Buy a Home in Eagle Reserve, FL

Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

Buying a home in Eagle Reserve means choosing among 175 Pulte single-family homes behind one gate in the City of Fort Myers, reading a FEMA letter lot by lot because the effective map still draws Zone AH, and pricing an association assessment that the association does not publish. Our Eagle Reserve Fort Myers community guide tells the story of this gated community off Colonial Boulevard and its 16.57-acre bald eagle preserve in Fort Myers. This page is the buyer's version: the recorded prices by size and street, the fee stack layer by layer, the flood letters, the closing costs and the deadlines that decide what an Eagle Reserve home really costs before you sign. By Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, with every sale figure read from the Lee County Property Appraiser roll (October 25, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Call Marc at (239) 287-5873 or Call Jesse direct at (239) 898-6072.

Why Work With McGreevy and Comisar as Your Eagle Reserve Buyer's Agent?

McGreevy and Comisar are the Eagle Reserve buyer's agents who read the FEMA letter for the lot, the estoppel certificate, the recorded declaration and the City of Fort Myers tax lines for a home before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded qualified sales through September 25, 2026; FEMA National Flood Hazard Layer and LOMR-F letters read October 28, 2026).

What a buyer's agent is actually for in Eagle Reserve

Eagle Reserve looks simple from the gate on Camino Real Way: one builder, one association, one pool, five streets. The paperwork is not. The effective FEMA map shows Zone AH over every home, while three FEMA letters removed most original lots from the high-risk zone and only partly removed others; the association does not publish its dues; the declaration that sets leasing, pet and vehicle rules could not be read in the public record; and the City adds a fire assessment and a stormwater fee to the tax bill. We know which document holds each missing figure and which comparable sale is the right one, and we price the difference into the offer before the inspection period closes.

How we compare with other Fort Myers agents

If you are weighing us against other agents, our look at the best real estate agents in Fort Myers sets out the yardsticks we think an Eagle Reserve buyer should use: verified production, years in the market, reviews you can read word for word, and whether the agent who tours the home with you is the agent who negotiates it.

The accolades, and what they are evidence of

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Awards are not a negotiating strategy. Two decades of continuous Southwest Florida production is how an agent recognizes a fair price on a 2021 Pulte three-bedroom without guessing, and how we know what a Lee County closing agent, a homeowners association, a lender reading a mapped flood zone and an insurance underwriter will ask for before a closing can happen.

Who you actually work with

Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation. There is no junior handoff: the person who tours the home with you negotiates it. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, in the same city as Eagle Reserve.

The Eagle Reserve buyer's agent promise

If you are searching for the best buyer's agent in Eagle Reserve, Florida, McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Licensed, and where to check

Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes. Brokered by Domain Realty.

Our Record Behind This Page

McGreevy and Comisar bring a verified Southwest Florida record to an Eagle Reserve purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. In the last 12 months we tracked 16 Eagle Reserve closings in the county's recorded sales, at a $470,000 median, on the 173-home county basis.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis; RealTrends 2026 ranking as published).

The verified record, stated exactly

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc account for more than $900 million of personal production inside that number. Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). Those are the production figures we publish on every page we operate, and they are the same here.

The Eagle Reserve research behind this guide

In the 12 months to September 25, 2026 we tracked 16 Eagle Reserve closings in the Lee County record, and 224 qualified sales since the first recorded closing on December 6, 2019 on the 172 roll homes in ZIP 33966, or 225 with the one 2020 Pulte first sale of the roll home that carries ZIP 33967. Lee County's parcel and footprint layers draw 175 homes; the other two have their addresses withheld from public display and their sales are not linked to the export. We read each of the 16 sales by street, heated area, bedrooms and year built, and set them beside the City of Fort Myers zoning ordinances and permit records, FEMA's three flood letters for the Colonial 70 lots, the final 2026 millage book, the FWC eagle nest record, Lee County's evacuation and surge layers, and the School District of Lee County's 2026-2027 zone layers.

What an Eagle Reserve purchase looks like when we run it

Before the first showing we confirm the lot number and the FEMA letter that covers it, the plan and heated area against the recorded sales, and the City permit history for the roof, the shutters or impact glass and any pool or addition. We read the seller's most recent paid Lee County tax bill, request the estoppel certificate and the association's current budget in writing, ask for the elevation certificate and the wind mitigation form, and read the declaration and rules for leasing, pets, vehicles and fences. Those checks cost nothing and only count if they happen inside the inspection period. The history and lifestyle detail behind them is in our Eagle Reserve guide.

Current Eagle Reserve Market for Buyers

The Eagle Reserve market for buyers in the 12 months to September 25, 2026 was 16 recorded resales at a $470,000 median, from $395,000 to $588,000, on the 173-home county basis, with a 24-month median of $500,500 on 28 sales. There is no builder inventory: every home you can buy is in an owner's hands today.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded qualified sales through September 25, 2026).

Source for every figure in this section: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis, for the 173 homes in the county roll export. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area and is never set against an MLS living-area figure.

The county record, window by window

The 12-month median of $470,000 is the midpoint of the middle pair, $450,000 and $490,000, because the count is even. The 16 prices add up to $7,639,000, and the median price per square foot of county heated area was $239.08. About 16 resales a year in a 175-home community means the home you want may come up once or twice a season.

How the 16 sales spread by price

A buyer with a budget near $400,000 was choosing among the smallest plans, three 1,566 square foot homes that closed at $395,000 to $450,000 in 2026. A budget near $500,000 to $555,000 reached homes from 1,574 to 2,479 square feet. No sale in the 12 months exceeded $588,000, and none was larger than 2,479 square feet of county heated area.

The long arc, 2019 to 2026

The 2020 and 2021 rows are mostly Pulte's first sales, priced from contracts signed months before closing, so they are not a resale benchmark. The resale years show a $586,498 median on six sales in 2023 and lower medians since, $520,500 in 2024, $500,000 in 2025 and $483,000 in 2026 to date. For a buyer, that means the recent record, not the 2022 and 2023 peaks, is the fair yardstick for an offer. The all-history count and the 2020 row are read on the 172 roll homes in ZIP 33966; the one roll home that carries ZIP 33967 adds a single 2020 Pulte first sale of $313,000, which makes 225 sales at a $438,685 median across all history and 54 sales at $358,330 in 2020, and changes no 12, 24, 36 or 60-month figure.

The 16 sales, one by one

Street names are shown without house numbers. Same-size homes closed far apart: the three 2,479 square foot homes at $438,000, $540,000 and $540,000, and the two 1,971 square foot homes at $530,000 and $425,000. Per square foot of county heated area the 16 ran from about $177 to about $318 (our arithmetic). That spread is the room a well-prepared offer works in.

Price per square foot, and the denominator

The $239.08 median is per square foot of the county's heated area, the appraiser's measure. A listing sheet quotes living area, measured differently, so a county figure and a listing figure are never compared directly. Smaller plans here carry higher per-foot prices, so a buyer comparing a 1,566 square foot home with a 2,479 square foot home should compare total prices and carrying costs, not price per foot.

A resale-only market

Pulte's last builder-direct closings in the county record came in 2022, its last home passed final inspection on June 17, 2022, and the county roll carries no vacant lot. You will not find a builder incentive or a model home here; you will find a finished community with recorded prices, a gate and pool already built, mature landscaping and permits on the record for every home.

The MLS view

In the Southwest Florida MLS (Matrix export of October 29, 2026), Eagle Reserve's 15 closings in the 12 months to October 29, 2026 took a median 49 days on market and sold at a median 98.02 percent of the final list price. On October 29, 2026 there were 2 active listings, at $398,990 and $429,000, and no pending sales, about 1.6 months of supply at 1.25 closings a month (our arithmetic). We refresh those measures on the day you call, filtered so that Eagle Ridge and Eagle's Landing, two other Fort Myers names, stay out.

Which Eagle Reserve Home Fits? Plans, Streets and Lots

The Eagle Reserve home that fits is a choice among Pulte plans of 1,566 to 4,286 square feet of county heated area, one-story and two-story designs, lake and non-lake lots, original and Phase 2 replat lots, and five private streets, all inside one gate, one association and one set of rules.

Data updated: October 2026 (Lee County roll and GIS parcel and footprint layers read October 28, 2026; Pulte brochure, builder marketing, 2019 to 2021).

Five streets, one table

The lake column counts the county's lake land-use coding by the address the parcel map displays; seven parcels show no address there, two of them lake-coded, and their homes are counted on their streets where the roll lists them.

Spotted Eagle Way, the main loop

Spotted Eagle Way runs from the gate around the community and back. It holds about half the homes, the amenity tract near the entry and, in Pulte's words, "the long curve on Spotted Eagle Way around the bald eagle's nest" (builder marketing). Its homes range from 1,566 to 4,286 square feet of county heated area, and 38 of its homesites are lake lots. It was built first, from 2019, and it recorded six of the 16 sales of the last 12 months.

The other four streets

Crested Eagle Lane holds 31 homes from 1,566 to 4,258 square feet, with more two-story homes (17) than one-story by the county's footprints. Black Eagle Lane was the last street built, with permits from October 2020 to July 2021; its 29 homes run from 1,574 to 4,286 square feet, and seven sit on Phase 2 replat lots. Imperial Eagle Drive holds 24 homes from 1,868 to 4,093 square feet, mostly one-story. Sea Eagle Court is a short court of three homes built in 2020.

One-story and two-story plans

By the county's building footprints, 103 homes are one-story, 65 two-story and 7 one-and-a-half-story (Lee County GIS, Building Footprints). Bedroom counts on the roll run from two to six, with three-bedroom (79) and four-bedroom (59) homes the most common, then five-bedroom (20), two-bedroom (11) and six-bedroom (3). A one-story plan is the most common choice here, so if you need two stories for space, the record says there are 65 to watch for.

Sizes and lot sizes

Heated area on the county roll runs from 1,566 to 4,286 square feet, with a median of 2,112. Homesites run from about 0.12 to 0.32 acre, with a median of about 0.16. The smallest lots carry the smaller plans: on the county GIS, none of the 49 lots under 0.14 acre holds a home of 2,600 square feet or more (Lee County GIS, Parcels). If you want a pool and yard space, lot size is the filter to set first.

Lake lots and preserve views

Seventy of the 175 homesites, 40 percent, carry the county land-use code for a single-family home on a lake. The lakes are stormwater lakes, three of them totalling about 10.11 acres, and FEMA's letters name the local flooding source as ponding and overland flow, not a river. The county does not code which homes back to the eagle preserve or its buffer; the recorded plat drawing shows that, and we read it for the lot you are considering. We print no lake premium: matched parcel by parcel to that coding, the recorded sales of the last 36 months show no consistent one.

Phase 2 replat lots

COLONIAL 70 PHASE 2 is the 2020 replat of 23 scattered original lots into 17 larger ones on four streets (City Council agenda, September 21, 2020). Its homes are larger on average, a median of 2,704 heated square feet on 0.191-acre lots against 2,010 square feet on 0.164 acre for the original plat. Phase 2 has no separate association, gate or amenity. For a buyer it carries one extra flood step: we found no FEMA letter naming the replat, so the elevation certificate and the original lot numbers matter.

The Pulte series and what every house includes

Pulte sold Eagle Reserve in three series, Garden, Classic and Estate, across 13 plan sheets dated 2019 to 2021, from 1,565 to 4,144 air-conditioned square feet, with plans such as the Tropic and Driftwood (Garden), the Summerwood and Oasis (Classic) and the Palm and Mariner (Estate) (builder marketing). Pulte's included-features list names steel-reinforced concrete block construction, engineered roof trusses with hurricane tie-downs, a tile roof, galvanized steel hurricane shutters with impact glass optional, double-pane low-E windows and a paver driveway, with a 10-year limited structural warranty that transferred within its term (Pulte, construction standards, builder marketing). The City permit description shows which shutter or glass package a house carries.

How We Find You the Right Eagle Reserve Home

We find the right Eagle Reserve home in four steps: build your monthly carrying number from the published City and county lines with the association figure marked as an estoppel item, narrow the plan, size and lot, watch for homes before they reach the market, and tour with the flood, roof and fee questions already answered.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; LEEPA 2026 millage book, final, printed October 9, 2026; City of Fort Myers Resolution 2026-63 and stormwater fee page).

Step one: the monthly number

Price is half the cost of an Eagle Reserve home. The other half is the Lee County tax bill at the district 090 rate of 16.9702 mills, the $239.80 City fire rescue assessment, the City stormwater fee, the association assessment that the estoppel states, City water and sewer, and homeowners coverage with wind and, where you choose or your lender requires it, flood. We build that number first, with the unknowns marked, so you shop homes you can carry rather than homes you can buy.

Step two: the plan, the size and the lot

With the number set, we narrow to the plan and size that fit it, then to the lot: lake or not, original or Phase 2, and its position on the loop or a court. A 1,566 square foot one-story home and a 2,479 square foot two-story home are different budgets, and a two-story plan and a one-story plan live differently. We match homes to what you will actually use, not to what a search filter calls them.

Step three: homes before the market

Eagle Reserve is built out at 175 homes, with no builder inventory, so the next home you want is in an owner's hands today. We tell owners in our database what you are looking for, watch for homes coming to market and, when a seller prefers it, show homes privately before they are listed. Pre-MLS access is not a promise of a home; it is a better chance at the first look in a community that records about 16 resales a year.

Talk to us before you choose a plan or a price

Eagle Reserve recorded 16 sales in the 12 months to September 25, 2026 at a $470,000 median, from $395,000 to $588,000, and homes of the same size closed as much as $105,000 apart. Call Marc at (239) 287-5873 to walk through the 16 rows against your budget, or read how we represent buyers across Southwest Florida. Selling an Eagle Reserve home first? Our guide to selling a home in Eagle Reserve and a free Eagle Reserve home valuation start the other side; Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Step four: tours that answer questions

Every tour is arranged in advance through the gate's access method, which the association sets. At each home we look at the roof and shutters or impact glass, the air conditioning and water heater, the lanai and any pool, the lot position on a lake, preserve or street, and the signs of any repair. You leave each showing knowing what you would ask the seller for and which FEMA letter covers the lot, not just whether you liked the kitchen.

The questions we answer before you tour

Which FEMA letter names this lot, and is it one of lots 138 to 145 or a Phase 2 lot? What does the estoppel say the assessment is? Does the declaration allow the lease term, pet or vehicle you need? Shutters or impact glass? Which code edition was the permit under? What will the City lines add to the tax bill? A home that clears those six questions is a home worth a second visit.

How We Negotiate for You in Eagle Reserve

We negotiate an Eagle Reserve purchase from the recorded comparables, the documents the seller produces and the terms that protect your deposit. With 16 sales in 12 months, the right comparable is usually a home of the same plan size on another street, and we show you which one carries the number.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes 720.401 and 627.7011; NAR settlement practice changes effective August 17, 2024).

Price, from the recorded comparables

We price an offer from sales of the same size and bedroom count, then adjust for lot, roof, opening protection, updates and condition in writing. A 1,566 square foot home is read against the three 2026 sales of that size, from $395,000 to $450,000; a 2,479 square foot home against the three sales from $438,000 to $540,000. A list price above the comparables is not an argument; it is a starting point, and we show the seller's agent the same evidence we show you.

Using the documents a seller produces

The estoppel certificate states the assessment, any special assessment and any amount due at closing; the FEMA letter and the elevation certificate set the flood picture; the permit history and the wind mitigation report set the wind premium. Each of those documents is a negotiating fact. A home on a partly removed lot with no elevation certificate carries a cost the comparables do not show, and we put that cost on the table before the inspection period ends.

Terms that protect you

Your strongest protections are an inspection period long enough for the estoppel, the governing documents and insurance quotes from more than one carrier, a financing contingency matched to your lender's timeline, and an appraisal clause. With no sale above 2,479 square feet in the last 12 months, an appraiser valuing a larger home reaches into older sales or outside the gate, so the appraisal clause matters most on the larger plans.

Protecting your deposit

Your deposit is protected by the contract's deadlines, so the calendar matters as much as the price. We list every date the moment the contract is signed: the inspection period, the HOA disclosure summary and its 3-day window, any association approval step, the financing and appraisal dates and the closing date. Missing a deadline is the most common way buyers lose leverage, and it is the easiest to prevent.

Negotiating against a fair record

Eagle Reserve's recorded medians have eased since 2023, from $586,498 on six sales to $483,000 in 2026 to date, while the 24 and 36-month medians both sit at $500,500. That gives a buyer a fair, documented basis for an offer below a list price set on older sales, and it gives a seller a documented floor. We use both sides of that record honestly, because a deal that closes beats a deal that breaks at appraisal.

What It Really Costs to Own in Eagle Reserve

Owning an Eagle Reserve home costs four billed layers: Lee County property tax at the final 2026 rate of 16.9702 mills in district 090, the City of Fort Myers fire rescue assessment of $239.80, the City stormwater fee of $2.16 a month per 500 square feet of hard surface, and the association assessment, which is not published. There is no CDD and no club.

Data updated: October 2026 (LEEPA 2026 Taxing District Millage Book, final, printed October 9, 2026, district 090 on page 52; City of Fort Myers Resolution 2026-63, stormwater fee page and FY2027 utility rates; Lee County GIS Taxing Authorities layer).

The fee stack, one table

Property tax at the district 090 rate

The Lee County Property Appraiser's final 2026 millage book, printed October 9, 2026, gives tax district 090 an actual total of 16.9702 mills, up from 16.5034 in 2025 and below the proposed 17.4449 and the rolled-back 16.8275. The City of Fort Myers operating levy is 6.9000 mills and a new City parks voted debt levy adds 0.1170. The rest is Lee County general revenue (3.7623), the school board (2.2480 local and 3.0230 state), the library (0.4218) and the water-management, mosquito, hyacinth and inland navigation levies. So 16.9702 mills is $1,697.02 per $100,000 of taxable value. The book's footer reads "LISTING DOES NOT INCLUDE ANY NON AD VALOREM SPECIAL ASSESSMENTS," so the fire and stormwater lines are separate.

The City fire rescue assessment

The City of Fort Myers funds fire service partly through a non-ad valorem assessment on the tax bill. Resolution 2026-63 sets it at $239.80 per residential dwelling unit for fiscal year 2026-2027, up from $203.00 under Resolution 2022-28. It is a flat charge per home, not tied to value, and it funds the service that answers from Fire Station 16, 2.2 route miles from the gate.

The City stormwater fee

The City's stormwater user fee is $2.16 a month per Standard Impervious Unit, 500 square feet of roof, driveway, patio and other hard surface, rounded down, billed on the property tax roll as a yearly non-ad valorem charge. The amount differs by home. For illustration only, 3,000 square feet of hard surface is 6 units, or $155.52 a year. The City publishes an adjustment application for owners who believe the measurement is wrong (Stormwater User Fee Adjustment Application).

A worked year of known charges

Property tax depends on each home's taxable value after exemptions, so the table applies the 2026 rates to illustrative taxable values. It adds the fire assessment and the 6-unit stormwater illustration and leaves out association dues, water, sewer, solid waste and insurance. The $470,000 row shows a buyer who does not homestead, at a taxable value equal to the 12-month median price, for scale only.

How one row is built: $400,000 x 16.9702 / 1,000 = $6,788.08; + $239.80 = $7,027.88; + $155.52 = $7,183.40; / 12 = $598.62 (our arithmetic). A buyer's taxable value resets after a sale, and a homestead exemption lowers it; the Lee County Tax Collector bill and the Property Appraiser's estimate for the parcel are the figures to use. Paying in November earns the 4 percent early-payment discount.

The dues that are not published

Eagle Reserve's current association assessment is not published in any public record we could read: no budget is posted outside the owner login and the declaration could not be opened. The amount for a specific home is stated on the estoppel certificate, which the association must deliver within 10 business days of a request (section 720.30851). Since January 1, 2025, an association with 100 or more parcels must post its budget and financial report on a website or app for owners, so the seller can download the current budget for you (section 720.303).

What Pulte's 2019 summary said, and why it is history

Pulte's fee summary, revised October 30, 2019, estimated 2020 dues of $243.33, $258.33 and $271.33 a month for 40, 50 and 60-foot homesites, billed quarterly, with a $250 initial contribution, a $900 one-time amenity fee and a $500 environmental mitigation and observation fee at the original closing, and a $500 resale assessment (Pulte, 2020 fee summary, builder marketing). Pulte called them estimates subject to change. They are six years old and are not today's dues or today's resale charge; the estoppel certificate is the document that states what you will pay.

What the 2019 dues covered

Pulte's summary listed what the dues paid for: lake and surface water management, preserve maintenance and monitoring, common area maintenance and insurance, landscape maintenance and irrigation for common areas and homes, vehicular access control, the pool and cabana, and the tot-lot. That list is history too, but it tells you which lines to look for in today's budget, and the landscape line matters: if it still covers your yard, it changes what you budget for a landscaper.

Your pre-contract cost checklist

Ask for the estoppel certificate (dues, special assessments, any resale or capital contribution), the current budget and financial report, the recorded declaration with every amendment and the rules, the FEMA letter for the lot, the most recent tax bill with its fire and stormwater lines, the City permit history for the home, a wind mitigation report and, if one exists, an elevation certificate. Florida also requires the seller to give you the homeowners association disclosure summary before you sign.

Closing Costs for Eagle Reserve Buyers

An Eagle Reserve buyer who finances pays Florida's documentary stamp tax of $0.35 per $100 on the new mortgage and the intangible tax of $0.002 per $1, plus a lender's title policy, recording fees, inspections and prorations. On a $376,000 loan at the $470,000 median with 20 percent down, the two state taxes total $2,068.00.

Data updated: October 2026 (Florida Statutes 201.08, 199.133, 28.24, 720.401, 720.30851 and 689.261; Lee County closing customs; Lee County recorded sales through September 25, 2026, our analysis).

The state taxes on your mortgage

Florida charges a documentary stamp tax of $0.35 per $100 (or fraction of $100) of the amount secured by a recorded mortgage under section 201.08, and a nonrecurring intangible tax of two mills, $0.002 per $1, on the new mortgage under section 199.133. Here is the arithmetic at four Eagle Reserve price points with 20 percent down.

Our arithmetic from the statutory rates: the $470,000 loan is 80 percent, $376,000, which is 3,760 taxable units of $100 for the stamp tax. This is not a closing estimate; your lender's Loan Estimate is the document that binds. A cash buyer pays neither tax (Florida Department of Revenue, documentary stamp tax; nonrecurring intangible tax).

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title policy, and customarily selects the closing agent, while the buyer pays for the lender's title policy; the contract controls and the box on the Florida AS IS form is negotiable. The owner's policy premium is promulgated by the state under rule 69O-186.003: $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 up to $1,000,000, counting any fraction of $100 as a full $100. At $470,000 that premium is $2,425.00, the same at every title company.

Recording fees

The buyer customarily records the deed and the mortgage. Recording fees are $10.00 for the first page and $8.50 for each additional page, which combines the s. 28.24 base fee of $5.00 / $4.00 with the other statutory recording charges (section 28.24, Florida Statutes; Lee County Clerk, recording deeds). They are small next to the state taxes, but they belong on your cash-to-close estimate.

The lender's policy, survey and inspections

Budget separately for the lender's title policy, a survey if your lender or title agent requires one, a general inspection, a wind mitigation inspection on the state's uniform form, and any roof or four-point inspection your insurer asks for. The survey also shows where your lot ends and the association's lake, buffer or preserve tracts begin, which matters before you plan a pool, a screen enclosure or a fence near the eagle preserve.

The estoppel certificate

An estoppel certificate states what an owner owes the association. Florida caps the fee at $299 on a current account, the cap as last adjusted for inflation in 2022, with add-ons of $119 if expedited and $179 if the account is delinquent, amounts the House analysis of the 2024 estoppel bill sets out (CS/CS/HB 979 analysis). An Eagle Reserve purchase needs one certificate, because there is one association. A certificate delivered by hand or electronically is valid for 30 days and one sent by regular mail for 35 days. In Lee County the seller customarily pays the fee; the contract controls.

The HOA disclosure summary and your 3-day right

Under section 720.401, the buyer of a home in a mandatory homeowners association must receive the disclosure summary before signing. If it was not provided first, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and any waiver of that right has no effect. Eagle Reserve's association is a Chapter 720 association with no condominium in it, so the summary is the rule for every home here. This is general information, not legal advice; your closing agent or attorney applies it to your purchase.

Prorations and the property tax summary

Lee County taxes are paid in arrears, so the seller credits you for the part of the year the seller owned the home, and you pay the full bill in November. You also receive the property tax disclosure summary under section 689.261, which warns that your taxes may change after the sale. Take that warning literally: your first bill resets toward market value without the seller's homestead exemption and Save Our Homes cap, and the City lines come with it.

NAR Settlement: How Buyer's Agent Compensation Works in 2026

Since August 17, 2024, an Eagle Reserve buyer signs a written agreement with their agent before touring a home, and the agent's compensation must be stated, specific and negotiable. Offers of compensation no longer appear on the MLS, but a seller may still agree to pay some or all of it, or offer a closing-cost credit.

Data updated: October 2026 (National Association of Realtors settlement materials at nar.realtor; Florida Realtors forms; Florida Statutes 475.278; read October 2026).

What the national settlement changed

The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement before touring a home. The agreement must state compensation that is objectively ascertainable and not open-ended, and it must say that broker fees are not set by law and are fully negotiable (NAR settlement FAQs; NAR, Written Buyer Agreements 101).

The Florida forms buyers sign

Florida Realtors publishes exclusive buyer brokerage agreements for each brokerage relationship a buyer can choose, including a single agent version (Florida Realtors, EBBA-8sa). The purchase itself usually runs on the Florida Realtors and Florida Bar AS IS contract (ASIS-7), with a homeowners association rider for a community like Eagle Reserve.

The Florida agency question most buyers are never asked

Section 475.278 presumes that licensees operate as transaction brokers unless a single agent or no brokerage relationship is established in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version.

How a seller contribution works

Compensation can come from you or from a seller, but the written agreement controls what your agent may receive from any source. Every Eagle Reserve purchase is a resale, so any seller contribution is one more term in the offer, negotiated beside the price, the inspection period and the closing date. A seller may also offer a credit toward your closing costs, which the MLS still permits (NAR, what the settlement means for buyers and sellers).

How we structure it with Eagle Reserve buyers

We put the agreement in front of you before the first tour, explain the versions in plain language, write a fixed and specific compensation figure, and show you where a seller contribution would offset it. Then we negotiate compensation in the open with everything else, so nothing about it surprises you at the closing table.

What Flood Zone Is Eagle Reserve In, and What Does It Mean for Your Loan?

Eagle Reserve is in FEMA Zone AH, a shallow ponding zone, on the effective flood map, but three FEMA Letters of Map Revision Based on Fill issued in 2019 and 2020 removed most original lots from the high-risk zone. For your loan, the letter that names your lot decides whether the federal flood insurance requirement applies; the lender may still require coverage.

Data updated: October 2026 (FEMA National Flood Hazard Layer, LOMR-F letters 19-04-5321A, 20-04-1024A and 20-04-2653X, and CRS list effective October 1, 2026, read October 28, 2026; Lee County EOC layers; Citizens flood page).

Zone AH on the effective map

FEMA's National Flood Hazard Layer returns Zone AH at five interior points spread across Eagle Reserve, on FIRM panels 12071C0427G and 12071C0429G, both effective December 7, 2018 (FEMA NFHL). The nearest base flood elevation lines are 17.0 to 17.5 feet (NAVD 88). The AH polygon covers a wide ponding area of central Fort Myers, not Eagle Reserve alone. A lender who reads only the map will treat the home as Zone AH.

The three letters, lot by lot

Sources: FEMA letter 19-04-5321A; 20-04-1024A; 20-04-2653X. The letters record lowest lot elevations of 17.6 to 18.1 feet (NAVD 88). FEMA marks all three "not incorporated," which is why the map still draws Zone AH (FEMA NFHL, LOMA and LOMR-F layer).

What the letter means for your lender

Each letter says the federal mandatory flood insurance requirement no longer applies to the removed property, but "the lender has the option to continue the flood insurance requirement." So the letter is necessary and may not be sufficient. We get the letter for your lot to your lender in the first week, ask the lender in writing whether it will require flood coverage, and price the answer into your monthly number before the inspection period ends.

Phase 2 lots and lots 138 to 145

The 2020 replat created 17 Phase 2 lots from original lots inside the letters' ranges, and we found no letter that names Phase 2. Lots 138 to 145 were only partly removed. On those lots, never assume a home is outside the high-risk zone: ask for the elevation certificate, read the letter against the lot, and treat flood coverage as a likely cost until the lender says otherwise.

Lowest lot elevations and the fill

Lee County's LiDAR, flown in 2018 before site work, put the ground inside the community at a median of 16.12 feet (Lee County GIS, Elevation). Against the letters' 17.6 to 18.1 foot lowest lot elevations, site work raised the lots by roughly 1.5 to 2 feet, by our reading of those figures. The finished floor height on the home's elevation certificate is the figure an insurer prices.

The City's CRS Class 6

FEMA's Community Rating System list effective October 1, 2026 shows the City of Fort Myers at Class 6, a 20 percent discount on eligible NFIP flood premiums, with that class effective since October 1, 2025 (FEMA, CRS Eligible Communities). Unincorporated Lee County is Class 5. If you buy flood coverage on a removed lot by choice, or need it on a mapped one, the City discount applies.

Citizens and the flood requirement

Citizens Property Insurance requires flood coverage for its wind policies on homes in the high-risk zone, and outside it on a phased schedule: from January 1, 2026 for dwellings with Coverage A of $400,000 or more, and from January 1, 2027 for all policies regardless of value (Citizens, Flood). Coverage A is replacement cost, not sale price. A buyer who expects to use Citizens should budget flood coverage from 2027 whatever the letter says.

Evacuation zone C and the surge layer

Lee County places all five sample points in hurricane evacuation zone C (Lee County, Find My Evacuation Zone). The county's storm-surge layer puts most of Eagle Reserve in the Category 3 surge area and the north end near the entry in the Category 4 area. Zones A and B are ordered to evacuate first. Lee County's shelter layer lists Ray V. Pottorf Elementary, about 1.5 route miles from the gate, and Paul Laurence Dunbar Middle, 1.7, among nearby public shelters, with openings announced storm by storm (Lee County, 2024 Evacuation Zones and Shelters).

Insurance, Storms and the Building Code in Eagle Reserve

Insurance in Eagle Reserve starts from a strong base: every home is a 2019 to 2022 Pulte build of steel-reinforced concrete block with a tile roof, trusses strapped for wind and steel hurricane shutters as standard, under the Florida Building Code editions of those years. The wind mitigation report and the roof date decide most of the wind premium.

Data updated: October 2026 (Pulte construction standards, builder marketing; Florida Building Commission ASCE 7-16 fact sheet; Florida Statutes 627.7011 and 627.711; Florida OIR wind mitigation resources; NOAA tropical cyclone reports).

What Pulte built into the shell

Pulte's construction standards list steel-reinforced concrete block walls, "roof trusses attached by hurricane straps anchored in concrete," roof underlayment at leak-prone locations, and hurricane shutters "engineered to meet the Florida Building Code (optional impact glass available)." Which homes took impact glass is in each home's City permit description and its wind mitigation report, and impact glass removes the need to put shutters up before a storm.

The code edition by permit date

Homes permitted before the end of 2020 were built under the Florida Building Code 6th Edition (2017); later permits fall under the 7th Edition (2020), which adopted the ASCE 7-16 wind loads (Florida Building Commission, ASCE 7-16 fact sheet). The edition for a given home follows its permit application date, which the City's EnerGov record shows (City of Fort Myers, EnerGov).

Roof age and the 15-year rule

Every original Eagle Reserve roof dates from 2019 to 2022. Florida law bars an insurer from refusing to issue or renew a homeowners policy solely because the roof is less than 15 years old (section 627.7011). For the oldest roofs here that line arrives in 2034, so roof age should not be the obstacle it is in older communities; the inspection still checks condition.

Wind mitigation credits

Florida requires insurers to offer discounts for hurricane mitigation features, documented on the state's Uniform Mitigation Verification Inspection Form, updated effective April 1, 2026 and valid for up to five years (Florida OIR, Wind Mitigation Resources; section 627.711). For a Pulte home here the form records the roof covering, roof-to-wall attachment and opening protection. Ask the seller for a current report or order one in the inspection period, and take it to more than one insurance agent.

The 50 percent rule after storm damage

The City of Fort Myers treats improvements or repairs whose cost over 12 months reaches 50 percent of the building's market value as substantial, which triggers current floodplain rules (City of Fort Myers, CRS). It matters most on a lot still mapped in Zone AH, and it is a reason to read a home's permit history for major work before you buy.

Ian, Milton and the community record

Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, and NOAA documents 5 to 8 feet of inundation above ground up the Caloosahatchee River in Fort Myers (NOAA, Hurricane Ian report). Hurricane Milton made landfall on Siesta Key on October 10, 2024 at 100 knots, with 4 to 6 feet of surge inundation from south of Boca Grande to Bonita Beach, including the Caloosahatchee (NOAA, Hurricane Milton report). Eagle Reserve sits inland, about four to five miles from the river by straight line. We found no public record of flooding, roof damage or tornado damage inside Eagle Reserve from either storm; the seller's disclosure and claim history are the documents that answer it for a specific home.

The Eagle Preserve: What Should Buyers Know?

The Eagle Reserve preserve is 16.57 acres set aside by City Ordinance 3659 for nesting bald eagles under a perpetual conservation easement, around FWC nest LE029 on the community's east side. For a buyer it means protected land that will not be developed, rules for drones and exterior work near the buffer, and a monitoring cost the association carries.

Data updated: October 2026 (City of Fort Myers Ordinance 3659; FWC and EagleWatch nest records via UF GeoPlan, read October 28, 2026; FWC guidance pages; Pulte, An Eagle Story, builder marketing).

Nest LE029 in the state record

The state's nest record, kept by FWC and Audubon's EagleWatch and published through the University of Florida's GeoPlan Center, places nest LE029 inside the Eagle Reserve boundary on its east side, in a live tree. FWC first knew of it in 1985 and last recorded it active, and last surveyed it, in 2012; EagleWatch lists it today as unmonitored, status unknown (UF GeoPlan, eagle nest layer; Audubon Florida, EagleWatch). No public record says whether the nest is active this season, so buy for the preserve, not for a promise of eagles.

The ordinance and the easement

Ordinance 3659, passed April 1, 2013, reserves 16.57 acres "for nesting Bald Eagles," bars disturbance of the land during nesting season under a Bald Eagle Management Plan on file with the City, and requires a perpetual conservation easement over the preserve areas (Ordinance 3659). On the county GIS, six conservation, buffer and water-retention tracts total about 19.09 acres. That land is not going to become another subdivision.

Pulte's protection zone and the path

Pulte's brochure says it redesigned an early road so traffic runs around the preserve, set "a permanent eagle protection zone" with a landscape buffer for the October 1 to May 15 nesting season, placed a large lake inside the buffer, and built "a limited access, passive-use pedestrian path" instead of a road (Pulte, An Eagle Story, builder marketing). The path lets residents see the preserve at a distance; any hours or seasonal closures are association rules we could not read.

The 660-foot guidance and drones

FWC says Florida's bald eagle breeding season begins October 1, that "the recommended buffer distance from an eagle nest is 660 feet," and that eagles remain protected by the state eagle rule and by federal law, with only a federal permit required since 2017 for activities that may disturb a nest (FWC, Bald Eagle species profile; FWC, Bald Eagle Management). FWC asks that drones not be flown within 1,000 feet of a nest during nesting season (FWC, Bald Eagle FAQs). If you plan a pool, fence or addition on a lot near the buffer, the association's approval comes first.

Who pays for the preserve

Ordinance 3659 binds the developer and its "successors, or assigns" to the eagle management plan and the conservation easement, with monitoring paid by them, and Pulte's 2019 summary listed "Preserve Maintenance and Monitoring" among the services dues paid for. As owner of the common tracts, the association is the natural successor for that cost (our reading). The current budget shows the line, and it is one reason to read the budget before you sign.

Amenities, the Gate and Daily Life in Eagle Reserve

Daily life in Eagle Reserve runs through one gate on Camino Real Way, one association and City of Fort Myers services, with a resort-style pool, a cabana with covered seating, a playground and a barbecue grill area on one 0.98-acre tract near the entry. There is no golf course, clubhouse, fitness room, court or marina inside the gate.

Data updated: October 2026 (Pulte community amenities, builder marketing; City of Fort Myers permit records; Ordinance 3659; City and Lee County facility pages read October 28, 2026).

The pool, cabana, playground and grill

Pulte's brochure lists four community amenities: a resort-style pool, a pool cabana with covered seating, a playground and a barbecue grill area (Pulte, community amenities, builder marketing). City permits show the cabana finaled in November 2020, the commercial pool in March 2021, and a shade structure over the playground finaled in January 2024. They sit on one 0.98-acre common tract at 3880 Spotted Eagle Way near the entry.

Who may use them

The City PUD says the recreation facilities are "for exclusive use of project residents." Guest limits, pool hours, tenant use rights and cabana reservations are in the association's rules, which are not public; ask for them with the estoppel. If you plan to lease the home, the tenant-use rule matters for your tenant.

The gate and guests

Entry is through automated gates on Camino Real Way just south of Colonial Boulevard, which passed final inspection on December 17, 2019, and Pulte's 2019 summary listed "Vehicular Access Control" among the services dues covered. How guests, deliveries and contractors are admitted, and whether the gate is attended at any hour, is set by the association and is not in any public record.

Leasing, pets and vehicles

Leasing terms, pet limits and rules for boats, trailers and work vehicles are not in any public record we could read; the recorded declaration and the board's rules set them. Florida law limits how a rental amendment adopted after July 1, 2021 binds owners who did not consent, except limits on terms under six months or more than three rentals a year (section 720.306). No age restriction appears in the City PUD ordinance; the recorded declaration governs. Read it before the inspection period ends.

Pools, fences and exterior changes

City permits show private in-ground pools with screen enclosures and aluminum fences added to Eagle Reserve homes from 2019 on, so both have been approved in practice. The association's architectural review standards decide what is allowed on a given lot, and the eagle buffer adds a layer near the preserve; submit plans before you hire a contractor.

Golf, courts and the water nearby

No golf course or club membership is tied to an Eagle Reserve home, so there is no initiation fee, food minimum or club transfer at resale. The City of Fort Myers runs two public 18-hole courses, Eastwood Golf Course 3.0 route miles away and Fort Myers Country Club 4.8 (City of Fort Myers, Golf), and the City's Fort Myers Racquet Club, 3.7 route miles away, hosts tennis and pickleball (City of Fort Myers, Racquet Club). Topgolf is 2.3 route miles from the gate. There is no dock or ramp; the City Yacht Basin downtown is 5.3 route miles away.

Parks, preserves and outings

Lee County's Six Mile Cypress Slough Preserve, 4.1 route miles from the north end, covers more than 3,500 acres with a 1.2-mile accessible boardwalk (Lee County, Six Mile Cypress Slough Preserve). Lakes Park covers 279 acres, 158 of them lake (Lee County, Lakes Park). Minnesota Twins spring training at Hammond Stadium is 6.8 route miles away and Boston Red Sox spring training at JetBlue Park 9.3 (Minnesota Twins, Lee Health Sports Complex; Boston Red Sox, JetBlue Park). Fort Myers Beach (Times Square) is 15.8 route miles from the gate.

Utilities and services

Water, sewer and garbage are City of Fort Myers services, started through City Utility Billing (City of Fort Myers, Rates and Fees); the City accepted the community's sanitary sewer system from Pulte on January 3, 2023. Residential water inside city limits is billed in tiers of $5.67, $11.33, $17.00 and $22.66 per 1,000 gallons as of October 1, 2026. Stormwater and fire charges arrive on the property tax bill, not the utility bill. LeeTran Route 110 stops on Colonial Boulevard at Camino Real Way (Lee County GIS, LeeTran stops).

Schools, Healthcare and Drive Times From Eagle Reserve

Every Eagle Reserve address falls in the School District of Lee County's Elementary Zone J, Middle School Zone EE and High School South Zone 1 for 2026-2027; Gulf Coast Medical Center is 5.6 route miles from the gate and the Lee Health Fort Myers campus under construction 0.7; and I-75 is 2.3 route miles away.

Data updated: October 2026 (School District of Lee County SchoolSite Locator and 2026-2027 zone layers, checked October 27, 2026; FLDOE 2026 school grades; Lee Health pages read October 28, 2026; OSRM free-flow routing on OpenStreetMap data, October 27 and 28, 2026).

Which schools serve Eagle Reserve

The district's locator and public zone layers returned the same three zones at five points across Eagle Reserve and at the gate, so no street is split (School District of Lee County, School Zones; SchoolSite Locator). Lee County is a choice district: applications go through the district's Parent Portal during open enrollment and rank the schools of the zone.

Grades and distances for the zone schools

The district's July 1, 2026 release confirms that Fort Myers High and Cypress Lake High "improved to an 'A' from a 'B'" and that no Lee school received a D or F (School District of Lee County, 2025-2026 School Grades Report; FLDOE, School Grades). A grade is a one-year state formula. Busing and any walk zone near a school are district determinations; confirm them for the address.

Healthcare nearby

Gulf Coast Medical Center at 13681 Doctors Way is "the largest hospital in the Lee Health system," with a Level II Trauma Center, 699 licensed beds and a 70-bed emergency department, 5.6 route miles from the gate (Lee Health, Gulf Coast Medical Center). Lee Memorial Hospital is 4.9 route miles away and HealthPark Medical Center with Golisano Children's Hospital 10.8 (Lee Health, Lee Memorial; Lee Health, HealthPark). Lee Health posts that its hospitals and physicians will be out of network with UnitedHealthcare from January 1, 2027, a line to check against your plan.

Fire and EMS

Eagle Reserve is in the City of Fort Myers fire district and the response zone of Fort Myers Fire Station 16 on Veronica S. Shoemaker Boulevard, 2.2 route miles away, with Lee County EMS Medic 18 nearby on the same boulevard (Lee County GIS, Public Safety). The $239.80 City assessment helps fund that service.

Drive times that shape the day

Distances are route miles and free-flow minutes by the OSRM router on OpenStreetMap data (OSRM); rows marked "north end" were run from the first homes inside the gate, about 0.1 mile from it. Season traffic makes real trips longer, and FDOT's 2025 count for Colonial Boulevard from Metro Parkway to Challenger Boulevard is 62,500 vehicles a day (FDOT, Annual Average Daily Traffic).

What Is Being Built Near Eagle Reserve?

The biggest project near Eagle Reserve is Lee Health Fort Myers, a hospital campus under construction about a mile away under City Ordinance 3993, with a City plan to extend Challenger Boulevard north across Colonial Boulevard. The land adjoining Eagle Reserve is a church campus and an office park, and no new subdivision is pending next to it.

Data updated: October 2026 (City of Fort Myers Ordinance 3993 and EnerGov; Lee Health; Business Observer, October 3, 2026; Gulfshore Business, March 3, 2026 and January 4, 2023; FDOT District One and work program).

Lee Health Fort Myers

On September 5, 2023 the City approved the 4453 Challenger Boulevard PUD on 52.12 acres for "a hospital campus with a maximum of 650 beds," medical office space, 125 hotel rooms, 100 dwelling units and a helipad, with a 140-foot height limit for the hospital (Ordinance 3993). Lee Health's page describes nearly 550,000 square feet with 260 private patient rooms at opening and a 44-bed emergency department, with an "Anticipated Opening in 2028" (Lee Health, Lee Health Fort Myers), and Business Observer reports completion scheduled for May 2028 (Business Observer, October 3, 2026). Expect construction traffic on Colonial and Jones-Walker until then.

The Challenger Boulevard extension

On March 2, 2026 the City Council voted 4 to 3 to buy 2.3 acres at 4011 Colonial Boulevard for $2 million to extend Challenger Boulevard from Colonial Boulevard to Winkler Avenue, alongside the hospital (Gulfshore Business, March 3, 2026). A construction schedule is not published.

Across Colonial Boulevard

North of Colonial Boulevard, 42.5 acres at 3851 and 3821 Colonial Boulevard and 3850 Winkler Avenue were rezoned in 2022 from Commercial General to Commercial Intensive, with press reporting a planned HCA Healthcare hospital (Gulfshore Business, January 4, 2023). The parcels are still coded vacant commercial, and we found no building permit or project announcement.

Roads and interchanges

The I-75 and Colonial Boulevard diverging diamond interchange is complete, a $52.7 million FDOT project (FDOT District One, 413065-1). FDOT's 2027 to 2031 work program lists landscaping at that interchange, Metro Parkway widening from Daniels Parkway to Winkler Avenue and a study of US 41 at Six Mile Cypress, and no capacity project on Colonial in front of Eagle Reserve (FDOT Work Program).

What is not next door

Topgolf and the COLONIAL 75 commercial replat are about 2 miles northeast, not adjacent; the similar plat names are a coincidence of the Colonial Boulevard naming pattern. McGregor Baptist Church's campus wraps Eagle Reserve on the west, and Heritage Palms Golf and Country Club adjoins it on the east and south, with a fence and wider setbacks required along that shared edge by Ordinance 3659.

Eagle Reserve vs Castalina for Buyers

Eagle Reserve and Castalina are both gated single-family communities in the City of Fort Myers, less than half a mile apart near Colonial Boulevard. Eagle Reserve is 175 Pulte homes with a 24-month median of $500,500 on 28 sales and an eagle preserve; Castalina is 244 homes with a 24-month median of $439,000 on 17 sales, on the same county basis.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis).

A buyer can tour both in a day, so the useful comparison is documents and records, not adjectives. Nothing here says one community is better than the other.

The decision table

Source: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis; Eagle Reserve on its 173-home county basis. Castalina's 12 months hold seven sales, so the 24-month window is the like-for-like row, and the two price-per-square-foot figures use different windows and are shown for scale only. See our Castalina community guide for its own record.

When Eagle Reserve fits the plan

Eagle Reserve fits a plan built around a Pulte home of 1,566 to 4,286 square feet, a lake lot or a larger Phase 2 replat lot, a protected preserve on the property, a small community of 175 homes and no CDD on the county's tax layer. It also fits a plan that can carry a 24-month median of $500,500, and a buyer ready to read a FEMA letter for the lot.

When Castalina fits the plan

Castalina fits a plan whose budget sits below Eagle Reserve's recent range, with a 24-month low of $270,000 and median of $439,000 on the county record, or one that wants a larger community of 244 homes. In both, read the estoppel, the declaration and the tax bill before you choose, because we did not research Castalina's builder, fees or amenities for this guide.

Other neighbors a buyer may weigh

Heritage Palms Golf and Country Club adjoins Eagle Reserve on the east and south; it is a separate, larger gated golf community with its own club, and living in Eagle Reserve confers no rights there (Heritage Palms Golf and Country Club guide). Paseo is a gated community about 1.5 miles southeast at its nearest edge (Paseo community guide). If golf or more amenities belong in your plan, those guides carry their records; if not, Eagle Reserve's lack of club dues is a cost you do not carry.

Current Eagle Reserve Listings

Current Eagle Reserve listings change week to week in a community that recorded 16 resales in 12 months, so we publish the recorded market instead of a list of homes that goes stale. On October 29, 2026 the Southwest Florida MLS showed 2 active listings, at $398,990 and $429,000, and no pending sales. We pull the live list for your size, lot and price on the day you call.

When you are ready to see homes for sale across Fort Myers, our team's site carries the live MLS feed: see Fort Myers homes for sale on DomainRealtyGroup.com. For a guided short list of Eagle Reserve homes with the plan, the lot number and its FEMA letter, the roof and shutter package and the City tax lines for each, Call Marc at (239) 287-5873.

Get Your Personalized Eagle Reserve Buyer Consultation

An Eagle Reserve buyer consultation is a working session, not a sales meeting: we build your monthly carrying number from the City and county lines, screen the 16 recorded sales against your budget, match plans and lots to what you will use, and flag the flood letter, estoppel, roof and rule questions for each address. There is no charge and no obligation.

What you get out of it

A carrying-cost model with the district 090 tax, the $239.80 fire assessment and the stormwater fee separated and the association figure marked as an estoppel item; recorded comparables for the homes you are considering; the FEMA letter and lot range for any address you name; a first read on insurability; and an estimate of your cash to close with the state taxes on your mortgage worked out.

What we will ask you

Your timing, how you are financing, whether you will homestead or use the home seasonally, whether you need one story or two, how many bedrooms, whether a lake lot or a larger lot matters, whether you plan a pool, whether you are selling a Florida home, and whether you plan to lease the home or keep a pet or vehicle the rules may limit, so we can read the declaration before you write an offer.

How to book it

Call Marc at (239) 287-5873, or see how we represent buyers across Southwest Florida. Or Call Jesse direct at (239) 898-6072. For the citywide picture, our guide to buying a home in Fort Myers covers the rest of the city. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Set Up Custom Listing Alerts

A custom Eagle Reserve listing alert tells you about the right home the day it reaches the market, filtered on bedrooms, size, stories, lot and price. In a community of 175 homes with about 16 resales a year, the first day matters. Tell us your criteria or save a search on our team's site, DomainRealtyGroup.com, and the alerts also route to Jesse and Marc so we can call you first when a home that fits comes up.

Reviews From Buyers Who Worked With Us

McGreevy and Comisar is a top-reviewed Eagle Reserve buyer's agent on Google, and the quotes below are five-star reviews from clients, reproduced word for word. We publish no aggregate score, and none of the quotes names Eagle Reserve, because we have not trimmed or tailored them.

On keeping buyers informed

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

On market knowledge and finding the right home

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

On working for the buyer

★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review

On many purchases over many years

★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review

On fit, not upselling

★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review

Frequently Asked Questions: Buyer Edition

These are the questions Eagle Reserve buyers ask us most, and the questions people type into search about buying here, answered from the Lee County record, the City of Fort Myers ordinances and tax lines, FEMA's letters, the association's public record and Florida law. For anything specific to a home, we are glad to look at it with you.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, on the 173-home county basis; roll dated October 25, 2026; LEEPA 2026 millage book, final; FEMA National Flood Hazard Layer).

How do I buy a home in Eagle Reserve?

Set your monthly carrying number first, then narrow plan, size and lot, and ask for the FEMA letter for the lot, the estoppel certificate, the declaration and the tax bill before the inspection period ends. Sign a written buyer agreement before touring, as the 2024 NAR rules require. Call Marc at (239) 287-5873 to start.

Is Eagle Reserve in the City of Fort Myers?

Yes. Eagle Reserve lies inside the city limits, in Lee County tax district 090 and ZIP 33966, so City property tax, the City fire rescue assessment, the City stormwater fee and City water and sewer all apply.

What is the median home price in Eagle Reserve?

The 12-month median to September 25, 2026 was $470,000 on 16 recorded sales, from $395,000 to $588,000, on the 173-home county basis. The 24-month median was $500,500 on 28 sales.

How many homes are in Eagle Reserve?

Lee County's parcel and footprint layers draw 175 single-family homes. Pulte platted 181 lots, and a 2020 replat merged 23 of them into 17. The county roll export used for sales holds 173, because two homes have withheld addresses.

Who built Eagle Reserve, and when?

Pulte Homes built every home from 2019 to 2022; the first home permit was applied for in December 2018 and the last home passed final inspection on June 17, 2022. Models opened in June 2019 at a 2019 starting price of $264,990, a historic figure, not a current one.

Can I buy new construction in Eagle Reserve?

No. The county roll carries no vacant lot, Pulte's last builder-direct closings came in 2022 and Pulte's Fort Myers page no longer lists the community. Every purchase here is a resale.

What types of homes are in Eagle Reserve?

Detached single-family homes only: 103 one-story, 65 two-story and 7 one-and-a-half-story by the county's footprints, from 1,566 to 4,286 square feet of county heated area. There are no condominiums, villas or townhomes.

Are there lake lots in Eagle Reserve?

Yes. Seventy of the 175 homesites, 40 percent, carry the county land-use code for a home on a lake. The lakes are stormwater lakes, with no navigable connection, dock or ramp.

What are the HOA fees in Eagle Reserve?

Current dues are not published. Pulte's 2019 summary estimated $243.33 to $271.33 a month by homesite width, billed quarterly, but that is a builder estimate from 2019. The estoppel certificate states the current assessment.

How many associations will I belong to?

One: Eagle Reserve Homeowners Association, Inc. There is no master association, no sub-association and no club.

Does Eagle Reserve have a CDD?

No. The Lee County Taxing Authorities layer shows no community development district, the MSTU and MSBU layer returns nothing, and Pulte's fee summary said "No CDD Fees."

What are property taxes in Eagle Reserve?

The final 2026 rate for district 090 is 16.9702 mills, $1,697.02 per $100,000 of taxable value, plus the $239.80 City fire rescue assessment and the stormwater fee. At $400,000 of taxable value with 6 stormwater units, the known lines total $7,183.40 a year.

What is the City of Fort Myers fire assessment?

Resolution 2026-63 sets it at $239.80 per residential dwelling unit for fiscal year 2026-2027, up from $203.00. It is a flat charge on the tax bill, not tied to value.

What is the stormwater fee in Eagle Reserve?

The City charges $2.16 a month per 500 square feet of impervious area, rounded down, billed yearly on the tax roll. For illustration, 3,000 square feet of hard surface is $155.52 a year.

Is golf membership required in Eagle Reserve?

No. No golf course, membership or club is tied to an Eagle Reserve home. Heritage Palms Golf and Country Club next door is a separate community, and the City's public Eastwood Golf Course is 3.0 route miles away.

What amenities does Eagle Reserve have?

A resort-style pool, a pool cabana with covered seating, a playground and a barbecue grill area on one 0.98-acre tract near the entry, plus a passive-use path at the preserve. There is no clubhouse, fitness room or sports court.

Where is the bald eagle nest in Eagle Reserve?

FWC nest LE029 sits inside the community on its east side, in a live tree, protected by a 16.57-acre preserve under City Ordinance 3659. FWC last recorded it active in 2012, and its current status is unknown.

Can I fly a drone near the eagle nest?

FWC asks that drones not be flown within 1,000 feet of a bald eagle nest during nesting season, which FWC says begins October 1. The association's rules may add their own limits.

What flood zone is Eagle Reserve in?

The effective FEMA map shows Zone AH on panels 12071C0427G and 12071C0429G, effective December 7, 2018. Three FEMA letters removed lots 1 to 137, 146 to 181 and Tract A, and part of lots 138 to 145, from the high-risk zone.

Do I need flood insurance in Eagle Reserve?

On a lot a FEMA letter removed, the federal requirement no longer applies, but the lender may still require coverage. Citizens requires flood coverage on all its policies from January 1, 2027. The City's CRS Class 6 gives a 20 percent discount on eligible NFIP premiums.

Did Eagle Reserve flood in Hurricane Ian?

We found no public record of flooding or damage inside Eagle Reserve from Ian or Milton. NOAA documents surge up the Caloosahatchee, about four to five miles away by straight line. The seller's disclosure and claim history answer it for a specific home.

What hurricane evacuation zone is Eagle Reserve in?

Lee County places Eagle Reserve in evacuation zone C. The county's surge layer puts most of it in the Category 3 surge area and the north end near the entry in the Category 4 area.

Will the roof affect my insurance?

Every original roof dates from 2019 to 2022, and Florida law bars an insurer from refusing to issue or renew solely because a roof is under 15 years old. A wind mitigation report documents the roof covering, attachment and opening protection for discounts.

What schools serve Eagle Reserve?

For 2026-2027, Elementary Zone J, Middle School Zone EE and High School South Zone 1. Ray V. Pottorf Elementary is about 1.5 route miles away, Paul Laurence Dunbar Middle 1.7 and Dunbar High 4.0. Lee County is a choice district, so confirm the address with the district.

Is Eagle Reserve a 55+ community?

No age restriction appears in the City PUD ordinance. The recorded declaration governs, and it was not publicly readable on October 28, 2026, so we read it with you before you sign.

Can I rent out an Eagle Reserve home?

Leasing is governed by the recorded declaration and the association's rules, which were not publicly readable. Florida law limits how a rental amendment adopted after July 1, 2021 binds owners who did not consent, except limits on terms under six months or more than three rentals a year.

Are pets allowed in Eagle Reserve?

Pet rules are set by the recorded declaration and the association's rules, which were not publicly readable on October 28, 2026. Ask for them with the estoppel before the inspection period ends.

Is Eagle Reserve gated?

Yes. The Lee County GIS flags it as gated, and automated entry gates on Camino Real Way passed final inspection on December 17, 2019. Whether the gate is staffed at any hour is set by the association.

How far is Eagle Reserve from the airport?

Southwest Florida International Airport is 10.4 route miles from the gate, about 17 minutes in free-flowing traffic.

How far is Eagle Reserve from the beach?

Fort Myers Beach (Times Square) is 15.8 route miles from the gate and the Sanibel Causeway toll plaza 15.9, each about 28 minutes in free-flowing traffic; season traffic makes the trip longer.

What hospital is closest to Eagle Reserve?

Lee Memorial Hospital is 4.9 route miles away and Gulf Coast Medical Center, a Level II trauma center, 5.6. The Lee Health Fort Myers campus 0.7 route miles from the gate is under construction, with an anticipated opening in 2028.

What is being built near Eagle Reserve?

Lee Health Fort Myers, a hospital campus about a mile away, and a planned Challenger Boulevard extension from Colonial Boulevard to Winkler Avenue. Parcels across Colonial were rezoned in 2022 and remain vacant, with no permit found.

What closing costs does an Eagle Reserve buyer pay?

A financing buyer pays the mortgage stamp tax of $0.35 per $100 and the intangible tax of $0.002 per $1: $2,068.00 on a $376,000 loan. Add the lender's title policy, recording fees, inspections, insurance and prorations.

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily pays the owner's title policy and the deed stamps and selects the closing agent; the buyer pays the lender's policy. The contract controls.

What disclosures should I receive before I sign?

The homeowners association disclosure summary under section 720.401, before you sign, with a 3-day cancellation right if it comes late; the property tax disclosure summary under section 689.261; the flood disclosure; and the seller's disclosure of known material defects.

How does Eagle Reserve compare with Castalina?

On the same county basis, Eagle Reserve's 24-month median was $500,500 on 28 sales and Castalina's $439,000 on 17. Eagle Reserve has 175 Pulte homes and an eagle preserve; Castalina has 244 homes. Both are gated and in the City of Fort Myers.

How do buyer's agent fees work after the NAR settlement?

Since August 17, 2024, you sign a written agreement with your agent before touring, stating a specific, negotiable compensation figure. Offers of compensation are no longer on the MLS, but a seller may still pay some or all of it, or offer a closing-cost credit.

Can I see Eagle Reserve homes before they hit the market?

Sometimes. We tell owners in our database what you are looking for and, when a seller prefers it, show homes privately before they are listed. It is a better chance at the first look, not a guarantee.

Who is the best buyer's agent for Eagle Reserve?

We believe it is the team that reads the FEMA letter, the estoppel and the declaration before you write an offer. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). In the last 12 months we tracked 16 Eagle Reserve closings on the Lee County record.

What is my next step to buy in Eagle Reserve?

Call Marc at (239) 287-5873 for a buyer consultation, or read how we represent buyers across Southwest Florida. The community guide stays on our Eagle Reserve Fort Myers page.

Local Expertise: What Should Buyers Know About Where Eagle Reserve Sits?

Local expertise in Eagle Reserve means knowing the records behind the gate: the City of Fort Myers with ZIP 33966, tax district 090 with City fire service, the Colonial 70 PUD under Ordinance 3659, one association, City utilities, and a recorded name that is easy to confuse with other places. These are the local facts we put in front of every buyer.

Data updated: October 2026 (City of Fort Myers ordinances and agendas; Lee County GIS layers; Florida Division of Corporations record read October 10, 2026; LEEPA 2026 millage book, final).

Where Eagle Reserve sits

Eagle Reserve lies inside the city limits of Fort Myers, south of Colonial Boulevard and east of Camino Real Way, with its gate about 0.13 route miles south of Colonial. McGregor Baptist Church's campus wraps the west side, and Heritage Palms Golf and Country Club adjoins the east and south. The City's January 3, 2023 council agenda calls it "Colonial 70, also known as Eagle Reserve" (City Council agenda, January 3, 2023). Our Fort Myers city guide covers the city around it.

Which Eagle Reserve this is

Search "eagle reserve" and you will find a bourbon, a place in Minnesota, a golf course in Texas and several reservoirs. This Eagle Reserve is the Pulte community in Fort Myers, ZIP 33966, recorded as COLONIAL 70. It is not Colonial Country Club, a separate golf community in ZIP 33913; not the COLONIAL 75 commercial plat where Topgolf sits; and not Eagle Ridge (ZIP 33912) or Eagle's Landing at The Forest. A listing search that mixes them gives wrong prices.

The zoning behind the gate

Ordinance 3659, passed April 1, 2013, governs Eagle Reserve today. It allowed up to 421 single-family homes or 760 multi-family units on 52.73 developable acres, set aside 16.57 acres for nesting bald eagles, and required a fence and wider setbacks along the Heritage Palms edges. Pulte built 175 homes, well under the cap, and no record we read shows a PUD amendment after 2013. The recreation facilities are "for exclusive use of project residents."

The association's public record

The Florida Division of Corporations lists Eagle Reserve Homeowners Association, Inc., document N18000008291, filed July 31, 2018, status Active, with annual reports filed for 2024, 2025 and 2026 (Florida Division of Corporations). Its principal office has been, since April 11, 2023, an Estero address that matches the office FirstService Residential lists for its Estero branch (FirstService Residential, Estero); that is an address match, not a management contract we have read. Owners other than the developer can elect a board majority three months after 90 percent of parcels are conveyed (section 720.307); on the county record that mark passed around the end of 2021, and the turnover date itself is not in any record we could read.

The declaration we could not read

The recorded Declaration of Covenants for Eagle Reserve, its amendments, bylaws and rules are filed in the Lee County official records (Lee County Clerk, official records). The Clerk's site refused connection on October 28, 2026, and no public copy was found, so leasing, pet, vehicle, fence, paint and landscaping rules are not stated here. The recorded declaration and the association's rules govern; read them before the inspection period ends.

Visit us

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to walk an Eagle Reserve buyer through the lot, its FEMA letter, the estoppel and the tax lines in person, or by email. Call Marc at (239) 287-5873, or see how we represent buyers.

Selling a Home Before You Buy in Eagle Reserve?

Selling a home before you buy in Eagle Reserve is a sequence we plan as one calendar, and it works best when both sides are priced from the record. If you own in Eagle Reserve today and are moving within the gate, our seller guide prices your home on the same county record this page uses.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026).

Read our guide to selling a home in Eagle Reserve, or request a free Eagle Reserve home valuation built on recorded sales of homes your size. If you are selling elsewhere in Southwest Florida, start with a free home valuation. Call Jesse direct at (239) 898-6072 for the sale and Call Marc at (239) 287-5873 for the purchase, so one team carries both closing calendars.

Sources

This Eagle Reserve buyer guide relies on primary sources: the Lee County Property Appraiser and Lee County GIS, the City of Fort Myers ordinances, agendas, resolutions and rate pages, the State of Florida, FEMA, NOAA and FWC, the School District of Lee County, Lee Health, FDOT, the National Association of Realtors, the Florida Division of Corporations, and Pulte's own brochure labelled as builder marketing. Accessed October 2026 unless a line says otherwise.

County records and data

1. Lee County Property Appraiser (roll dated October 25, 2026; recorded qualified sales through September 25, 2026; our analysis): https://www.leepa.org/
2. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026; district 090 on page 52, ACTUAL column): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
3. Lee County Property Appraiser, 2026 Taxing District Millage Book (preliminary edition, for the 2025 rate): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf
4. Lee County GIS, Subdivisions layer (COLONIAL 70, Gated): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Cadastre/MapServer/1
5. Lee County GIS, Parcels and addresses layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/ParcelAddress/MapServer/0
6. Lee County GIS, Building Footprints: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Structures/MapServer/5
7. Lee County GIS, Taxing Authorities layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer/18
8. Lee County GIS, MSTBU layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/MSTBU/MapServer/1
9. Lee County GIS, Elevation (2018 LiDAR): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Elevation/MapServer/0
10. Lee County GIS, Emergency Operations layers: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer
11. Lee County GIS, Public Safety layers: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PublicSafety/MapServer
12. Lee County GIS, LeeTran bus stops: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/LeeTran/MapServer/1
13. Lee County Clerk of Court, official records search: https://or.leeclerk.org/
14. Lee County Clerk of Court, requirements for recording deeds: https://www.leeclerk.org/departments/official-records-services/record-a-document/requirements-for-recording-deeds-1663
15. Lee County Maps and Apps, Find My Evacuation Zone: https://maps.leegov.com/
16. Lee County, 2024 Evacuation Zones and Public Shelters map: https://www.leegov.com/publicsafety/Documents/2024EvacZones_11x17.pdf
17. Lee County Tax Collector, real estate property taxes: https://www.leetc.com/property-taxes/
18. Lee County, Six Mile Cypress Slough Preserve: https://www.leefl.gov/Facilities/Facility/Details/Six-Mile-Cypress-Slough-Preserve-195
19. Lee County, Lakes Park: https://www.leefl.gov/Facilities/Facility/Details/Lakes-Park-111

City of Fort Myers

20. Ordinance 3659 (Colonial 70 PUD, April 1, 2013): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1628297&dbid=0&repo=FortMyers
21. City Council agenda, September 21, 2020 (Colonial 70 replat): https://cityftmyers.granicus.com/AgendaViewer.php?view_id=1&clip_id=148
22. City Council agenda, January 3, 2023 (Eagle Reserve sewer acceptance): https://cityftmyers.granicus.com/AgendaViewer.php?view_id=1&clip_id=303
23. EnerGov permit and case search: https://cdservices.cityftmyers.com/energovprod/selfservice#/home
24. Resolution 2026-63 (Fire Rescue Assessment, FY2026-2027): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1757566&dbid=0&repo=FortMyers
25. Stormwater User Fee and Adjustments: https://fortmyers.gov/2385/Stormwater-User-Fee-Adjustments
26. Stormwater User Fee Adjustment Application: https://fortmyers.gov/DocumentCenter/View/13028/Stormwater-User-Fee-Adjustment-Form-PDF
27. FY2027 Utility Rates (as of October 1, 2026): https://fortmyers.gov/DocumentCenter/View/26618/FY2027---Utility-Rates
28. Utility Billing rates and fees: https://fortmyers.gov/1734/Rates-and-Fees
29. FEMA Community Rating System page: https://fortmyers.gov/2282/FEMA-Community-Rating-System-CRS
30. Ordinance 3993 (4453 Challenger Boulevard PUD, 2023): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1240913&dbid=0&repo=FortMyers
31. Golf: https://fortmyers.gov/1235/Golf
32. Racquet Club: https://fortmyers.gov/1389/Racquet-Club

State of Florida

33. Florida Division of Corporations, Eagle Reserve Homeowners Association, Inc. (N18000008291): https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n18000008291-21e2ea8b-c1da-40d2-816f-7c53df890f3f&searchTerm=S&listNameOrder=S
34. Section 720.303, association records and website posting: https://www.flsenate.gov/Laws/Statutes/2026/720.303
35. Section 720.306, amendments and rental limits: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html
36. Section 720.307, transition of association control: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.307.html
37. Section 720.30851, estoppel certificates: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html
38. Section 720.401, prospective purchaser disclosure summary: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
39. Section 627.7011, roof age: https://flsenate.gov/Laws/Statutes/2022/0627.7011
40. Section 627.711, mitigation discounts: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html
41. Section 201.08, documentary stamp tax on mortgages: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.08.html
42. Section 199.133, nonrecurring intangible tax: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0199/Sections/0199.133.html
43. Section 28.24, recording fees: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099%2F0028%2FSections%2F0028.24.html
44. Section 689.261, property tax disclosure summary: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2FSections%2F0689.261.html
45. Section 475.278, brokerage relationships: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/Sections/0475.278.html
46. Florida Administrative Code rule 69O-186.003, title insurance rates: https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
47. Florida House of Representatives, CS/CS/HB 979 (2024) estoppel analysis: https://www.flsenate.gov/Session/Bill/2024/979/Analyses/h0979b.JDC.PDF
48. Florida Department of Revenue, documentary stamp tax: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
49. Florida Department of Revenue, nonrecurring intangible tax: https://floridarevenue.com/taxes/taxesfees/Pages/nonrecurring_intangible_tax.aspx
50. Florida Office of Insurance Regulation, Wind Mitigation Resources: https://floir.com/consumers/wind-mitigation-resources/
51. Citizens Property Insurance Corporation, flood insurance requirement: https://www.citizensfla.com/flood
52. Florida Building Commission, ASCE 7-16 wind load fact sheet: https://www.floridabuilding.org/fbc/thecode/2020_7edition/ASCE_7-16_Fact_Sheet_final_2_column_format052820final.pdf
53. Florida Realtors, Exclusive Buyer Brokerage Agreement, single agent (EBBA-8sa): https://www.floridarealtors.org/sites/default/files/2025-12/Exclusive%20Buyer%20Brokerage%20Agreement_Single%20Agent_EBBA-8sa_redlined.pdf
54. Florida Realtors and Florida Bar, AS IS Residential Contract for Sale and Purchase (ASIS-7): https://www.floridarealtors.org/sites/default/files/2024-12/AS%20IS%20Residential%20Contract%20for%20Sale%20and%20Purchase%20%28FloridaRealtors-FloridaBar-ASIS-7%29%20Redline%20%281%29.pdf

Federal and national

55. FEMA NFHL, Flood Hazard Zones layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
56. FEMA NFHL, LOMA and LOMR-F layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/34
57. FEMA LOMR-F determination 19-04-5321A (July 30, 2019): https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC_LETTER&productID=19-04-5321A-125106
58. FEMA LOMR-F determination 20-04-1024A (January 14, 2020): https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC_LETTER&productID=20-04-1024A-125106
59. FEMA LOMR-F determination 20-04-2653X (March 11, 2020): https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC_LETTER&productID=20-04-2653X-125106
60. FEMA, CRS Eligible Communities, effective October 1, 2026: https://www.fema.gov/sites/default/files/documents/fema_rsl_crs_eligible-communities-oct%202026_10052026.pdf
61. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
62. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
63. National Association of Realtors, NAR settlement FAQs: https://www.nar.realtor/the-facts/nar-settlement-faqs
64. National Association of Realtors, Written Buyer Agreements 101: https://www.nar.realtor/the-facts/written-buyer-agreements-101
65. National Association of Realtors, what the NAR settlement means for buyers and sellers: https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers

Eagle preserve

66. Florida Fish and Wildlife Conservation Commission, Bald Eagle Management: https://myfwc.com/wildlifehabitats/wildlife/bald-eagle/management/
67. Florida Fish and Wildlife Conservation Commission, Bald Eagle FAQs: https://myfwc.com/wildlifehabitats/wildlife/bald-eagle/faqs/
68. Florida Fish and Wildlife Conservation Commission, Bald Eagle species profile: https://myfwc.com/wildlifehabitats/profiles/birds/raptors-and-vultures/bald-eagle/
69. UF GeoPlan, FGDL eagle nest layer (FWC and EagleWatch records): https://sagittarius.at.geoplan.ufl.edu/arcgis/rest/services/fgdl/FWC_observations/MapServer/6
70. Audubon Florida, EagleWatch: https://www.audubon.org/florida/projects/eaglewatch

Schools, health, roads and recreation

71. School District of Lee County, School Zones: https://www.leeschools.net/student_enrollment/school_zones
72. School District of Lee County, SchoolSite Locator 2026-2027: https://www.schoolsitelocator.com/apps/leecounty/
73. School District of Lee County, 2025-2026 School Grades Report: https://www.leeschools.net/news/july_2026/2025-2026_school_grades_report
74. Florida Department of Education, School Grades: https://www.fldoe.org/accountability/accountability-reporting/school-grades/
75. Lee Health, Lee Health Fort Myers: https://www.leehealth.org/special-pages/lee-health-fort-myers
76. Lee Health, Gulf Coast Medical Center: https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
77. Lee Health, Lee Memorial Hospital: https://www.leehealth.org/locations/find-a-location/lee-memorial-hospital
78. Lee Health, HealthPark Medical Center: https://www.leehealth.org/locations/find-a-location/healthpark-medical-center
79. FDOT District One, I-75 at Colonial Boulevard (413065-1): https://www.swflroads.com/project/413065-1
80. FDOT, Five Year Work Program, Lee County state roads: https://fdotewp1.dot.state.fl.us/FMSupportApps/workprogram/Support/WPItemRept.ASPX?RF=WP&D=01&CD=12&SD=SR
81. FDOT, Annual Average Daily Traffic layer: https://services1.arcgis.com/O1JpcwDW8sjYuddV/arcgis/rest/services/Annual_Average_Daily_Traffic_TDA/FeatureServer/0
82. OSRM routing service on OpenStreetMap data: https://router.project-osrm.org/
83. Minnesota Twins, Lee Health Sports Complex: https://www.mlb.com/twins/spring-training/ballpark
84. Boston Red Sox, JetBlue Park at Fenway South: https://www.mlb.com/redsox/spring-training/ballpark

Builder, management and press

85. Pulte Homes, Eagle Reserve brochure (builder marketing, 2019 to 2021): https://digitalbrochure.pulte.com/view/689757
86. Pulte Homes, Eagle Reserve brochure, An Eagle Story (builder marketing): https://digitalbrochure.pulte.com/view/689757/7/
87. Pulte Homes, Eagle Reserve brochure, community amenities (builder marketing): https://digitalbrochure.pulte.com/view/689757/6/
88. Pulte Homes, Eagle Reserve brochure, 2020 fee summary (builder marketing): https://digitalbrochure.pulte.com/view/689757/35/
89. Pulte Homes, Eagle Reserve brochure, construction standards (builder marketing): https://digitalbrochure.pulte.com/view/689757/38/
90. FirstService Residential, Estero office: https://www.fsresidential.com/florida/florida-areas-we-serve/estero-property-management/
91. Business Observer, Pulte debuts Eagle Reserve (June 7, 2019): https://www.businessobserverfl.com/news/2019/jun/07/pulte-homes-debuts-eagle-reserve-in-fort-myers-off-colonial-boulevard/
92. Business Observer, Lee Health Fort Myers contract (October 3, 2026): https://www.businessobserverfl.com/news/2026/oct/03/contract-lee-health-fort-myers-project/
93. Gulfshore Business, Challenger Boulevard extension purchase (March 3, 2026): https://www.gulfshorebusiness.com/lee/fort-myers-council-approves-acquisition-for-road-project/article_63c8776e-45a2-49cc-a9e2-65017f6d7c0c.html
94. Gulfshore Business, Colonial Boulevard rezoning (January 4, 2023): https://www.gulfshorebusiness.com/construction-development/rezoning-approved-for-43-acres-on-colonial-boulevard-winkler-avenue-in-fort-myers/article_69e85b36-0eb2-5855-97b8-143dbb81c4ec.html

Downloadable Documents

Every document behind the figures in this Eagle Reserve buyer guide is public. These are the ones a buyer here uses most, each linked to the publishing authority's own copy, from the City ordinance that protects the eagle preserve and the City fee resolutions to the Florida statutes and forms that govern your purchase.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Eagle Reserve buyers call when a purchase has to be priced on the Lee County record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every buyer from the first consultation to the closing table.

More about Jesse McGreevy, Marc Comisar and our team on the about page.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

In the last 12 months we tracked 16 Eagle Reserve closings and every calendar year of recorded medians from 2019 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our Eagle Reserve Fort Myers community guide.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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).

Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Ready to buy? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling first? Call Jesse direct at (239) 898-6072 or start with a free Eagle Reserve home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This guide is general information about buying a home in Eagle Reserve, not an appraisal and not legal, tax or insurance advice. County sales from the Lee County Property Appraiser roll (October 25, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis, for the 173 homes in the county roll export. Brokered by Domain Realty.