a reserve study of eight structural categories, from the roof and structure to windows and waterproofing, with a funding plan, under section 718.112(2)(g). The statutes do not say where Sparrowood’s association stands against their dates, and neither do we.
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, a copy of the inspector-prepared summary of the milestone inspection report if applicable, and the association’s most recent structural integrity reserve study or a statement that none has been completed. At Sparrowood both items apply. We assemble that package before we list.
Every contract for the resale of a residential condominium unit entered into after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the SIRS, under section 718.503(2)(e). Where the association is required to have them and has not completed them, the contract must say so. Where they have been completed, the contract must either carry the buyer’s acknowledgment of receiving them more than 15 business days before signing or make the agreement voidable by the buyer.
The voidability clause gives a buyer 15 days, excluding Saturdays, Sundays and legal holidays, after receiving the milestone summary and the SIRS to cancel, under the same subsection. Handed over at contract, the documents start that window on day one; handed over late, they start it late and push the closing with it. Delivered more than 15 business days before the buyer signs, with the acknowledgment in the contract, they take the window off the table entirely. That is why we request them before your unit goes on the market.
For a budget adopted on or after December 31, 2024, the owners of an association that must obtain a SIRS “may not determine to provide no reserves or less reserves than required” for the SIRS items, under section 718.112(2)(f). Reserves for those items may be funded by regular or special assessments, lines of credit or loans. That makes the reserve line in the Sparrowood budget the first line a buyer reads, and we read it before the buyer does.
An association managing a condominium with 25 or more units must post its budget, financial report, milestone inspection reports and most recent SIRS on a website or app, under section 718.111(12)(g), and may keep them in an owner-only section. Sparrowood has 30 units, so you, as an owner, are the fastest route to them. The state also lists SIRS submissions on the Department of Business and Professional Regulation’s SIRS reporting page, which shows a filing, not its findings.
If the association has an inspection or study in progress, a buyer will ask for it either way. Waiting to list can make sense when results are weeks away, and rarely when they are months away, because the contract statement and the buyer’s questions do not wait. We look at your timeline and the association’s schedule with you before we set a list date.
McGreevy and Comisar negotiate a Sparrowood contract at partner level, never through an assistant, and we build the condominium document review, the milestone and SIRS statement, both estoppel certificates, any association approval and any special assessment into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a building group with three sales a year and every recent sale below list, the buyer’s agent will open with the last three prices and the days on market behind them, and the tone of the first counter matters as much as the number in it.
Under section 718.503, if the resale documents are not delivered before the buyer signs, the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. At Sparrowood that window sits beside the 15-business-day milestone and SIRS window, so we deliver the whole package at or before contract and let both windows open and close early.
Every Sparrowood building was finished in 1984 or 1985, 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. A buyer’s inspector will price the unit’s systems and openings; the building’s structure is the association’s, and its milestone file speaks to it. Fixing the obvious items inside the unit before listing removes easy credits from the negotiation.
Whether the Sparrowood association must approve a buyer depends on its declaration and rules, which are not published online. The declaration is recorded at Official Records Book 1741, Page 1403, with the plat at Condominium Plat Book 10, Page 4, in the Lee County Clerk’s official records. We read the approval procedure on day one and set the closing date with it in view.
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. In a building where reserve funding for the structural items is a statutory floor, 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.
Most Sparrowood owners net the most with a full-service listing, because a Sparrowood sale depends on gate access, two estoppel certificates, the condominium resale package with its milestone and SIRS items, a contract statement the law now requires, 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.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Sparrowood’s last three sales and the live competition, then your unit | Whatever you set | The buyer’s resale margin, typically below open-market value |
Exposure | Southwest Florida MLS, our buyer database, video, drone, photography | Your own advertising | One buyer |
Gate access for showings | Every showing pre-registered | You register every visitor yourself | Not needed |
Estoppels (condominium and master) | Ordered on day one | You order and track them | Usually left to the seller |
Milestone summary and SIRS | Requested before listing, delivered with the package | You request and deliver them | Still owed to the buyer |
Contract milestone and SIRS statement (s. 718.503) | Written into the contract correctly | Your responsibility | Still required |
Disclosures (s. 689.302 flood; s. 718.503 package) | Prepared and delivered on time | Your responsibility | Still your responsibility |
Negotiation | Partner-level, by Jesse or Marc | You, directly with the buyer’s agent | Take it or leave it |
Best for | Most sellers who want the highest net | Owners with a known buyer and time | Owners who value speed over price |
Choose a full-service listing if you want the most money and your unit is in reasonable condition. Choose to sell by owner if you already have a buyer and you are comfortable with the association paperwork, the milestone and SIRS contract statement and the disclosures. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free Sparrowood home valuation first.
Selling a Sparrowood 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)
Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $1,610 at $230,000, $1,715 at $245,000 and $1,855 at $265,000, the three Sparrowood sales of the last 12 months, and $1,995 at $285,000, the higher of the two September 2026 asking prices.
There are two policies. The lender’s policy protects the buyer’s lender and is a buyer’s loan cost. Who pays for the owner’s policy, and who chooses the title agent, is written into the purchase contract. The premium itself follows the state’s promulgated rates under Rule 69O-186.003. We show you the contract term before you sign it.
A Sparrowood sale needs a condominium estoppel from Sparrowood of Lee 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. Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days.
Section 718.503(2)(a) puts the resale documents, including the milestone summary and the SIRS or the statement that none has been completed, “at the seller’s expense.” The association’s charge for assembling the package is not published for Sparrowood. We request the package early so the cost and the timing are known before you sign a contract.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law, per the National Association of REALTORS settlement FAQs. What you negotiate with us is the listing side; any seller contribution toward a buyer’s agent is a separate term we decide together.
Line, illustrative sale at $245,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $1,715 |
Condominium estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Master association estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Condominium resale documents, including milestone summary and SIRS | Seller, under s. 718.503 | Not published; from the association |
Property tax proration | Seller credits buyer through the closing date | From your own tax bill |
Condominium and master assessment prorations | Seller, through the closing date | From the two estoppels |
Any special assessment installments | As the contract assigns | From the condominium estoppel |
Owner’s title insurance policy | As the contract assigns | Promulgated rate |
Buyer’s agent compensation | Negotiated term, if any | As agreed |
Brokerage commission | Seller | As negotiated in your listing agreement |
The $245,000 line is the March 2026 Sparrowood 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.
A Sparrowood seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires, including the milestone summary and the SIRS or a statement that none has been completed, the contract statement on both, and any known fact that materially affects value and is not readily observable.
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 Sparrowood unit is in FEMA Zone AE, so we have it completed before the first showing.
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 inspector-prepared milestone summary where applicable, the most recent SIRS or a statement that none has been completed, the frequently asked questions and answers document and the governance form. We request every item before listing.
Since December 31, 2024, the resale contract itself must state, conspicuously, whether the association is required to have a milestone inspection and a SIRS and whether it has completed them, under section 718.503(2)(e). At Sparrowood that statement is not a formality, and it has to match what the association’s documents actually show. This is information, not legal advice; your closing agent or attorney confirms the form.
Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Sparrowood 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.
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 7 of Sparrowood’s 30 units, that warning describes a real change for the buyer of a homesteaded unit.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring repairs, but it does not remove the flood disclosure, the condominium package or the milestone and SIRS statement.
The flood zone shapes the Sparrowood buyer pool more than it caps the price: every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, so a financed buyer needs flood coverage, while Sparrowood’s ground sits higher than most condominium ground inside the gates.
Every Sparrowood parcel reads Zone AE, base flood elevation 11 feet NAVD88, outside any floodway, per FEMA’s National Flood Hazard Layer, on FIRM panel 12071C0438H. Median ground of 7.5 feet, ranging from 7.5 to 7.8, sits about 3.5 feet below the base flood elevation by our arithmetic. Among Forest condominiums only the three Fairway Woods sections, at 8.5 to 9.1 feet, sit higher; Waters Edge is at 6.6, Dove Hollow at 6.5 and Partridge Place at 6.3.
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 Sparrowood with a 10-foot elevation predates the current map, and a buyer’s insurer will ask for the current one.
No U.S. Geological Survey high-water mark was recorded at Sparrowood. 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. Nothing in the public record we reached says whether water entered any Sparrowood unit. Your flood disclosure answers for your own ownership.
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. We do not publish premiums.
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.
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 first insurance question at Sparrowood therefore runs through the association’s master policy, and a lender may still require flood coverage.
Put the association’s master policy declarations and deductibles, whether it carries flood coverage on the buildings, the building’s most recent re-roof permit 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.
A Sparrowood buyer will pay two association assessments, the Sparrowood condominium association and The Forest’s master association, 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.
The Sparrowood 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 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.
Because the owners of a SIRS association cannot vote to waive or reduce reserves for the SIRS items in a budget adopted on or after December 31, 2024, the Sparrowood budget’s reserve contribution is set by the study, not by a vote. We do not know what Sparrowood’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.
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 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 with $200,000 of taxable value owes $471.80 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 Sparrowood bills them is not published.
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.
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.
A Sparrowood sale has recently taken far longer than the rest of The Forest’s condominium market: the last three closings came after 158, 337 and 633 days on market, 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)
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), a median $148.88 per square foot of MLS living area (middle pair $147.03 and $150.74) and a median 81 days on market (middle pair 79 and 83), per the Southwest Florida MLS. Sparrowood’s three sales sat at the slow and lower end of that market, which is why a Sparrowood list price has to be set from Sparrowood’s own record.
With 23 of 30 Sparrowood units carrying no homestead exemption, many buyers and sellers are seasonal. Sparrowood’s own eight sales show no season, but The Forest’s population roughly doubles in winter, per the master association’s 2022 plan, so 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.
Valuation and document request in week one, including the milestone summary, the SIRS or the association’s statement, the budget and the master policy; photography, video and drone in week two; listing live in week three; contract with the milestone and SIRS statement, delivery of the condominium package and the review windows; both estoppels ordered on the first business day; the association’s approval where the declaration requires it; closing once every certificate is in hand.
Many Sparrowood 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.
You get a free Sparrowood home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from Sparrowood’s own closed sales and the live competition, adjusted for your unit, with the association files, the milestone and SIRS status and the tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive every Sparrowood sale of the last four years with its date and building, the two-bedroom sales at Fairway Woods, 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 for the milestone and SIRS items, and a recommended list price with a defensible range. Request it through our Sparrowood home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same highway. Bring your address, your building, your timeline and the one thing you are most worried about.
In a building group with two listings, three sales a year and every recent sale below list, the opening price decides the sale. Few Sparrowood 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.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile, where every review sits under its author’s name.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
Many Sparrowood owners are not in Fort Myers all year, and a Sparrowood sale has more moving parts than most: two estoppels, a document package with the milestone and SIRS items, a contract statement and a gate.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a building group where the last three sales waited 158 to 633 days, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Sparrowood specialist matters because the facts that decide a Sparrowood sale live in records rather than a listing feed: one plan and very few sales, a county heated area that differs from the MLS living area, unit numbers a buyer should not read as floors, and the only milestone and reserve-study file inside The Forest, which has to be requested, read and described accurately.
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, including the milestone and SIRS items. 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 Sparrowood 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 Sparrowood off a 2023 or 2024 sale, average a $150,000 sale with a $450,000 one, let a buyer guess the floor from a unit number, list 1,688 square feet without the county’s 1,773 beside it, write the milestone and SIRS statement without reading the association’s documents, or treat Sparrowood like the one- and two-story condominiums around it. None of those errors is exotic, and each costs a seller time or money.
Sparrowood is the only three-story condominium inside the gates and, in the last 12 months, among the slowest-selling: its three sales took 158 to 633 days, against a median 81 across The Forest’s condominiums and villas, per the Southwest Florida MLS. Our guide to selling a home in The Forest covers every neighborhood; the Heron and Partridge Place owners have their own guides to selling a home in The Heron at The Forest and selling a home in Partridge Place.
Many Sparrowood sellers are also buyers, moving to a one- or two-story home 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.
We sequence the two contracts so the Sparrowood estoppels, the document windows 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.
Some owners trade within The Forest, from a Sparrowood unit to a one-story villa or a garage unit nearby. Our Sparrowood buyer guide covers the purchase side of the building group in full, our guides to The Heron at The Forest and Partridge Place cover two more neighbors, and our Fort Myers guide covers the wider market.
These are the questions Sparrowood owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel and flood records, the association’s state filings and Florida’s condominium statutes, each with its window and source, and every pricing answer routes to a free valuation.
Start with a written valuation from Sparrowood’s last three sales and the live competition, request the condominium package, the milestone summary and the SIRS or the association’s statement, both estoppel figures and the master policy, and decide how public the marketing should be. Then list with a team that registers every showing at the gate. Call Jesse McGreevy at (239) 898-6072.
The one who can price your unit from Sparrowood’s own few sales, deliver the section 718.503 package with its milestone and SIRS items, write the contract statement to match the association’s documents 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.
The last three Sparrowood sales closed at $230,000, $245,000 and $265,000 in the 12 months to September 23, 2026, per the Southwest Florida MLS, and two units were listed that day at $199,900 and $285,000. Your condition, updates, level and the association’s documents place you in or around that band; a free Sparrowood home valuation gives you the number.
Because no window counting back from 12 to 48 months holds ten sales. Sparrowood recorded 3 closings in 12 months, 4 in 24, 5 in 36 and 8 in 48, so we list every sale instead of publishing a median, which on so few sales would describe the sample, not the market.
Thirty: nine in Building A at 6216 Cougar Run, nine in Building B at 6258 Cougar Run and twelve in Building C at 6300 Cougar Run, per the Lee County parcel roll. The state condominium registry also records 30 units.
Three in the 12 months to September 23, 2026, and one in the 12 months before that, per the Southwest Florida MLS. Over 48 months, eight.
The last three took 158, 337 and 633 days on market. Over 48 months the range ran from 1 day to 633, and the four sales through April 2024 all took 73 days or fewer. Price against the recent sales explains most of that spread.
It leans toward buyers on the arithmetic: two listings against three closings in the last 12 months is about 8.0 months of supply, by our arithmetic, and every recent sale closed below list. At this volume one new listing or one sale changes the picture, so the first price has to sit where the last three closed.
The last four Sparrowood closings each came in lower than the one before, from $320,000 in February 2025 to $230,000 in September 2026, per the Southwest Florida MLS. Four sales are a direction, not a forecast, and we do not publish forecasts.
Because eight sales of one plan run from $150,000 to $450,000, listings report living areas from 1,688 to 1,773 square feet for units the county records at 1,772 or 1,773, and a model cannot read a renovation, the unit’s level or the association’s reserve study.
Less than condition and documents. Every Sparrowood unit shares one plan; the last three sales, one in each building, closed within $35,000 of each other. The building’s own records, such as its roof permit and wind-mitigation report, matter more to a buyer than its letter.
Do not rely on the number alone. In The Forest the leading digit of a unit number names the building at the Heron Coach Houses and Fairway Woods, and the county roll does not record a Sparrowood unit’s floor. We confirm your unit’s level from the recorded plat and in person, and state it in the listing.
Sparrowood’s eight sales fell in eight different months, so the building group shows no season of its own. The Forest’s population roughly doubles in winter, so a unit listed and documented by early January meets the most buyers.
Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida’s milestone-inspection and structural integrity reserve study requirements for condominiums of three or more stories. Buyers there should ask the association for its milestone inspection report and reserve study.
Whether Sparrowood’s milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association. As an owner you can reach the association’s documents, and we request them on the first day of a listing.
You need them before your buyer signs, and it is far better to have them before you list. Your buyer is entitled to the milestone summary and the most recent SIRS, or a statement that none has been completed, under section 718.503, and the contract must disclose their status.
Every resale contract signed after December 31, 2024 must carry a conspicuous statement of whether the association is required to have them and has completed them, under section 718.503(2)(e). Where they are completed, the buyer either acknowledges receiving them more than 15 business days before signing or gets a right to void the contract.
Yes, if the contract carries the voidability clause: the buyer may cancel within 15 days, excluding Saturdays, Sundays and legal holidays, after receiving the milestone summary and the SIRS. Delivering them early shortens or removes that risk.
Not for the SIRS items. For budgets adopted on or after December 31, 2024, owners of an association that must obtain a SIRS may not vote to provide no reserves or less than required for those items, under section 718.112(2)(f).
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.
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.
Two: one from Sparrowood of Lee Condominium Association and one from The Forest Property Owners’ Association.
Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the account is delinquent, under sections 718.116 and 720.30851. The contract says who pays.
The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, the resale documents at your expense, prorated taxes and assessments, and any title charges the contract assigns to you. At $245,000 the deed stamps are $1,715.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The lender’s policy is a buyer’s loan cost.
Yes. No law sets commissions in Florida. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Under section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary, the most recent SIRS or a statement that none has been completed, the frequently asked questions and answers document and the governance form, plus the flood disclosure under section 689.302.
If the condominium documents were not delivered before the buyer signed, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and the right ends at closing. The separate milestone and SIRS window runs 15 business days where the contract carries the voidability clause.
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.
Yes. Every unit is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on median ground of 7.5 feet, higher than most condominium ground in The Forest.
No USGS high-water mark was recorded at Sparrowood, and no public record we reached says whether water entered any Sparrowood unit. Your flood disclosure answers for your own ownership.
It is not required to list, but it is the single most useful flood document a buyer’s insurer can have. Ask your association whether it holds one for your building, and ask Lee County’s flood information office whether one is on file.
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.
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.
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.
Update what a buyer’s inspector will flag first, then decide on cosmetics. With one plan and the last three sales within $35,000 of each other, condition is where a Sparrowood price moves. Keep every permit and product approval for work you have done.
Yes. An as-is contract does not require repairs, but it does not remove the flood disclosure, the condominium documents section 718.503 requires or the milestone and SIRS statement.
Yes, but you would handle alone the gate registration for every showing, both estoppels, the association’s approval procedure, the condominium package with its milestone and SIRS items, the contract statement and the flood disclosure. Call Jesse direct at (239) 898-6072 before you decide.
Yes. We can offer your unit privately to qualified buyers before or instead of a public listing. The trade is exposure, and we tell you which way it lands for your unit.
Compare it with the market first. Cash offers typically sit below open-market value because they price in a resale margin, and a cash buyer still needs both estoppels and the milestone and SIRS documents at Sparrowood.
Yes, if the declaration allows the buyer’s intended use. Leasing rules are in the declaration and rules, and an amendment limiting rentals binds only owners who consent and those who take title after it, under section 718.110(13).
Yes. Twenty-three of Sparrowood’s 30 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.
Very likely, if you hold a homestead exemption. Save Our Homes resets on a change of ownership under section 193.155, and your buyer will also see the 2.3590-mill San Carlos Park fire levy.
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.
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.
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.
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 Sparrowood itself.
Two on September 23, 2026, at $199,900 and $285,000, plus five Fairway Woods listings at $310,000 to $339,000. Your real competition is the other Sparrowood units first, then the two-bedroom plan at Fairway Woods.
Get a written valuation from Sparrowood’s own sales, request the condominium package, the milestone and SIRS documents and both estoppel figures, and decide how public the marketing should be. Request a Sparrowood valuation or call Jesse McGreevy at (239) 898-6072.
Every Sparrowood 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, flood and elevation 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.
Every row below links the authority that publishes the document, so a Sparrowood seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The association’s budget, reserve schedule, any milestone inspection summary and any SIRS 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 1741, Page 1403, with the plat at Condominium Plat Book 10, Page 4.
Document | What it proves for a Sparrowood seller | Official authority |
|---|---|---|
Sparrowood condominium project record (Florida DBPR) | The state’s registration of Sparrowood: status, licensure date and unit count | |
Sparrowood of Lee Condominium Association, 2026 annual report (filed March 13, 2026) | The association’s current state filing | |
Amended and Restated Articles of Incorporation (filed July 2, 2007) | The association’s current articles | |
Florida Statutes 553.899, milestone inspections | The inspection law that reaches Sparrowood’s three-story buildings | |
Florida Statutes 718.112, reserves and structural integrity reserve studies | The SIRS requirement and the rule that SIRS reserves cannot be waived | |
Florida Statutes 718.503, disclosure prior to sale | The resale package, the contract statement and the buyer’s review windows | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 720.30851, homeowners’ association estoppel certificates | The master association estoppel and its fee cap | |
Florida Statutes 689.302, residential flood disclosure | The flood disclosure every Sparrowood seller gives | |
Florida Statutes 201.02, documentary stamp tax | The 70 cents per $100 deed tax | |
House Bill 913 (2025), chapter 2025-175 | The 2025 amendments to the milestone and SIRS laws | |
Florida Building Commission milestone inspection fact sheet | The state’s summary of the milestone program | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation on every Sparrowood parcel | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County’s Class 5 flood-insurance discount | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, Sparrowood’s seat on the master board, and re-entry rules | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on your buyer’s tax bill | |
Florida Building Code effective dates | The code-era reference for 1984 and 1985 construction | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Sparrowood sits inside the south Fort Myers golf market they work every week. Few Sparrowood 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.
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 Sparrowood closing in the Southwest Florida MLS and matched each one to its building against the Lee County parcel roll. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026. Brokered by Domain Realty.