Updated September 2026
63 coach houses and villas, two condominiums, three associations and six sales in the last year. We price from your own plan's MLS sales and order all three estoppel certificates before the first showing. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
The Heron at The Forest is 63 homes in two condominiums, the 48 Heron Coach Houses and the 15 one-story Heron Coach House Villas, under The Heron Master Association inside The Forest, a gated golf community in south Fort Myers, and six of them closed in the last 12 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Heron home from its own condominium’s and plan’s MLS sales and order all three estoppel certificates on day one.
This page is written for the Heron owner. The full picture of the neighborhood itself, the six Coach House buildings, the Villas, the three association layers, the flood panels and every sale, is on our guide to The Heron at The Forest, which this seller page sits beside. If you want a number first, start with a free Heron at The Forest home valuation. If you are also thinking about buying back into the neighborhood, read our Heron at The Forest 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 Heron coach house or villa 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 the Heron, at Waters Edge, at Fairway Woods, at Eagle’s Landing 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 lead the #1 real estate team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the three association files every Heron sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS or from a named public record, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork for all three layers. 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 home at The Heron at The Forest differs from every other sale inside The Forest in five ways: two separate condominiums that trade in different price bands, three association layers and three estoppel certificates, Coach House unit numbers that name a building rather than a floor, buildings outside Florida’s milestone and reserve-study laws, and low ground in flood Zone AE.
The Lee County parcel roll records the Heron Coach Houses as six buildings of eight, built 1990 to 1992, with 24 one-story two-bedroom homes of 1,499 heated square feet and 24 two-story three-bedroom homes of 1,859. It records the 15 Villas, built 1994 to 1996, at one story each: 11 of 1,993 heated square feet and four four-bedroom villas of 2,718. The roll flags a garage on all 63. Which condominium and which plan you own, far more than the street you share, sets the price band a buyer will compare you with.
Every Heron owner belongs to a unit association, the Heron Coach Houses or the Heron Coach House Villas condominium association, and to The Heron Master Association, which its restated articles make “the enforcement entity responsible for the common areas, roadway and utility easements” of both condominiums. Every owner also belongs to The Forest Property Owners’ Association. It is the only three-tier structure in The Forest, so every Heron sale needs three estoppel certificates.
At the Heron Coach Houses the first digit of a unit number is the building: unit 402 is in building 4 at 16540 Heron Coach Way, never a fourth floor, and there is no building 6. The county records every Coach House building at one and two stories, and the Villas carry their own street numbers with no unit suffix at all. Buyers, lenders and insurers misread this more than any other fact on a Heron listing, so we state it in the first lines of yours.
Florida’s milestone structural inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings of three or more stories. Every Heron building is recorded at one or two stories, so neither applies. In The Forest only Sparrowood’s three buildings reach three stories.
The Heron’s median ground sits at 6.2 feet NAVD88 at the Coach Houses and 6.6 feet at the Villas, 4.8 and 4.4 feet below the 11-foot base flood elevation, per Lee County’s 2018 LiDAR spot elevations layer, so the elevation certificate belongs in your file from day one. 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 home.
These are the facts a Heron at The Forest 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 three Heron associations’ state filings and Florida statute, each with its window and count.
For a prepared Heron home priced to its own condominium’s and plan’s sales, yes. The Southwest Florida MLS counts six Heron closings in the twelve months to September 23, 2026, at a median of $389,500 and 93.03% of list, against two active listings that day, about 4.0 months of supply. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Six sales are too few for a median to describe a market by itself, so here they are one by one. The median of the six is the mean of the middle pair, $385,000 and $394,000, and the six total $2,432,000 in closed volume.
Closed | Condominium | Home | Plan (MLS) | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
June 2026 | Coach Houses | Building 1, unit 101 | 2 bed, 2 bath | 1,714 | $339,900 | $308,000 | $179.70 | 90.61% | 12 |
April 2026 | Villas | 16536 Heron Coach Way | 3 bed plus den, 2 bath | 2,120 | $399,000 | $375,000 | $176.89 | 93.98% | 535 |
March 2026 | Villas | 16506 Heron Coach Way | 2 bed plus den, 3 bath | 1,993 | $405,000 | $400,000 | $200.70 | 98.77% | 5 |
February 2026 | Villas | 16529 Heron Coach Way | 4 bed, 2.5 bath | 3,005 | $619,000 | $570,000 | $189.68 | 92.08% | 61 |
February 2026 | Coach Houses | Building 3, unit 308 | 3 bed, 2 bath | 1,956 | $425,000 | $385,000 | $196.83 | 90.59% | 132 |
December 2025 | Villas | 16526 Heron Coach Way | 2 bed plus den, 3 bath | 1,993 | $399,000 | $394,000 | $197.69 | 98.75% | 1 |
Window: September 24, 2025 to September 23, 2026. Six closings, median $389,500 (an even count, so the mean of the middle pair, $385,000 and $394,000), median about $193 per square foot of MLS living area (middle pair $189.68 and $196.83), median 36.5 days on market (middle pair 12 and 61), median 93.03% of list (middle pair 92.08% and 93.98%), none at full asking price. Price per square foot is each sale’s own sold price over its MLS living area, and the median is taken of those ratios.
On September 23, 2026 the MLS showed two active Heron listings and no pending sale, both Coach Houses in building 4 at 16540 Heron Coach Way: unit 402, a two-bedroom of 1,499 MLS square feet at $318,000 after 202 days, and unit 406, a three-bedroom of 1,946 MLS square feet at $199,000 after 196 days. No Villa was listed. A buyer shopping the Heron this season compares your home with those two and the last six sales.
The 12 months to September 23, 2025 recorded only two Heron closings, both Villas in April 2025, at $399,000 and $400,000, a median of $399,500, after 40 and 77 days. The latest 12 months brought six closings, four Villas and two Coach Houses, at a median of 93.03% of list. More sales, a wider mix of homes and deeper discounts from asking is a market that rewards the right first price.
Over the four years to September 23, 2026, April carried the most Heron closings, five of 16, and 12 of the 16 closed between December and April, per the Southwest Florida MLS. No Heron sale closed in May, August or September in any of those years. A home priced and documented by early January meets the in-season buyer, and the three association files are ready before spring closings.
With two listings and about six 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 Heron at The Forest home valuation, priced against your own condominium’s and plan’s sales, 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.
Heron homes recorded 13 closings in the 36 months to September 23, 2026, at a median of $375,000 and $197.69 per square foot of MLS living area, from $290,000 to $570,000, and 16 closings over the full 48-month pull at a median of $380,000. The 36-month window is the first counting back that holds ten or more sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window, ending September 23, 2026 | Closings | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list | Median days on market | Range |
|---|---|---|---|---|---|---|
Last 12 months | 6 | $389,500 (middle pair $385,000 and $394,000) | about $193 (middle pair $189.68 and $196.83) | 93.03% (middle pair 92.08% and 93.98%) | 36.5 (middle pair 12 and 61) | $308,000 to $570,000 |
Last 24 months | 8 | $396,500 (middle pair $394,000 and $399,000) | $197.26 (middle pair $196.83 and $197.69) | 95.65% (middle pair 93.98% and 97.32%) | 50.5 (middle pair 40 and 61) | $308,000 to $570,000 |
Last 36 months | 13 | $375,000 (observed sale) | $197.69 | 95.27% | 40 | $290,000 to $570,000 |
Last 48 months | 16 | $380,000 (middle pair $375,000 and $385,000) | about $199 (middle pair $198.37 and $200.20) | about 95.8% (middle pair 95.27% and 96.40%) | 25 (middle pair 14 and 36) | $290,000 to $570,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the two Heron condominiums. The 36-month closings total $4,883,500 and the 48-month closings $6,193,500; four of the 16 closed at or above their list price, two of them in late 2022.
Condominium | Homes | Closings, 36 months | Median sold, 36 months | Median $/sq ft (MLS living area), 36 months | Median sold-to-list, 36 months | Closings, last 12 months |
|---|---|---|---|---|---|---|
Heron Coach Houses | 48 | 7 | $332,500 (observed sale) | $196.83 | 93.85% | 2, at $385,000 and $308,000 |
Heron Coach House Villas | 15 | 6 | $399,500 (middle pair $399,000 and $400,000) | about $199 (middle pair $197.69 and $200.20) | about 98% (middle pair 97.32% and 98.75%) | 4, median $397,000 (middle pair $394,000 and $400,000) |
The Villas cost more because they are bigger, not because buyers pay more per foot. Over the full 48 months the pattern holds: the Coach Houses recorded eight closings at a median $336,250 (middle pair $332,500 and $340,000) and $197.60 a foot, and the Villas eight at a median $400,000 (middle pair $400,000 and $400,000) and $200.45 a foot.
Plan (MLS record) | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list |
|---|---|---|---|---|
Coach House, two bedrooms | 6 | $320,250 (middle pair $308,000 and $332,500) | $200.92 (middle pair $198.37 and $203.47) | about 94.1% (middle pair 93.85% and 94.44%) |
Coach House, three bedrooms | 2 | $350,000 (January 2024) and $385,000 (February 2026), shown individually | $179.86 and $196.83 | 100.29% and 90.59% |
Villa listed at 1,993 square feet | 6 | $400,000 (middle pair $400,000 and $400,000) | $200.70 | about 99.4% (middle pair 98.77% and 100.00%) |
Villa, other sizes | 2 | $375,000 (2,120 sq ft, April 2026) and $570,000 (3,005 sq ft, February 2026), shown individually | $176.89 and $189.68 | 93.98% and 92.08% |
The 1,993-square-foot Villa is the Heron’s most consistent product: six sales in 48 months, two at $485,000 in late 2022 and four between $394,000 and $400,000 from April 2025 to March 2026. The two-bedroom Coach House is its most frequent: six sales from $290,000 to $375,000.
Calendar year | Closings | Median sold | Median $/sq ft (MLS living area) | Median days on market |
|---|---|---|---|---|
2022, from September 24 | 2 | $485,000 (both sales) | $243.35 | 0.5 (0 and 1) |
2023 | 2 | $336,250 (middle pair $332,500 and $340,000) | about $210 (middle pair $198.37 and $221.81) | 22.5 (9 and 36) |
2024 | 4 | $327,500 (middle pair $305,000 and $350,000) | about $192 (middle pair $179.86 and $203.47) | 28.5 (middle pair 14 and 43) |
2025 | 3 | $399,000 | $200.20 | 40 |
2026, to September 23 | 5 | $385,000 | $189.68 | 61 |
The mix of homes moves the Heron’s yearly medians more than the market does: 2023 and 2024 were Coach House years, 2025 was all Villas, and 2026 mixed both. Price per foot is the steadier signal. It came down from $243.35 on the two 2022 Villa sales to about $200 in 2025 and $189.68 in 2026, while days on market stretched to a median of 61 this year. A Heron seller today is selling into a market that asks for proof of condition and a first price set from the 2025 and 2026 sales.
The recent Heron sales that matter most to your price are the ones in your own condominium and plan, because Coach Houses and Villas trade in different bands and the four-bedroom Villa trades in a band of its own. A buyer’s agent and a buyer’s appraiser will line your home up against those first, then adjust for condition, updates, roof age and view.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, September 2026)
In the last 12 months a two-bedroom Coach House seller’s closest comparable is $308,000 in building 1; a three-bedroom Coach House seller’s is $385,000 in building 3. A 1,993-square-foot Villa seller’s comparables are $394,000 and $400,000; a four-bedroom Villa seller’s is $570,000. Fewer than ten in any plan, so we list them rather than average them, and we widen to 36 and 48 months where a plan is thin.
The highest Heron sale of the last twelve months was the four-bedroom Villa at 16529 Heron Coach Way, which closed at $570,000 in February 2026 after 61 days, 92.08% of its $619,000 list price and $189.68 a square foot on 3,005 MLS square feet. The county records the same plan at 2,718 heated square feet. That is what a four-bedroom Villa reached this year, and it closed $49,000 below its asking price.
A 1,993-square-foot Villa at 16526 Heron Coach Way closed at $394,000 in December 2025 after 1 day, 98.75% of list. A 2,120-square-foot Villa at 16536 closed at $375,000 in April 2026 after 535 days, 93.98% of list. Same condominium, similar size; one sold overnight and one waited a year and a half. The gap is a pricing and presentation story more than a market story.
Lee County’s roll records two qualified Heron sales inside the 48-month window that never reached the MLS: a Coach House at 16540 Heron Coach Way, unit 403, recorded August 27, 2025 at $250,000 (1,499 county square feet), and a four-bedroom Villa at 16527 Heron Coach Way, recorded May 30, 2024 at $599,000 (2,718 county square feet), per the parcel roll’s sale fields. They carry no list price or days on market, so they stay out of our MLS statistics, but an appraiser can find them, and we account for both before we price yours.
An appraiser for a financed buyer reaches for the most recent sales of the same plan in the same condominium, and at the Heron that can mean going back two or three years or across to the other condominium. We hand the appraiser the closed sales by plan, the county’s recorded plan area beside the MLS figure and your update record, so adjustments are made on documents rather than guesses.
The Heron and Waters Edge at The Forest are the two highest-priced attached neighborhoods inside the gates and both offer one-story villas, so a buyer shopping for a villa is likely to tour both. The Heron offers the newer buildings, 63 homes and a lower price point; Waters Edge offers a smaller 36-unit condominium with two association layers, higher villa prices and faster, fuller sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026)
Question | The Heron at The Forest | Waters Edge at The Forest |
|---|---|---|
Homes | 63: 48 Coach Houses and 15 Villas, in two condominiums | 36 condominium units in one declaration |
Product | Coach House buildings of eight, plus one-story villas with their own street numbers | Two-story fourplexes and one-story duplexes from 1984 and 1985, plus one-story duplex villas added in 1991 |
Built (county roll) | 1990 to 1996 | 1984 to 1991 |
Stories (county roll) | One and two | One and two |
Association layers | Three: unit association, Heron Master, master association | Two: condominium association and master association |
Estoppel certificates at resale | Three | Two |
Median heated area (county) | 1,679 sq ft (Coach Houses); 1,993 (Villas) | 1,989 sq ft |
Garage on the county roll | All 63 homes | Every unit |
Own pool | Heron Master recreation parcel with a pool | Condominium pool and spa |
Median 2026 just value (mass appraisal, not a price) | $246,498 (Coach Houses); $334,217 (Villas) | $300,820 |
Closings, 36 months | 13 | 8 |
Median sold, 36 months | $375,000 | $457,500 (middle pair $425,000 and $490,000) |
Median $/sq ft (MLS living area), 36 months | $197.69 | about $220 (middle pair $202.91 and $237.86) |
Median sold-to-list, 36 months | 95.27% | about 98.6% (middle pair 98.10% and 99.00%) |
Median days on market, 36 months | 40 | 34.5 (middle pair 11 and 58) |
Closings, 48 months | 16, median $380,000 | 11, median $425,000 |
Median $/sq ft (MLS living area), 48 months | about $199 | $202.91 |
Closings, last 12 months | 6, median $389,500, 93.03% of list | 3, at $325,000, $425,000 and $520,000, 99.05% of list |
Listings on September 23, 2026 | 2, at $199,000 and $318,000 | 1, at $325,000 |
Months of supply, by our arithmetic | about 4.0 | about 4.0 |
Median ground, ft NAVD88 | 6.2 (Coach Houses); 6.6 (Villas) | 6.6 |
FEMA zone and panels | AE, 11 ft, panels 0438H and 0576H | AE, 11 ft, panels 0438H and 0576H |
Hurricane Ian high-water mark (USGS) | None surveyed at the Heron | About 2.9 ft above ground at a Waters Edge building |
Milestone and reserve-study statutes | Outside both | Outside both |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix, closed sales September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll and spot elevations layer; USGS Short-Term Network record for Hurricane Ian. Months of supply is active listings divided by the average monthly closings of the last 12 months.
A buyer should choose the Heron for the newest condominium buildings inside The Forest’s gates, a one-story Villa with its own street number or a garaged Coach House at a lower price point, and a private pool on its own street, accepting three association layers and a third estoppel. A buyer should choose Waters Edge at The Forest for a smaller 36-unit condominium with two association layers, accepting older buildings and higher villa prices: its six villa sales over 48 months had a median of $500,000.
Your listing competes with the one Waters Edge listing as much as with the other Heron listings. Lead with what Waters Edge cannot match: buildings finished as late as 1996, a Villa with its own street number, and a price per foot level with Waters Edge’s over 48 months, about $199 against $202.91, at a lower entry price. Then answer the three-layer question with the estoppels already in hand, because that is the question a Waters Edge shopper will ask.
Two more neighbors belong in the comparison. Fairway Woods at The Forest, 118 condominium units on the highest ground in The Forest, sold at a 36-month median of $355,000 and $140.22 a foot, and its owners have their own guide to selling a home in Fairway Woods at The Forest. Eagle’s Landing at The Forest, a fee-simple villa neighborhood, recorded four sales in 48 months at a median of $347,500 (middle pair $325,000 and $370,000) and $167.59 a foot. Both guides carry every sale.
McGreevy and Comisar price a Heron home against the closed sales of the same condominium and plan first, then adjust for condition, updates, roof age, building and view, and then test the number against the live competition inside The Forest. Because Coach Houses, standard Villas and four-bedroom Villas trade in different bands, a Heron price is a plan-and-condition judgment, not a neighborhood average.
Before we price a Heron home we check five things in this order: the plan on the county roll, since MLS living area often differs for the same plan; the same plan’s sales in the last 12, 24, 36 and 48 months, plus the two county-recorded sales the MLS does not show; the home’s condition and updates against those sales; the building or villa, which sets the roof, the association and its reserves; and the listings live today.
An automated estimate sees 63 homes in four county plans and a county roll that values each plan in a narrow band. The MLS describes the same homes at living areas of 1,707, 1,714, 1,946, 1,956, 2,120 and 3,005 square feet against county plan areas of 1,499, 1,859, 1,993 and 2,718, and a 1,993-square-foot Villa has sold for $394,000 in one year and $485,000 in another. A model cannot see a renovated kitchen, a replaced roof or a new air handler.
The 2026 just values on the county roll run from $212,167 to $241,745 for the 1,499 Coach House plan, $251,252 to $261,246 for the 1,859 plan, $325,929 to $350,306 for the 1,993 Villa plan and $406,700 to $428,558 for the 2,718 Villa plan, per the parcel roll. Those are mass-appraisal figures set for taxation, and they run well below Heron closed prices. We price from closed sales of your plan, never from the tax roll.
With two Heron listings asking $199,000 and $318,000 and one Waters Edge listing at $325,000 on September 23, 2026, a buyer compares at most a handful of homes inside the gate. The $199,000 three-bedroom Coach House sits far below every Coach House closing in the 48-month record, and the MLS record alone does not explain the gap, so we find out why before a buyer reads it as a market price for yours. Unit 402, next door, last closed in November 2023 at $332,500 and now asks $318,000. We set a list price that wins the first thirty days against those.
McGreevy and Comisar market a Heron home to the seasonal and year-round buyers who dominate the neighborhood, 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 condominium, the plan, the garage, the story count and the three association files.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
On the 2026 county roll, 22 of the Heron’s 63 homes, about 35 percent, carry a homestead exemption: 18 of the 48 Coach Houses and 4 of the 15 Villas, by our count of the parcel roll. The rest are second homes, seasonal residences or held otherwise. 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 Heron home sells on setting and on being newer than its neighbors, so the photography shows the full plan, the garage and the view from each window, and the drone capture shows Heron Coach Way, the Heron’s own pool parcel and the golf courses around The Forest. Video lets a buyer who is still up north walk the plan before booking a flight.
We put in the first lines of your listing what buyers ask first: which condominium you are in, your plan’s exact size on the county roll, your garage, the story count of your building, and the fact that every Heron building sits outside Florida’s milestone and reserve-study statutes. The Southwest Florida International Airport terminal is about 8.6 miles and 16 minutes from The Forest’s clubhouse, and the clubhouse about 1.7 road miles and 7 minutes from the Heron, and that sells to seasonal owners.
A Heron 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. Gulf Coast Medical Center, Lee County’s Level II trauma center per the Florida Department of Health, is about 4.5 miles away, and a Publix about 1.4 miles, measured from the clubhouse.
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. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate, and we direct buyers to the right building on Heron Coach Way, where the Villas and the Coach Houses share one street.
Some Heron owners want quiet, for an estate, a move or simply privacy. We can offer a home 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 home. An off-market Heron buyer still needs all three estoppels and the full document file.
McGreevy and Comisar negotiate a Heron contract at partner level, never through an assistant, and we build the condominium document review, all three estoppel certificates and any association approval 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 neighborhood with six sales a year where none of the last six closed at asking, the buyer’s agent will open below list, 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. We deliver the package at contract so the window opens and closes early.
Every Heron building was finished between 1990 and 1996, before the first statewide Florida Building Code of March 1, 2002, per the Florida Building Commission. A buyer’s inspector will price the home’s systems and openings, and the insurer will ask for the roof date. Fixing the obvious items and having the roof permit date and a wind-mitigation report in hand removes easy credits from the negotiation.
Both Heron condominium associations’ restated articles give them the power “To approve or disapprove the leasing, transfer, mortgaging, ownership, and possession of Units as may be provided by the Declaration,” per the Coach Houses articles and the Villas articles. Whether either declaration uses that power for a sale is not in any public record we reached, so we read your declaration’s procedure on day one and set the closing date with it in view.
The unit association, the Heron Master and the master association each issue their own estoppel certificate, often through different managers, and the public record does not agree on who manages the Heron associations: the master association’s 2022 list, the Division of Corporations and the state condominium extract name different offices. We confirm the current manager for each layer before we order, so the first request goes to the right desk.
Most Heron owners net the most with a full-service listing, because a Heron sale depends on gate access, three estoppel certificates, the condominium resale package, a flood file on low ground and plan-by-plan pricing. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Your condominium’s and plan’s closed sales, then your home | 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 (unit association, Heron Master and master) | All three ordered on day one | You order and track all three | Usually left to the seller |
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 home is in reasonable condition. Choose to sell by owner if you already have a buyer and you are comfortable with three associations’ paperwork and the disclosures. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free home valuation first.
Selling a Heron home costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, three estoppel certificates, prorated taxes and assessments at all three association layers, and any title and settlement charges the contract assigns to the seller. The association fees themselves are not published at any layer.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Southwest Florida MLS Matrix, pulled September 23, 2026)
Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $2,625 at the 36-month median of $375,000, $2,726.50 at the 12-month median of $389,500, $2,327.50 at the Coach Houses’ 36-month median of $332,500, $2,796.50 at the Villas’ 36-month median of $399,500 and $3,990 at the $570,000 four-bedroom Villa sale.
There are two policies. The lender’s policy protects the buyer’s lender and is a buyer’s loan cost. Who pays for the owner’s policy, and who chooses the title agent, is written into the purchase contract. The premium itself follows the state’s promulgated rates under Rule 69O-186.003. We show you the contract term before you sign it.
A Heron sale needs a condominium estoppel from the Heron Coach Houses or Heron Coach House Villas association under section 718.116, an estoppel from The Heron Master Association, and a master estoppel from The Forest’s association under section 720.30851, ordered through the 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. Because the Heron Master is a corporation over separate condominiums rather than a condominium association itself, we confirm at closing which statute its estoppel follows.
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 $375,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $2,625 |
Unit association estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Heron Master 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 |
Property tax proration | Seller credits buyer through the closing date | From your own tax bill |
Unit association, Heron Master and master assessment prorations | Seller, through the closing date | From the three estoppels |
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 $375,000 line is the 36-month Heron median, used only to show the arithmetic. Your own net sheet uses your price, your tax bill, your three estoppels and your closing date, and we build it with you before you sign a listing agreement.
A Heron seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires for the seller’s own condominium, and any known fact that materially affects value and is not readily observable. Every Heron home is in FEMA Zone AE on ground below the base flood elevation, so the flood disclosure matters on every sale.
Florida requires a seller of residential property to complete a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. We have it completed before the first showing.
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. At the Heron that means the Coach Houses’ declaration, recorded at Official Records Book 2140, Page 1789, or the Villas’ declaration, recorded at Book 2598, Page 1964, and neither is posted online. We request every item from your association before listing, together with the Heron Master’s Declaration of Covenants and Restrictions.
Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Heron seller’s duty for the unit association runs through section 718.503. How the Heron Master’s and the master association’s own disclosures are handled on a condominium resale is a question for your closing agent or attorney. This is information, not legal advice.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With a homestead exemption on 22 of the Heron’s 63 homes, that warning describes a real change for many buyers.
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.
The flood zone shapes the Heron buyer pool more than it caps the price: every home is in FEMA Zone AE with an 11-foot base flood elevation on panels 12071C0438H and 12071C0576H, effective November 17, 2022, and median ground sits 4.4 to 4.8 feet below that line, so a financed buyer needs flood coverage and the elevation certificate is the document that prices it.
Every Heron parcel reads Zone AE, base flood elevation 11 feet NAVD88, per FEMA’s National Flood Hazard Layer. The Villas and most Coach House parcels are on FIRM panel 12071C0438H and 16 Coach House parcels are on panel 12071C0576H, per FEMA’s panel index. The November 2022 revision raised the base flood elevation from 10 to 11 feet, so an older elevation certificate or quote citing 10 feet predates the current map.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark about 2.9 feet above ground at a Waters Edge condominium building inside The Forest, per the agency’s Short-Term Network record. No mark was surveyed at the Heron, and no public record we reached says whether water entered any Heron home. Two Heron Villas closed at full asking price in October and December 2022, after the storm.
Under section 718.111(11), the association insures the condominium property under its master policy and the owner insures the interior, contents and improvements. At the Villas, a land condominium, read the declaration for exactly what the association insures, because the villa structure can be allocated differently. 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.
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. Whether a Villa owner’s policy is written on a unit-owners form or a dwelling form depends on what the declaration makes the owner insure, so your buyer’s first insurance question runs through the declaration and the association’s master policy.
Put the association’s master policy declarations and deductible, whether it carries flood coverage on the building, your own policy, a wind-mitigation report under section 627.0629, the roof permit date and any elevation certificate for your building or villa in the listing file. With the Heron’s ground below the base flood elevation, a buyer’s agent who can get a quote on day one keeps the contract together.
A Heron buyer will pay three association assessments, the unit association, The Heron Master 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 and the county solid waste assessment. No Heron association publishes its fee, and club dues apply only to a buyer who chooses to join.
Each Heron condominium association sets its own fee, which is not published; it appears in that association’s budget and resale estoppel certificate. The Coach Houses and the Villas set separate budgets, so two Heron homes of similar size in different condominiums can carry different fees. Neighborhood associations’ special assessments are not published either; they appear in the estoppel certificate and meeting minutes.
The Heron Master’s restated articles say “The amount of the dues payable by members shall be such amount as may be determined from time to time by the Board of Directors,” and the association publishes no budget, dues amount or billing frequency. The dues pay for what the Heron shares: Heron Coach Way, the utility easements and the 0.459-acre recreation parcel with its pool at 16502 Heron Coach Way, per the parcel layer.
The Forest’s master association does not publish its assessment. The amount appears in the association’s annual budget and on the estoppel certificate issued with every resale. It pays for the private streets, the staffed gates and, because The Forest sits in no county taxing unit for them, street lighting, landscaping and drainage, per Lee County’s MSTBU layer.
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. Lee County bills solid waste in Service Area 2 at $348.75 per unit plus a $2.55 administrative charge for fiscal year 2026, per its adopted solid waste rates. The Forest has no community development district, per the county’s special districts roster.
Florida’s Save Our Homes cap resets to just value on a change of ownership, under section 193.155, 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 home.
A Heron sale takes the time to find the right buyer, a median 36.5 days on market in the last 12 months and 40 over 36 months, plus a contract period that includes the condominium document review, three estoppel certificates and any association approval the declaration requires. The spread over 36 months ran from 1 to 535 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
With about two in three Heron homes carrying no homestead exemption, many buyers and sellers are seasonal. Twelve of the Heron’s 16 closings over four years came between December and April. A listing live by early January meets the winter buyer pool while it is in Fort Myers and leaves time for three association files before spring closings. A summer listing reaches fewer buyers but faces less competition.
Valuation and document request in week one; photography, video and drone in week two; listing live in week three; contract, delivery of the condominium package and the review window; all three estoppels ordered on the first business day; the association’s approval where the declaration requires it; closing once every certificate is in hand.
Many Heron owners sell from out of state. Marc handles showings, gate registration, contractors and inspections in person, Jesse handles the paperwork and all three associations, and the title company can arrange a mail-away closing. Register a key holder with your unit association before you leave for the summer.
You get a free Heron home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the closed sales of your condominium and plan, adjusted for your home, with the three association files and the tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive the same-plan MLS sales with their dates, the two county-recorded sales the MLS does not show, 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, and a recommended list price with a defensible range. Request it through our Heron at The Forest 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 condominium, your plan, your timeline and the one thing you are most worried about.
In a neighborhood with two listings and six sales a year, the opening price decides the sale. We would rather you see the same-plan evidence and the number before you commit to anything, and many Heron 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.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
None of the Heron’s last six sales closed at asking, which is exactly the market where a condominium seller needs someone who goes past the listing.
★★★★★ “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
About two in three Heron homes carry no homestead exemption, and a Heron sale has more moving parts than any other in The Forest: three estoppels, a document package 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 neighborhood where two condominiums and four plans trade in different bands, pricing judgment is the whole game.
★★★★★ “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 Heron specialist matters because the facts that decide a Heron sale live in records rather than a listing feed: two condominiums and four county plans with their own sales, three association layers, unit numbers that name buildings, the county’s one-and-two-story record, two sales the MLS never saw, and a flood file on low ground.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an out-of-state Heron owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Heron home off a neighborhood median that mixes a 1,499-square-foot Coach House with a 2,718-square-foot Villa, order two estoppels instead of three, let a buyer read unit 701 as a seventh floor, miss the two county-recorded sales an appraiser will find, or overlook that the milestone statutes do not apply. None of those errors is exotic, and each costs a seller time or money.
The Heron sits near the top of The Forest’s attached market on price and among the highest on price per foot, alongside Waters Edge, Quail Cove and Dove Hollow. Our guide to selling a home in The Forest covers every neighborhood inside the gates, each with its own window, and the Heron’s three-estoppel paperwork is the one file no other neighborhood shares.
Many Heron sellers are also buyers, moving from a Coach House to a one-story Villa, to a single-family home inside The Forest, to another Fort Myers golf community or to a smaller seasonal home. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the three Heron estoppels 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 Heron, from a two-story Coach House to a one-story Villa, or from a standard Villa to the four-bedroom plan. Our Heron at The Forest buyer guide covers the purchase side of the neighborhood in full, and our Fort Myers guide covers the wider market.
These are the questions Heron at The Forest owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s records, the three Heron associations’ 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 your condominium’s and plan’s sales, request the condominium package and all three estoppel figures, and decide how public the marketing should be. Then list with a team that registers every showing at the gate and orders all three association files the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your plan from its own sales, deliver the section 718.503 package at contract and run three estoppels without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 real estate team in Southwest Florida since 2012.
Over 36 months Coach Houses sold at a median $332,500 and Villas at $399,500, per the Southwest Florida MLS; over 48 months two-bedroom Coach Houses sold at a median $320,250 and 1,993-square-foot Villas at $400,000. Your plan, condition and updates place you in that band; a free Heron at The Forest home valuation gives you the number.
Sixty-three: 48 Heron Coach Houses in six buildings of eight and 15 Heron Coach House Villas, per the Lee County parcel roll and the state condominium registry.
Six in the 12 months to September 23, 2026, and two in the 12 months before that, per the Southwest Florida MLS. Over 36 months, 13; over 48 months, 16.
A median 36.5 days on market in the last 12 months and 40 over 36 months. The 36-month range ran from 1 day to 535 days, and price and condition explain most of that spread.
Balanced to buyer-leaning: two listings against six closings in the last 12 months is about 4.0 months of supply, by our arithmetic, and none of those six closed at or above asking. A home priced to its plan’s closed sales sells; one priced to the neighborhood’s highest sale waits.
The last six closed at a median 93.03% of list, none at or above asking. Over 36 months the median was 95.27%, with two of 13 at or above asking.
Price per foot has come down from the two 2022 Villa sales at $243.35 to about $200 in 2025 and $189.68 in 2026 to September 23, and the mix of Coach Houses and Villas moves each year’s median. We do not publish forecasts.
Because two condominiums and four county plans share one street, and MLS living areas differ from the county’s plan areas for the same homes, a model cannot see the updates, roof age and condition that move a Heron price by tens of thousands of dollars.
Yes on price, barely on price per foot. Over 36 months the Villas sold at a median $399,500 and the Coach Houses at $332,500; per square foot of MLS living area they were about $199 and $196.83.
Yes, and a four-bedroom Villa owner differently again: the February 2026 sale at 16529 closed at $570,000 against 1,993-square-foot Villas at $394,000 to $400,000 in the same stretch.
Because they measure differently. The county records every Coach House at 1,499 or 1,859 heated square feet and the Villas at 1,993 or 2,718, while MLS listings for the same homes have shown 1,707, 1,714, 1,946, 1,956, 2,120 and 3,005. We state which figure a price per square foot uses.
No. The 2026 just values, a median $246,498 at the Coach Houses and $334,217 at the Villas on the county roll, are mass-appraisal figures set for taxation, and they sit well below recent Heron closings.
Before the season. Over four years April carried the most Heron closings, five of 16, and 12 of the 16 closed between December and April. A home listed by early January meets the in-season buyer.
Possibly. Both condominium associations’ articles give them the power to approve or disapprove transfers “as may be provided by the Declaration.” Whether your declaration uses it is not public, so we read it before listing and build any approval period into the contract.
Three: one from your condominium association, the Heron Coach Houses or the Heron Coach House Villas, one from The Heron Master Association and one from The Forest’s master association.
Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the account is delinquent, under sections 718.116 and 720.30851. The contract says who pays.
The negotiated commission, documentary stamp tax at 70 cents per $100, three estoppel certificates, prorated taxes and assessments at all three layers, and any title charges the contract assigns to you. At the $375,000 36-month median the deed stamps are $2,625.
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: your condominium’s declaration, articles, bylaws and rules, the annual financial statement and budget, 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.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more stories, and every Heron building is recorded at one or two stories. We say so in the listing.
No. At the Heron Coach Houses the first digit is the building, so unit 402 is in building 4 at 16540 Heron Coach Way. Every Coach House building is one and two stories, and the Villas have no unit numbers at all.
Yes. Every home is in FEMA Zone AE with an 11-foot base flood elevation on panels 12071C0438H and 12071C0576H, effective November 17, 2022, on median ground of 6.2 feet at the Coach Houses and 6.6 feet at the Villas.
No public record we reached says whether water entered any Heron home. The USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; none was surveyed at the Heron. Your flood disclosure answers for your own ownership.
It is not required to list, but it is the single most useful flood document a buyer’s insurer can have, and the Heron’s ground sits 4.4 to 4.8 feet below the base flood elevation. Ask your association whether it holds one for your building, and ask Lee County’s flood information office whether one is on file.
Usually, with the right file. The association’s master policy covers the building, the buyer insures the interior, and at the Villas the declaration decides what the owner insures. Bring the master policy declarations, the roof date and a wind-mitigation report.
Not automatically. At the Coach Houses the roof is typically an association responsibility set by the declaration, so the roof date and the reserve schedule matter more than your own spending. At the Villas, read the declaration first.
Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a home. If you are a member, we get the club’s terms in writing before we list.
No. The Forest is a non-bundled community, per the club’s own membership page, so buying your home does not require a club membership.
Buyers may ask, so we answer with the record: a proposed 149-foot monopole on the golf property, about 0.4 mile from the Heron, was In Review under Lee County case SEZ2026-00001 on September 23, 2026, with no hearing scheduled and no decision made.
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.
Yes, but you would handle alone the gate registration for every showing, three estoppels, any approval step, the condominium package and the flood disclosure. Call Jesse direct at (239) 898-6072 before you decide.
Yes. We can offer your home 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 home.
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 all three estoppels at the Heron.
Yes. About two in three Heron homes carry no homestead exemption, so selling from a distance is routine here. We handle showings, gate registration, all three 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 and the $348.75 solid waste assessment.
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.
Two on September 23, 2026, both Coach Houses in building 4, asking $199,000 and $318,000, plus one Waters Edge listing at $325,000. No Villa was listed that day, so a Villa seller’s competition is the recent Villa sales.
Get a written valuation from your plan’s sales, request the condominium package and all three estoppel figures, and decide how public the marketing should be. Request a Heron at The Forest valuation or call Jesse McGreevy at (239) 898-6072.
Every Heron at The Forest figure on this page traces to a primary source below, listed as of September 26, 2026: the three Heron associations’ state filings, the state condominium registry, Lee County’s parcel, flood and elevation records, Florida Statutes and state agencies, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Heron at The Forest seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The recorded declarations sit in the Lee County Clerk’s official records, retrievable by book and page, and come with the resale package.
Document | What it proves for a Heron seller | Official authority |
|---|---|---|
The Heron Master Association Amended and Restated Articles (filed February 20, 2004) | The sub-master’s responsibility for the common areas, roadway and utility easements of both condominiums, and dues set by its board | |
The Heron Coach Houses Condominium Association Amended and Restated Articles (filed February 20, 2004) | The Coach Houses association’s power to approve transfers and leasing as the declaration provides | |
The Heron Coach House Villas Condominium Association Amended and Restated Articles (filed December 29, 2003) | The same power for the Villas, and the Villas’ own amendment rule | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, board seats for The Heron and The Heron Villas, and re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation for the Villas and most Coach Houses | |
FEMA FIRM panel 12071C0576H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation for 16 Coach House parcels | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County’s Class 5 flood-insurance discount | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on your buyer’s tax bill | |
Florida Statutes 718.503, disclosure prior to sale | The condominium resale package and the buyer’s review window | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 720.30851, homeowners’ association estoppel certificates | The master association estoppel and its fee cap | |
Florida Statutes 689.302, residential flood disclosure | The flood disclosure every Heron seller gives | |
Florida Statutes 201.02, documentary stamp tax | The 70 cents per $100 deed tax | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and The Heron at The Forest sits inside the south Fort Myers golf market they work every week. If you are weighing a sale at the Heron, 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. For this page we tracked every Heron closing in the Southwest Florida MLS over four years and resolved each one to its condominium and 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.