The Forum Homes for Sale in Fort Myers, FL
The Forum homes for sale are in two neighborhoods, Colonnade at the Forum and Promenade at the Forum, inside The Forum, a 706-acre City of Fort Myers development approved as a Development of Regional Impact (Resolution 2006-37, amended in 2016) east of I-75 at Colonial Boulevard, ZIP 33905. The same name also covers a retail center and rental apartments, which this page does not cover. Lee County recorded 36 qualified home sales in The Forum at a median of $360,000 in the 12 months through September 25, 2026 (the newest qualified sale in the county file), from $215,000 to $689,000. The Forum is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.
This page shows live listings in The Forum, what Forum homes actually sold for on the Lee County record, how Colonnade, Promenade West and Promenade East differ in size and price, and the associations, property taxes, flood zones, schools and drive times that come with a Forum address. Every figure names its record and date, every item we could not confirm is marked as not published, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for The Forum buyers
- The Forum's for-sale homes are in Colonnade at the Forum and Promenade at the Forum (East and West sections); the Lee County roll matched 722 home parcels in ZIP 33905, every one coded single family.
- Lee County recorded 36 qualified sales in the 12 months through September 25, 2026, at a $360,000 median ($215,000 to $689,000), against 26 sales at $345,000 in the 12 months before that, a 4.3 percent rise in the median.
- Every one of the 36 sales was a resale; the county record shows no builder-direct sale in The Forum since 2015.
- On the same record, Colonnade's 15 sales in the latest 12 months had a $254,900 median, Promenade West's 15 sales $445,000 and Promenade East's 6 sales $498,500 (medians derived from the county sale list).
- Colonnade and Promenade are governed by two separate homeowners' associations, formed in 2003 and 2005; a master entity, The Forum at Fort Myers Association, also exists, and whether it assesses homes is not confirmed.
- No association publishes its dues, and listing figures conflict, so this page prints no dues figure: the estoppel certificate under Fla. Stat. 720.30851 is the number to rely on.
- Every home is in Lee County taxing district 090, City of Fort Myers, at a 2026 total of 16.9702 mills, or $1,697.02 per $100,000 of taxable value.
- FEMA's effective maps place 425 of 716 mapped Forum homes (59 percent) in a special flood hazard area: all of Colonnade and Promenade East are Zone AE, and all of Promenade West is Zone X.
- All 716 mapped homes are in Lee County Hurricane Evacuation Zone D and in the 2026-27 school choice zones J (elementary), EE (middle) and East 2 (high).
- No recorded age restriction was found for any Forum neighborhood, and no golf course or club membership is attached to Forum homes.
The Forum homes for sale right now
The Forum homes for sale are linked below, filtered to The Forum and to its Colonnade and Promenade neighborhoods and sorted by price. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
- All The Forum homes for sale
- Homes for sale in Colonnade at the Forum
- Homes for sale in Promenade at the Forum
- Houses for sale in The Forum
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Forum home on the county roll is in Fort Myers, FL 33905, so searches for homes for sale in The Forum Fort Myers, Colonnade at the Forum and Promenade at the Forum Fort Myers return homes from the same three neighborhoods.
Ready to tour The Forum homes?
Tell us which neighborhood, home size and price range you are weighing, and a Domain Realty Group agent will set up showings and send the recorded sales on the streets you like. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
What do homes in The Forum sell for?
The Forum homes sold at a median of $360,000 on the Lee County record across 36 qualified sales in the 12 months through September 25, 2026, from $215,000 to $689,000. The 12 months before that recorded 26 sales at a $345,000 median, so the median rose 4.3 percent and the number of sales rose by 10. Data updated: October 2026. We tracked every qualified sale in The Forum on the Lee County file, street by street and neighborhood by neighborhood, to build the tables below.
| Lee County recorded sales | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 12 months, all homes | 36 | $360,000 | $215,000 | $689,000 | $170 |
| 12 months, resale | 36 | $360,000 | $215,000 | $689,000 | $170 |
| 12 months, builder-direct | 0 | ||||
| Prior 12 months, all homes | 26 | $345,000 | $221,000 | $570,000 | $156 |
| 24 months, all homes | 62 | $352,500 | $215,000 | $689,000 | $169 |
Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 27, 2026. The 12-month window runs September 26, 2025 to September 25, 2026, and the prior window September 26, 2024 to September 25, 2025. The newest Forum sale in the file was recorded August 18, 2026. Every Forum home on the roll is coded single family, so single-family figures equal the all-homes figures, and there are no condominium sales to report.
The Forum price trend since 2015
The county record shows The Forum's build-out ending in 2015, the last year with builder-direct sales (15 of 71). From 2016 on, every recorded sale was a resale. The yearly median ran from a low of $208,000 in 2018 to a high of $435,000 in 2023.
| Year | Sales | Median | Builder-direct sales | Median $ per heated sq ft |
|---|---|---|---|---|
| 2015 | 71 | $233,990 | 15 | $113 |
| 2016 | 54 | $240,750 | 0 | $114 |
| 2017 | 66 | $264,000 | 0 | $116 |
| 2018 | 63 | $208,000 | 0 | $112 |
| 2019 | 75 | $243,000 | 0 | $115 |
| 2020 | 68 | $272,000 | 0 | $124 |
| 2021 | 93 | $255,000 | 0 | $136 |
| 2022 | 63 | $334,000 | 0 | $191 |
| 2023 | 34 | $435,000 | 0 | $201 |
| 2024 | 33 | $307,500 | 0 | $175 |
| 2025 | 30 | $345,000 | 0 | $157 |
| 2026 (to date) | 30 | $360,000 | 0 | $170 |
Source: Lee County Property Appraiser sale files by calendar year. Builder-direct is estimated as the first qualified sale within one year of the year built. Every row is single family.
What the yearly numbers show
The busiest year on the record was 2021, with 93 sales at a $255,000 median. Sales then fell to 63 in 2022 and to 34, 33 and 30 a year from 2023 through 2025. The median per heated square foot rose from $136 in 2021 to $191 in 2022 and peaked at $201 in 2023, then settled at $157 in 2025 and $170 in 2026 to date. A yearly median in The Forum moves with the mix: a year with more Promenade East sales and fewer Colonnade sales reads higher, so compare the neighborhood figures further down as well.
Price bands in the last 12 months
Of the 36 recorded sales, 14 closed at $300,000 or less, 5 between $300,000 and $400,000, 9 between $400,000 and $500,000, and 8 between $500,000 and $750,000. No Forum sale in the window reached $750,000. Fourteen of the 15 Colonnade sales sit in the lowest band, and every sale above $500,000 was in Promenade West or Promenade East.
The highest and lowest recent sales in The Forum
| Highest 12-month sales | Recorded | Price | Heated sq ft | Built | Neighborhood |
|---|---|---|---|---|---|
| 9954 Via San Marco Loop | December 17, 2025 | $689,000 | 3,687 | 2006 | Promenade East |
| 9935 Via San Marco Loop | June 24, 2026 | $675,000 | 3,502 | 2006 | Promenade East |
| 2738 Via Piazza Loop | April 28, 2026 | $560,000 | 3,302 | 2014 | Promenade West |
| 2831 Via Piazza Loop | July 31, 2026 | $555,000 | 3,107 | 2007 | Promenade West |
| 2808 Via Piazza Loop | March 18, 2026 | $545,000 | 3,241 | 2007 | Promenade West |
| Lowest 12-month sales | Recorded | Price | Heated sq ft | Built | Neighborhood |
|---|---|---|---|---|---|
| 10013 Chiana Cir | March 20, 2026 | $215,000 | 1,629 | 2006 | Colonnade |
| 3245 Antica St | July 9, 2026 | $220,000 | 1,629 | 2005 | Colonnade |
| 10043 Salina St | June 30, 2026 | $225,000 | 1,711 | 2004 | Colonnade |
| 3185 Antica St | June 18, 2026 | $232,000 | 1,629 | 2005 | Colonnade |
| 10044 Salina St | January 7, 2026 | $245,000 | 1,711 | 2005 | Colonnade |
The highest qualified sale in The Forum anywhere in the county file is $900,000 for 3032 Via Rialto St, recorded July 18, 2022, a 3,637 square foot single-family home built in 2007.
Price per square foot in The Forum
County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $170 per square foot across all 36 sales. Derived from the county sale list, Colonnade's 15 sales had a $146 median, Promenade West's 15 sales $184 and Promenade East's 6 sales $193. The calendar-year peak was $201 in 2023.
What the county record cannot show
The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed, any seller credit, or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.
Why the home count differs by record
Three county-based counts appear on this page, each with its own date and method. The county roll file indexed October 27, 2026 matches 722 home parcels with a ZIP 33905 address (326 Colonnade, 293 Promenade West, 103 Promenade East). A live query of the county parcel layer on October 28, 2026 counts 730 by legal description (328, 298 and 104), because 14 owner-confidential records carry no ZIP. The flood and school overlay mapped 716 parcels. Sales figures use the 722-parcel file only.
The Forum neighborhoods compared
The Forum's for-sale homes sit in three groups on the Lee County roll: Colonnade at the Forum, Promenade West at the Forum and Promenade East at the Forum. The neighborhood decides the size, the year built, the flood zone and most of the price. The table shows each group's homes and its sales over 24 months and 12 months. Data updated: October 2026.
| Neighborhood (county legal name) | Homes | Year built | Median heated sq ft | 24-month sales | 24-month median | 12-month sales | 12-month median |
|---|---|---|---|---|---|---|---|
| Colonnade at the Forum | 326 | 2004 to 2007 | 1,711 | 27 | $260,000 | 15 | $254,900 |
| Promenade West at the Forum | 293 | 2006 to 2015 | 2,032 | 27 | $435,000 | 15 | $445,000 |
| Promenade East at the Forum | 103 | 2005 to 2014 | 2,803 | 8 | $505,000 | 6 | $498,500 |
| All three | 722 | 2004 to 2015 | 1,938 | 62 | $352,500 | 36 | $360,000 |
Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, to the October 27, 2026 index. The 12-month neighborhood counts and medians are derived from the county's list of every qualified sale, and each of those 36 sales is listed in the Colonnade and Promenade tables below. A median of 6 to 8 sales is a range, not a price.
What the names on the deed mean
Colonnade at the Forum and Promenade at the Forum are the marketed names, and they appear word for word in the county legal descriptions, so a deed search on either name finds the right homes. Colonnade at the Forum is recorded in Plat Book 79, pages 72 to 83. Promenade East at the Forum is Plat Book 82, pages 63 to 70. Promenade West at the Forum was described in Instrument 2005-130382 for Phase 1 and Instrument 2012000101717 for Phase 2. The master Forum at Fort Myers plat, Plat Book 75, pages 77 to 88, holds commercial and common tracts, not homes.
Size, bedrooms and lots across The Forum
On the 2026 county roll, the median Forum home has 1,938 heated square feet, with a range of 1,343 to 3,982. Three bedrooms is the most common layout (389 homes), followed by four (254), five (63), two (15) and six (1). The median lot is 0.153 acre. The roll lists 456 two-story and 266 one-story homes, a garage on every home, a private pool on 219 of 722 lots (30 percent) and a lake view on 253.
Year built across The Forum
The roll's year-built dates run from 2004 to 2015, with a median of 2006. By five-year band, 26 homes were built 2000 to 2004, 459 from 2005 to 2009, 225 from 2010 to 2014 and 12 from 2015 to 2019. Colonnade was built out from 2004 to 2007; the Promenade sections kept adding homes until 2015.
Other names you will see at The Forum
North Forum Reserve, recorded under Instrument 2025000307016, is 150 townhomes and 153 vacant lots owned by build-to-rent entities and leased rather than sold one by one, so it is not part of this page's sales figures. The other "at the Forum" names on the county roll, such as Encore, Center Court and Peninsula, are commercial or multifamily rental parcels owned by entities, along with the shopping center, hotels and offices. None of them is a for-sale homeowner neighborhood.
Colonnade at the Forum homes
Colonnade at the Forum is the larger and lower-priced of The Forum's two neighborhoods: 326 homes on the October 2026 county roll file, built 2004 to 2007, with a 1,711 square foot median heated area. Lee County recorded 15 Colonnade sales in the 12 months through September 25, 2026, at a $254,900 median, from $215,000 to $305,000. Data updated: October 2026.
Colonnade sales in the last 12 months
| Colonnade sale | Recorded | Price | Heated sq ft | Built |
|---|---|---|---|---|
| 3227 Antica St | October 6, 2025 | $305,000 | 1,938 | 2005 |
| 10035 Chiana Cir | October 9, 2025 | $299,000 | 1,938 | 2006 |
| 3349 Antica St | January 5, 2026 | $295,000 | 1,938 | 2005 |
| 3223 Antica St | June 3, 2026 | $285,000 | 1,938 | 2005 |
| 9999 Chiana Cir | June 18, 2026 | $275,000 | 1,938 | 2006 |
| 10011 Chiana Cir | January 13, 2026 | $269,900 | 1,711 | 2006 |
| 3167 Antica St | January 30, 2026 | $260,000 | 1,716 | 2006 |
| 10004 Ravello Blvd | March 2, 2026 | $254,900 | 1,579 | 2006 |
| 10013 Ravello Blvd | April 1, 2026 | $250,000 | 1,711 | 2005 |
| 10044 Salina St | January 7, 2026 | $245,000 | 1,711 | 2005 |
| 9957 Chiana Cir | April 10, 2026 | $245,000 | 1,713 | 2006 |
| 3185 Antica St | June 18, 2026 | $232,000 | 1,629 | 2005 |
| 10043 Salina St | June 30, 2026 | $225,000 | 1,711 | 2004 |
| 3245 Antica St | July 9, 2026 | $220,000 | 1,629 | 2005 |
| 10013 Chiana Cir | March 20, 2026 | $215,000 | 1,629 | 2006 |
Source: Lee County Property Appraiser qualified sales, 12 months to September 25, 2026. All 15 were resales.
Colonnade floor plans on the county roll
The county roll repeats a small set of heated areas across Colonnade's sales, which points to a handful of floor plans: about 1,579, 1,629, 1,711 to 1,716 and 1,938 square feet. In the latest 12 months every 1,938 square foot Colonnade home sold between $275,000 and $305,000, and every 1,629 square foot home between $215,000 and $232,000, so in Colonnade the floor plan explains more of the price than the street does.
Colonnade streets
Colonnade's recorded sales sit on Antica Street, Chiana Circle, Salina Street and Ravello Boulevard. Antica Street recorded six of the 15 sales in the latest 12 months and Chiana Circle five. The association's principal address, 3405 Antica Street, is also the address of Colonnade's clubhouse and pool parcel, covered in the amenities section.
Townhome or single family?
Lee County codes every Colonnade parcel as single family (DOR use 01), the code it uses for a home on its own lot, and Colonnade has no condominium legal description on the roll. Listing and directory copy often calls Colonnade's homes townhomes, a building style the county use code does not separate out. For the exact home, the deed, the plat and the association documents settle whether walls are shared and what the association maintains.
Colonnade and the flood map
Every mapped Colonnade home, 323 of 323, sits in FEMA Zone AE on panel 12071C0431G, effective December 7, 2018, and 10 of them sit in the AE floodway. That puts an elevation certificate and a flood insurance quote on the list for every Colonnade purchase. The flood section below covers the map, the panels and the elevation certificate in detail.
Colonnade price trend over 24 months
Over 24 months, Colonnade recorded 27 sales at a $260,000 median on the county file. The latest 12 months recorded 15 of those 27 at $254,900, so Colonnade's median has been close to flat across the two years. Colonnade's $146 median per heated square foot over 12 months is the lowest of the three groups.
Colonnade at the Forum Homeowners' Association
Colonnade is governed by Colonnade at the Forum Homeowners' Association, Inc., a Florida not-for-profit corporation, Sunbiz document N03000008051, filed September 12, 2003 and active, with its principal address at 3405 Antica Street. The association filed an amendment with the Division of Corporations on April 10, 2026; its content was not published in the sources we read.
Promenade at the Forum homes
Promenade at the Forum is The Forum's single-family neighborhood of larger homes, in two sections: Promenade West (293 homes on the October 2026 county roll file, built 2006 to 2015) and Promenade East (103 homes, built 2005 to 2014). Lee County recorded 21 Promenade sales in the 12 months through September 25, 2026, at a $475,000 median. Data updated: October 2026.
Promenade West at the Forum
Promenade West is 293 homes on the county roll file with a 2,032 square foot median heated area, built 2006 to 2015. It recorded 27 sales in 24 months at a $435,000 median, and 15 sales in the latest 12 months at a $445,000 median, from $307,000 for 1,677 square feet at 2756 Via Piazza Loop to $560,000 for 3,302 square feet at 2738 Via Piazza Loop.
Promenade East at the Forum
Promenade East is the smaller section with the largest homes: 103 homes on the roll file with a 2,803 square foot median heated area, built 2005 to 2014. It recorded 8 sales in 24 months at a $505,000 median and 6 in the latest 12 months at $498,500, including the two highest Forum sales of the year, $689,000 and $675,000 on Via San Marco Loop.
Promenade sales in the last 12 months
| Promenade sale | Section | Recorded | Price | Heated sq ft | Built |
|---|---|---|---|---|---|
| 9954 Via San Marco Loop | East | December 17, 2025 | $689,000 | 3,687 | 2006 |
| 9935 Via San Marco Loop | East | June 24, 2026 | $675,000 | 3,502 | 2006 |
| 2738 Via Piazza Loop | West | April 28, 2026 | $560,000 | 3,302 | 2014 |
| 2831 Via Piazza Loop | West | July 31, 2026 | $555,000 | 3,107 | 2007 |
| 2808 Via Piazza Loop | West | March 18, 2026 | $545,000 | 3,241 | 2007 |
| 2775 Via Piazza Loop | West | August 18, 2026 | $540,000 | 2,032 | 2012 |
| 2822 Via Piazza Loop | West | June 8, 2026 | $525,000 | 3,081 | 2006 |
| 9923 Via San Marco Loop | East | November 7, 2025 | $515,000 | 2,657 | 2010 |
| 3034 Via San Marco Ct | East | May 11, 2026 | $482,000 | 2,320 | 2008 |
| 9920 Via San Marco Loop | East | July 14, 2026 | $480,000 | 2,356 | 2005 |
| 9344 Via Murano Ct | West | April 3, 2026 | $475,000 | 2,598 | 2008 |
| 2851 Via Campania St | West | October 15, 2025 | $450,000 | 3,166 | 2007 |
| 2877 Via Piazza Loop | West | February 12, 2026 | $445,000 | 2,032 | 2013 |
| 2728 Via Piazza Loop | West | February 27, 2026 | $435,000 | 2,032 | 2015 |
| 2727 Via Piazza Loop | West | February 24, 2026 | $433,000 | 2,032 | 2013 |
| 2772 Via Piazza Loop | West | May 11, 2026 | $425,000 | 2,032 | 2012 |
| 2717 Via Santa Croce Ct | West | March 20, 2026 | $417,500 | 2,271 | 2015 |
| 9302 Via San Giovani St | West | June 11, 2026 | $375,000 | 2,032 | 2014 |
| 2842 Via Piazza Loop | West | February 23, 2026 | $345,000 | 1,694 | 2008 |
| 10006 Via San Marco Loop | East | March 23, 2026 | $342,500 | 1,817 | 2011 |
| 2756 Via Piazza Loop | West | December 15, 2025 | $307,000 | 1,677 | 2013 |
Source: Lee County Property Appraiser qualified sales, 12 months to September 25, 2026. All 21 were resales. The newest Forum sale in the file is 2775 Via Piazza Loop, recorded August 18, 2026.
The 2,032 square foot Promenade West plan
Six of Promenade West's 15 sales in the latest 12 months were homes of exactly 2,032 heated square feet on the county roll, built 2012 to 2015, which is also the section's median size. Those six sold from $375,000 to $540,000, a wide range for one size that reflects lot, view, pool and condition, none of which the county sale record shows.
Promenade streets
Promenade West's recorded sales sit on Via Piazza Loop, Via Campania Street, Via Murano Court, Via Santa Croce Court and Via San Giovani Street; Via Piazza Loop alone recorded 11 of the 15 West sales in the latest 12 months. Promenade East's sales sit on Via San Marco Loop and Via San Marco Court, and the county file's record sale, $900,000 in 2022, was on Via Rialto Street.
Promenade and the flood map
Promenade's two sections split cleanly on FEMA's map. All 291 mapped Promenade West homes are in Zone X on panel 12071C0295G, and all 102 mapped Promenade East homes are in Zone AE, 56 on panel 12071C0431G and 46 on 12071C0295G, all effective December 7, 2018. Check the exact address, as covered in the flood section.
Promenade at the Forum Homeowners Association
Promenade East and Promenade West share one association, Promenade at the Forum Homeowners Association, Inc., a Florida not-for-profit corporation, Sunbiz document N05000008481, filed August 17, 2005 and active, with an annual report filed April 24, 2026. A live county layer query on October 28, 2026 counts 402 Promenade lots by legal description, 298 West and 104 East.
Who governs The Forum's neighborhoods?
The Forum's for-sale homes are governed by two separate homeowners' associations under Chapter 720 of the Florida Statutes: Colonnade at the Forum Homeowners' Association, Inc. (Sunbiz N03000008051, 2003) and Promenade at the Forum Homeowners Association, Inc. (N05000008481, 2005). A master entity, The Forum at Fort Myers Association, Inc., also exists, and whether it assesses homes is not confirmed.
| Entity | Sunbiz document | Filed | Status (October 28, 2026) | Covers |
|---|---|---|---|---|
| Colonnade at the Forum Homeowners' Association, Inc. | N03000008051 | September 12, 2003 | Active; amendment filed April 10, 2026 | Colonnade at the Forum |
| Promenade at the Forum Homeowners Association, Inc. | N05000008481 | August 17, 2005 | Active; annual report April 24, 2026 | Promenade East and West |
| The Forum at Fort Myers Association, Inc. | N03000008428 | September 30, 2003 | Active; annual report February 23, 2026 | Master entity; whether it assesses homes is not confirmed |
| The Forum at Fort Myers, L.L.C. | L03000007434 | February 28, 2003 | Inactive, voluntary dissolution May 8, 2019 | Original land entity |
Source: Florida Division of Corporations (Sunbiz) detail records, read October 28, 2026.
The master association question
The Forum at Fort Myers Association, Inc. is active on Sunbiz and owns lake and common tracts on the county roll, including lake tracts of 9.27, 9.99, 4.95 and 5.32 acres and tracts inside the Encore and Peninsula plats. Whether the residential lots are subject to a master covenant and pay it an assessment is not published in any record we could read. The document that would settle it is the recorded master declaration for The Forum at Fort Myers in the Lee County Clerk's Official Records.
The recorded declarations
The declarations of covenants for Colonnade and for Promenade, and any amendments, were not published in a public source we could reach. They are recorded in the Lee County Clerk's Official Records, Colonnade's from about 2003 to 2004 and Promenade's from about 2005, with a Phase 2 supplement around 2012. Ask for both the declaration and the rules in the resale package before you sign a contract.
Who manages the associations
Management companies change, and the public records for The Forum's associations point in different directions, so this page names no current manager. Colonnade's Sunbiz mailing address is in Estero, Promenade's is in care of a Fort Myers legal services office, and the master entity's address is a commercial property manager in Estero. Confirm the current contact through the Sunbiz record and the association.
The estoppel certificate is the number to trust
Florida law lets an owner or buyer request an estoppel certificate from a homeowners' association under section 720.30851 of the Florida Statutes, and it states the assessments owed and their amounts. Under section 720.3085 a buyer is jointly liable with the seller for unpaid assessments at closing, which is why the certificate, not a listing field, is the figure to rely on. Section 720.303 lists the records owners may inspect.
Is The Forum a 55+ community?
No. No recorded declaration, amendment or association record that we could read restricts occupancy by age in Colonnade at the Forum or Promenade at the Forum, so this page describes neither as age restricted. A 55+ rule would have to appear in the recorded declaration; confirm that document before you buy, as you would for any association.
The senior living operator nearby
Discovery Village at The Forum, at 2645 Forum Boulevard, is a separate senior-living operator offering independent living, assisted living and memory care, not a homeowners' association, and its rules do not apply to Colonnade or Promenade homes.
What a 55+ rule would require
Federal law lets a community qualify as housing for older persons only when at least 80 percent of occupied units have an occupant 55 or older and it publishes and follows age-verification policies (42 U.S.C. 3607(b)(2)(C)). None of The Forum's associations makes that claim in the records we read.
Is The Forum gated?
The Forum's Colonnade and Promenade neighborhoods are described as gated in listing and directory copy, but the gate type, staffing and hours are not published by either association in any source we could reach. Both associations route residents through login-only portals. The document that would settle it is the recorded declaration or the association's published rules, so confirm access with the association before you rely on it.
What the county record does show
The Lee County roll shows Colonnade's common and amenity tracts owned by its association, Promenade's common tracts (A to I, R, X and lakes) with no buildings, and a Colonnade tract C-1 of 0.94 acre recorded as a conservation easement parcel. Whether the internal roads are private or public is also a declaration and plat question; do not assume either way.
Leasing and pet rules in The Forum
The Forum's leasing and pet rules are set by each association's recorded declaration and rules, and neither Colonnade nor Promenade publishes them in a source we could reach. Minimum lease term, the number of leases allowed a year and any rental cap are not published, so confirm all three in the declaration's leasing article before making an offer.
Before you lease a Forum home
Leases may need association approval before a tenant moves in. Ask the seller or the association for the current lease application, the approval timeline and any fee, and read the leasing article of the recorded declaration. Florida law allows a declaration to set lease terms, and no statute fixes one minimum term for every homeowners' association.
Pets, vehicles and exterior changes
Pet limits, vehicle and parking rules, and architectural approval for exterior changes are association rules that were not published in any first-party source we read. Ask for the rules and the architectural guidelines in the resale package, which are records owners may inspect under section 720.303 of the Florida Statutes.
What does it cost to own in The Forum?
The Forum ownership costs stack in two confirmed layers: a homeowners' association assessment set by Colonnade's or Promenade's association, and property tax at the City of Fort Myers rate of 16.9702 mills for 2026. Neither association publishes its dues, so we print none. Insurance, including flood insurance in Zone AE, is a separate line. Data updated: October 2026.
| Cost layer | Amount | Period and source |
|---|---|---|
| Colonnade association dues | Not published | Confirm on the estoppel certificate (Fla. Stat. 720.30851) |
| Promenade association dues | Not published | Confirm on the estoppel certificate (Fla. Stat. 720.30851) |
| Master association (The Forum at Fort Myers Association) | Not confirmed that homes are assessed | Recorded master declaration, Lee County Clerk |
| Capital contribution or transfer fee | Not published | Association resale package |
| Property tax, district 090 | 16.9702 mills ($1,697.02 per $100,000 of taxable value) | Lee County 2026 millage book |
| Club membership | None attached to Forum homes | Lee County roll shows no golf or club parcel |
Why this page prints no dues figure
Listing sites report figures for Colonnade and for Promenade that disagree with each other by hundreds of dollars, and neither association publishes a dues schedule, budget or resale certificate on a public page we could reach. Printing any of them would risk a wrong number, so the reliable figures are the association's current budget and the estoppel certificate for the exact home.
Property taxes in taxing district 090
Every Forum home on the roll is in Lee County taxing district 090, City of Fort Myers, with the City of Fort Myers fire district. The 2026 total for district 090 is 16.9702 mills, up from 16.5034 in 2025, and each $100,000 of taxable value costs $1,697.02 at that rate. The 2025 components, from the county's final levy, are below.
| Taxing authority, district 090 | 2026 mills (actual) | 2025 mills |
|---|---|---|
| City of Fort Myers | 6.9000 | 6.5000 |
| City of Fort Myers parks voted debt service | 0.1170 | none |
| Lee County general revenue | 3.7623 | 3.7623 |
| School, state law | 3.0230 | 3.0710 |
| School, local board | 2.2480 | 2.2480 |
| Lee County Library District | 0.4218 | 0.4218 |
| South Florida Water Management District (three lines) | 0.2301 | 0.2301 |
| Lee County mosquito control | 0.2096 | 0.2116 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Lee County hyacinth control | 0.0190 | 0.0192 |
| Total | 16.9702 | 16.5034 |
Source: Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026; actual column) and 2025 Taxing District Millage Book. The 2026 increase is mostly the City of Fort Myers rate (6.5000 to 6.9000) and the new parks voted debt line (0.1170).
A worked yearly tax example
Take the median taxable value of a Forum home on the 2026 Lee County roll, $209,878. At 16.9702 mills the yearly property tax is $209,878 x 16.9702 / 1,000 = $3,561.67. The median just (market) value on the same roll is $294,820; the difference reflects exemptions and assessment limits on the roll. Add the association assessment from the estoppel certificate and insurance. Run the exact home's own taxable value, because exemptions differ by owner.
| Line | Yearly amount |
|---|---|
| Property tax ($209,878 x 16.9702 / 1,000) | $3,561.67 |
| Association assessment | From the estoppel certificate |
| Homeowners and flood insurance | From a quote for the address |
The homestead exemption
A Florida homestead lowers the taxable value. The 2026 Lee County TRIM notices for Forum parcels show a $25,000 homestead exemption plus a $26,411 additional exemption against the non-school taxable value, $51,411 in all. Exemptions belong to the owner, so the seller's bill is a starting point for a buyer, not a forecast.
Assessments on the tax bill
The yearly TRIM notice lists ad valorem taxes only. Non-ad valorem assessments, if any, appear on the Lee County Tax Collector bill, not the TRIM notice, so read the seller's most recent tax bill line by line along with the estoppel certificate.
What amenities come with a Forum home?
The Forum's one county-confirmed neighborhood amenity is Colonnade's clubhouse and pool parcel at 3405 Antica Street, owned by the Colonnade association. The county roll shows no clubhouse or pool parcel in Promenade East or West, and no golf course anywhere in The Forum. A City park with pickleball courts under construction and a shopping center sit within about a mile.
The Colonnade clubhouse and pool
The Colonnade amenity parcel at 3405 Antica Street is 2.65 acres (Tract R-1 of the Colonnade plat), with one building built in 2006 of 2,892 square feet in total and 1,245 heated square feet, and a pool, on the Lee County roll. Brokerage listings add a fitness center, tennis and basketball courts, a playground and walking paths, which the county record does not show as separate items, so confirm them with the association.
Promenade amenities
No clubhouse or pool parcel appears in any Promenade East or Promenade West tract on the county roll: every Promenade common tract, including the lakes, has no building area and no pool. Directory pages attach a pool and clubhouse to Promenade, which the county record does not support. Ask the association what Promenade owners may use, and whether any shared facility is by agreement with another association.
Is there golf at The Forum?
No. The Lee County land-use codes for The Forum's parcels include no golf course, and no golf or social club membership is attached to Forum homes. Golf memberships in the area belong to separate clubs in other communities, with their own fees and rules, so there is no club cost to add to a Forum budget.
Forum Park and the City pickleball courts
The City of Fort Myers owns four Forum Park parcels within a mile of the neighborhoods, including Parcel 16 at 9360 Warrior Way (4.54 acres, 0.13 mile from the middle of the neighborhoods) and Parcel 15 at 3131 Champion Ring Road (4.63 acres, 0.38 mile). Parcel 15 is the site of a 14-court pickleball facility with 88 parking spaces and a 2,055 square foot restroom and office building, under City bid ITB 25-105. Gulfshore Business reported a $4.9 million construction contract on January 6, 2026; an opening date is not published.
Fitness stations and later park phases
The park's contractor reported fitness stations installed in 2025. Later phases are described only as potential: multiuse fields, a dog park, playgrounds and picnic areas. Those are plans, not commitments, so check the City of Fort Myers Parks and Recreation pages for what is funded.
The Forum shopping center
The Forum shopping center at 9350 Dynasty Drive is owned by InvenTrust Properties, which lists 185,813 square feet in 27 suites. Its tenant directory, read October 28, 2026, includes Target and The Home Depot plus Petco, Michaels, Ross Dress for Less, Staples, Sky Zone, Bath and Body Works, Dollar Tree, Rack Room Shoes, Five Guys and Buffalo Wild Wings. The Target parcel is 0.75 mile, straight-line, from the middle of the neighborhoods.
Medical offices, hotels and colleges inside The Forum
The shopping center's tenants include Premier Women's Care of Southwest Florida and Riverchase Dermatology. The county roll shows two hotel parcels, at 3427 Forum Boulevard and 2600 Champion Ring Road. Colleges with campuses in The Forum's office park include Rasmussen University, 0.64 mile straight-line, and a campus at 9100 Forum Corporate Parkway listed as Everglades College on the county roll and Keiser University in Lee County GIS; Nova Southeastern University's Colonial Court campus is 1.07 miles.
Is The Forum in a flood zone?
Partly. On FEMA's effective flood maps, 425 of 716 mapped Forum homes (59.4 percent) are in a special flood hazard area: all of Colonnade at the Forum and all of Promenade East are Zone AE, including 10 Colonnade homes in the AE floodway. All 291 mapped Promenade West homes (40.6 percent of the total) are Zone X, minimal flood hazard. Data updated: October 2026.
| Neighborhood | Mapped homes | Zone AE | AE floodway | Zone X | FEMA panel (effective December 7, 2018) |
|---|---|---|---|---|---|
| Colonnade at the Forum | 323 | 313 | 10 | 0 | 12071C0431G |
| Promenade West at the Forum | 291 | 0 | 0 | 291 | 12071C0295G |
| Promenade East at the Forum | 102 | 102 | 0 | 0 | 12071C0431G (56), 12071C0295G (46) |
| All three | 716 | 415 | 10 | 291 | 0431G 379 homes, 0295G 337 homes |
Source: FEMA National Flood Hazard Layer, queried at each Lee County parcel point on October 28, 2026. An overlay is a screen, not a determination; only the FEMA panel and an elevation certificate for the exact home decide flood insurance requirements.
Why the flood zone follows the neighborhood line
FEMA's base flood elevation line inside The Forum is 22.0 feet (NAVD88). A supporting USGS lidar sample of 239 home points put median ground elevation at 21.4 feet in Colonnade, 22.1 feet in Promenade East and 22.4 feet in Promenade West, all within about a foot of that line, which is why the zone split follows the neighborhoods. Ground elevation is not finished floor elevation; only an elevation certificate gives that.
FEMA map panels for The Forum
The Forum sits on two FEMA flood insurance rate map panels, 12071C0431G (379 mapped homes) and 12071C0295G (337 mapped homes), both effective December 7, 2018. FEMA's pending and preliminary map services showed no revised version of either panel on October 28, 2026. Search any address at the FEMA Flood Map Service Center.
Letters of map change near The Forum
FEMA's layer shows a Letter of Map Revision, case 24-04-3429P, effective April 23, 2025, in the area, and some Zone X patches inside The Forum carry source citations from past letters of map change. Which individual lots those letters cover is not published in the layer; the letters themselves, on the FEMA Map Service Center, are the documents to read.
The 2027 Lee County map update
Lee County has published a FEMA Letter of Final Determination dated September 2, 2026, effective March 2, 2027, addressed to unincorporated Lee County. The Forum is in the City of Fort Myers, which is its own floodplain administrator, and this page does not state that the letter applies to The Forum. Check the FEMA Map Service Center and the City of Fort Myers for the current map of any address.
The Forum evacuation zone
Lee County's evacuation zone layer places all 716 mapped Forum homes in Hurricane Evacuation Zone D (storm surge zone 4). Lee County's zones run A to E by storm surge risk, and Zone D is ordered only for stronger storms with significant forecast surge. An evacuation zone is separate from a FEMA flood zone, so a Promenade West home can be in Evacuation Zone D and FEMA Zone X at once.
Hurricane Ian
Hurricane Ian made a Category 4 landfall near Cayo Costa on September 28, 2022, according to the National Hurricane Center's report. National Hurricane Center and NOAA storm records show a 7.25-foot surge at the NOS gauge at Fort Myers and a USGS high water mark of about 4.43 feet above ground at a point roughly 4.8 miles west of The Forum, on the river side. The highest rainfall total in the report was 26.95 inches at Grove City. No public record of flooding inside Colonnade or Promenade during Ian was found in the sources we read.
Hurricane Milton
Hurricane Milton made a Category 3 landfall near Siesta Key on October 9, 2024. NBC New York reported that Lee County ordered evacuation Zones A and B, which do not include Zone D, and the Captiva Fire District relayed a Lee County Flood Watch through October 10, 2024. No Forum-specific Milton damage was documented in the sources we read.
Insurance notes for The Forum buyers
Ask the seller for the elevation certificate, any letter of map change for the lot, the current flood policy and a wind mitigation report before you set a budget. Zone AE homes in Colonnade and Promenade East and Zone X homes in Promenade West will price differently, and the certificate for the exact home is the document an insurer reads.
What schools serve The Forum?
The Forum's mapped homes are all, for 2026-27, in Lee County elementary choice zone J, middle choice zone EE and high school zone East, sub-zone 2. The School District of Lee County assigns by choice among the schools in a zone, not to one neighborhood school, and capacity can place a student at another school in the zone. Data updated: October 2026.
| Level | 2026-27 choice zone | Schools in the zone | Straight-line miles | Estimated road miles and minutes |
|---|---|---|---|---|
| Elementary | J | Ray V. Pottorf Elementary | 2.03 | 2.7 mi, 6 min |
| Elementary | J | Treeline Elementary | 2.79 | 4.3 mi, 9 min |
| Elementary | J | Colonial Elementary | 3.25 | 4.3 mi, 8 min |
| Elementary | J | Gateway Elementary | 4.84 | 6.6 mi, 11 min |
| Middle | EE | Paul Laurence Dunbar Middle | 2.19 | 3.2 mi, 7 min |
| Middle | EE | Fort Myers Middle | 4.37 | 6.1 mi, 12 min |
| High | East 2 | Dunbar High | 2.57 | 4.3 mi, 9 min |
| High | East 2 | Gateway High | 4.10 | 5.7 mi, 10 min |
| High | East 2 | Lehigh Senior High | 4.60 | 7.1 mi, 13 min |
| High | East 2 | Riverdale High | 7.13 | 10.7 mi, 17 min |
| High | East 2 | East Lee County High | 12.71 | 17.0 mi, 26 min |
Source: Lee County school proximity zones 2026-27 queried per parcel on October 28, 2026; School District of Lee County Student Enrollment Plan 2026-2027, approved December 1, 2025; distances from the median Forum home point, road estimates by OSRM without traffic.
How Lee County choice zones work
The 2026-27 Student Enrollment Plan lists the schools in each choice set; choices are ranked on the application and the district assigns. Priority 1 preference applies within 2 miles of a school, and Priority 1 students do not receive district transportation. The Board can change zone boundaries each year, so confirm an address with the district's school zone tool.
School grades
This page does not print per-school letter grades, because the Florida Department of Education's 2026 results file could not be read for this update. The state's school grades page and the district both publish the current grades; check them for any school on the list above.
What hospitals are near The Forum?
Lee Health's Lee Memorial Hospital, at 2776 Cleveland Avenue in Fort Myers, is the nearest hospital to The Forum by straight line, 4.96 miles from the middle of the neighborhoods (about 7.1 road miles). Gulf Coast Medical Center at 13681 Doctors Way is 6.53 miles straight-line (about 7.7 road miles). Data updated: October 2026.
| Hospital | Straight-line miles | Estimated road miles and minutes |
|---|---|---|
| Lee Memorial Hospital (Lee Health), 2776 Cleveland Ave | 4.96 | 7.1 mi, 14 min |
| Gulf Coast Medical Center (Lee Health), 13681 Doctors Way | 6.53 | 7.7 mi, 14 min |
| HealthPark Medical Center (Lee Health) | 10.0 | not modeled |
Source: Lee County parcel points for each hospital, measured from the median Forum home point; road estimates by OSRM, free flow, no traffic.
Gulf Coast Medical Center
Gulf Coast Medical Center has 699 licensed beds, 624 acute care and 75 skilled nursing, with an emergency department, according to the state's FloridaHealthFinder facility profile read in October 2026. By modeled road time it ties Lee Memorial at about 14 minutes; traffic on Colonial Boulevard and I-75 changes which is faster on a given day.
Where is The Forum?
The Forum is in east Fort Myers, ZIP 33905, east of I-75 at the Colonial Boulevard interchange, inside the City of Fort Myers. Measured straight-line from the median Forum home, downtown Fort Myers is 5.0 miles and RSW airport 6.5 miles; estimated drives are about 12 and 16 minutes without traffic. Data updated: October 2026.
| From the median Forum home point | Straight-line miles | Estimated road miles | Estimated minutes |
|---|---|---|---|
| The Forum shopping center (Target parcel) | 0.75 | 3.2 | 6 |
| Downtown Fort Myers | 5.0 | 6.1 | 12 |
| Bell Tower Shops | 6.1 | not modeled | |
| Southwest Florida International Airport (RSW) | 6.5 | 9.5 | 16 |
| Gulf Coast Town Center | 9.5 | 11.3 | 17 |
| Florida Gulf Coast University | 11.2 | 13.4 | 23 |
| Fort Myers Beach (Times Square) | 15.5 | not modeled | |
| Sanibel Causeway toll plaza | 16.3 | not modeled |
Source: Lee County parcel layer coordinates, straight-line from the median home point (26.62434, -81.79410); road estimates by OSRM, free flow, no traffic or signals. The shopping center road figure runs long because the route leaves the residential loops and goes around.
Is The Forum in the City of Fort Myers?
Yes. Every Forum home parcel is in Lee County taxing district 090 and the City of Fort Myers fire district, with City of Fort Myers zoning (area code CFM) and solid waste district 009. That decides the millage, the police department, the building department and the floodplain administrator. The mailing city is Fort Myers for every home.
The Forum's zoning
Most Forum home parcels carry the City zoning code SDA on the county roll. City of Fort Myers Ordinance 3818, adopted March 5, 2012, amended Chapter 118 of the City's Land Development Code for the special development areas that include The Forum. The full text of the development order and the approved residential totals were not readable in the City's online copies.
What is changing near The Forum
FDOT's I-75 at Colonial Boulevard project (413065-1, $52.7 million) is complete. It rebuilt the interchange as a diverging diamond and added a continuous flow intersection at Six Mile Cypress Parkway and a restricted crossing U-turn at Colonial and Forum Boulevard. FDOT's Roadwatch for October 25 to 31, 2026 lists night lane closures on Colonial Boulevard from Winkler Avenue to Forum Boulevard for striping, and signal mast arm work at Forum Boulevard scheduled through November 24, 2026.
Farther out: Daniels Parkway
FDOT's same Roadwatch lists completion of the I-75 and Daniels Parkway interchange project for summer 2028. It sits outside the one-mile radius we measured around The Forum, and no other FDOT or Lee County capital project inside that radius was found in the sources we read.
How The Forum compares with nearby communities
The Forum recorded fewer sales and a lower median per square foot than these two Fort Myers communities in the latest 12 months, and it is the only one of the three whose homes are all coded single family on the county roll. The table compares Colonial Country Club homes for sale and Pelican Preserve homes for sale on one yardstick: Lee County qualified sales. Data updated: October 2026.
| Lee County record | The Forum | Colonial Country Club | Pelican Preserve |
|---|---|---|---|
| Homes on the county roll | 722 | 1,658 | 2,342 |
| Single family / condominium | 722 / 0 | 763 / 895 | 1,600 / 742 |
| Year built | 2004 to 2015 | 2003 to 2006 | 2000 to 2022 |
| ZIP | 33905 | 33913 | 33913 |
| Qualified sales, 12 months | 36 | 107 | 159 |
| Median sale price, 12 months | $360,000 | $325,000 | $425,000 |
| Single-family median, 12 months | $360,000 | $490,000 | $455,000 |
| Condominium median, 12 months | none | $240,000 | $352,500 |
| Median $ per heated sq ft, 12 months | $170 | $206 | $244 |
| Qualified sales, prior 12 months | 26 | 100 | 131 |
| Median sale price, prior 12 months | $345,000 | $325,000 | $456,000 |
| Qualified sales, 24 months | 62 | 207 | 290 |
| Median sale price, 24 months | $352,500 | $325,000 | $445,000 |
Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, index built October 27, 2026, same 12-month window (September 26, 2025 to September 25, 2026) for all three.
How to read the comparison table
Each count uses that community's plat names on the county roll, so it can differ from an association's own total. The Forum has no condominiums on the roll, while condominiums are more than half of Colonial Country Club's homes, so compare the single-family row as well as the overall median. Each community's age rules, club structure and costs are covered on its own page; this table makes no judgment between them.
The history of The Forum
The Forum began in 2003, when The Forum at Fort Myers, L.L.C. was formed on February 28 and the Colonnade and master associations were incorporated that September. The City of Fort Myers approved The Forum as a Development of Regional Impact under Resolution 2006-37, amended in 2014 and in 2016. Colonnade was built 2004 to 2007 and Promenade 2005 to 2015.
The Development of Regional Impact
The Forum's development order is The Forum Development of Regional Impact, City of Fort Myers Resolution 2006-37. Resolution 2016-25, adopted September 6, 2016, extended the buildout date from August 31, 2020 to December 14, 2021, one year and 105 days. The approved residential and commercial totals sit in the development order on the City Clerk's Laserfiche repository, whose online copies could not be read as text for this update.
The build years on the county record
Colonnade's homes carry year-built dates of 2004 to 2007, Promenade East's 2005 to 2014 and Promenade West's 2006 to 2015. The county record shows 15 builder-direct sales among the 71 recorded in 2015 and none in any year since. The builders of record are not confirmed in a primary source we could read.
Commercial and rental phases
The master Forum at Fort Myers plat (Plat Book 75, pages 77 to 88) and later phases carry the commercial core, and Home Depot at the Forum is Plat Book 77, pages 100 to 101. Center Court at the Forum was recorded in 2018, Encore at the Forum in 2019 (a rental community built in 2021) and Peninsula at the Forum in 2021. The original land entity was voluntarily dissolved on May 8, 2019.
Talk to a Domain Realty Group The Forum specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows The Forum homes in Colonnade, Promenade West and Promenade East, and our Fort Myers office on College Parkway is a short drive west. We pulled every recorded sale in The Forum on the Lee County file to build this page, and we can pull the same record, flood panel and association documents for the exact street you are weighing.
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Talk to our team about a The Forum home
Contact Domain Realty Group or call 239-441-2816, tell us the neighborhood, home size and budget you have in mind, and an agent will send matching listings in The Forum, the recent recorded sales on that street, the FEMA zone for the lot and the association items to request. You can also search current listings any time.
Thinking of selling a The Forum home?
Forum buyers compare Colonnade and the two Promenade sections closely, and a listing priced against its own section's recorded sales and floor plan reads better than one priced against The Forum's overall median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.
Frequently Asked Questions about The Forum homes for sale
These are the questions The Forum buyers ask most, answered from the Lee County record, the Florida Division of Corporations, the Lee County millage book, FEMA's flood map, Lee County's evacuation and school zone layers, and City and FDOT project records. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.
How many homes are in The Forum in Fort Myers?
The Lee County roll file indexed October 27, 2026 matches 722 home parcels in The Forum's ZIP 33905: 326 in Colonnade, 293 in Promenade West and 103 in Promenade East. A live county layer query on October 28, 2026 counts 730 by legal description, because 14 owner-confidential records carry no ZIP code.
What is the median home price in The Forum?
$360,000 on the Lee County record, across 36 qualified sales in the 12 months through September 25, 2026, the newest qualified sale in the county file. The 12 months before that recorded 26 sales at a $345,000 median, so the median rose 4.3 percent. The 24-month median was $352,500 on 62 sales.
How many homes sold in The Forum last year?
Lee County recorded 36 qualified sales in The Forum in the 12 months through September 25, 2026, up from 26 in the 12 months before that. By calendar year, the county recorded 30 sales in 2025 at a $345,000 median and 30 in 2026 through the latest recorded sale, August 18, at $360,000.
What do Colonnade at the Forum homes sell for?
Colonnade recorded 15 qualified sales in the 12 months through September 25, 2026, at a $254,900 median derived from the county sale list, from $215,000 on Chiana Circle to $305,000 on Antica Street. Over 24 months Colonnade recorded 27 sales at a $260,000 median. Its median home has 1,711 heated square feet.
What do Promenade at the Forum homes sell for?
Promenade recorded 21 qualified sales in the latest 12 months at a $475,000 median derived from the county list. Promenade West's 15 sales had a $445,000 median, from $307,000 to $560,000, and Promenade East's 6 sales $498,500, from $342,500 to $689,000. Over 24 months, West's median was $435,000 and East's $505,000.
Are Colonnade at the Forum homes townhomes or condos?
They are not condominiums: Lee County codes every Colonnade parcel as single family on its own lot, and no condominium legal description exists for Colonnade on the roll. Listing copy often calls the homes townhomes, a style the county code does not separate out, so check the deed, plat and association documents for shared walls.
What is the most expensive home sold recently in The Forum?
The highest sale in the 12 months through September 25, 2026 was $689,000 for 9954 Via San Marco Loop in Promenade East, 3,687 heated square feet, built 2006, recorded December 17, 2025. The highest qualified Forum sale in the whole county file is $900,000 for 3032 Via Rialto St, recorded July 18, 2022.
What is the least expensive way into The Forum?
Colonnade at the Forum. Colonnade recorded all five of the lowest Forum sales of the latest 12 months, from $215,000 at 10013 Chiana Circle to $245,000 at 10044 Salina Street, for homes of 1,629 to 1,711 heated square feet built 2004 to 2006. Every mapped Colonnade home is in FEMA Zone AE, so price the flood insurance too.
What is the price per square foot in The Forum?
The 12-month median was $170 per heated square foot across 36 sales on the Lee County record, using heated living area, not area under roof. Derived from the county sale list, Colonnade's median was $146, Promenade West's $184 and Promenade East's $193. The calendar-year peak was $201 in 2023, against $113 in 2015.
Are there new homes for sale in The Forum?
No builder sells new homes in Colonnade or Promenade now. The county record's last builder-direct sales were in 2015, the roll's newest year built is 2015, and all 36 sales in the latest 12 months were resales. Every Forum home for sale today is a resale.
What are the HOA fees at The Forum?
Neither Colonnade's nor Promenade's association publishes its dues on a public page we could reach, and listing sites report conflicting figures, so we print none. The reliable number is the estoppel certificate an owner or buyer can request under section 720.30851 of the Florida Statutes. Ask for it, and the budget, before making an offer.
Which association governs Colonnade at the Forum?
Colonnade at the Forum Homeowners' Association, Inc., a Florida not-for-profit corporation, Sunbiz document N03000008051, filed September 12, 2003 and active as of October 28, 2026. Its principal address is 3405 Antica Street, the clubhouse and pool parcel. It filed an amendment with the Division of Corporations on April 10, 2026, whose content was not published.
Which association governs Promenade at the Forum?
Promenade at the Forum Homeowners Association, Inc., Sunbiz document N05000008481, filed August 17, 2005 and active, with an annual report filed April 24, 2026. One association covers both Promenade East and Promenade West, 402 lots by legal description on the October 28, 2026 county layer, 298 West and 104 East.
Is there a master association at The Forum?
The Forum at Fort Myers Association, Inc., Sunbiz N03000008428, filed September 30, 2003, is active and owns lake and common tracts in The Forum. Whether Colonnade and Promenade homes are subject to it and pay it an assessment is not confirmed; the recorded master declaration in the Lee County Clerk's Official Records would settle it.
What is the property tax rate in The Forum?
Every Forum home is in Lee County taxing district 090, City of Fort Myers, at a 2026 total of 16.9702 mills, or $1,697.02 per $100,000 of taxable value, according to the Lee County 2026 millage book. The 2025 total was 16.5034 mills, with the City's share at 6.5000 mills that year.
How much are property taxes on a typical Forum home?
At the 2026 roll's median taxable value for a Forum home, $209,878, tax at 16.9702 mills is $209,878 x 16.9702 / 1,000 = $3,561.67 a year. Exemptions move the taxable value: 2026 TRIM notices show a $25,000 homestead exemption plus a $26,411 additional exemption. Run the exact home's own figures before you budget.
Is The Forum a 55+ community?
No. No recorded declaration, amendment or association record we could read restricts occupancy by age in Colonnade at the Forum or Promenade at the Forum, so neither is described here as age restricted. An age rule would have to appear in the recorded declaration, which is the document to confirm before buying any association home.
Is The Forum gated?
Listing and directory copy describes both Colonnade and Promenade as gated, but the gate type, staffing and hours are not published by either association in a source we could reach; both use login-only resident portals. The recorded declaration and the association's published rules would settle it, so confirm access with the association before relying on it.
Does The Forum have a community pool or clubhouse?
Colonnade does: its association owns a 2.65-acre amenity parcel at 3405 Antica Street with a 2006 building and a pool on the Lee County roll. No clubhouse or pool parcel appears in any Promenade East or West tract on the roll, so ask the Promenade association what facilities its owners may use before you buy.
Is there golf at The Forum?
No. The county land-use codes for The Forum's parcels include no golf course, and no golf or social club membership is attached to Colonnade or Promenade homes. Golf clubs in the area are separate businesses in other communities with their own fees, so a Forum home carries no club initiation or club dues.
Is The Forum in a flood zone?
Partly. FEMA's effective December 7, 2018 maps place 425 of 716 mapped Forum homes (59.4 percent) in a special flood hazard area: all of Colonnade and Promenade East are Zone AE, with 10 Colonnade homes in the floodway. All 291 Promenade West homes are Zone X. Check the exact address and its elevation certificate.
Is Promenade West in a flood zone?
All 291 mapped Promenade West homes are in FEMA Zone X, minimal flood hazard, on panel 12071C0295G, effective December 7, 2018, according to a parcel-by-parcel query of FEMA's National Flood Hazard Layer on October 28, 2026. Promenade East, the other Promenade section, is all Zone AE, so confirm which section an address is in.
What FEMA map panels cover The Forum?
Two panels, both effective December 7, 2018: 12071C0431G, which covers 379 mapped Forum homes (all of Colonnade and 56 Promenade East homes), and 12071C0295G, which covers 337 (all of Promenade West and 46 Promenade East homes). FEMA's pending and preliminary services showed no revised version of either panel on October 28, 2026.
What hurricane evacuation zone is The Forum in?
All 716 mapped Forum homes are in Lee County Hurricane Evacuation Zone D, storm surge zone 4, on the county's evacuation layer. Zones run A to E by surge risk, and Zone D is ordered only for stronger storms. The evacuation zone is separate from the FEMA flood zone, so check both for an address.
Will the 2027 Lee County flood maps change The Forum's zones?
Not established. The FEMA Letter of Final Determination effective March 2, 2027 is addressed to unincorporated Lee County, and The Forum is in the City of Fort Myers, its own floodplain administrator. This page does not state that the letter applies to The Forum; check the FEMA Map Service Center and the City.
What schools serve The Forum?
For 2026-27, every mapped Forum home is in elementary choice zone J (Colonial, Gateway, Ray V. Pottorf and Treeline), middle zone EE (Fort Myers Middle and Paul Laurence Dunbar Middle) and high school zone East 2 (Dunbar, East Lee County, Gateway, Lehigh Senior and Riverdale). The district assigns by choice, and capacity can change a placement.
What is the nearest hospital to The Forum?
Lee Memorial Hospital at 2776 Cleveland Avenue is the nearest by straight line, 4.96 miles from the median Forum home, with an estimated 7.1-mile, 14-minute drive without traffic. Gulf Coast Medical Center at 13681 Doctors Way is 6.53 miles straight-line, and its estimated drive, 7.7 miles, is also about 14 minutes.
Where is The Forum in Fort Myers?
The Forum is east of I-75 at the Colonial Boulevard interchange in east Fort Myers, ZIP 33905, inside the City of Fort Myers. From the median Forum home, downtown Fort Myers is 5.0 miles straight-line and RSW airport 6.5 miles. The development covers 706 acres, including the shopping center and rental apartments.
What ZIP code is The Forum?
Every Colonnade and Promenade home on the Lee County roll file has a ZIP 33905 address and a Fort Myers mailing city. ZIP 33905 also covers other neighborhoods and the commercial parts of The Forum, so search by neighborhood name, Colonnade at the Forum or Promenade at the Forum, to see only these homes.
Is The Forum in the City of Fort Myers?
Yes. Every Forum home parcel is in Lee County taxing district 090 and the City of Fort Myers fire district, with City zoning, according to the Lee County roll. That decides the 16.9702 mill tax rate, the building department, the police department and the floodplain administrator for every Colonnade and Promenade home.
How far is The Forum from the airport?
Southwest Florida International Airport (RSW) is 6.5 miles straight-line from the median Forum home, and the estimated drive is about 9.5 miles and 16 minutes without traffic. The I-75 and Colonial Boulevard interchange, rebuilt by FDOT as a diverging diamond, is the closest highway access for The Forum's neighborhoods.
How far is The Forum from the beach?
Measured straight-line from the median Forum home, Fort Myers Beach at Times Square is 15.5 miles and the Sanibel Causeway toll plaza 16.3 miles. Road distances are longer than these straight-line figures, and season traffic on the routes west adds time, so test the drive at the hour you would make it.
What stores are in The Forum shopping center?
The Forum shopping center at 9350 Dynasty Drive lists 185,813 square feet in 27 suites. Its owner's tenant directory, read October 28, 2026, includes Target, The Home Depot, Petco, Michaels, Ross Dress for Less, Staples, Sky Zone, Dollar Tree, Five Guys and Buffalo Wild Wings, about 0.75 mile from the middle of the neighborhoods.
What is being built near The Forum?
The City of Fort Myers is building a 14-court pickleball facility at Forum Park, 3131 Champion Ring Road, 0.38 mile from the median home, on a contract Gulfshore Business reported at $4.9 million in January 2026. FDOT's Roadwatch also lists Colonial Boulevard striping and signal work at Forum Boulevard through November 24, 2026.
Can I rent out a home in The Forum?
Leasing is set by each association's recorded declaration and rules, and neither Colonnade nor Promenade publishes its minimum lease term, leases allowed per year or any rental cap in a source we could reach. Leases may need association approval before move-in, so read the declaration's leasing article before you count on rental income.
Are pets allowed in The Forum?
Pet rules are association rules that neither Colonnade nor Promenade publishes in a first-party source we could reach, so this page states no pet limit. Ask for the current rules and the architectural guidelines in the resale package; section 720.303 of the Florida Statutes lists the association records owners may inspect.
Who developed The Forum?
The Forum at Fort Myers, L.L.C., formed February 28, 2003 and voluntarily dissolved May 8, 2019, was the original land entity, and the City approved The Forum as a Development of Regional Impact under Resolution 2006-37. The builders of Colonnade and Promenade homes are not confirmed in a primary record we could read.
How do I see The Forum homes for sale?
Use the listing links at the top of this page for all The Forum homes for sale, or the Colonnade and Promenade searches. Or call Domain Realty Group at 239-441-2816 for a saved search, the recent recorded sales on the streets you like, and the flood panel and association documents for any address.
About Domain Realty Group in Fort Myers
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in The Forum's Colonnade and Promenade neighborhoods to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Bonita Springs, Naples and Fort Myers:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.
Sources
Every figure on this page traces to one of the sources below. No real estate portal, listing aggregator or other brokerage is cited, by policy, and news reports are named without links. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 27, 2026, live county, FEMA, school and evacuation layers were queried October 28, 2026, and web sources were read in October 2026 unless another date is shown.
Figures on this page
- Lee County Property Appraiser, parcel and sale data
- Lee County Property Appraiser, tax roll downloads
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Lee County GIS, parcels layer
- Florida Division of Corporations, Colonnade at the Forum Homeowners' Association, Inc., N03000008051
- Florida Division of Corporations, Promenade at the Forum Homeowners Association, Inc., N05000008481
- Florida Division of Corporations, The Forum at Fort Myers Association, Inc., N03000008428
- Florida Division of Corporations, The Forum at Fort Myers, L.L.C., L03000007434
- Florida Division of Corporations, entity name search, Promenade at the Forum
- Florida Division of Corporations, entity name search, The Forum at Fort Myers
- Lee County Property Appraiser, 2026 TRIM notice, folio 10496034 (Colonnade)
- Lee County Property Appraiser, 2026 TRIM notice, folio 10506685 (Promenade East)
- Lee County Property Appraiser, 2026 TRIM notice, folio 10455682 (district 090 rate table)
- Lee County Property Appraiser, 2026 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, taxes levied comparison (PDF)
- Lee County Tax Collector, Florida's property tax system
- City of Fort Myers, Ordinance 3818, special development areas including The Forum, March 5, 2012
- City of Fort Myers, Resolution 2016-25, Forum DRI development order amendment, September 6, 2016
- City of Fort Myers, record referencing Resolution 2006-37, The Forum DRI development order
- City of Fort Myers, staff report, Forum DRI buildout extension (PDF)
- City of Fort Myers, new projects report, September 2025
- City of Fort Myers, issued permits report, December 2025
- City of Fort Myers, C404b permit report, September 2024
- InvenTrust Properties, The Forum, tenant directory
- Florida Statutes 720.30851, estoppel certificates
- Florida Statutes 720.3085, payment for assessments
- Florida Statutes 720.303, association records
- 42 U.S.C. 3607, housing for older persons
- FEMA, National Flood Hazard Layer, flood hazard zones
- FEMA, National Flood Hazard Layer, FIRM panels
- FEMA, National Flood Hazard Layer, base flood elevations
- FEMA, National Flood Hazard Layer, letters of map revision
- FEMA, Flood Map Service Center
- USGS, 3DEP Elevation Point Query Service
- Lee County GIS, hurricane evacuation zones
- Florida Division of Emergency Management, Know Your Zone
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF)
- NOAA NCEI, Storm Events Database
- Lee County GIS, school proximity zones 2026-27
- The School District of Lee County, school zones
- The School District of Lee County, 2026-27 Student Enrollment Plan
- Lee County school site locator
- Florida Department of Education, school grades
- Lee Health, Gulf Coast Medical Center
- Florida Agency for Health Care Administration, FloridaHealthFinder facility profiles
- OSRM, open source routing machine (estimated road distances)
- FDOT, I-75 at Colonial Boulevard, project 413065-1
- FDOT, Southwest Florida Roads, Roadwatch
- City of Fort Myers, official site (Forum Park and parks projects)
- Lee County Clerk of Court, official records
- Lee County, flood information
- FDOT, SWFL Roadwatch #43, October 25 to 31, 2026 (weekly PDF on swflroads.com)
- Gulfshore Business, GB Daily, Forum Park pickleball contract, January 6, 2026 (news report, not linked)
- Vantage Construction, release on Forum Park construction and fitness stations (contractor statement, not linked)
- City of Fort Myers, Invitation to Bid ITB 25-105, Forum Park pickleball facility
- NBC New York, Hurricane Milton evacuation orders, October 2024 (news report, not linked)
- Captiva Fire District, Hurricane Milton update 10, October 2024
- Lee County, FEMA Letter of Final Determination dated September 2, 2026, effective March 2, 2027, case 20-04-0036S, unincorporated Lee County
- National Weather Service Tampa Bay, Hurricane Ian event summary
- FEMA, National Flood Hazard Layer pending and preliminary services, queried October 28, 2026
- Lee County, 2027 pending flood map revisions
- Lee County, floodplain management
- Lee County, search for an elevation certificate
- Lee County, hurricane evacuation zone map
- Lee County, Hurricanes Milton and Helene
- Promenade at the Forum Homeowners Association, association portal
- Colonnade at the Forum Homeowners Association, association portal