Fort Myers, Florida
Selling a Plantation home? We price it on Lee County's recorded sales of your own half and street, Somerset or Bridgetown, your FY 2026/2027 CDD class, the club's published facts and your Zone X record. Call Jesse at (239) 898-6072.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
If you are thinking "I want to sell my home in The Plantation," start with four records most listing pages never read: the Lee County recorded sales for your own half and street, the Arborwood CDD class printed on your tax bill, your association's documents, and the club's own published pages. The Plantation is a gated golf community in Fort Myers, Florida, east of Interstate 75 on Treeline Avenue, made of two separate associations, Somerset at The Plantation and Bridgetown at The Plantation. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners of Somerset estate homes, Bridgetown homes and the Somerset coach-home condominiums. For the community itself, from the Arborwood master plan to the flood maps, read our complete guide to The Plantation in Fort Myers.
Jesse McGreevy takes seller questions himself. Call Jesse direct at (239) 898-6072, or request a free home valuation for The Plantation at any time. We send the recorded sales we used, labelled by half, street and window, so you can check our work line by line.
In the 12 months to September 25, 2026, Lee County recorded 108 qualified sales in The Plantation at a $562,500 median, from $315,500 to $1,180,000, and every one of them was a resale (the tool's builder-direct count was zero, an estimate). The county roll dated October 4, 2026 counts 1,834 homes: 1,614 single-family homes and 220 condominium units. Somerset single-family homes sold at a $735,000 median, Bridgetown homes at $520,000 and the condominiums at $445,000, so the half and the product you own set your price range before anything else does. Every figure below carries its source and its window, and where a figure is not published we say so and name the document that holds it. Not to be confused with Town Plantation, the rental community on Treeline Avenue, Lee Plantation, Plantation Preserve or the separate Somerset subdivision in ZIP 33967: this page covers only the gated golf community at Treeline Avenue in ZIP 33913.
List your Plantation home with McGreevy and Comisar because we price it from Lee County's recorded sales of your own half, section and street, not from a portal estimate that blends Somerset estates with Bridgetown compact plans. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing, and the partner who prices your home sits at your closing table.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser roll dated October 4, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Here is the record behind that promise:
If you are comparing listing agents before you choose, our guide to the best real estate agents in Fort Myers sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a community with two associations and no master association above them, a district line on every tax bill, four condominium associations inside Somerset and a privately owned club, the first test is simple: ask each agent which records they will read before they name a price.
An automated estimate blends every sale inside the gates. In The Plantation that blend misleads, because the 108 recorded sales of the last 12 months ran from $315,500 for a compact Bridgetown home in the Clarendon Street plat to $1,180,000 for a Somerset single-family home. The community median of $562,500 sits between Bridgetown's $520,000 and Somerset's $735,000, on top of neither. We price your home against the sales of your own half, product and street, and we show you each figure with its window.
Jesse and Marc work every listing together. The person who priced your home is the person who hears the buyer's question about your CDD class, reads the inspection report, asks the club what it publishes about membership and negotiates the repair credit. In a community where a single street can record two sales in a year, continuity is how a price holds from launch to closing.
The Plantation is at least three markets behind one name. Somerset holds 731 single-family homes, from the compact Epping Way section to the estate streets of Chadsford Circle, Kingsmill Way, Gladstone Way and Salisbury Court, plus all 220 condominium units in five condominiums. Bridgetown holds 883 single-family homes on thirteen recorded sections, from compact two-bedroom plans to the large lots of Thurston Chase. Each sold in its own price range in the windows we read, and each is priced against its own buyers. A seller who is priced against the wrong half loses the argument at appraisal.
A sale in The Plantation runs on paperwork that has to be ordered in the right sequence, and some of it is not published anywhere. Neither association publishes its assessment amount, so the estoppel certificate is the document that states it. A coach-home seller may need a second estoppel from the condominium association. The CDD line depends on your half, your lot width and your lot's bond history, from $89.45 to $1,779.04 for FY 2026/2027 (Arborwood CDD, August 3, 2026 hearing book). A Bridgetown buyer pays a $2,000 Resale Reserve Fund Conveyance Fee at closing, which you disclose before the first showing (Bridgetown at The Plantation, Governing Documents). That is a documents and marketing problem, and it is the one we are built for.
Our record behind this Plantation page is public: Domain Realty Group's team has closed over $2.5 billion in real estate, we are the #5 real estate team in Florida (RealTrends 2026), and in the last 12 months we tracked 108 The Plantation closings on the Lee County record to build your price range, half by half and street by street.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc's own personal sales exceed $900 million. We are the #5 real estate team in Florida (RealTrends 2026), recognized as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, a short drive up the I-75 corridor from the Treeline Avenue gates.
In the last 12 months we tracked 108 closings in The Plantation: every qualified sale Lee County recorded from September 26, 2025 to September 25, 2026, read row by row and sorted by half, product, plat family and street. We also tracked the longer windows: 204 sales over 24 months, 308 over 36 months, 581 over 60 months and 3,115 qualified sales across all recorded history since the first on December 5, 2006. The same read covers 54 Somerset sales, 54 Bridgetown sales and the 15 condominium sales inside Somerset's count.
Every county figure on this page comes from one tool run against the Lee County Property Appraiser roll dated October 4, 2026 and the county's recorded, qualified sales through September 25, 2026. The tool keeps qualified sales, groups them by the recorded legal description, and widens the window until a group has ten or more sales, so each figure names its window. Builder-direct counts are the tool's estimate: the first recorded sale of a new home. Where a figure comes from the CDD's budget, the City of Fort Myers, Bridgetown's recorded documents, the club's own pages or a statute, the text names that document and its date. Where a street recorded one or two sales, we list the prices and print no median; three to eight sales print a median labelled thin.
The county record is the public record of deeds, so it holds every price, date, heated area, year built and legal description. It does not hold days on market, list prices, concessions or the condition of the home on the day it sold. Those live in the Southwest Florida MLS and in the walk-through. We use the county record for counts and prices, the MLS for pace, and our own eyes for condition, and we never let one stand in for another. Price per square foot here is always per square foot of county heated area, never an MLS living-area figure.
The Plantation market in the 12 months to September 25, 2026 was 108 recorded sales at a $562,500 median, from $315,500 to $1,180,000: 93 single-family homes at a $610,000 median and 15 condominium units at $445,000. None was builder-direct (an estimate), so you are listing into a pure resale market with comparable sales for most homes.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis (Lee County Property Appraiser). "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, the roll's measure, and is never set against an MLS living-area figure.
| Window | From | To | Sales | Median | Range |
|---|---|---|---|---|---|
| 12 months | 2025-09-26 | 2026-09-25 | 108 | $562,500 | $315,500 to $1,180,000 |
| 24 months | 2024-09-26 | 2026-09-25 | 204 | $575,000 | $315,000 to $1,235,000 |
| 36 months | 2023-09-26 | 2026-09-25 | 308 | $582,500 | $315,000 to $1,257,500 |
| 60 months | 2021-09-26 | 2026-09-25 | 581 | $595,000 | $312,000 to $1,352,000 |
| All history | 2006-12-05 | 2026-09-25 | 3,115 | $401,089 | $75,893 to $1,352,000 |
The 12-month window has far more than ten sales, so it leads. The medians step down from $595,000 over 60 months to $562,500 over the last 12 months, which matches the calendar-year table below: a 2022 peak, a softer 2025 and a steadier 2026. The all-history median is low because it includes every Centex and Pulte new-home closing from 2006 forward, when homes here sold at different prices.
| Product, 12 months to September 25, 2026 | Sales | Median | Range | $ per heated sq ft |
|---|---|---|---|---|
| All homes, The Plantation | 108 | $562,500 | $315,500 to $1,180,000 | $275.63 |
| Single-family, both halves | 93 | $610,000 | $315,500 to $1,180,000 | $287.33 |
| Condominium units (all in Somerset) | 15 | $445,000 | $325,000 to $520,000 | $225.18 |
| Somerset single-family | 39 | $735,000 | $473,000 to $1,180,000 | $328.19 |
| Bridgetown (all single-family) | 54 | $520,000 | $315,500 to $885,000 | $270.14 |
Counting its condominiums, Somerset as a whole recorded 54 sales at a $665,000 median, $298.17 per heated square foot, the same number of sales as Bridgetown at a higher median. Over 24 months the single-family median was $597,500 on 182 sales, Somerset single-family $749,950 on 76 and Bridgetown $497,000 on 106; over 36 months single-family homes recorded 269 sales at $610,000 and Bridgetown 153 at $525,000; over 60 months single-family homes recorded 498 sales at $630,000 and Somerset single-family 209 at $800,000.
| Band | Sales |
|---|---|
| $300,000 to $400,000 | 14 |
| $400,000 to $500,000 | 25 |
| $500,000 to $750,000 | 42 |
| $750,000 to $1,000,000 | 23 |
| $1,000,000 and up | 4 |
The bands add to 108 (14 + 25 + 42 + 23 + 4). Twenty-seven of the 108 sales closed at $750,000 or more, and four cleared $1,000,000, the highest at $1,180,000 for a Somerset single-family home. The bottom band is where Bridgetown's compact-lot plats and a few condominium units meet. For a seller, the bands show where buyers are actually writing contracts: the middle of the market, $500,000 to $750,000, carried 42 sales, the largest single group.
| Calendar year | Sales | Median | Single-family median | Builder-direct (estimate) |
|---|---|---|---|---|
| 2019 | 236 | $380,000 | not shown | 137 |
| 2020 | 274 | $375,929 | not shown | 98 |
| 2021 | 256 | $477,312 | not shown | 83 |
| 2022 | 126 | $649,750 | $702,000 | 0 |
| 2023 | 110 | $599,350 | $665,000 | 0 |
| 2024 | 106 | $612,500 | $639,000 | 0 |
| 2025 | 102 | $545,000 | $585,000 | 0 |
| 2026 (to September 25) | 82 | $550,000 | $590,000 | 0 |
Read the early rows with care: 2019 to 2021 mixed new Pulte closings with resales, so the medians blend two markets. From 2022 the market is resale only, and it has run at about 100 to 126 recorded sales a year. Somerset single-family calendar medians ran $855,000 in 2022, $820,000 in 2023, $740,000 in 2024, $732,400 in 2025 and $740,000 in 2026 to September 25, a range held since 2024. Bridgetown's ran $595,000, $558,000, $572,500, $435,000 and $530,000; its 2025 figure reflects a heavier share of compact-lot resales that year, a change in mix and not a price cut a buyer can apply to any one home.
The Plantation sold at $275.63 per square foot of county heated area across all 108 sales in the 12 months: single-family $287.33, Somerset single-family $328.19, Bridgetown $270.14 and the condominiums $225.18. The Clarendon Street plat in Bridgetown ran $263.47, Glastonbury at The Plantation $257.42 over 24 months, and The Islands, Barbados I and Antigua I together $223.33 over 36 months. The gap between Somerset and Bridgetown is a mix of lot size, golf frontage and product, not a premium a seller can apply to one home. The roll measures heated area, which usually differs from the living area an MLS listing prints, so we use these figures to rank homes of the same half and product, never to price across halves and never against an MLS figure.
In every year from 2022 forward, the tool's builder-direct count in The Plantation is zero (an estimate), and all 108 sales in the 12 months were resales. The county record shows 137 builder-direct closings in 2019, 98 in 2020 and 83 in 2021; Somerset's last builder-direct year was 2019 (43 closings) and Bridgetown's was 2021 (83). The county roll shows zero vacant residential lots. Your buyer is choosing between owners' homes, and no builder is closing new homes down the street from your listing. That is a different position from a seller in a community still under construction, and we make the point in the marketing.
Days on market, sale-to-list ratio, active inventory and months of supply for The Plantation: Information not available at time of publishing (checked 2026-10-28). Those four measures live only in the Southwest Florida MLS, and we bring them, with their own window and pull date, to your pricing meeting. Ask any agent who quotes you a days-on-market figure for The Plantation which database it came from, which window it covers, and whether it separates Somerset from Bridgetown and the condominiums from the single-family homes.
Each half of The Plantation sells as its own market. In the 12 months to September 25, 2026, Somerset single-family homes recorded 39 sales at a $735,000 median, Bridgetown 54 at $520,000 and the Somerset condominiums 15 at $445,000, and inside each half the section and street move the range again.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Where a group has under ten sales in the 12 months, we name the first window with ten or more beside it.
| Market | Homes on the roll | Window used | Sales | Median | Range | $ per heated sq ft |
|---|---|---|---|---|---|---|
| Somerset single-family | 731 | 12 months | 39 | $735,000 | $473,000 to $1,180,000 | $328.19 |
| Bridgetown | 883 | 12 months | 54 | $520,000 | $315,500 to $885,000 | $270.14 |
| Somerset condominiums, all five | 220 units | 12 months | 15 | $445,000 | $325,000 to $520,000 | $225.18 |
| Glastonbury at The Plantation | 108 units | 24 months (12 months had 7) | 13 | $431,000 | $345,000 to $515,000 | $257.42 |
| The Islands, Barbados I and Antigua I | 112 units | 36 months (12 months had 8) | 15 | $450,000 | not shown | $223.33 |
The top of The Plantation's market is a handful of Somerset streets. In the 12 months to September 25, 2026, Chadsford Circle, the whole of the Parcel Four-A section with 68 homes, recorded 4 sales at a thin $915,000 median; Kingsmill Way recorded 5 at a thin $875,000; Gladstone Way sold twice, at $950,000 and $960,000; and Salisbury Court twice, at $910,000 and $925,000. Hadley Court recorded one sale, at $850,000. Kingsmill Way runs through Somerset's original plat and Parcel Two, Salisbury Court is in Parcel Two and Gladstone Way in Parcel Three, so the estate tier is spread across several sections. A Somerset estate home is priced against these streets and against Somerset's 24-month single-family window, 76 sales at $749,950, never against the community median.
Below the estate tier, Sussex Street in Parcel Five recorded 5 sales at a thin $700,000 median, Surrey Place 3 at $682,000, Chrasfield Chase 4 at $660,000 and Simsbury Terrace 3 at $540,000, all thin. Milford Place sold twice, at $740,000 and $795,000, and Merriweather Court twice, at $680,000 and $719,900. Epping Way in Parcel Four-B is Somerset's compact single-family section, 55 homes with a median heated area of 1,862 square feet on lots of about 8,200 square feet (an approximation from the county GIS layer); it recorded 3 sales at a thin $550,000. A Somerset seller on Epping Way is pricing against a different buyer from a seller on Chadsford Circle, and we say so in the pricing meeting.
| Plat family | Homes | 12-month sales | Median or prices |
|---|---|---|---|
| Phases One to Four ("Bridgetown at" legal) | 389 | 21 | $595,000 |
| Clarendon Street, Glenhurst Street and Moorhouse Place | 136 | 11 | $375,000 ($263.47 per heated sq ft) |
| Maitland Way plats (Maitland Way and Avingston Terrace; Maitland Way Replat) | 80 | 8 | $545,000 |
| Clifton Terrace | 47 | 4 | $530,000 (thin) |
| Westmoreland | 51 | 3 | $457,500 (thin) |
| Thurston Chase | 23 | 3 | $750,000 (thin) |
| Dennington Road | 56 | 2 | $540,000 and $585,000 |
| Remington Chase | 43 | 1 | $750,000 |
| Battersea Place | 58 | 1 | $485,000 |
Homes add to 883 and sales to 54. In the same 12 months a compact Clarendon Street plat home sold at a $375,000 median while Thurston Chase's three sales had a $750,000 median, inside the same association and behind the same gate. A Bridgetown home is priced inside its plat family first.
Bridgetown's compact tier is the Clarendon Street plat, Westmoreland, Phase Four and Avingston Terrace: median lots of about 6,800 to 7,300 square feet with homes of about 1,350 to 1,600 square feet, read from county GIS polygon areas, so treat the sizes as approximations. Avingston Terrace is the most uniform section in the community, 36 homes that are all 1,553 square feet with 2 bedrooms on the roll, and it recorded 3 sales at a thin $350,000. Glenhurst Street recorded 8 at a thin $376,000 and Westmoreland Way 3 at $457,500. When every home on a street shares a plan, condition and updates decide the price, and that is what we document.
At the other end of Bridgetown, Thurston Chase has a median lot near 11,650 square feet and every home is 2,488 square feet or larger on the roll; its 3 sales in the 12 months had a thin $750,000 median, and Remington Chase recorded one sale at $750,000. Castlereagh Street in Phase Three recorded 3 sales at a thin $745,000, Stonington Avenue sold twice at $740,000 and $800,000, and Maitland Way recorded 5 at $610,000. Bridgetown's 12-month high was $885,000, so a large Bridgetown home competes with Somerset's middle streets, and we show the buyer both.
The 220 condominium units sit in five condominiums inside Somerset, all built as two-story, four-unit buildings, with two ground-floor and two second-floor homes; the county GIS layer shows 110 units at story 1 and 110 at story 2. Glastonbury at The Plantation is the largest at 108 units on Glastonbury Circle, 1,550 to 2,065 square feet of county heated area, median 1,808, with 2 or 3 bedrooms. In the 12 months it recorded 7 sales at a $431,000 median, from $345,000 to $465,000; over 24 months 13 at $431,000. The Islands I and II, Barbados I and Antigua I together recorded 8 sales at a $455,000 median in the 12 months and 15 at $450,000 over 36 months. All 220 units recorded 15 sales at $445,000 in the 12 months, 22 at $441,200 over 24 months and 39 at $455,000 over 36 months.
| Street | Half | Sales | Median (thin) or sale prices |
|---|---|---|---|
| Glenhurst St | Bridgetown | 8 | $376,000 (thin) |
| Kingsmill Way | Somerset | 5 | $875,000 (thin) |
| Sussex St | Somerset | 5 | $700,000 (thin) |
| Maitland Way | Bridgetown | 5 | $610,000 (thin) |
| Laughton Cir | Bridgetown | 4 | $485,000 (thin) |
| Clifton Ter | Bridgetown | 4 | $530,000 (thin) |
| Chrasfield Chase | Somerset | 4 | $660,000 (thin) |
| Chadsford Cir | Somerset | 4 | $915,000 (thin) |
| Surrey Pl | Somerset | 3 | $682,000 (thin) |
| Epping Way | Somerset | 3 | $550,000 (thin) |
| Simsbury Ter | Somerset | 3 | $540,000 (thin) |
| Westmoreland Way | Bridgetown | 3 | $457,500 (thin) |
| Bourke Pl | Bridgetown | 3 | $575,000 (thin) |
| Castlereagh St | Bridgetown | 3 | $745,000 (thin) |
| Avingston Ter | Bridgetown | 3 | $350,000 (thin) |
| Thurston Chase | Bridgetown | 3 | $750,000 (thin) |
| Gladstone Way | Somerset | 2 | $950,000 and $960,000 |
| Salisbury Ct | Somerset | 2 | $910,000 and $925,000 |
| Milford Pl | Somerset | 2 | $740,000 and $795,000 |
| Stonington Ave | Bridgetown | 2 | $740,000 and $800,000 |
| Merriweather Ct | Somerset | 2 | $680,000 and $719,900 |
| Lithgow Ln | Bridgetown | 2 | $530,000 and $620,000 |
| Hadley Ct | Somerset | 1 | $850,000 |
Rows with 3 to 8 sales print a median labelled thin; rows with 1 or 2 sales print the sale prices themselves, never a median. Condominium buildings are summarized by condominium, never by unit, and house numbers are left off on purpose.
A seller in The Plantation competes inside a half and a section, not inside the community median. A Somerset estate home is priced against Chadsford Circle, Kingsmill Way, Gladstone Way and Salisbury Court and the 24-month Somerset window. A Bridgetown home is priced against its own plat family. A Glastonbury unit is priced against 13 Glastonbury sales over 24 months at $431,000, and a unit in The Islands, Barbados I or Antigua I against 15 sales over 36 months at $450,000. Your own number comes from the sales nearest your home in half, section, size, year and lot position, adjusted for what the walk-through shows.
We price a Plantation home in seven steps: name the half and the section, place it on its street, read its lot position on the lake or course, read its CDD class, date its construction, file its flood record, then walk it. Each step narrows the comparable set until the range rests on sales a buyer's appraiser will also read.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Arborwood CDD FY 2026/2027 budget; FEMA National Flood Hazard Layer).
The first question is which market you own. A Somerset single-family home is priced against Somerset sales, a Bridgetown home against Bridgetown sales, and a coach home against its own condominium and the other four. Inside each half the section matters: Somerset's original plat, Parcels Two to Five, the Parcel Three Replat and New Market at Somerset; Bridgetown's Phases One to Four and its nine later plats. The section decides the lot sizes, the build years and often the plan family, and it is how we group sales when a single street is too thin to read. Mixing halves is the most common pricing error we see, because a portal estimate does it automatically.
Within a section, the street and the most recent comparable sale do most of the work. A Chadsford Circle home is read first against Chadsford's 4 sales in the 12 months at a thin $915,000, then against Kingsmill Way, Gladstone Way and Salisbury Court. A Glenhurst Street home is read against Glenhurst's 8 sales at a thin $376,000 and the Clarendon Street plat's 11 at $375,000. Where a street has one or two sales, we list them with their size and year built, so you see exactly why your range sits where it does.
Lot position sorts the comparables. The golf land is 20 parcels of about 115 acres, every one platted as a Somerset at The Plantation tract, and no golf parcel carries a Bridgetown legal description (Lee County GIS, ParcelAddress layer). So a golf-course lot is a Somerset feature, while lake lots run through both halves. We compare a golf lot with golf lots and a lake lot with lake lots where the record allows, and we print no premium the sales cannot show. The county GIS pool flag marked 575 of Somerset's 731 single-family homes and 426 of Bridgetown's 883 as read October 11, 2026 (576 and 429 on the October 28, 2026 read), so a pool is a common feature in Somerset and a point of difference in Bridgetown.
The Plantation recorded 108 qualified sales in the 12 months to September 25, 2026 at a $562,500 median, and its 93 single-family resales sold at a $610,000 median. If you are selling, request your free home valuation for The Plantation, or Call Jesse direct at (239) 898-6072. If you are moving within The Plantation or buying your next home, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Every Plantation home carries an Arborwood CDD line on its Lee County tax bill, and two neighbors can carry different amounts. The line is two numbers added together: operations and maintenance, $89.45 in Bridgetown and $247.04 in Somerset for FY 2026/2027, plus the lot's share of the Series 2018 debt, set by lot width and by how much of the original bonds the lot's builder or owners prepaid (Arborwood CDD, August 3, 2026 hearing book). A Bridgetown lot in class 55 ft (1) pays $743.45, a lot in class 55 ft (3) pays $1,093.45, and each of the two lots in class 55 ft (5), whose bond share is paid off, pays $89.45. A buyer compares this line across every home on the tour, so it goes in the listing file.
Homes here were built from 2006 to 2021, with a median year of 2015 for single-family homes. On the county GIS layer, 411 single-family homes were built from 2006 to 2011, 612 from 2012 to 2016 and 580 from 2017 to 2021, an approximation of the roll. By permit date, the 2010 Florida Building Code applied from March 15, 2012, the 5th Edition (2014) from June 30, 2015, the 6th Edition (2017) from December 31, 2017 and the 7th Edition (2020) from December 31, 2020 (Florida Building Commission, effective dates). A 2007 home on Somerset's original plat and a 2019 home in Remington Chase are different products to an insurer and to an inspector, so we put the permit year, the roof age and the opening protection in the file.
FEMA's National Flood Hazard Layer returned Zone X, area of minimal flood hazard, at all 42 points we tested in The Plantation, lake-edge, golf-edge and condominium lots included, on FIRM panels effective August 28, 2008 (FEMA National Flood Hazard Layer). FEMA's pending Lee County revision, scheduled to take effect March 2, 2027, leaves the panels and zones here unchanged. That is a fact a seller can print, with the query behind it, and we print it.
No record holds condition. The walk-through tells us the finish level, the lanai, the pool and screen cage, the kitchen and baths, the flooring, the roof and mechanical age, generator and shutters, and the work a buyer's inspector will find. Roof ages and permits are not on the public record we read, so we ask you for yours. We adjust the recorded comparables for those differences in writing, so you see why the range sits where it does.
We deliver a range, not a single number: the recorded sales of your half, section and street, the CDD class your buyer will carry, your association's estoppel request, the Bridgetown fee or the Somerset documents, the club's published facts in the club's own words, the flood record and a net sheet. Then we agree on a launch price and the trigger that tells us to adjust it, based on showing activity and buyer feedback rather than hope. Call Jesse direct at (239) 898-6072 to book the first visit.
A Plantation buyer compares your home first with other homes in your half and section, then with the other half behind the next gate, then with nearby Fort Myers communities such as Arborwood Preserve, Pelican Preserve and Paseo. With no builder-direct sale recorded since 2021, your competition is other owners, and the listing that documents more wins.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Most Plantation buyers tour more than one section before they choose, and they read the CDD class and the association layers as part of the price. A buyer looking at a Somerset home on Sussex Street at its thin $700,000 median will often also look at Chrasfield Chase or Surrey Place, and the difference between them is lot size, lot position, era and the CDD class. We price your home so that, set beside the alternatives in your half, it reads as the better value for its buyer.
A buyer who has not chosen a half will put a large Bridgetown home beside a Somerset middle-street home. Bridgetown's 12-month high was $885,000 and Thurston Chase's thin median $750,000, while Somerset's single-family median was $735,000, so the two halves overlap at that point. The buyer weighs Somerset's golf setting and the Great House against Bridgetown's published rules and its own amenity center with 5 tennis, 4 pickleball and 3 bocce courts. Bridgetown's buyer also pays the $2,000 Resale Reserve Fund Conveyance Fee at closing. We show the buyer the half your home is in on its own terms, not as the cheaper or dearer version of the other.
The last builder-direct closings (an estimate) ran through 2021, and the roll shows zero vacant residential lots. A Plantation buyer cannot buy new inside the gates, so the choice is between finished resales. A finished resale offers a known home on a known lot with a known CDD class, landscaping in place and a closing date measured in weeks. A buyer who wants new construction has to leave the community, and we price your home so the resale case is the easy one to make.
The same half can hold homes twelve years apart in age. Somerset's original plat and Parcel Two date from the Centex years, and Bridgetown's Thurston Chase, Battersea Place and Remington Chase from 2018 and 2019 plats. Buyers read the difference in roofs, windows, systems and finishes, and so do insurers: Citizens requires a four-point inspection on applications for homes more than 20 years old, and the first Plantation homes, built in 2006, reach that age in 2026 (Citizens, Inspections). We price an older home against its own era where the sales allow, and we document every update since the original build.
A coach-home seller competes with the other condominium units and with condominiums outside the gates. Inside Somerset, condominium, floor and plan matter most: ground-floor and second-floor units in the same building share a roof and a structure but differ on stairs, privacy and outdoor space. Outside the gates, a buyer can compare a Glastonbury unit with Paseo, whose 43 condominium sales in the same 12 months ran at a $330,000 median on the county record. A coach home here wins that comparison on the gate, the Somerset amenity center and the golf setting, and we make the case in those terms.
We market a Plantation home on the facts a buyer here transacts on: the half and the section stated correctly, the county heated area, the FY 2026/2027 CDD class and its amount, the association layer and its documents, the club's own published pages, and the flood and storm record. Then we put that file in front of qualified buyers before the first showing.
Data updated: October 2026 (Arborwood CDD FY 2026/2027 budget; Bridgetown recorded documents; The Plantation Golf and Country Club pages read October 11 and October 28, 2026; FEMA National Flood Hazard Layer; Lee County evacuation and wind layers).
A Plantation listing file carries the tax bill with its CDD line, the estoppel request for your association (and for a coach home the condominium association), Bridgetown's recorded rules or Somerset's resale package, the flood printout showing Zone X, the evacuation zone, the wind mitigation form if you have one, the roof and mechanical records, and any architectural approvals. A buyer who can read those before the showing writes a firmer offer, and a buyer's lender and insurer move faster.
Professional photography, cinematic video and drone work show what no floor plan can: the line of a fairway behind a Somerset lanai, the lake from a Bridgetown pool deck, the scale of a Thurston Chase lot. For luxury Plantation sellers we add our qualified-buyer database, and discretion and off-market capability when it is needed. We shoot the club and The Great House only as the club allows and label them as the club's, because the club is privately owned and operated.
We describe the course the way its own records do: 18 holes, par 72, designed by Dr. Michael Hurdzan and Dana Fry, "established 2008" on the club's scorecard dated November 21, 2025, 7,141 yards from the back tees with a course rating of 73.7 and a slope of 139 for men from the Blue tees (club scorecard; Florida State Golf Association club rating record, read October 28, 2026). The club says plainly that "golf course access is exclusive to members and their guests" (club, Guest Information), so a fairway view is a setting, not a tee time, and we never write it as one.
The club began re-grassing the course with Bimini Bermuda on April 1, 2026, a multi-million-dollar renovation planting throughout the course except the greens, and said it anticipated reopening in the fourth quarter of 2026, pending grow-in (club, Capital Improvements). If your home looks over the course, a buyer touring during grow-in sees new turf instead of a finished fairway. We do not claim the renovation adds or subtracts value. We say what the club says, link the club's own page, and let photographs taken before April 2026, dated as such, show the view as it was. When the club announces the reopening, the listing says so the same day.
The Plantation Golf and Country Club at 10500 Dartington Drive is owned and operated by Heritage Golf Group, which announced on October 29, 2025 that it had bought the club (Heritage Golf Group, October 29, 2025). The club's membership pages publish two categories, Full Golf and Social, with an optional Heritage Plus reciprocal upgrade for Full Golf members, and send prospective members to the membership office through a request form and a tour (club, Membership Categories). On October 11, 2026 the club's home page carried "Golf Waiting List memberships being accepted with playing access at local and travel clubs" (The Plantation Golf and Country Club). Initiation, dues and food minimums are not published. We quote the club's own words, and we never describe membership as included, optional, mandatory or bundled with a home, because the records we could read do not say so for Somerset and Bridgetown's recorded declaration conveys no club right.
Lee County's subdivision record flags both halves as gated. At Bridgetown, guests enter a homeowner-issued access code or call the homeowner from the kiosk directory, owners create guest passes in the MyQ Community app, and resident vehicles open the gates with RFID tags (Bridgetown, FAQ). Gate staffing is not stated on any first-party page, and Bridgetown's recorded declaration says its entry gates "may or may not be manned". For Somerset we confirm the association's access procedure before the first showing. We register each showing in advance, confirm the buyer's agent and arrival time, and keep a log, so a buyer's first impression is an expected arrival rather than a wait at the kiosk.
Every Plantation listing goes to the Southwest Florida MLS, to our own buyer list and to the agents who represent golf-community buyers across Lee and Collier counties. Buyers relocating from out of state read the record before they fly in, so we send the file ahead of the tour. For buyers browsing the wider city, our team site lists Fort Myers homes for sale on DomainRealtyGroup.com. When a sale needs to stay private, we can market it privately to qualified buyers first.
Route miles from the Somerset entrance, measured with OSRM routing on October 21, 2026: I-75 Exit 131 at Daniels Parkway, 1.1; Gulf Coast Town Center, 5.0; Gulf Coast Medical Center, 5.1; Southwest Florida International Airport's terminal, 5.2; Florida Gulf Coast University, 7.0; downtown Fort Myers, 11.7; Fort Myers Beach at Times Square, 15.3; the Sanibel Causeway toll plaza, 16.6; and Naples Fifth Avenue South, 33.5. From the Bridgetown gate, downtown is 9.5 and I-75 at Colonial Boulevard 5.1. JetBlue Park, the Boston Red Sox spring training ballpark, is 2.9 route miles from the clubhouse (Lee County Parks, JetBlue Park). The Plantation sits outside every Lee County airport noise zone at all ten points we tested (Lee County GIS, Airport Noise Zones). Those are the facts a buyer weighing The Plantation against a coastal address asks first.
When your street has recorded one or two sales in a year, your listing may be the only comparable on the market for a buyer who wants that street. That is an advantage if the listing is priced from the record and documented in full, and a risk if it is priced from a blended median. We set the price from the section's longest reliable window, show the buyer the individual sales, and let the file carry the argument.
We negotiate a Plantation sale partner to partner, on documents: the inspection report against your records, the appraisal against your half's recorded sales, the CDD class against the buyer's budget, and the club's published facts against the buyer's expectations. Most of what a buyer would use to reopen the price, we answer before the offer arrives.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Arborwood CDD FY 2026/2027 budget; Citizens Property Insurance Corporation flood requirement).
Homes here date from 2006 to 2021, so inspectors focus on roofs, air conditioning, water heaters, pool equipment, screen cages and windows. We review the inspection report with you line by line, separate safety items from preferences, and answer each request with a repair, a credit or a documented reason to decline. A pre-listing inspection on a home from the first cohort, 2006 to 2011, often costs less than one renegotiation.
An appraiser reads the same county record we do, and on a thin street the appraiser may reach outside it. We send the appraiser the section's recorded sales, the lot position, the CDD class and the updates since the original build, so the comparables chosen are the right ones. When a Somerset estate home has only two same-street sales in a year, that package is what keeps an appraisal from defaulting to the community median, or worse, to a Bridgetown sale.
Commissions have always been negotiable. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and a seller may still choose to offer compensation or a closing-cost concession off the MLS (National Association of REALTORS, settlement facts). We weigh every offer on price, financing, inspection period, closing date and contingencies, and we show you the net to you on each one.
"What does the association charge?" The estoppel certificate answers it. "What is the CDD line?" The tax bill and the district's FY 2026/2027 class table answer it. "Is there a transfer fee?" In Bridgetown, Section 8.12 of the declaration answers it: $2,000, paid by the buyer. "Do I have to join the club?" Bridgetown's recorded declaration conveys no club right, and for Somerset we request the declaration with the resale package and quote only what it says. "Is it in a flood zone?" The FEMA printout answers it: Zone X. "What about the construction at Treeline and Daniels?" Lee County's and FDOT's schedules answer it. A buyer who gets a document in place of an opinion has less room to negotiate.
Citizens Property Insurance Corporation requires flood coverage on wind-covering personal residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt (Citizens, flood insurance requirement). A buyer insured through Citizens will price a flood policy even in Zone X. The City of Fort Myers is a Community Rating System Class 6 community effective October 1, 2025, which earns 10 percent off NFIP premiums outside the special flood hazard area, so 10 percent for Zone X homes here (City of Fort Myers, Community Rating System). Your current flood and wind premiums, if you carry them, belong in the file.
In the 12 months to September 25, 2026, Lee County recorded 39 Somerset single-family resales from $473,000 to $1,180,000, 54 Bridgetown resales from $315,500 to $885,000 and 15 condominium resales from $325,000 to $520,000. The tables below group them by street and section so you can find the sales nearest your own home.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every row: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. House numbers, unit numbers and parcel identifiers are left off on purpose; streets and sections only.
| Street | Section | 12-month sales | Median (thin) or prices |
|---|---|---|---|
| Chadsford Cir | Parcel Four-A | 4 | $915,000 (thin) |
| Kingsmill Way | Original plat and Parcel Two | 5 | $875,000 (thin) |
| Gladstone Way | Parcel Three | 2 | $950,000 and $960,000 |
| Salisbury Ct | Parcel Two | 2 | $910,000 and $925,000 |
| Hadley Ct | Parcel Three and the Three Replat | 1 | $850,000 |
| Milford Pl | Original plat and Parcel Two | 2 | $740,000 and $795,000 |
| Sussex St | Parcel Five | 5 | $700,000 (thin) |
| Surrey Pl | Parcels Two and Three | 3 | $682,000 (thin) |
| Merriweather Ct | Parcel Three Replat | 2 | $680,000 and $719,900 |
| Chrasfield Chase | Parcel Three and the Three Replat | 4 | $660,000 (thin) |
| Epping Way | Parcel Four-B | 3 | $550,000 (thin) |
| Simsbury Ter | Parcel Two | 3 | $540,000 (thin) |
Somerset single-family homes recorded 39 sales in all at a $735,000 median. The twelve streets above carried 36 of them; three more fell on Somerset streets that recorded one sale each, among them the 12-month high of $1,180,000.
| Street | Plat family | 12-month sales | Median (thin) or prices |
|---|---|---|---|
| Stonington Ave | Phases One to Four | 2 | $740,000 and $800,000 |
| Thurston Chase | Thurston Chase | 3 | $750,000 (thin) |
| Castlereagh St | Phases One to Four | 3 | $745,000 (thin) |
| Maitland Way | Maitland Way plats | 5 | $610,000 (thin) |
| Bourke Pl | Phases One to Four | 3 | $575,000 (thin) |
| Lithgow Ln | Phases One to Four | 2 | $530,000 and $620,000 |
| Clifton Ter | Clifton Terrace | 4 | $530,000 (thin) |
| Laughton Cir | Phases One to Four | 4 | $485,000 (thin) |
| Westmoreland Way | Westmoreland | 3 | $457,500 (thin) |
| Glenhurst St | Clarendon Street plat | 8 | $376,000 (thin) |
| Avingston Ter | Maitland Way plats | 3 | $350,000 (thin) |
Bridgetown recorded 54 sales at a $520,000 median, from $315,500 to $885,000. The eleven streets above carried 40 of them. Dennington Road recorded two sales, at $540,000 and $585,000, and Remington Chase and Battersea Place one each, at $750,000 and $485,000, per the plat-family table above; the other ten Bridgetown sales fell on streets that recorded one or two sales each.
| Condominium | Window | Sales | Median | Range |
|---|---|---|---|---|
| Glastonbury at The Plantation | 12 months | 7 | $431,000 | $345,000 to $465,000 |
| Glastonbury at The Plantation | 24 months | 13 | $431,000 | $345,000 to $515,000 |
| The Islands, Barbados I and Antigua I | 12 months | 8 | $455,000 | not shown |
| The Islands, Barbados I and Antigua I | 36 months | 15 | $450,000 | not shown |
| All five condominiums | 12 months | 15 | $445,000 | $325,000 to $520,000 |
A Plantation seller prices against the sales nearest the home, not the community figure. A Chadsford Circle or Kingsmill Way home reads against a thin $875,000 to $915,000 street tier and the Somerset 24-month median of $749,950. A Glenhurst Street home reads against the Clarendon Street plat's $375,000 median. A Thurston Chase home reads against its own three sales at $750,000 and the top of Bridgetown's range. A Glastonbury unit reads against 13 sales over 24 months at $431,000. Every one of those is a different listing plan, and we build yours from the right rows.
Selling a Plantation home typically costs a negotiated commission, the deed documentary stamp tax at $0.70 per $100 of price, the owner's title policy that Lee County custom assigns to the seller, a capped estoppel fee for each association, and prorated taxes and CDD charges. At the $562,500 community median, the stamps, title and one estoppel come to $7,124.00.
Data updated: October 2026 (Florida Statutes 201.02, 720.30851 and 718.116; Florida Administrative Code rule 69O-186.003; price points from Lee County recorded sales through September 25, 2026; our arithmetic).
Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy, and customarily selects the closing agent; the contract controls who pays what (Florida Department of Revenue, Documentary Stamp Tax).
| Sale price (basis) | Doc stamps | Owner's title (estimate) | Estoppel cap | Fixed costs total |
|---|---|---|---|---|
| $375,000 (Clarendon Street plat 12-month median) | $2,625.00 | $1,950.00 | $299 | $4,874.00 |
| $445,000 (condominium 12-month median), one estoppel | $3,115.00 | $2,300.00 | $299 | $5,714.00 |
| $445,000 (condominium 12-month median), two estoppels | $3,115.00 | $2,300.00 | $299 x 2 = $598 | $6,013.00 |
| $520,000 (Bridgetown 12-month median) | $3,640.00 | $2,675.00 | $299 | $6,614.00 |
| $562,500 (community 12-month median) | $3,937.50 | $2,887.50 | $299 | $7,124.00 |
| $610,000 (single-family 12-month median) | $4,270.00 | $3,125.00 | $299 | $7,694.00 |
| $735,000 (Somerset single-family 12-month median) | $5,145.00 | $3,750.00 | $299 | $9,194.00 |
| $915,000 (Chadsford Circle thin median) | $6,405.00 | $4,650.00 | $299 | $11,354.00 |
| $1,180,000 (12-month high) | $8,260.00 | $5,525.00 | $299 | $14,084.00 |
Those fixed costs run from about 1.3 percent of price on the $375,000 sale to about 1.2 percent on the $1,180,000 sale (our arithmetic: $4,874.00 / $375,000 and $14,084.00 / $1,180,000). The share falls as price rises because the estoppel is flat and the title rate steps down above $1,000,000. The Bridgetown $2,000 Resale Reserve Fund Conveyance Fee is not in the table, because the buyer pays it.
We print no commission rate, because there is no standard rate and yours is set in a written listing agreement. To read the table against any rate you are quoted, use this: each 1 percent of commission is $3,750 on a $375,000 Clarendon Street plat home, $4,450 on a $445,000 coach home, $5,200 at the $520,000 Bridgetown median, $5,625 at the $562,500 community median, $7,350 at the $735,000 Somerset median and $11,800 on a $1,180,000 Somerset home. Any compensation you choose to offer a buyer's broker is a separate decision, made off the MLS, and goes on the same net sheet.
The documentary stamp tax is $0.70 per $100 of consideration under section 201.02, Florida Statutes, with the price rounded up to the next $100. At $562,500 that is 5,625 units x $0.70 = $3,937.50. Florida promulgates the owner's policy premium at $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000 (Florida Administrative Code rule 69O-186.003). The rule counts any fraction of $100 of liability as a full $100, and every price point above is already a whole $100. At $562,500 the premium is $575.00 + $462,500 x $5.00 per $1,000 = $2,312.50, for $2,887.50. At $1,180,000 it is $575.00 + $4,500.00 + $180,000 x $2.50 per $1,000 = $450.00, for $5,525.00. Title figures are estimates: reissue credits and endorsements vary by title company.
Under section 720.30851, a homeowners association may charge up to $299 for an estoppel certificate on a current account, $119 more for expedited delivery and $179 more if the account is delinquent; section 718.116 sets the same caps for a condominium (DBPR estoppel fee schedule). A Somerset or Bridgetown single-family sale needs one from your community association. A Glastonbury, Islands, Barbados or Antigua sale needs one from the condominium association, and whether condominium owners are also members of the Somerset association is stated in documents we could not read, so the title company asks both. Neither community association publishes its assessment, so the estoppel is the written answer to the question every buyer asks.
Lee County taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the days the seller owned the home (Lee County Tax Collector, property taxes). Taxes are customarily prorated on the current year's taxes with the 4 percent maximum discount, using the prior year's bill when the current bill has not been issued. The final 2026 millage for tax district 090, City of Fort Myers, is 16.9702 mills, or $16.9702 per $1,000 of taxable value (Lee County Property Appraiser, 2026 Taxing District Millage Book, district 090, printed October 9, 2026); the 2025 bill carried 16.5034. As an illustration only, a home with $400,000 of taxable value would carry $6,788.08 of 2026 ad valorem tax at the final rate, $6,516.56 after the 4 percent discount, and a closing 180 days into the year would credit about $3,213.65 to the buyer (our arithmetic: $400,000 x 16.9702 / 1,000 = $6,788.08, x 0.96, then x 180 / 365). Your real figure depends on your own taxable value, exemptions and the bill the title company prorates on. The CDD line, the City's fire, solid waste and stormwater lines and the county solid waste line ride on the same bill, and the closing agent splits them under your contract.
Commissions have always been negotiable. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and that agreement must state the buyer agent's compensation (National Association of REALTORS, written buyer agreements). A seller may still choose to offer compensation or a closing-cost concession off the MLS. We give every Plantation seller a written net sheet before the listing agreement is signed.
The deed is customarily recorded by the buyer, at the recording fee of $10.00 for the first page and $8.50 for each additional page, which combines the s. 28.24 base fee of $5.00 / $4.00 with the other statutory recording charges (section 28.24, Florida Statutes; Lee County Clerk, requirements for recording deeds). A settlement fee, title search and municipal lien search are set by the title company, not by the state, so they appear on your net sheet as the title company quotes them.
Bridgetown charges a $2,000 Resale Reserve Fund Conveyance Fee on resales, paid by the buyer at closing into the association's reserve account, under Section 8.12 of the declaration, recorded January 7, 2025 as Instrument 2025000005220 (Bridgetown, Governing Documents). The recorded exemptions include transfers between Bridgetown lots, inheritance, estate-planning transfers without a change of occupancy, transfers under divorce orders and foreclosure to the association. It is the buyer's cost, but it is your disclosure: we put it in the listing so it never surfaces for the first time on the estoppel. Somerset's equivalent, if any, is not published.
The table excludes your mortgage payoff, the title company's settlement and search fees, any repairs you agree to, any buyer concession, any CDD bond prepayment you choose to make, and income tax on any gain. IRS Publication 523 explains the federal exclusion for gain on the sale of a main home (IRS Publication 523); ask your tax adviser how it applies to you. Call Jesse direct at (239) 898-6072 for a net sheet built on your own numbers.
A Plantation seller owes disclosures before the buyer signs, not at closing: the homeowners association disclosure summary for a single-family home in Somerset or Bridgetown, the condominium documents for a coach home, the property tax disclosure summary, the flood disclosure, and any known material defect. Missing one hands the buyer a way out of the contract.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 190.048, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). This section is general information, not legal advice; your closing agent or attorney applies it to your sale.
Section 720.401, Florida Statutes, sets four rules a seller of a parcel in a mandatory homeowners association should know (section 720.401). The timing is pre-contract: the summary must be supplied before the buyer executes the contract for sale. On a resale by an owner who is not the developer, the parcel owner, the seller, supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary is not supplied first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. On a single-family home in The Plantation, Somerset at The Plantation Community Association or Bridgetown at The Plantation Community Association is the Chapter 720 association, so we put the summary in the file before the first offer arrives.
The HOA disclosure statute has a real fork. Section 720.401(2) says the section does not apply to associations governed by chapter 718, the condominium chapter, and each of the 220 coach-home units sits under a condominium association: Glastonbury at The Plantation, Barbados I at Somerset, The Islands at Somerset or Antigua I at Somerset. A coach-home resale is governed on the condominium side by section 718.503, which requires the seller to give the buyer the governing documents and a current question-and-answer sheet and gives the buyer its own cancellation window. Whether a condominium owner is also a member of the Somerset association is stated in documents we could not read, so how the two regimes combine on a particular coach-home sale is a question for your closing agent or attorney, and we route it there before the listing goes live.
Bridgetown's recorded documents are posted, and two covenants travel with every Bridgetown sale. Article XXI of the Declaration states that Bridgetown "is part of an established uniform community development district known as Arborwood Community Development District", and owners covenant to pay its assessments. Section 8.12, recorded January 7, 2025, sets the $2,000 Resale Reserve Fund Conveyance Fee the buyer pays at closing (Bridgetown, Governing Documents). That gives a documented split: you owe the disclosure, the buyer owes the transfer fee. Somerset's recorded declaration, amendments and rules were not available for us to read, so we do not say what they provide; before listing a Somerset home we obtain them with the resale package and read the assessment, leasing and transfer articles with you.
Section 190.048, Florida Statutes, requires a bold CDD disclosure in the contract for the initial sale of a parcel in a community development district (section 190.048). On a resale, the standard Florida contract forms carry their own CDD paragraph, and the Arborwood CDD line is printed on the public tax bill. We disclose your CDD class and its FY 2026/2027 amount in the listing itself, because a buyer who finds it late treats it as a surprise.
Every residential buyer must receive the property tax disclosure summary under section 689.261, which warns that the buyer's taxes may change after a sale; in The Plantation a buyer's taxable value resets after the purchase, and the CDD line continues. Florida also requires a written flood disclosure at or before the contract on every residential sale under section 689.302, covering any known flood damage, any flood insurance claims and any federal flood assistance. With every point we tested in Zone X, the form is short, but it is still owed.
A Florida seller must disclose known facts that materially affect value and are not readily observable to the buyer, under the Florida Supreme Court's decision in Johnson v. Davis; an "as is" contract does not remove that duty. Most Florida sellers document known conditions on the Florida Realtors seller's disclosure form. Accurate disclosure is cheaper than any renegotiation, and we help you complete it.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more (section 553.899; section 718.112). The Plantation's condominium buildings are two stories, which falls below that threshold on the statute text. That does not mean an association has no reserve obligations: every Florida condominium association keeps a budget and reserve schedule under Chapter 718. We have not read the five condominiums' own documents, so we ask each association for its budget, reserve position and any special assessment for the file.
Four bodies touch a Plantation sale: the Arborwood CDD, whose line stays with the parcel on the tax bill; your community association, Somerset or Bridgetown, which issues the estoppel; a condominium association for a coach home; and The Plantation Golf and Country Club, privately owned and operated by Heritage Golf Group. We document each one before the listing goes live.
Data updated: October 2026 (Arborwood CDD August 3, 2026 hearing book; Florida Division of Corporations; Bridgetown recorded documents; The Plantation Golf and Country Club pages read October 11 and October 28, 2026).
The Arborwood Community Development District is an independent special district under Chapter 190, Florida Statutes, established June 14, 2004 by Rule 42RR-1, Florida Administrative Code, with a five-member board of supervisors (Florida Auditor General, Arborwood CDD financial report, FY 2025). Its assessments are collected on the Lee County property tax bill, and the sampled 2025 bills carry an "ARBORWOOD CDD" line. Because the line rides on the tax bill, it stays with the parcel when you sell: the buyer takes it over, and the contract and settlement statement set how the current year is split. The district's board meets in the Somerset amenity center community room at 10401 Dartington Drive (Arborwood CDD, Documents).
Every Bridgetown home pays one of fifteen FY 2026/2027 classes, quoted gross before the early-payment discount. The class labels are the budget's; the county roll shows every Bridgetown home as single-family.
| Lot class (budget label) | Units | Gross per home |
|---|---|---|
| Multifamily-labelled class MF (2) | 66 | $1,365.45 |
| Multifamily-labelled class MF (3) | 36 | $1,094.45 |
| 42 ft (1) | 185 | $577.45 |
| 42 ft (3) | 39 | $1,094.45 |
| 42 ft (5) | 1 | $89.45 |
| 55 ft (1) | 230 | $743.45 |
| 55 ft (3) | 71 | $1,093.45 |
| 55 ft (5) | 2 | $89.45 |
| 67 ft (1) | 130 | $885.45 |
| 67 ft (2) | 38 | $1,365.45 |
| 67 ft (3) | 90 | $1,093.45 |
| 67 ft (4) | 33 | $1,537.45 |
| 75 ft (2) | 34 | $1,535.45 |
| 75 ft (3) | 3 | $1,263.45 |
| 75 ft (4) | 27 | $1,621.45 |
Source: Arborwood CDD, August 3, 2026 hearing book. The units add to 985, the budget's Bridgetown assessment-unit count; the budget also lists two Bridgetown classes, 55 ft (2) and 75 ft (1), that hold no units.
| Lot class (budget label) | Units | Gross per home |
|---|---|---|
| Multifamily (condominium) (1) | 43 | $745.04 |
| Multifamily (condominium) (2) | 123 | $1,523.04 |
| Multifamily (condominium) (3) | 27 | $1,252.04 |
| Multifamily (condominium) (4) | 27 | $1,695.04 |
| 55 ft (1) | 78 | $901.04 |
| 55 ft (2) | 126 | $1,523.04 |
| 55 ft (3) | 46 | $1,251.04 |
| 67 ft (1) | 96 | $1,043.04 |
| 67 ft (2) | 101 | $1,523.04 |
| 67 ft (3) | 52 | $1,251.04 |
| 67 ft (4) | 30 | $1,695.04 |
| 67 ft (5) | 4 | $247.04 |
| 75 ft (1) | 57 | $1,136.04 |
| 75 ft (2) | 77 | $1,693.04 |
| 75 ft (3) | 27 | $1,421.04 |
| 75 ft (4) | 39 | $1,779.04 |
| 75 ft (5) | 1 | $247.04 |
Source: the same hearing book. The multifamily units add to 220, the same as the condominium units on the roll, and all seventeen classes add to 954, the budget's Somerset assessment-unit count.
Every CDD line here is operations and maintenance plus the lot's share of the Series 2018 debt. In Bridgetown the operations part is $75.70 shared across the district plus $13.75 for Bridgetown-only costs, $89.45 in all; in Somerset it is $78.09 shared plus $168.95 for Somerset-only costs (aquatic control, lake bank erosion, preserve maintenance, a field inspector and stormwater drains), $247.04 in all. Subtract that from a class and you have the debt share: a Bridgetown 55 ft (1) lot carries $654.00 of debt ($743.45 minus $89.45), and a Somerset 75 ft (4) lot $1,532.00 ($1,779.04 minus $247.04), our arithmetic. Nothing about the houses explains the difference; the bond history of each lot does, so we read your class from your own tax bill.
The debt part of the line repays the Series 2018 bonds: Series 2018 A-1, $24,465,000 original par at an average rate of 3.02 percent, maturing May 2036, with $16,360,000 outstanding on January 1, 2026; and Series 2018 A-2, $8,740,000 at an average rate of 4.65 percent, maturing May 2036, with $5,670,000 outstanding. All parcels except Parcel C pay them; Parcel C is Arborwood Preserve, which pays its own Series 2014 bonds. When the bonds are repaid, the debt part ends and the operations part continues every year. The golf course pays its own line, $190,989.02 for FY 2026/2027 ($67,433.02 of operations and maintenance plus $123,556.00 of Series 2018 debt), paid by the course owner, so none of the classes on a home's bill is a club charge.
The debt share can be paid off early, and the per-lot amount comes from the district manager's prepayment letter; per-lot payoff amounts are not published. Whether a payoff helps your sale is arithmetic: it lowers the buyer's annual line to the operations figure, $89.45 in Bridgetown or $247.04 in Somerset, and a lower line is easier to sell, but the payoff is cash from your proceeds. We show you both sides on the net sheet and let you decide.
State corporate records show two community associations and no master association above them; the Arborwood CDD is the shared layer (Sunbiz, entity name list "THE PLANTATION"). Somerset at The Plantation Community Association, Inc. was filed August 29, 2006, has a five-member board and is managed by FirstService Residential (Sunbiz, Somerset association). Bridgetown at The Plantation Community Association, Inc. was filed January 22, 2007, has a seven-member board, keeps its office at 11741 Kingsbridge Boulevard and lists Castle Group as management (Sunbiz, Bridgetown association; Bridgetown at The Plantation). There is no single "Plantation HOA" fee, no single estoppel and no single rule book, and we name your association on every page of the listing file.
Somerset's 220 condominium units sit in five condominiums governed by four condominium associations, all Active: Glastonbury at The Plantation (filed 2011), Barbados I at Somerset (2006), The Islands at Somerset (2006, governing Islands I and Islands II) and Antigua I at Somerset (2009) (Sunbiz, Glastonbury at The Plantation Condominium Association). Their assessments, reserves and insurance are not published in any document we could read, so a coach-home seller requests the budget, the reserve schedule, the certificate of insurance and the estoppel for the file.
Bridgetown's recorded rules answer the investor's first questions: written leases, a minimum term of one month, a copy to the association before the lease starts, no more than three leases of a lot in any 12 months, the whole home only and no time-share (Bridgetown, Sales and Leasing). Bridgetown sets no limit on the number of pets; its restricted breeds are the New Guinea singing dog, the pit bull and the Presa Canario and their crosses. RVs and trailers too large for the garage may sit in a driveway no more than three consecutive nights. Most continuing violations are fined $100 per day to a $1,000 maximum after a 30-day cure, under the schedule approved May 22, 2025, and fines show up on the estoppel, so we ask about open violations before we list. Somerset's leasing, pet and vehicle rules are in documents we could not read, and Somerset's Declaration and Rules govern.
The Plantation Golf and Country Club is a private club owned and operated by Heritage Golf Group, separate from the Somerset and Bridgetown associations and from the CDD. Lee County records show the golf parcels sold on October 28, 2025 for $18,500,000 (Lee County GIS, ParcelAddress layer), and Heritage Golf Group's October 29, 2025 release announced the purchase and thanks Hampton Golf for the transition. Heritage Golf Group lists The Plantation and The Club at Pelican Preserve among its Fort Myers properties (Heritage Golf Group, Our Properties). The club's membership pages publish Full Golf and Social categories and a request form and tour for prospective members; they do not publish initiation, dues or food minimums.
Three questions are not answered on any record we read, and a buyer's agent will ask each. Whether any Somerset lot carries a club obligation depends on Somerset's declaration, which we could not read. Whether a seller's membership passes to a buyer is not published. And the length of the golf waiting list is not published. Bridgetown's recorded declaration conveys no club membership or golf right, so a Bridgetown buyer joins through the club like anyone else the club accepts. Before we list, we ask you in writing what membership you hold and which category, and we say only what the club's own documents support.
Flood and storm facts help a Plantation seller: every one of the 42 points FEMA's map was queried at is Zone X, the pending 2027 map revision leaves the panels unchanged, the whole community is in Lee County Evacuation Zone D, and homes sit at a 160 mph design wind speed. We put each fact in the listing file with its source.
Data updated: October 2026 (FEMA National Flood Hazard Layer and pending revision; Lee County Evacuation Zones and Design Wind Speed layers; Florida Statutes 627.7011; Citizens flood requirement; OpenFEMA NFIP datasets as of September 8 and October 14, 2026).
We queried FEMA's National Flood Hazard Layer at 42 points: ten interior street points spread across both halves, plus 32 lots chosen because they sit beside a lake, beside a golf parcel or in a condominium, one or two per plat. Every one returned Zone X, area of minimal flood hazard, with no base flood elevation, and polygon queries over both subdivision outlines returned no A, AE or VE zone, no LOMR and no LOMA (FEMA NFHL, Flood Hazard Zones; FEMA NFHL, LOMAs). The lake edge is not a flood-zone edge anywhere in the community on the current maps. Zone X is a mapping category, not a promise, so we never call a home flood-free; we print the panel and the query.
The Plantation sits on FIRM panels 12071C0434F and 12071C0445F, effective August 28, 2008, which FEMA does not print because they contain "no special flood hazard areas"; a sliver of the west margin falls on panel 12071C0433G, effective December 7, 2018, which no tested lot touches (FEMA NFHL, FIRM Panels). FEMA's pending Lee County revision is scheduled to take effect March 2, 2027 and does not change the panels or zones here (FEMA Pending NFHL). A buyer comparing communities with changing maps will read this as stability, and we say it in the listing.
In the four Census block groups that contain The Plantation, OpenFEMA records two NFIP claims in the dataset's history, both from Hurricane Ian on September 28, 2022, both rated Zone X and both closed with $0 paid; 263 NFIP policies were written or renewed there from September 1, 2025, 250 of them rated Zone X (OpenFEMA NfipClaims; OpenFEMA NfipPolicies). The block groups are not drawn to the community's boundary, so these are neighborhood-scale figures. Your own claim history belongs in your flood disclosure, and a clean one is worth stating.
Every point we tested is in Lee County Evacuation Zone D (Lee County GIS, Evacuation Zones). For Hurricane Ian in 2022 the county ordered Zone A, Zone B, mobile homes and parts of Zone C to leave; for Hurricane Milton in 2024, Zones A and B and mobile or manufactured homes; for Hurricane Helene in 2024 Lee County issued no orders; Zone D was not named in any of them (Lee County, Helene and Milton After-Action Report). No public damage record we searched names Somerset, Bridgetown or The Plantation for Ian, Helene or Milton. That is a statement about the records, not about any home, and your own repair and claim history belongs in your disclosure.
The design wind speed at every tested point is 160 mph for Risk Category II, inside the Florida Building Code wind-borne debris region (Lee County GIS, Design Wind Speed Zones). Under section 627.7011, an insurer may not refuse or non-renew a homeowner's policy solely because a roof is under 15 years old, and for a roof 15 or more years old an inspection showing 5 or more years of useful life remaining prevents refusal on age alone (section 627.7011). On the county GIS layer 411 single-family homes and 116 condominium units were built from 2006 to 2011, so an original roof on any of them is now past 15 years, and the roof's permit date and a current roof inspection are among the first documents a buyer's insurer asks for.
A current wind mitigation report shows a buyer's insurer the roof shape, roof-to-wall connections and opening protection, and it often lowers the quote; inspections done on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26 (Citizens, Uniform Mitigation Verification Inspection Form Changes). Citizens requires a four-point inspection on applications for homes more than 20 years old, which now reaches the oldest streets of Somerset's original plat and Bridgetown's Phases One and Two. We ask for your report at the first visit, and on a home from the first cohort we recommend a four-point before listing.
Bridgetown approves galvanized steel, clear (Lexan type), accordion and roll-down shutters, and panels put up after a National Hurricane Center or National Weather Service watch or warning for Lee County need not be color matched if they come down within 14 days (Bridgetown, FAQ). Permanent shutters, impact windows and generators go through the association's architectural review, and a buyer's insurer will want the product approvals. Put any approvals in the file; Somerset's shutter rules are in its own documents.
The Plantation and Arborwood Preserve share the Arborwood development, its CDD and Treeline Avenue, so a buyer can tour both in a day. On the same county basis in the 12 months to September 25, 2026, Plantation single-family homes recorded 93 sales at a $610,000 median and Arborwood Preserve 31 at $565,000.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Arborwood CDD FY 2026/2027 budget and February 16, 2026 board book).
| Factor | The Plantation | Arborwood Preserve |
|---|---|---|
| Homes on the county roll | 1,834: 1,614 single-family, 220 condominium | 786 parcels: 550 single-family, 236 condominium |
| County record, 12 months to Sep 25, 2026, residential | 108 sales, median $562,500, $275.63 per heated sq ft | 47 sales, median $495,000, $238.37 |
| Single-family only, same window | 93 sales, median $610,000, $287.33 | 31 sales, median $565,000, $274.03 |
| Builder-direct sales, same window (estimate) | 0 | 0 |
| Golf | A private 18-hole Hurdzan and Fry course inside Somerset; the DRI's only built course | No course of its own; the January 2026 DRI report counts one 18-hole course in the whole DRI |
| CDD | Arborwood CDD, Series 2018 bond classes maturing May 2036 | Arborwood CDD Parcel C, Series 2014 bonds maturing May 2036 |
| Builder record | Centex Homes, then the Pulte name, 2006 to 2021 | The CDD budget labels its tract the "Lennar Parcels"; see our Arborwood Preserve page |
| Recorded sales begin | December 2006 | October 2016 |
| MLS days on market and sale-to-list | Information not available at time of publishing (checked 2026-10-28). | Information not available at time of publishing (checked 2026-10-28). |
Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Arborwood CDD, August 3, 2026 hearing book; Arborwood CDD, February 16, 2026 board book; our Arborwood Preserve guide.
On the like-for-like county rows, The Plantation's residential median is $67,500 above Arborwood Preserve's ($562,500 minus $495,000) and its single-family median $45,000 above ($610,000 minus $565,000), with a gap of $13.30 per heated square foot on single-family homes ($287.33 minus $274.03), our arithmetic. For a Plantation seller, that gap is a marketing point, not a threat. A buyer who wants a golf course inside the gates, a choice between two associations and a range from compact Bridgetown plans to Somerset estate streets is your buyer, and we show that buyer the table above. Arborwood Preserve's homes are younger on average, so a Plantation seller with an updated roof and systems should say so plainly.
| Community, 12 months to Sep 25, 2026 | Sales | Median | $ per heated sq ft |
|---|---|---|---|
| The Plantation, all residential | 108 | $562,500 | $275.63 |
| The Plantation, single-family | 93 | $610,000 | $287.33 |
| Arborwood Preserve, all residential | 47 | $495,000 | $238.37 |
| Pelican Preserve, all residential | 107 | $410,500 | $234.17 |
| Pelican Preserve, single-family | 56 | $444,000 | $260.65 |
| Paseo, all residential (ZIP 33912) | 67 | $373,500 | $232.29 |
Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. These are whole-group medians, so each blends its own product mix: Pelican Preserve holds 690 condominiums among its 1,598 parcels and Paseo 747 of 1,143. For the neighbors, see our guides to Pelican Preserve, whose club The Plantation's club calls its sister club, and Paseo.
The right time to sell in The Plantation is the date your own move needs, planned backward from closing. The county record gives annual counts rather than a monthly pattern we trust, turnover has run at about 100 to 126 recorded sales a year since 2022, and the 2026 median through September 25 sat close to 2025's.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County and FDOT project schedules; Lee County Port Authority, June 15, 2026).
By calendar year the community recorded 106 sales in 2024 at a $612,500 median, 102 in 2025 at $545,000 and 82 in 2026 through September 25 at $550,000. The single-family median moved from $639,000 in 2024 to $585,000 in 2025 and $590,000 in 2026 to date. Medians shift with the mix of halves and products that sell in a year, so we price against comparables, not calendar medians. Monthly MLS closing pace for seasonality: Information not available at time of publishing (checked 2026-10-28). We make no market forecast.
Buyers read the headlines, so we bring the records. Lee County's Treeline Avenue and Daniels Parkway intersection project, about $3 million, began May 4, 2026 with completion expected in 2026; FDOT's diverging diamond interchange at I-75 and Daniels Parkway began in January 2026 with completion expected around summer 2028 (WGCU, May 1, 2026; WGCU, January 10, 2026). Across Treeline Avenue, Treeline 115 holds a development order for 376 rental units; at the Treeline and Daniels corner about 21 acres were rezoned on November 17, 2025 for commercial use that bars residential; and a 46-acre City park and preserve, Fire Station 18 and an approved PreK-8 school are planned along Treeline (Lee County GIS, Development Orders). We present these as the approvals and schedules they are, and a seller can point to new services arriving close by.
Southwest Florida International Airport handled more than 11.1 million passengers in 2025, its best year, and JetBlue Park and Hammond Stadium bring spring training to the Daniels Parkway corridor each February and March (Lee County Port Authority, 2026 Airport Industry Day presentation; Minnesota Twins, Lee Health Sports Complex). Many golf-community buyers tour in the winter months. A listing that is photographed, documented and priced before the season starts meets those buyers on their first visit, and in 2026 that also means telling the buyer where the course re-grassing stands.
A closing date sets the calendar. Work back from it: the buyer's lender and insurance, the estoppel turnaround for each association, the CDD prepayment letter if you want a payoff figure, the inspection period, the time on market for your half and section, then the photography and listing file. We build the calendar with you at the first visit and keep the gate registration, the club's paperwork and the account transfers on it, so nothing waits on the last week.
You can get a free Plantation home valuation online through our valuation page for The Plantation, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Plantation sales of your own half, section and street, labelled by window and source, with no obligation.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).
Start at the free home valuation for The Plantation, or Call Jesse direct at (239) 898-6072, text or call. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the partners who answer are the partners at your closing. For the citywide view, our guide to selling a home in Fort Myers explains how we sell across the city.
We do not send an automated number. We send the recorded sales of your half, section and street, your home's FY 2026/2027 CDD class and amount, the estoppel and disclosure steps for your association or associations, the Bridgetown fee or the Somerset documents list, the club's published facts, your address's flood reading and a net sheet like the one above.
Your address, your most recent Lee County tax bill (it shows your CDD class), your closing papers from your purchase, your wind mitigation form if you have one, roof and mechanical records, and any architectural approvals for a pool, screen cage, generator or shutters. A walk-through lets us see condition and lot position, the two variables no record holds. If you are also buying your next home, Marc Comisar is at (239) 287-5873, see how we represent buyers across Southwest Florida, and our guide to buying a home in The Plantation covers the other side of the table.
McGreevy and Comisar are a top-reviewed listing team for The Plantation on Google, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The five-star reviews below are quoted exactly as clients wrote them, with no edits, no combining and no aggregate score, and none of them names The Plantation.
McGreevy and Comisar is a top-reviewed The Plantation realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
★★★★★ "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." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Request your free home valuation for The Plantation or Call Jesse direct at (239) 898-6072. Buying next? Read how we represent buyers and call Marc at (239) 287-5873.
These are the questions Plantation owners ask us most, and the questions people type into search about selling here, answered from the Lee County record, the Arborwood CDD's budget, Bridgetown's recorded documents, the club's own pages and Florida law. For anything specific to your parcel, we are glad to look at it with you.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Arborwood CDD FY 2026/2027 budget; FEMA National Flood Hazard Layer).
Start with a price range built from the recorded sales of your own half, section and street, then gather your Lee County tax bill with its CDD line, your association's estoppel request, Bridgetown's recorded rules or Somerset's resale package, and your flood printout, and list with photography, video and a documented file. In The Plantation the paperwork decides whether a sale closes on time. Our free home valuation for The Plantation is the first step.
Your home is worth what recorded sales of the same half, product and street support. In the 12 months to September 25, 2026, Lee County recorded 108 sales in The Plantation at a $562,500 median, but that blends Somerset single-family homes at $735,000, Bridgetown homes at $520,000 and coach-home condominiums at $445,000. A range built on your own half and section is the honest answer.
The median was $562,500 across 108 recorded sales in the 12 months to September 25, 2026, from $315,500 to $1,180,000, at $275.63 per square foot of county heated area. Single-family homes alone recorded 93 sales at a $610,000 median, and the condominiums 15 sales at $445,000 (Lee County Property Appraiser roll and recorded qualified sales, our analysis).
Lee County recorded 108 qualified sales from September 26, 2025 to September 25, 2026: 39 Somerset single-family homes, 54 Bridgetown homes and 15 Somerset condominium units, every one a resale on the tool's builder-direct estimate. Over 24 months the count was 204 and over 60 months 581.
The community median was $649,750 on 126 sales in 2022, $599,350 in 2023, $612,500 in 2024, $545,000 in 2025 and $550,000 on 82 sales in 2026 through September 25. The single-family median moved from $702,000 in 2022 to $585,000 in 2025 and $590,000 in 2026 to date. Mix moves these medians, so read them beside the half and section figures.
The record shows a 2022 peak, a softer 2025 and a steadier 2026, and mix explains much of it. Somerset single-family medians have held between $732,400 and $740,000 from 2024 through 2026 to date. Bridgetown's 2025 median of $435,000 reflects a heavier share of compact-lot resales that year, and its 2026 median to date is $530,000. We make no forecast.
Median days on market for The Plantation: Information not available at time of publishing (checked 2026-10-28). That measure lives in the Southwest Florida MLS, and we bring it, with its window, to your pricing meeting. The county record shows the volume: 108 sales in 12 months across 1,834 homes, so most homes have recent comparables.
Sale-to-list ratio for The Plantation: Information not available at time of publishing (checked 2026-10-28). It is an MLS measure, and we report it with its own window and pull date, split by half and product, rather than borrowing a citywide figure.
Active inventory and months of supply for The Plantation: Information not available at time of publishing (checked 2026-10-28). With 108 recorded sales in 12 months spread over 26 recorded sections, your street may have no other listing at all, which makes a documented, well-priced home the easy comparison for the next buyer.
Against Somerset's estate streets and its 24-month window. In the 12 months, Chadsford Circle recorded 4 sales at a thin $915,000 median and Kingsmill Way 5 at $875,000; Gladstone Way sold at $950,000 and $960,000 and Salisbury Court at $910,000 and $925,000. Over 24 months Somerset single-family homes recorded 76 sales at $749,950. We never price an estate home against the community median.
Inside its plat family first. In the 12 months the Phases One to Four legal recorded 21 sales at $595,000, the Maitland Way plats 8 at $545,000, the compact Clarendon Street plat 11 at $375,000 and Thurston Chase 3 at a thin $750,000. Bridgetown as a whole recorded 54 sales at $520,000. A buyer will also weigh the $2,000 conveyance fee, so we disclose it up front.
Against its own condominium. Glastonbury at The Plantation recorded 7 sales at a $431,000 median in the 12 months and 13 at $431,000 over 24 months, $257.42 per heated square foot. The Islands, Barbados I and Antigua I together recorded 15 sales at $450,000 over 36 months. Floor, plan and condition then move a unit within its range.
It changes which sales we compare. The golf land is all Somerset tracts, so a golf lot is a Somerset feature, while lake lots run through both halves. We compare a golf lot with golf lots and a lake lot with lake lots where the record allows, and we do not publish a golf or lake premium, because the street-level samples are too thin to isolate one honestly.
Not inside the gates. The tool's builder-direct count is zero in every year from 2022 forward (an estimate), the last builder-direct closings ran through 2021, and the roll shows zero vacant residential lots. Your buyer is choosing between owners' homes, and a buyer who wants new construction has to leave the community to find it.
Yes. The Arborwood CDD line is collected on the Lee County tax bill and stays with the parcel. For FY 2026/2027 it runs from $89.45 to $1,621.45 in Bridgetown and $247.04 to $1,779.04 in Somerset, before the early-payment discount, depending on lot width and the lot's bond history. The debt part ends when the Series 2018 bonds mature in May 2036; the operations part continues.
Only if the arithmetic favors it. The district manager's prepayment letter gives the per-lot payoff figure, which is not published. A payoff lowers the buyer's annual line to the operations figure, $89.45 in Bridgetown or $247.04 in Somerset, but it is cash from your proceeds, so we put both sides on the net sheet before you decide.
It rides on the same Lee County tax bill as the ad valorem tax, the City's fire, solid waste and stormwater lines and the county solid waste line, so the closing agent prorates it with the bill under your contract. Paid in November, the bill earns up to the 4 percent early-payment discount; a Bridgetown 55 ft (1) line of $743.45 becomes $713.71.
Because the debt share follows lot width and each lot's bond history. In Bridgetown a 55 ft (1) lot pays $743.45, a 55 ft (3) lot $1,093.45 and each of the two 55 ft (5) lots, whose bond share is paid off, $89.45. Nothing about the houses explains the difference, so we read your class from your own tax bill.
What they are, what they cover and whether a transfer fee applies. Neither Somerset nor Bridgetown publishes its assessment amount, so the estoppel certificate states it at a sale. Bridgetown bills quarterly, on January 1, April 1, July 1 and October 1, and charges the buyer the $2,000 Resale Reserve Fund Conveyance Fee. We request the estoppel, budget and rules early so the answer is in the file.
A negotiated commission plus fixed costs. At the $562,500 community median, documentary stamps are $3,937.50, the owner's title policy about $2,887.50 and one estoppel up to $299, for $7,124.00 before commission, prorations and the title company's fees (our arithmetic). At the $735,000 Somerset single-family median the same three lines total $9,194.00.
By Lee County custom the seller pays the owner's title insurance policy and customarily selects the closing agent, and the contract controls. At the single-family median of $610,000 the promulgated premium is about $3,125.00 (our arithmetic: $575.00 + $510,000 x $5.00 per $1,000). In Collier County the custom differs, which matters only if you are buying there next.
$0.70 per $100 of price, rounded up to the next $100, under section 201.02: $2,625.00 on a $375,000 Clarendon Street plat home, $3,640.00 at the $520,000 Bridgetown median, $3,937.50 at the $562,500 community median, $5,145.00 at the $735,000 Somerset median and $8,260.00 on a $1,180,000 sale.
Up to $299 per association on a current account, plus $119 if expedited and $179 more if the account is delinquent, under sections 720.30851 and 718.116. A single-family sale needs one from Somerset's or Bridgetown's association; a coach-home sale needs one from the condominium association, and the title company also asks Somerset.
Possibly. A Glastonbury, Islands, Barbados or Antigua sale needs one from the condominium association, and whether condominium owners are also members of the Somerset association is stated in documents we could not read, so the title company asks both. At the $445,000 condominium median, two certificates bring the fixed costs to $6,013.00 against $5,714.00 with one (our arithmetic).
The buyer pays it at closing, into the association's reserve account, under Section 8.12 of Bridgetown's declaration, recorded January 7, 2025. Recorded exemptions include transfers between Bridgetown lots, inheritance, estate-planning transfers without a change of occupancy, divorce orders and foreclosure to the association. It is the buyer's cost and your disclosure, so we put it in the listing.
On a single-family home, the HOA disclosure summary under section 720.401; on a coach home, the condominium documents under section 718.503 instead. On every sale, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302, and any known material defect under Johnson v. Davis. Your closing agent or attorney applies them to your sale.
Section 720.401(2) says the section does not apply to associations governed by chapter 718, and each coach-home unit sits under a condominium association. A coach-home resale carries the section 718.503 condominium documents, and how the condominium and Somerset layers combine on your sale is a question for your closing agent or attorney, which we route before listing.
Bridgetown's recorded declaration contains no age restriction, and we found no recorded age restriction for The Plantation in the documents we could read; Somerset's own declaration governs Somerset, and we could not read it. We state no age status beyond that, and we answer a buyer's question with the documents.
The club does not publish whether a membership passes to a buyer. Its pages publish Full Golf and Social categories and send prospective members to the membership office through a request form and a tour, and on October 11, 2026 its home page said golf waiting list memberships were being accepted. We ask you what you hold and say only what the club's documents support.
Not on Bridgetown's recorded documents: its declaration conveys no club membership or golf right. Whether any Somerset lot carries a club obligation depends on Somerset's declaration, which we could not read, so for a Somerset home we request it with the resale package before listing. We never call membership included, optional or mandatory for Somerset.
Yes. The club began re-grassing with Bimini Bermuda on April 1, 2026 and said it anticipated reopening in the fourth quarter of 2026, pending grow-in. We disclose the club's published status, link its page, use dated photographs taken before April 2026, and price against the recorded sales. Waiting for the reopening is a choice we talk through, not a rule.
FEMA Zone X, an area of minimal flood hazard, at all 42 points we tested, including lake-edge, golf-edge and condominium lots, on FIRM panels effective August 28, 2008. Polygon queries over both subdivision outlines returned no A, AE or VE zone, no LOMR and no LOMA.
No. FEMA's pending Lee County revision, scheduled to take effect March 2, 2027, does not change the panels or zones at The Plantation, and a buyer comparing communities with changing maps will read that as stability.
Federal rules do not require flood insurance for a federally backed loan in Zone X, although a lender may still ask for it. Citizens requires flood coverage on wind-covering personal residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt.
Yes, if you do not have a current one. It shows the buyer's insurer the roof shape, roof-to-wall connections and opening protection, and inspections done on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26. On a home built from 2006 to 2011, add a four-point inspection, because Citizens asks for one past 20 years.
No public damage record we searched names Somerset, Bridgetown or The Plantation for Ian, Helene or Milton, and Evacuation Zone D was not named in any of those orders. OpenFEMA records two NFIP claims from Ian in the surrounding block groups, both closed with $0 paid. Your own claim history belongs in your disclosure.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and The Plantation's condominium buildings are two stories, below that threshold on the statute text. Each association still keeps a budget and reserve schedule under Chapter 718, so we ask for both.
In Bridgetown, yes, within the recorded rules: written leases, a minimum term of one month, no more than three leases of a lot in any 12 months, the whole home only and no time-share. Somerset's and the condominiums' leasing rules are in documents we could not read, so we obtain them for your file before the first showing.
Both halves are gated. Bridgetown runs on homeowner-issued access codes, kiosk calls, MyQ guest passes and resident RFID tags, and gate staffing is not stated on any first-party page. For Somerset we confirm the association's access procedure before the first showing. We register each showing in advance and keep a log, so buyers arrive expected.
Buyers will ask, and we answer with the records: the Treeline and Daniels intersection project began May 4, 2026 with completion expected in 2026, and the I-75 at Daniels diverging diamond interchange is expected around summer 2028. A Somerset seller can point to the I-75 interchange 1.1 route miles from the entrance once the work is done.
Yes. When a sale needs to stay private, we can market it privately to qualified buyers before, or instead of, a full MLS launch. We explain the trade-off in exposure and price discovery so you choose with the facts.
On a home built from 2006 to 2011, often yes. It shows the roof, air conditioning, water heater, pool equipment and windows before a buyer's inspector does, and it lets you repair, credit or disclose on your own terms. On a later home, a current wind mitigation report is usually the more valuable document.
Your latest Lee County tax bill with its CDD line, your purchase closing papers, your wind mitigation report, roof and mechanical records, architectural approvals, your flood and wind policies, and for a coach home the condominium association's documents. We add the FEMA printout, the estoppel requests, Bridgetown's recorded rules or Somerset's resale package, and the club's published pages.
On the same county basis in the 12 months to September 25, 2026, Plantation single-family homes recorded 93 sales at a $610,000 median and $287.33 per heated square foot, and Arborwood Preserve's single-family homes 31 sales at $565,000 and $274.03. The full comparison is in our guide to The Plantation in Fort Myers.
On the same county basis and window, Pelican Preserve recorded 107 sales at a $410,500 median and Paseo 67 at $373,500, against The Plantation's 108 at $562,500. Each blends its own product mix, with more condominiums at Pelican Preserve and Paseo, so we compare half to half and product to product.
It is a good time if your move needs it. The community recorded 102 sales in 2025 and 82 in 2026 through September 25, with no builder selling new homes beside your listing. The best time for your sale is the one your closing date and your section's comparables support, and we make no market forecast.
Commissions are negotiable, set in a written listing agreement. Since August 17, 2024, buyer-broker compensation offers cannot appear on the MLS, buyers sign written agreements with their own agents, and a seller may still offer compensation or a concession off the MLS. Each 1 percent is $5,625 at the $562,500 median.
Florida's portability rule under section 193.155 lets an owner move part of the Save Our Homes assessment benefit from a homestead to a new Florida homestead by applying with the property appraiser where the new home sits, within the deadline the law sets. If you are selling a Plantation homestead and buying again in Florida, start with the Lee County Property Appraiser.
For 2026-2027 every point we tested in both halves falls in elementary proximity Zone J, middle school Zone EE and high school East sub-zone 2 of the School District of Lee County. Treeline Elementary sits about 0.2 straight-line mile from the Bridgetown gate. A buyer confirms the address on the district's own lookup, and we include the zone printout in the file.
We believe it is the team that prices from the record. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, ranked the #5 real estate team in Florida (RealTrends 2026), and we are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 108 The Plantation closings on the Lee County record. Call Jesse direct at (239) 898-6072.
Request a free home valuation for The Plantation built on sales of your own half and street, or call Jesse at (239) 898-6072, text or call. Have your Lee County tax bill ready, because it shows your CDD class. We send a written pricing plan, the recorded sales behind it and a net sheet. The community guide stays on our Plantation page.
Local expertise in The Plantation means knowing the records behind the gates: inside the City of Fort Myers in ZIP 33913, Lee County tax district 090, City fire and utilities, an Arborwood CDD line on every bill, two community associations, four condominium associations and a privately owned club. These are the local facts we put in front of every buyer.
Data updated: October 2026 (Lee County GIS layers; City of Fort Myers FY 2026-2027 Budget in Brief; School District of Lee County 2026-2027 enrollment plan; FLDOE 2026 school grades; route miles from OSRM routing, October 21, 2026).
The Plantation is inside the City of Fort Myers, with Fort Myers addresses in ZIP 33913. It lies east of Interstate 75, north of Daniels Parkway and south of Colonial Boulevard, with Treeline Avenue along its west side. Somerset is entered from Dartington Drive at Treeline Avenue and Bridgetown from Kingsbridge Boulevard at Treeline Avenue, the association's "Treeline gate"; large commercial vehicles use the Plantation Gardens Drive entrance (Lee County GIS, City Limits Annexations). The land came into the City as the 2,243.63-acre "Arborwood" annexation, Ordinance 3135, adopted August 18, 2003 (City of Fort Myers, Ordinance 3135). Our Plantation community guide covers the Arborwood master plan and the build history.
Every sampled point sits in Lee tax district 090, "City of Fort Myers", and the City of Fort Myers fire district. The 2025 bill carried 16.5034 mills; at its September 21, 2026 final hearing the City adopted an operating millage of 6.9000 for FY 2026/2027, up from 6.5000, and set the fire assessment at $239.80, against $218.00 on the 2025 bill (City of Fort Myers, FY 2026-2027 Budget in Brief). City residential solid waste was $240.55 on the 2025 bill, marked "No Change" for FY 2027. The final 2026 total millage for district 090 is 16.9702 mills, against 16.5034 on the 2025 bill (Lee County Property Appraiser, 2026 Taxing District Millage Book, district 090, printed October 9, 2026). A buyer's taxes reset with the sale, so your bill is a starting point for the buyer, not the buyer's number.
For 2026-2027 every tested point in both halves falls in elementary proximity Zone J, middle school Zone EE and high school East sub-zone 2 (School District of Lee County, Student Enrollment Plan 2026-2027). Zone J lists Colonial, Gateway, Ray V. Pottorf and Treeline elementary schools; Treeline Elementary, graded B by FLDOE in 2026, sits about 0.2 straight-line mile from the Bridgetown gate, and Gateway High was graded A (FLDOE, School Grades 2026). Lee County runs a choice plan, so a buyer confirms placement with the district.
Gulf Coast Medical Center, Lee Health's largest hospital, a Level II Trauma Center with 699 licensed beds, is 5.1 route miles from the Somerset entrance and 7.2 from the Bridgetown gate (Lee Health, Gulf Coast Medical Center). Lee Health posted that its hospitals and physicians go out of network with UnitedHealthcare from January 1, 2027, a date a buyer on that plan will want to know. Fire service comes from Fort Myers Fire Station 15 on Treeline Avenue (Lee County GIS, Fire Stations).
Water and wastewater come from the City of Fort Myers Utilities franchise at every point we sampled, not from Lee County Utilities (Lee County GIS, Utilities layers). City trash and recycling pickup is Tuesday and yard waste is Friday, per Bridgetown's FAQ. The electric provider is not stated in the records we read; your own utility bill answers it for your buyer. Buyers ask about service providers before they ask about finishes, so the providers go in the file.
Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to review your half, section, street, CDD class and association documents in person, or we can send the same review by email. Start with a free home valuation for The Plantation, and if you are buying next, see how we represent buyers.
This Plantation seller guide relies on primary sources: Lee County and its Property Appraiser, the City of Fort Myers, the Arborwood CDD, the Bridgetown association's recorded documents, the Florida Division of Corporations and DBPR, FEMA and NOAA, Florida Statutes and rules, the School District of Lee County, FDOT and the National Association of REALTORS. Club and operator documents are labelled as such. Accessed October 2026 unless a line says otherwise.
County records and data
City of Fort Myers
CDD, associations and corporate records
The club and its operator (club documents)
FEMA, NOAA and insurance
Florida statutes, rules and tax authorities
Schools, health, roads and the airport
Commissions, contracts and taxes on a sale
County sales figures: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.
Every document behind the figures in this Plantation seller guide is public. These are the ones a seller here uses most, each linked to the publishing authority's own copy, from the CDD hearing book that sets your tax-bill line to the Florida statutes that govern what you must disclose.
| Document | Publisher | Why a Plantation seller needs it | Link |
|---|---|---|---|
| FY 2026/2027 budget and assessment tables (August 3, 2026 hearing book) | Arborwood CDD | Your CDD class, from $89.45 to $1,779.04 | CDD hearing book (PDF) |
| Arborwood CDD financial report, FY 2025 | Florida Auditor General | Bonds outstanding and the audit | FY 2025 report (PDF) |
| Governing documents (declaration, Section 8.12, use restrictions, fine schedule) | Bridgetown at The Plantation Community Association | The $2,000 conveyance fee and the recorded rules a buyer reads | Bridgetown documents |
| FY 2026-2027 Budget in Brief | City of Fort Myers | Millage, fire assessment and solid waste on your bill | Budget in Brief |
| Club scorecard (November 21, 2025) | The Plantation Golf and Country Club (club document) | The course facts we print | Scorecard (PDF) |
| Acquisition release (October 29, 2025) | Heritage Golf Group (operator document) | Who owns and operates the club | Release (PDF) |
| Evacuation Zone D sheet | Lee County Emergency Management | The zone a buyer's insurer reads | Zone D (PDF) |
| Estoppel certificate fee schedule | Florida DBPR | The $299 cap and add-ons | Estoppel fees (PDF) |
| Section 720.401, HOA disclosure summary | Florida Legislature | The summary owed before the buyer signs | Section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The documents a coach-home seller provides | Section 718.503 |
| Section 201.02, documentary stamp tax | Florida Legislature | The $0.70 per $100 deed tax on your net sheet | Section 201.02 |
| Flood insurance requirement | Citizens Property Insurance Corporation | The Citizens flood rule buyers will price | Citizens flood requirement |
McGreevy and Comisar are the Southwest Florida listing team Plantation sellers call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every listing from the first pricing visit to the closing table.
More about Jesse McGreevy, Marc Comisar and our team on the about page.
If you are thinking, "I need someone to sell my house in The Plantation, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Somerset at The Plantation, Bridgetown at The Plantation or Glastonbury at The Plantation, or nearby in Arborwood Preserve, Pelican Preserve or Paseo, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
In the last 12 months we tracked 108 The Plantation closings and every calendar year of recorded medians from 2019 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our guide to The Plantation.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with your free home valuation for The Plantation. Buying your next home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This guide is general information about selling a home in The Plantation, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.