Updated September 2026
36 units, two products, two associations and a 2023 roof on every building. We price your villa or fourplex unit from its own MLS sales and order both estoppel certificates before the first showing. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Waters Edge at The Forest is 36 condominium homes on Waters Edge Court inside The Forest, a gated golf community in south Fort Myers, and it has recorded the highest median sale price of any condominium neighborhood inside the gates over the last four years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Waters Edge home from its own product’s MLS sales, villa or fourplex, and order both association files on day one.
This page is written for the Waters Edge owner. The full picture of the neighborhood itself, the 14 buildings, the two products, the 2023 roofs, the flood panels and every sale, is on our Waters Edge at The Forest guide, which this seller page sits beside. If you want a number first, start with a free Waters Edge at The Forest home valuation. If you are also thinking about buying back into the neighborhood, read our Waters Edge at The Forest buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Waters Edge condo in Fort Myers, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are selling at Waters Edge, at The Heron, in Fairway Woods, at Dove Hollow or anywhere else inside The Forest, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the two association files every Waters Edge sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS or from a named public record, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork for both layers. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling a Waters Edge condominium differs from other sales inside The Forest in five ways: two products that trade in different price bands under one declaration, two association layers, unit numbers that do not tell a buyer the floor, buildings outside Florida’s milestone and reserve-study laws, and a storm record, low ground and new roofs that a buyer’s insurer will read first.
The Lee County parcel roll records Waters Edge as 36 condominium units in 14 residential buildings. The 1984 and 1985 section holds 16 units in four two-story fourplexes, 8 of 1,693 heated square feet with two bedrooms and 8 of 1,991 with three, plus 4 units of 2,334 square feet in two one-story duplexes. The 1991 section holds 16 one-story villas of 1,989 square feet with three bedrooms and two and a half baths, in eight attached pairs. The product, far more than the plan, sets the price band a buyer will compare you with.
Every Waters Edge owner belongs to Waters Edge of Lee Condominium Association, Inc., a Florida not-for-profit corporation filed October 17, 1983, per its Division of Corporations record, and to The Forest Property Owners’ Association. There is no third, sub-master layer as there is at the Heron. So every sale needs two estoppel certificates, one from each.
A villa is identified by its own street number on Waters Edge Court. A fourplex unit is identified by its building’s street number plus a unit number such as 101, 102, 201 or 202, and the county roll does not record which floor any unit is on. Buyers read a floor into a unit number more than any other fact on a Waters Edge listing, so we answer it from the recorded condominium plat and state it in the first lines of yours.
Florida’s milestone structural inspections under section 553.899 and structural integrity reserve studies under section 718.112(2)(g) apply to condominium buildings of three or more stories. Every Waters Edge building is recorded at one or two stories, and every one is a two- or four-family building, so neither applies. In The Forest only Sparrowood’s three buildings reach three stories.
Waters Edge’s median ground sits at 6.6 feet NAVD88, per Lee County’s 2018 LiDAR spot elevations layer, and U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark on building K. The association then re-roofed all 14 residential buildings and the pool house in 2023 under county permits. And The Forest is non-bundled, per The Forest Country Club’s membership page, so your buyer does not have to join the club to buy your home.
These are the facts a Waters Edge at The Forest seller should hold before choosing a list price, drawn from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, permit and flood records, the association’s state filings and Florida statute, each with its window and count.
For a prepared Waters Edge home priced to its own product’s sales, yes. The Southwest Florida MLS counts three Waters Edge closings in the twelve months to September 23, 2026, at a median of $425,000 and 99.05% of list, against one active listing that day, about 4.0 months of supply. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Three sales are far too few for a median to describe a market by itself, so here they are one by one. The median of the three is an observed sale, $425,000, and the three total $1,270,000 in closed volume.
Closed | Product | Plan (MLS) | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | One-story villa (1991) | 3 bed, 2.5 bath | 2,222 | $425,000 | $425,000 | $191.27 | 100.00% | 0 |
April 2026 | Two-story fourplex unit | 2 bed, 2 bath | 1,758 | $349,000 | $325,000 | $184.87 | 93.12% | 79 |
January 2026 | One-story villa (1991) | 3 bed, 2.5 bath | 2,060 | $525,000 | $520,000 | $252.43 | 99.05% | 190 |
Window: September 24, 2025 to September 23, 2026. Three closings, median $425,000 (an odd count, so an observed sale), median $191.27 per square foot of MLS living area, median 79 days on market, median 99.05% of list, one of three at full asking price. Price per square foot is each sale’s own sold price over its MLS living area, and the median is taken of those ratios.
On September 23, 2026 the MLS showed one active Waters Edge listing and no pending sale: a two-bedroom, two-bath fourplex unit of 1,758 square feet of MLS living area, asking $325,000 after 194 days on market. No villa and no duplex unit was listed. A buyer shopping Waters Edge this season compares your home with that one listing, the last three sales, and the villas and coach homes at the Heron next door.
The 12 months to September 23, 2025 recorded a single Waters Edge closing, a three-bedroom fourplex unit at $404,000 and 97.23% of list after 130 days. The latest 12 months brought three closings at a median 99.05% of list. Three sales against one is a busier year, but at this volume the mix of villas and fourplex units moves every figure more than the market does.
Two of the last three Waters Edge closings came in April and May 2026. Over the four years to September 23, 2026, April and May carried the most Waters Edge closings, three each, and every one of the 11 closed between January and July; none closed from August through December in any of those years, per the Southwest Florida MLS. A home priced and documented by early January meets the in-season buyer.
With one listing and about three sales a year, the price you open at decides the season. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Waters Edge at The Forest home valuation, priced against your own product’s sales, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Waters Edge condominiums recorded 11 closings in the 48 months to September 23, 2026, at a median of $425,000 and $202.91 per square foot of MLS living area, from $280,000 to $520,000. The 48-month window is the first counting back that holds ten or more sales; the 36-month window holds 8, at a median of $457,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window, ending September 23, 2026 | Closings | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list | Median days on market | Range |
|---|---|---|---|---|---|---|
Last 12 months | 3 | $425,000 (observed sale) | $191.27 | 99.05% | 79 | $325,000 to $520,000 |
Last 24 months | 4 | $414,500 (middle pair $404,000 and $425,000) | about $197 (middle pair $191.27 and $202.91) | about 98.1% (middle pair 97.23% and 99.05%) | 104.5 (middle pair 79 and 130) | $325,000 to $520,000 |
Last 36 months | 8 | $457,500 (middle pair $425,000 and $490,000) | about $220 (middle pair $202.91 and $237.86) | 98.55% (middle pair 98.10% and 99.00%) | 34.5 (middle pair 11 and 58) | $325,000 to $520,000 |
Last 48 months | 11 | $425,000 (observed sale) | $202.91 | 97.94% | 11 | $280,000 to $520,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the MLS subdivision Waters Edge at The Forest. The 48-month closings total $4,628,000 and the 36-month closings $3,584,000; one of the 11 closed at or above its list price. The mean of the 11 sale-by-sale price-per-foot ratios is $211.29, and the mean sold-to-list is 96.87%.
Product (MLS and county roll) | Closings, 48 months | Median sold | Median $/sq ft (MLS living area) | Median sold-to-list | Median days on market | Range |
|---|---|---|---|---|---|---|
One-story villas, 1991 | 6 | $500,000 (middle pair $490,000 and $510,000) | $245.15 (middle pair $237.86 and $252.43) | about 98.6% (middle pair 98.10% and 99.03%) | 7 (middle pair 3 and 11) | $425,000 to $520,000 |
Two-story fourplex units, 1984 and 1985 | 5 | $325,000 (observed sale) | $184.87 | 96.33% | 27 | $280,000 to $404,000 |
One-story duplex units, 1984 | 0 | no MLS sale in the window |
A villa and a fourplex unit are not comparables for each other, and a Waters Edge price built from the combined median would miss both: $425,000 is $75,000 below the villa median and $100,000 above the fourplex median. For a villa seller that says the list price starts from the six villa sales; for a fourplex seller, from the five fourplex sales and the plan, 1,693 or 1,991 heated square feet.
Closed | Product | Bed / bath | MLS living area | List | Sold | $/sq ft (MLS) | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | One-story villa | 3 / 2.5 | 2,222 | $425,000 | $425,000 | $191.27 | 100.00% | 0 |
April 2026 | Two-story fourplex unit | 2 / 2 | 1,758 | $349,000 | $325,000 | $184.87 | 93.12% | 79 |
January 2026 | One-story villa | 3 / 2.5 | 2,060 | $525,000 | $520,000 | $252.43 | 99.05% | 190 |
April 2025 | Two-story fourplex unit | 3 / 2 | 1,991 | $415,500 | $404,000 | $202.91 | 97.23% | 130 |
July 2024 | One-story villa | 3 / 2.5 | 1,989 | $515,000 | $510,000 | $256.41 | 99.03% | 2 |
June 2024 | Two-story fourplex unit | 3 / 2 | 1,991 | $399,000 | $395,000 | $198.39 | 99.00% | 11 |
May 2024 | One-story villa | 3 / 2.5 | 1,989 | $525,000 | $515,000 | $258.92 | 98.10% | 58 |
April 2024 | One-story villa | 3 / 2.5 | 2,060 | $530,000 | $490,000 | $237.86 | 92.45% | 11 |
May 2023 | One-story villa | 3 / 2.5 | 2,060 | $485,000 | $475,000 | $230.58 | 97.94% | 3 |
March 2023 | Two-story fourplex unit | 3 / 2 | 1,991 | $300,000 | $289,000 | $145.15 | 96.33% | 8 |
February 2023 | Two-story fourplex unit | 2 / 2 | 1,693 | $300,000 | $280,000 | $165.39 | 93.33% | 27 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; product matched by address to the Lee County parcel roll. Bath counts follow the MLS (2.5 means two full and one half bath).
Calendar year | Closings | Median sold | Median $/sq ft (MLS living area) | Median days on market |
|---|---|---|---|---|
2023 | 3 | $289,000 | $165.39 | 8 |
2024 | 4 | $500,000 (middle pair $490,000 and $510,000) | about $247 (middle pair $237.86 and $256.41) | 11 (middle pair 11 and 11) |
2025 | 1 | $404,000 | $202.91 | 130 |
2026, to September 23 | 3 | $425,000 | $191.27 | 79 |
Read a calendar-year median at Waters Edge as a record of which product sold, not as a trend. 2023’s low median reflects two fourplex sales among three; 2024’s high one reflects three villas among four. Inside each product the record is steadier: five of the six villa sales closed between $475,000 and $520,000, the sixth at $425,000 with 0 days on market, and the three-bedroom fourplex plan rose from $289,000 in March 2023 to $395,000 in June 2024 and $404,000 in April 2025.
The recent Waters Edge sales that matter most to your price are the ones of your own product and plan, because villas and fourplex units trade about $175,000 apart at their 48-month medians. A buyer’s agent and a buyer’s appraiser will line your home up against the same-product sales first, then adjust for plan, condition, updates and golf exposure.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
A villa seller’s comparables over four years are $475,000, $490,000, $515,000, $510,000, $520,000 and $425,000, in date order. A fourplex seller’s are $280,000 and $325,000 for the two-bedroom plan, and $289,000, $395,000 and $404,000 for the three-bedroom plan. Fewer than ten in any product, so we list them rather than average them, and we name the plan beside each.
The highest Waters Edge sale of the last twelve months was a one-story villa that closed at $520,000 in January 2026 after 190 days, 99.05% of its $525,000 list price and $252.43 a square foot of MLS living area. It is also the highest Waters Edge sale in the 48-month pull. It shows what a villa has reached; the 190 days show what a villa listed at the top of the range can cost in time.
A one-story villa closed at $425,000 in May 2026 with 0 days on market, at its full list price. A villa closed at $520,000 in January 2026 after 190 days. Both ended within 1% of asking; one sold on its first day and one waited six months to get there. The gap is a pricing story more than a market story: the faster villa was priced $100,000 below the slower one.
The county roll records 14 deeded sales at Waters Edge in the same 48 months, three more than the MLS: a one-story duplex unit of 2,334 heated square feet recorded in December 2022 at $325,000, and two fourplex units of 1,693 heated square feet recorded in February 2023 at $265,000 and in January 2024 at $380,000, per the Lee County parcel roll. They carry no list price or days on market, so we use them as context, not as medians.
The four one-story duplex units in buildings A and L are the largest homes at Waters Edge, 2,334 heated square feet, and none has sold through the MLS in four years. The only recorded sale among them in that span was the December 2022 deed at $325,000. Pricing one starts from the villas and the larger fourplex plan, adjusted for size, age and the county’s golf-front coding.
An appraiser for a financed buyer reaches for the most recent sales of the same product in the same neighborhood, and at Waters Edge that can mean going back two or three years. We hand the appraiser the closed sales by product and plan, the county’s recorded heated area beside the MLS living area, your building’s 2023 roof permit and your update record, so adjustments are made on documents rather than guesses.
Waters Edge and The Heron at The Forest are the two highest-priced attached neighborhoods inside the gates and both offer one-story villas, so a buyer shopping for a villa is likely to tour both. Waters Edge offers a smaller 36-unit condominium with two association layers, higher villa prices and fuller sales; the Heron offers newer buildings, 63 homes and a lower entry price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, September 2026)
Question | Waters Edge at The Forest | The Heron at The Forest |
|---|---|---|
Homes | 36 condominium units in one declaration | 63: 48 Coach Houses and 15 Villas, in two condominiums |
Product | Two-story fourplexes and one-story duplexes from 1984 and 1985, plus one-story villas added in 1991 | Coach House buildings of eight, plus one-story villas with their own street numbers |
Built (county roll) | 1984 to 1991 | 1990 to 1996 |
Stories (county roll) | One and two | One and two |
Association layers | Two: condominium association and master association | Three: unit association, Heron Master, master association |
Estoppel certificates at resale | Two | Three |
Median heated area (county) | 1,989 sq ft | 1,679 sq ft (Coach Houses); 1,993 (Villas) |
Garage on the county roll | Every unit | All 63 homes |
Own pool | Condominium pool and spa | Heron Master recreation parcel with a pool |
Median 2026 just value (mass appraisal, not a price) | $300,820 | $246,498 (Coach Houses); $334,217 (Villas) |
Closings, 48 months | 11 | 16 |
Median sold, 48 months | $425,000 | $380,000 (middle pair $375,000 and $385,000) |
Villa median sold, 48 months | $500,000, 6 sales | $400,000, 8 sales (middle pair $400,000 and $400,000) |
Median $/sq ft (MLS living area), 48 months | $202.91 | about $199 (middle pair $198.37 and $200.20) |
Median sold-to-list, 48 months | 97.94% | about 95.8% (middle pair 95.27% and 96.40%) |
Median days on market, 48 months | 11 | 25 (middle pair 14 and 36) |
Closings, last 12 months | 3, at $325,000, $425,000 and $520,000 | 6, median $389,500 (middle pair $385,000 and $394,000) |
Median sold-to-list, last 12 months | 99.05% | 93.03% (middle pair 92.08% and 93.98%) |
Listings on September 23, 2026 | 1, at $325,000 | 2, at $199,000 and $318,000 |
Months of supply, by our arithmetic | about 4.0 | about 4.0 |
Median ground, ft NAVD88 | 6.6 | 6.2 (Coach Houses); 6.6 (Villas) |
FEMA zone and panels | AE, 11 ft, panels 0438H and 0576H | AE, 11 ft, panels 0438H and 0576H |
Hurricane Ian high-water mark (USGS) | About 2.9 ft above ground at building K | None surveyed at the Heron |
2023 re-roof permits | Every residential building and the pool house | See the Heron guide |
Milestone and reserve-study statutes | Outside both | Outside both |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix, closed sales September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll and spot elevations layer; USGS Short-Term Network record for Hurricane Ian. Months of supply is active listings divided by the average monthly closings of the last 12 months.
A buyer should choose Waters Edge for a one-story golf-front villa or a larger two-story fourplex unit in a small 36-unit condominium with two association layers and a 2023 roof on every building, accepting older buildings, higher villa prices and a surveyed Ian mark. A buyer should choose The Heron at The Forest for the newest condominium buildings inside the gates and a lower entry price, accepting three association layers and a third estoppel.
Your listing competes with the Heron’s villas as much as with the one other Waters Edge listing. Lead with what the Heron cannot match: two association layers instead of three, a 2023 roof permit on every building, and a record of fuller sales, 99.05% of list in the last 12 months against the Heron’s 93.03%. Then price a villa knowing the Heron’s villa median is $400,000 against Waters Edge’s $500,000: that $100,000 has to be visible in the home. Heron owners have their own guide to selling a home in The Heron at The Forest.
Two more neighbors belong in the comparison, above all for a fourplex seller. Fairway Woods at The Forest, 118 condominium units on the highest ground in The Forest, sold at a 48-month median of $350,000 and $143.48 a foot, and its owners have their own guide to selling a home in Fairway Woods at The Forest. Sparrowood, The Forest’s only three-story condominium, sold at a 48-month median of $282,500 (middle pair $265,000 and $300,000). Our Dove Hollow at The Forest guide covers the smaller-unit end of the market.
McGreevy and Comisar price a Waters Edge home against the closed sales of the same product and plan first, then adjust for condition, updates, golf exposure and the building’s roof and window record, and then test the number against the live competition inside The Forest. Because two products trade in different bands, a Waters Edge price is a product-and-condition judgment, not a neighborhood average.
Before we price a Waters Edge home we check five things in this order: the product and plan on the county roll, since MLS living area often differs for the same plan; the same product’s sales in the last 12, 36 and 48 months, plus any off-MLS deed; the home’s condition and updates against those sales; the building’s 2023 roof permit and the unit’s own window and shutter permits; and the listings live today at Waters Edge and at the Heron.
An automated estimate sees 36 units on one street and a combined median that sits between two products. It cannot see that a villa and a fourplex unit trade about $175,000 apart, that the MLS has reported 1,989, 2,060 and 2,222 square feet for villas the county records at one plan, or that one half of building I was rebuilt after a 2014 fire. A model cannot see a renovated kitchen or a set of permitted impact windows either.
The 2026 just values on the county roll run from $254,990 to $268,072 for the smaller fourplex plan, $287,086 to $317,721 for the larger plan, $328,366 for each duplex unit and $300,820 to $331,941 for the villas, a median of $300,820, the highest of any conventional condominium in The Forest. Those are mass-appraisal figures set for taxation, and they run well below Waters Edge’s villa prices. We price from closed sales of your product, never from the tax roll.
Two area figures circulate for the same Waters Edge home. The county roll gives heated area: 1,693, 1,989, 1,991 or 2,334 square feet. MLS listings have shown living area of 1,758 for the smaller fourplex plan and 2,060 or 2,222 for some villas. We put both in your listing, labeled, because a buyer who sees two unlabeled numbers assumes one is wrong, and a price per foot on the wrong denominator misleads everyone.
With one Waters Edge listing at $325,000 and two Heron Coach House listings at $199,000 and $318,000 on September 23, 2026, a buyer compares at most a handful of attached homes at the top of The Forest’s condominium market. We set a list price that wins the first thirty days against those, because a Waters Edge listing that sits past a season becomes the one buyers negotiate against rather than the one they tour first.
McGreevy and Comisar market a Waters Edge home to the seasonal and year-round buyers who split the neighborhood, through professional photography, video and drone capture, MLS exposure, agent outreach and a qualified-buyer database, leading with the facts a buyer cannot find elsewhere: the product, the plan, the 2023 roof, the ground and the statutes.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
On the county roll, 12 of Waters Edge’s 36 units carry a homestead exemption, and the split is sharp: 10 of the 20 one-story homes against 2 of the 16 fourplex units. Owner mailing addresses run 19 in Florida, 16 in other states and one in Canada. The master association’s 2022 plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, which sets both the marketing calendar and the channels, and a villa and a fourplex unit are marketed to different buyers.
A Waters Edge villa sells on its one-story plan and its golf setting, so the photography shows the full plan, the garage and the view from each window, and the drone capture shows the building’s place on the course and the neighborhood pool. A fourplex unit sells on space for the money, so the video walks every room of the plan. Video lets a buyer who is still up north walk the home before booking a flight.
We put in the first lines of your listing what buyers ask first: your product and plan on the county roll, your floor if you own a fourplex unit, your building’s 2023 roof permit, the county’s golf-front coding on every one-story home, and the fact that every Waters Edge building sits outside Florida’s milestone and reserve-study statutes. The Southwest Florida International Airport terminal is about 9.9 road miles and 21 minutes from Waters Edge Court, without a bridge, and that sells to seasonal owners.
A Waters Edge buyer also weighs daily life. The Forest sits in Lee County’s Elementary Zone O, whose nearest choice, Rayma C. Page Elementary, earned an A in 2024, 2025 and 2026, per the state’s 2026 school grades file, and is about 2.6 miles from Waters Edge Court. Gulf Coast Medical Center, Lee County’s Level II trauma center per the Florida Department of Health, is about 5.6 miles and 14 minutes away, and the clubhouse about 1.4 miles.
The Main Gate is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, per the master association’s 2022 Emergency Preparedness Plan; gate staffing hours are from that 2022 plan. On our routing, traffic from Waters Edge Court leaves through the Island Park Gate. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate.
Some Waters Edge owners want quiet, for an estate, a move or simply privacy, and the county roll shows private sales do happen here. We can offer a home to qualified buyers in our database before, or instead of, a public listing. The trade is exposure, and less exposure can mean a lower price, so we tell you honestly which way that trade lands for your home.
McGreevy and Comisar negotiate a Waters Edge contract at partner level, never through an assistant, and we build the condominium document review, both estoppel certificates, any association approval and the roof and storm file into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a neighborhood with three sales a year, the buyer’s agent may already know the last few sales as well as we do, and the tone of the first counter matters as much as the number in it.
Under section 718.503, if the resale documents are not delivered before the buyer signs, the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. We deliver the package at contract so the window opens and closes early.
Every Waters Edge building was finished between 1984 and 1991, before the first statewide Florida Building Code of March 1, 2002, per the Florida Building Commission; the half of building I rebuilt after a 2014 fire is the one exception. A buyer’s inspector will price the unit’s systems and openings. Fixing the obvious items before listing removes easy credits from the negotiation.
Whether the Waters Edge association must approve a buyer depends on its declaration and rules, which are not published online. The declaration is recorded at Official Records Book 1988, Page 2827, with the plat at Condominium Plat Book 9, Page 68, in the Lee County Clerk’s official records. We read the approval procedure on day one and set the closing date with it in view.
A Waters Edge buyer’s inspector and insurer will ask the same two things: how old is the roof, and what happened in Ian. We answer both in the listing file with your building’s 2023 re-roof permit and closeout and the USGS mark with its limits, so the answers arrive as documents before the inspection period rather than as a request for a credit during it.
Most Waters Edge owners net the most with a full-service listing, because a Waters Edge sale depends on gate access, two estoppel certificates, the condominium resale package, a flood and roof file and product-by-product pricing. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Your product’s closed sales, then your home | Whatever you set | The buyer’s resale margin, typically below open-market value |
Exposure | Southwest Florida MLS, our buyer database, video, drone, photography | Your own advertising | One buyer |
Gate access for showings | Every showing pre-registered | You register every visitor yourself | Not needed |
Estoppels (condominium and master) | Ordered on day one | You order and track them | Usually left to the seller |
Disclosures (s. 689.302 flood; s. 718.503 package) | Prepared and delivered on time | Your responsibility | Still your responsibility |
Roof and storm file | 2023 roof permit and USGS mark presented with their limits | You assemble it | Priced into the offer |
Negotiation | Partner-level, by Jesse or Marc | You, directly with the buyer’s agent | Take it or leave it |
Best for | Most sellers who want the highest net | Owners with a known buyer and time | Owners who value speed over price |
Choose a full-service listing if you want the most money and your home is in reasonable condition. Choose to sell by owner if you already have a buyer and you are comfortable with the association paperwork and disclosures. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free home valuation first.
Selling a Waters Edge condo costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two estoppel certificates, prorated taxes and assessments, and any title and settlement charges the contract assigns to the seller. The association fees themselves are not published at either layer.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Southwest Florida MLS Matrix, pulled September 23, 2026)
Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $2,975 at the 48-month median of $425,000, $3,202.50 at the 36-month median of $457,500, $3,500 at the villa 48-month median of $500,000 and $2,275 at the fourplex 48-month median of $325,000.
There are two policies. The lender’s policy protects the buyer’s lender and is a buyer’s loan cost. Who pays for the owner’s policy, and who chooses the title agent, is written into the purchase contract. The premium itself follows the state’s promulgated rates under Rule 69O-186.003. We show you the contract term before you sign it.
A Waters Edge sale needs a condominium estoppel from Waters Edge of Lee Condominium Association under section 718.116 and a master estoppel under section 720.30851, the master one ordered through the manager’s resale and lender documents page. Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law, per the National Association of REALTORS settlement FAQs. What you negotiate with us is the listing side; any seller contribution toward a buyer’s agent is a separate term we decide together.
Line, illustrative sale at $425,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $2,975 |
Condominium estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Master association estoppel certificate | As the contract assigns | Up to $250, plus $100 if rushed |
Property tax proration | Seller credits buyer through the closing date | From your own tax bill |
Condominium and master assessment prorations | Seller, through the closing date | From the two estoppels |
Owner’s title insurance policy | As the contract assigns | Promulgated rate |
Buyer’s agent compensation | Negotiated term, if any | As agreed |
Brokerage commission | Seller | As negotiated in your listing agreement |
The $425,000 line is the 48-month Waters Edge median, used only to show the arithmetic. Your own net sheet uses your price, your tax bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.
A Waters Edge seller must give the buyer Florida’s flood disclosure at or before signing the contract, the condominium resale documents that section 718.503 requires, and any known fact that materially affects value and is not readily observable. Every Waters Edge unit is in FEMA Zone AE, so the flood disclosure matters on every sale.
Florida requires a seller of residential property to complete a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. At Waters Edge, where a surveyed Ian mark sits on building K, we have it completed before the first showing.
A condominium seller who is not the developer must give the buyer, under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the association’s reserve-study statement, the frequently asked questions and answers document and the governance form. Because Waters Edge has more than 25 units, the association must also post its official records in an owner-only website area under section 718.111(12)(g). We request every item before listing.
Section 720.401 “does not apply to any association regulated under chapter 718,” per section 720.401, which is why a Waters Edge seller’s duty runs through section 718.503. How the master association’s own disclosure is handled on a condominium resale is a question for your closing agent or attorney. This is information, not legal advice.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With a homestead exemption on 12 of 36 Waters Edge units, including 10 of the 20 one-story homes, that warning describes a real change for many villa buyers.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring repairs, but it does not remove the flood disclosure or the condominium package.
The flood zone shapes the Waters Edge buyer pool more than it caps the price: every unit is in FEMA Zone AE with an 11-foot base flood elevation on panels 12071C0438H and 12071C0576H, effective November 17, 2022, so a financed buyer needs flood coverage, and the 2023 roofs are the fact that helps a quote.
Every Waters Edge parcel reads Zone AE, base flood elevation 11 feet NAVD88, per FEMA’s National Flood Hazard Layer: 31 of the 37 parcels, including the common elements, on FIRM panel 12071C0438H and 6 on panel 12071C0576H. Median ground of 6.6 feet sits about 4.4 feet below the base flood elevation. The November 2022 revision raised the base flood elevation from 10 to 11 feet.
U.S. Geological Survey crews surveyed a high-water mark on building K of 9.5 feet NAVD88, 2.89 feet above the ground at the wall, a seed line on an exterior wall surveyed October 12, 2022, per the USGS Short-Term Network record. The mark measures water outside one building. It does not say whether water entered any home, and no public record we reached does. By our arithmetic Ian’s crest there sat 1.5 feet below today’s base flood elevation.
Lee County’s permit index lists a 2023 re-roof for every one of the 14 residential buildings and the pool house; each of the 11 permits we opened, such as ROF2023-13503 for building B, records the work as Hurricane Ian damage and shows a closed status with a certificate of completion. Under section 627.7011(5), an insurer may not refuse a homeowner’s policy solely because a roof is less than 15 years old.
Under section 718.111(11), the association insures the condominium property under its master policy and the owner insures the interior, contents and improvements. Unincorporated Lee County’s Class 5 rating in FEMA’s Community Rating System cuts NFIP premiums 25 percent inside the Special Flood Hazard Area. We do not publish premiums.
Florida makes flood coverage mandatory for Citizens personal-lines policies inside the Special Flood Hazard Area under section 627.351(6), and exempts policies written on a condominium unit-owners form. Your buyer’s first insurance question at Waters Edge therefore runs through the association’s master policy, and a lender may still require flood coverage.
Put the association’s master policy declarations and deductible, whether it carries flood coverage on the building, your building’s 2023 roof permit and closeout, your own unit-owners policy, a wind-mitigation report on the unit’s openings under section 627.0629 and any elevation certificate for the building in the listing file. A buyer’s agent who can get a quote on day one keeps the contract together.
A Waters Edge buyer will pay two association assessments, the condominium association and The Forest’s master association, plus a Lee County tax bill that resets after purchase and carries the San Carlos Park fire levy. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.
The Waters Edge condominium assessment is not published; it appears in the association’s annual budget and on the estoppel certificate issued with every resale. For a condominium, this is the assessment that carries the building insurance, the roofs, exterior maintenance, the pool and the association’s reserves, so it is the number your buyer will read most closely. Neighborhood associations’ special assessments are not published either; they appear in the estoppel certificate and meeting minutes.
Declared permit values were $47,000 for each fourplex, $45,055 for each duplex building and $10,500 for the pool house, per Lee County’s permit index. Whether that work was paid from insurance proceeds, reserves, a loan or a special assessment is not in any public record. Your buyer will ask, so we get the answer from the association’s budgets and minutes in writing before we list.
The master association does not publish its assessment. The amount appears in the association’s annual budget and on the estoppel certificate issued with every resale. It pays for the private streets, the staffed gates and, because The Forest sits in no county taxing unit for them, street lighting, landscaping and drainage, per Lee County’s MSTBU layer.
The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, per the district’s final budget. Lee County bills solid waste as a non-ad-valorem line set by unit type, per its adopted solid waste rates. The Forest has no community development district, per the county’s special districts roster. Forest Utilities, Inc., a private utility, provides sewer service; its rates are not published online. The association granted Hotwire Communications, Ltd. a communication easement in 2022, instrument 2022000230999, per the Lee County Clerk’s record; whether Hotwire service is billed through the association is not published.
Florida’s Save Our Homes cap resets to just value on a change of ownership, under section 193.155, so a long-held homestead’s capped assessment does not transfer. Your buyer’s bill will very likely be higher than yours if you hold a homestead exemption, and we say so in the listing file.
The Forest is non-bundled, so club costs belong in a buyer’s budget only if the buyer joins. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home.
A Waters Edge sale takes the time to find the right buyer, a median 11 days on market over 48 months and 79 in the last 12, plus a contract period that includes the condominium document review, two estoppel certificates and any association approval the declaration requires. The spread over four years ran from 0 to 190 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
With 24 of 36 Waters Edge units carrying no homestead exemption, many buyers and sellers are seasonal, above all in the fourplexes. Every Waters Edge closing of the last four years fell between January and July. A listing live by early January meets the winter buyer pool while it is in Fort Myers and leaves time for the association file before spring closings. A summer listing reaches fewer buyers but faces less competition.
Valuation and document request in week one, including your building’s roof permit; photography, video and drone in week two; listing live in week three; contract, delivery of the condominium package and the review window; both estoppels ordered on the first business day; the association’s approval where the declaration requires it; closing once every certificate is in hand.
Many Waters Edge owners sell from out of state; owner mailing addresses on the county roll run to 16 other states and Canada. Marc handles showings, gate registration, contractors and inspections in person, Jesse handles the paperwork and both associations, and the title company can arrange a mail-away closing. Register a key holder with the condominium association before you leave for the summer.
You get a free Waters Edge home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from the closed sales of your product and plan, adjusted for your home, with the association files, roof record and tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive the same-product MLS sales with their dates, any off-MLS deeds, the live competition inside the gate, the fee layers and tax reset your buyer will ask about, your building’s flood panel, ground elevation and roof permit, and a recommended list price with a defensible range. Request it through our Waters Edge at The Forest home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same highway. Bring your address, your product, your timeline and the one thing you are most worried about.
In a neighborhood with one listing and three sales a year, the opening price decides the sale. We would rather you see the same-product evidence and the number before you commit to anything, and many Waters Edge owners use the valuation to decide whether to list this season or next.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile, where every review sits under its author’s name.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
Many Waters Edge owners are not in Fort Myers all year, and a condominium sale has more moving parts than a house: two estoppels, a document package, a roof file and a gate.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a neighborhood where two products trade in two bands, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
A Waters Edge specialist matters because the facts that decide a Waters Edge sale live in records rather than a listing feed: two products and their own sales, two association layers, unit numbers that do not tell the floor, the county’s one-and-two-story record, a 2023 roof permit on every building and a surveyed Ian mark that has to be presented with its limits.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association paperwork. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an out-of-state Waters Edge owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price Waters Edge off a neighborhood median that mixes a $325,000 fourplex unit with a $500,000 villa, pull comparables from one of the many unrelated Florida properties named Waters Edge, let a buyer guess the floor from a unit number, leave the 2023 roof permit out of the file, or miss that the milestone statutes do not apply. None of those errors is exotic, and each costs a seller time or money.
Waters Edge is the highest-priced condominium neighborhood inside the gates and among the fullest-selling: its 99.05% of list in the last 12 months was the highest of any Forest neighborhood with more than one sale in that year, per the Southwest Florida MLS. Our guide to selling a home in The Forest covers every neighborhood, and the Partridge Place walk-ups have their own guide to selling a home in Partridge Place.
Many Waters Edge sellers are also buyers, moving to a single-family home inside The Forest, from a fourplex unit to a villa, or to a smaller seasonal home elsewhere. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Waters Edge estoppels and any association approval land before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some owners trade within Waters Edge, most often from a two-story fourplex unit to a one-story villa. Our Waters Edge at The Forest buyer guide covers the purchase side of the neighborhood in full, and our Fort Myers guide covers the wider market.
These are the questions Waters Edge at The Forest owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel and permit records, the association’s state filings and Florida’s condominium statutes, each with its window and source, and every pricing answer routes to a free valuation.
Start with a written valuation from your product’s sales, request the condominium package, both estoppel figures and your building’s roof permit, and decide how public the marketing should be. Then list with a team that registers every showing at the gate and orders both association files the week the contract is signed. Call Jesse McGreevy at (239) 898-6072.
The one who can price your product from its own sales, deliver the section 718.503 package at contract, present the roof and storm record with its limits and run both estoppels without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Over 48 months one-story villas sold at a median $500,000 and two-story fourplex units at $325,000, per the Southwest Florida MLS. Your product, plan, condition and updates place you in that band; a free Waters Edge at The Forest home valuation gives you the number.
Thirty-six: 16 two-story fourplex units, 4 one-story duplex units and 16 one-story villas, in 14 residential buildings, per the Lee County parcel roll. The state condominium registry also records 36 units.
Three in the 12 months to September 23, 2026, and one in the 12 months before that, per the Southwest Florida MLS. Over 48 months, 11.
A median 11 days on market over 48 months and 79 in the last 12 months. The four years ran from 0 days to 190 days, and price against the product’s range explains most of that spread.
It leans slightly toward sellers on the arithmetic: one listing against three closings in the last 12 months is about 4.0 months of supply, by our arithmetic. At this volume one new listing changes the picture, so the first price still has to sit where the closed sales of your product are.
The combined median moves with the mix of products, so read each product alone. Five of the six villa sales since 2023 closed between $475,000 and $520,000; the three-bedroom fourplex plan rose from $289,000 in 2023 to $404,000 in 2025. We do not publish forecasts.
Because two products share one street and several listings report living areas that differ from the county’s plan areas, a model averages a villa with a fourplex unit and cannot see the updates, windows and condition that move a Waters Edge price by tens of thousands of dollars.
More than anything else. Over 48 months the six villa sales had a median of $500,000 and $245.15 a square foot; the five fourplex sales $325,000 and $184.87. They are priced from different comparables.
Before the season. Every Waters Edge closing of the last four years fell between January and July, with April and May carrying the most, three each. A home listed by early January meets the in-season buyer.
Only if the declaration or rules require it, and they are not published online. We read the governing documents before listing, so any approval step and its timing go into the contract dates.
Two: one from Waters Edge of Lee Condominium Association and one from The Forest Property Owners’ Association.
Each is capped at $250 when nothing is delinquent, with $100 more for delivery within three business days and up to $150 more if the account is delinquent, under sections 718.116 and 720.30851. The contract says who pays.
The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, prorated taxes and assessments, and any title charges the contract assigns to you. At the $425,000 48-month median the deed stamps are $2,975.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The lender’s policy is a buyer’s loan cost.
Yes. No law sets commissions in Florida. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Under section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the reserve-study statement, the frequently asked questions and answers document and the governance form, plus the flood disclosure under section 689.302.
If the condominium documents were not delivered before the buyer signed, 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and the right ends at closing.
Not for your condominium. Section 720.401 does not apply to associations regulated under Chapter 718; the condominium package under section 718.503 is your duty. Confirm the master association’s handling with your closing agent.
No. Milestone inspections and structural integrity reserve studies apply to condominium buildings of three or more stories, and every Waters Edge building is recorded at one or two stories. We say so in the listing.
Not from the number alone. The county roll does not record which floor a Waters Edge fourplex unit is on, so we answer from the recorded condominium plat and state the floor in the listing.
Yes. Every unit is in FEMA Zone AE with an 11-foot base flood elevation on panels 12071C0438H and 12071C0576H, effective November 17, 2022, on median ground of 6.6 feet.
The USGS surveyed a mark 2.89 feet above ground on the outside of building K. No public record we reached says whether water entered any Waters Edge unit. Your flood disclosure answers for your own ownership.
Yes. It is a public federal record and buyers’ insurers find it. We present it with its limits: it measures water outside a wall and says nothing about any unit’s interior.
It is one of the strongest facts in a Waters Edge file. Every building has a 2023 re-roof permit, and Florida insurers may not refuse a homeowner’s policy solely because a roof is under 15 years old. We attach your building’s permit to the listing.
It is not required to list, but it is the single most useful flood document a buyer’s insurer can have. Ask your association whether it holds one for your building, and ask Lee County’s flood information office whether one is on file.
The building is the association’s to insure under its master policy, so your buyer’s question starts with the association’s declarations and deductible. Your buyer insures the interior on a unit-owners policy.
Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a home. If you are a member, we get the club’s terms in writing before we list.
No. The Forest is a non-bundled community, per the club’s own membership page, so buying your home does not require a club membership.
Update what a buyer’s inspector and insurer will flag first, then decide on cosmetics. Several Waters Edge owners have permitted impact windows since 2018; keep the permits and product approvals, because a wind-mitigation inspection turns them into insurance credits.
It can. That half was rebuilt after a 2014 fire under county permits, so it was built under a later building code than its 1991 neighbors, which can help a wind-mitigation report. We put those permits in the listing file.
Yes. An as-is contract does not require repairs, but it does not remove the flood disclosure or the condominium documents section 718.503 requires.
Yes, but you would handle alone the gate registration for every showing, both estoppels, the association’s approval procedure, the condominium package, the roof file and the flood disclosure. Call Jesse direct at (239) 898-6072 before you decide.
Yes. We can offer your home privately to qualified buyers before or instead of a public listing. The trade is exposure, and we tell you which way it lands for your home.
Compare it with the market first. Cash offers typically sit below open-market value because they price in a resale margin, and a cash buyer still needs both estoppels at Waters Edge.
Yes. Two of every three Waters Edge units carry no homestead exemption, so selling from a distance is routine here. We handle showings, gate registration, both association files and closing coordination locally.
Very likely, if you hold a homestead exemption. Save Our Homes resets on a change of ownership under section 193.155, and your buyer will also see the 2.3590-mill San Carlos Park fire levy.
Within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155.
Possibly. Under federal law you can exclude up to $250,000 of gain, $500,000 for a married couple filing jointly, on a main home you owned and lived in for two of the five years before the sale, per IRS Topic 701. A second home does not qualify. Florida has no state income tax.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases, per the IRS FIRPTA page. Engage a CPA early.
One on September 23, 2026, a two-bedroom fourplex unit asking $325,000, plus two Heron Coach House listings at $199,000 and $318,000. Your real competition is the same product inside Waters Edge first, then the Heron’s villas.
Get a written valuation from your product’s sales, request the condominium package, both estoppel figures and your roof permit, and decide how public the marketing should be. Request a Waters Edge at The Forest valuation or call Jesse McGreevy at (239) 898-6072.
Every Waters Edge at The Forest figure on this page traces to a primary source below, listed as of September 27, 2026: the association’s state filings, the state condominium registry, Lee County’s parcel, permit, flood and elevation records, Florida Statutes and state agencies, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Waters Edge at The Forest seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The recorded declaration sits in the Lee County Clerk’s official records at Official Records Book 1988, Page 2827, and comes with the resale package.
Document | What it proves for a Waters Edge seller | Official authority |
|---|---|---|
Waters Edge of Lee Condominium Association, 2026 annual report (filed March 8, 2026) | The association’s current state filing: principal address, registered agent and officers | |
Waters Edge of Lee Condominium Association, 2025 annual report (filed March 27, 2025) | The filing that recorded the association’s change of address and registered agent | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, the Waters Edge seat on the master board, and re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation on 31 of 37 Waters Edge parcels | |
FEMA FIRM panel 12071C0576H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation on the other 6 parcels | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County’s Class 5 flood-insurance discount | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on your buyer’s tax bill | |
Florida Building Code effective dates | The code-era reference for 1984, 1991 and 2014 construction | |
Florida Statutes 718.503, disclosure prior to sale | The condominium resale package and the buyer’s review window | |
Florida Statutes 718.116, assessments and estoppel certificates | The condominium estoppel and its fee cap | |
Florida Statutes 720.30851, homeowners’ association estoppel certificates | The master association estoppel and its fee cap | |
Florida Statutes 689.302, residential flood disclosure | The flood disclosure every Waters Edge seller gives | |
Florida Statutes 201.02, documentary stamp tax | The 70 cents per $100 deed tax | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Waters Edge at The Forest sits inside the south Fort Myers golf market they work every week. If you are weighing a sale at Waters Edge, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. In the last 12 months we tracked every Waters Edge closing in the Southwest Florida MLS and matched each one to its product and plan against the Lee County parcel roll. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026. Brokered by Domain Realty.