Eagle's Landing at The Forest, South Fort Myers
Twenty fee-simple golf-course villas, all built in 1984, under a homeowners' association, not a condominium, with fees no one publishes and about one sale a year. We price your offer from every recorded sale, get the disclosure summary before you sign and order both estoppels on day one. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Eagle’s Landing means buying one of 20 fee-simple attached villas, all finished in 1984, each on its own golf-course parcel inside The Forest, the gated golf community in south Fort Myers. It is not a condominium: a homeowners’ association governs it under Chapter 720, neither association publishes its fee, and one MLS sale closed in the last 12 months.
The full record of the neighborhood, its ten buildings, its recorded declaration, its flood map and every sale of the last four years, is on our Eagle’s Landing guide, which this buyer page sits beside. The wider community, its two golf courses, its gates and its 19 neighborhoods, is covered in our complete guide to The Forest, and the community-wide purchase path is on buying a home in The Forest. This page is about the Eagle’s Landing purchase itself: what to check, in what order, and what it costs to own. Owners on the other side of the table should read how we sell Eagle’s Landing homes or start with a free Eagle’s Landing home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific villa.
If you are searching for the best buyer’s agent for Eagle’s Landing in Fort Myers, Florida, McGreevy and Comisar represents homebuyers across Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are relocating, buying a seasonal home or trading a larger house for a villa with a pool and a golf view, including in The Forest, its neighboring golf communities and the US 41 corridor of south Fort Myers, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Eagle’s Landing is one of the smallest neighborhoods inside The Forest’s gates: 20 homes of the 789 residences the master association counts. The Forest is non-bundled: buying a home does not make you a member of The Forest Country Club, and you pay club dues only if you choose to join. The gates, the private streets and sidewalks and Ruthie’s Park come with the home, and so does the land under your half of the building.
Eagle’s Landing is ten buildings on Timberlakes Drive, at street numbers 16580 through 16640, each holding two homes, unit 1 and unit 2. Lee County’s building-footprint layer describes all 20 as attached villas, and the county roll gives each home its own deeded parcel of 0.199 to 0.641 acres. Every owner belongs to the Eagle’s Landing homeowners’ association and to The Forest Property Owners’ Association, the master association.
Eagle’s Landing has no condominium declaration, no condominium resale package, no milestone inspection or structural integrity reserve study requirement, no neighborhood pool or clubhouse, no published fee at either association layer and no home outside FEMA flood Zone AE. It also has very few sales: four MLS closings in four years. A buyer who wants a deeper sales record or a condominium’s association-insured building should also look at Waters Edge at The Forest or The Heron at The Forest, and we cover both.
Eagle’s Landing buyers work with McGreevy and Comisar because an Eagle’s Landing purchase turns on records a general agent often misreads: a homeowners’ association disclosure summary that must reach you before you sign, two estoppel certificates, an unpublished declaration that decides who insures the shared roof, and a FEMA panel. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Your agent should tell you which of the four recorded sales your offer is really competing with, make sure the homeowners’ association disclosure summary is in your hands before you sign, and keep a lender from treating the villa as a condominium. Your agent should order the Eagle’s Landing estoppel and the master estoppel the day you sign, and read the declaration with you for the shared roof and wall. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: gate access, tours, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Eagle’s Landing market for a buyer from two independent records: every closed and active Eagle’s Landing listing in the Southwest Florida MLS over the last four years, and Lee County’s parcel roll, which records each home’s lot, heated area, pool, garage, value and every recorded transfer. Each figure on this page names its window and its count.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
In the last 12 months we tracked 1 Eagle’s Landing closing in the Southwest Florida MLS, $505,000, covering closings dated September 24, 2025 to September 23, 2026. We tracked all 4 closings of the last 48 months as well, $1,432,000 in total, and matched each one by address to its lot and unit on the county roll.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. A buyer needs the whole neighborhood’s record to judge a price, and the whole record is what follows. These are market figures we tracked.
A 20-home neighborhood does not produce enough sales for a median to mean anything. Our rule for a thin market is to widen the window from 12 months to 24, 36 and 48 and, if no window reaches 10 closings, to list every sale. Eagle’s Landing had 1 closing in 12 months, 2 in 24, 2 in 36 and 4 in 48, so every sale is listed below and no median is published.
The recorded sales and the county-recorded transfers, the Forest-wide attached competition, the parcel’s legal description and lot size, the flood panel and ground elevation, and the list of Chapter 720 documents to request, assembled before you tour, so that when the right villa comes up you can write a clean offer inside days rather than weeks.
The Eagle’s Landing market is a waiting market: the Southwest Florida MLS counts 1 closing in the 12 months to September 23, 2026, $505,000 in May 2026 at 94.39 percent of its list price after 77 days, and no home was listed or pending that day. A buyer here competes for the next listing, not for today’s inventory.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Home (lot and unit, per the county roll) | Beds and baths (MLS) | Living sq ft (MLS) | List price | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | Lot 8, unit 1 | 3 bed plus den, 3 full and 1 half bath | 2,410 | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
Window: September 24, 2025 to September 23, 2026. One closing, $505,000 in volume, below its asking price. It is the highest MLS sale in Eagle’s Landing in the four-year pull. One sale is a data point, not a trend, and we do not present it as one.
On September 23, 2026 the MLS showed no active and no pending Eagle’s Landing listing. Across all of The Forest the same pull showed 29 active listings and 2 pending, about 7.7 months of supply against 45 closings in 12 months, by our arithmetic. So the villa you want may not exist on the market today, and the attached homes you can tour this week are in other Forest neighborhoods.
The two most recent Eagle’s Landing sales closed at 91.36 percent of list (January 2025) and 94.39 percent (May 2026), after 92 and 77 days. The two earlier sales, in November 2022 and January 2023, closed at full list price within two days. Over the full 48 months, two of four sales closed at their asking price. The recent pair suggests room to negotiate on a list price above the record, but two sales are not a rule, and a well-kept villa priced to the record may still sell quickly.
With no listing against 1 closing in the last 12 months, Eagle’s Landing’s own months of supply is zero, by our arithmetic. That number describes an empty shelf, not a seller’s market: The Forest as a whole carried about 7.7 months of supply on the same date, and a buyer who can wait has the wider community’s inventory as leverage.
The 24-month window adds one sale, $370,000 in January 2025, for 2 closings. The 36-month window adds none. The 48-month window reaches 4 closings, adding $325,000 in January 2023 and $232,000 in November 2022, for a range of $232,000 to $505,000. Read in date order, each sale was higher than the one before, on four different homes of different sizes.
With nothing listed and about one sale a year, the buyer who is ready when the right villa lists gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Eagle’s Landing home valuation or call Jesse direct at (239) 898-6072.
Eagle’s Landing homes have sold for $232,000 to $505,000 over the last 48 months, on 4 MLS closings, all attached villas. With fewer than 10 sales, we publish every sale rather than a median; the four rose in date order, from $122.23 to $209.54 per square foot of MLS living area, and the county recorded three more transfers with no MLS closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; closed sales September 24, 2022 to September 23, 2026)
Closed | Home (lot and unit, per the county roll) | Beds and baths (MLS) | Living sq ft (MLS) | List price | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | Lot 8, unit 1 | 3 bed plus den, 3 full and 1 half bath | 2,410 | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
January 2025 | Lot 3, unit 2 | 2 bed, 2 bath | 1,978 | $405,000 | $370,000 | $187.06 | 91.36% | 92 |
January 2023 | Lot 9, unit 1 | 3 bed, 2 bath | 2,194 | $325,000 | $325,000 | $148.13 | 100.00% | 1 |
November 2022 | Lot 10, unit 1 | 2 bed, 2 bath | 1,898 | $232,000 | $232,000 | $122.23 | 100.00% | 2 |
Four closings, $1,432,000 in volume. Price per square foot is each sale’s sold price divided by its MLS living area; we do not average the four. The MLS classed all four as attached villas, the description the county’s building-footprint layer gives every home here.
Three readings stand out. First, the direction: price per foot rose from $122.23 in November 2022 to $148.13, $187.06 and $209.54. Second, the pace: the two early sales closed at list in one and two days, the two recent ones below list after 92 and 77 days. Third, the size spread: the four homes ran from 1,898 to 2,410 square feet of MLS living area, so the per-foot figure matters more than the headline price.
Four sales cannot tell you the price of a specific villa. The November 2022 sale closed seven weeks after Hurricane Ian, and the record does not say what condition that home was in. Condition, updates, pool, lot size, the golf view, and above all what the declaration says about the roof and exterior will move an Eagle’s Landing price more than any trend line drawn through four points.
The county roll records three transfers with a stated price inside the same four years that have no Southwest Florida MLS closing: $370,000 in March 2023 on the lot 3 unit 2 villa, $605,000 in June 2024 on the lot 9 unit 2 villa (2,007 heated square feet, three bedrooms, with a pool), and $301,100 in September 2024 on the lot 3 unit 2 villa again, which then sold through the MLS for $370,000 in January 2025. The roll records the consideration on the deed; it does not say whether a transfer was an open-market sale, so we keep these apart from the MLS figures and do not use them as comparables on their own.
Calendar year | MLS closings | Sold prices |
|---|---|---|
2022, from September 24 | 1 | $232,000 |
2023 | 1 | $325,000 |
2024 | 0 | none |
2025 | 1 | $370,000 |
2026, to September 23 | 1 | $505,000 |
About one sale a year is normal here, which is why a buyer who waits for a perfect comparison usually waits a long time, and why a buyer who has already done the document work can move the week a villa lists.
Two of the four sales carry an MLS living area that differs from the county’s heated area for the same parcel. The May 2026 villa shows 2,410 square feet in the MLS and 1,960 heated square feet on the county roll, which puts the sale at $257.65 per county heated square foot rather than $209.54. The January 2023 villa shows 2,194 in the MLS and 1,998 on the county roll, or $162.66 per county heated square foot. The record does not say why. Before you offer on a villa whose listing area differs from the county figure, ask what the difference is, because an appraiser will start from the county.
Lee County’s 2026 just values, a mass-appraisal figure for taxation and not a market price, put Eagle’s Landing’s 20 homes between $318,857 and $645,189, a median of $358,033, the highest median of any attached neighborhood in The Forest. The roll covers every home, including the 16 that have not sold through the MLS in the 48-month pull, and the county’s effective year built, 1984 to 1998 across the 20 buildings, signals that many owners have renovated.
Eagle’s Landing sits at the top of The Forest’s attached-home market on county value and home size, with the highest median 2026 just value, $358,033, and the largest median heated area, about 2,002 square feet, and at the bottom on turnover, with four MLS closings in 48 months. Its latest sale, $209.54 per square foot, sits beside the Waters Edge and Heron medians.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Neighborhood | Regime | Homes | Built | Closings, 48 months | Median sold, 48 months | Price range, 48 months | Median 2026 just value (county) |
|---|---|---|---|---|---|---|---|
Eagle’s Landing | Fee-simple villas, homeowners’ association | 20 | 1984 | 4 | not published (fewer than 10) | $232,000 to $505,000 | $358,033 |
Pheasant Court Villas | Fee-simple villas, homeowners’ association | 17 | 1981 | 3 | not published (fewer than 10) | $190,000 to $360,000 | $276,707 |
Heron Coach House Villas | Land condominium | 15 | 1994 to 1996 | 8 | not published (fewer than 10) | $375,000 to $570,000 | $334,217 |
Waters Edge at The Forest | Condominium | 36 | 1984 to 1991 | 11 | $425,000 (observed, n=11) | $280,000 to $520,000 | $300,820 |
The Heron at The Forest, both products | Condominium | 63 | 1990 to 1996 | 16 | $380,000 (mean of $375,000 and $385,000) | $290,000 to $570,000 | see the Heron guide |
Dove Hollow | Condominium | 48 | 1981 and 1982 | 10 | $297,500 (mean of $290,000 and $305,000) | $180,000 to $355,000 | see the Dove Hollow guide |
Fairway Woods at The Forest | Condominium | 118 | 1986 to 1991 | 31 | $350,000 (observed, n=31) | $240,000 to $595,000 | see the Fairway Woods guide |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, each sale resolved by address to its Lee County subdivision or condominium code; medians are the median sold price, with the middle pair named where n is even, and are published only where a window holds 10 or more closings. Homes, build years and just values from the Lee County parcel roll.
On size, Eagle’s Landing’s median heated area of about 2,002 square feet is the largest among The Forest’s attached neighborhoods. On land, it is the only attached neighborhood where most homes carry a private pool on their own parcel. On turnover it is the thinnest: 4 sales on 20 homes in four years. What stands out at Eagle’s Landing is scarcity, not price.
Eagle’s Landing’s four sales ran $122.23 to $209.54 per square foot of MLS living area, rising in date order. Over the same 48 months Waters Edge’s eleven sales ran at a median $202.91 and the Heron’s sixteen at a median $199.28, per the Southwest Florida MLS, by the same method. The latest Eagle’s Landing sale, $209.54 in May 2026, sits just above both; the earlier three sit below. A buyer should read that as a neighborhood that has caught up with its condominium neighbors on price per foot while offering land, a garage and usually a pool.
You choose an Eagle’s Landing villa by parcel first, because the parcel decides the land you own, the pool, the lot size and the view, and then by building half, which you confirm from the recorded legal description and in person, never from the street address or unit number alone. The two halves of a building are rarely identical.
Measure | Eagle’s Landing, per Lee County |
|---|---|
Homes | 20, plus one 2.4-acre common parcel |
Buildings | 10, each holding two homes (county description: attached villa) |
Year built | 1984, all 20 |
Heated area | 1,586 to 2,704 sq ft; median about 2,002 (the mean of the middle pair, 1,998 and 2,005) |
Stories | 16 homes at one story; 4 at up to two |
Bedrooms | 16 three-bedroom, 4 two-bedroom |
Bathrooms | 14 with two, 4 with two and a half, 2 with three |
Garage | 20 of 20 |
Pool | 17 of 20 |
Lot size | 0.199 to 0.641 acres; median 0.369 |
2026 just value | $318,857 to $645,189; median $358,033 |
Homestead exemption | 15 of 20 |
Land position | all 20 recorded as land on the golf course |
Zoning | RM-2 |
Source: Lee County parcel roll and building-footprint layer, all 21 Eagle’s Landing parcels, queried September 2026.
Each of the ten street numbers, 16580, 16584, 16588, 16592, 16596, 16598, 16600, 16610, 16620 and 16640 Timberlakes Drive, is one building with two homes, unit 1 and unit 2. The recorded legal description names each home by lot and side: one home on lot 1 is “Unit 1L also known as 1A,” the other “Unit 1R also known as 1B,” and so on to lot 10. Listing systems add their own forms; one 2022 MLS listing wrote “16580A” for the home the county calls 16580 unit 1. On a contract, a title commitment and an insurance application, the legal description controls.
On eight of the ten lots, L pairs with A and R with B. On lots 6 and 7 the county’s legal descriptions read “6L also known as 6B” and “7-L also known as 7B.” Nothing is wrong with either title; it is simply how the instruments were written. We check the legal description on your contract against the county record before you sign.
The two homes on lot 4 measure 1,586 and 2,514 heated square feet, and the two on lot 10 measure 1,898 and 2,704. A buyer comparing two homes at the same street number should compare them parcel by parcel: heated area, lot acreage, pool and the view line to the course.
Sixteen homes are recorded at one story. Four, the two homes on lot 4 and the two on lot 8, are recorded at up to two stories (the county writes 1.8 or 2), which usually means a partial second floor or loft. A buyer who needs single-level living has 16 homes to wait for; a buyer who wants the largest plans will find them among the four.
Every Eagle’s Landing parcel carries a garage on the county roll and 17 carry a pool, which is unusual for attached homes in The Forest. Lots run from about a fifth of an acre to almost two-thirds of an acre, with a median of 0.369 acres. The pool is yours, on your parcel, and so is its upkeep; there is no shared neighborhood pool.
The county roll records all 20 home parcels as land on the golf course. The rear elevation, the lanai and the pool cage face club land, which is the view you are paying for and also the side of the home that architectural review reaches. Stand in the lanai at 7:00 AM on a weekday before you offer: early mowers, irrigation and stray balls come with the frontage.
All 20 homes were built in 1984, before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. That does not make a 1984 villa unsound; a roof, windows or shutters replaced later were permitted under the code in force at the time. It does mean the roof permit date, the wind-mitigation report and the four-point inspection matter more than the build year.
The steps to buy a home in Eagle’s Landing are: choose the villa and the parcel, collect the fee layers, get the homeowners’ association disclosure summary before you sign, check the flood file, write the offer as a fee-simple purchase, order both estoppels on day one, read the governing documents, clear inspection and insurance, confirm the tax reset, and close and register at the gate.
Read the four recorded sales and the three county-recorded transfers against the villa, and compare the parcel’s heated area, lot, pool and view with its building neighbor. Confirm the lot and side from the legal description rather than the address.
List the Eagle’s Landing assessment, the master assessment, the tax bill with the San Carlos Park fire levy and the solid waste line, homeowner and flood insurance, sewer, water and fiber, and the club only if you join. The unpublished lines stay blank until the disclosure summary and the estoppels arrive, and your contract calendar should give them time to arrive.
Florida requires the seller to give you a homeowners’ association disclosure summary before you sign the contract, under section 720.401. Ask for it with the current assessment filled in. If it arrives after you sign, you may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
Every home is on FEMA panel 12071C0438H in Zone AE at 11 feet, on a median ground of 6.4 feet. Ask for the home’s elevation certificate with the first disclosures, and quote flood insurance early if you are financing.
Write the offer on the form for a home under a homeowners’ association, not a condominium rider. Tell your lender at application that the villa is a fee-simple home on its own parcel, so no condominium project questionnaire is ordered for documents that do not exist.
One estoppel certificate comes from the Eagle’s Landing homeowners’ association and one from the master association, ordered through its manager’s resale and lender documents page. Both are governed by section 720.30851. We order both the day you sign, and confirm the association’s current contact on that order.
The declaration with every amendment, the articles, bylaws and rules, the budget and the latest financial report, the insurance declarations if the association insures anything, and the last year of minutes. This is where the roof and wall responsibility, the leasing terms, the pet rule, the architectural rules and any special assessment live.
A general inspection, a four-point inspection and a wind-mitigation report, then bind a homeowner policy sized to what the declaration leaves to you, and flood coverage if your lender requires it. If you share a roof, look at your neighbor’s half from the ground as well.
Budget the tax bill from your price, not the seller’s bill, and if the villa will be your permanent residence, plan the homestead application for March 1 of the next tax year.
At closing the estoppel figures are paid or prorated. Afterward you request vehicle barcodes through the master association’s barcode request form and set up guest access through the DwellingLive visitor system. If you are joining the club, the membership is its own transaction with the club.
An Eagle’s Landing owner pays two association bills, the Eagle’s Landing homeowners’ association and The Forest’s master association, neither of which is published, plus the Lee County tax bill with the San Carlos Park fire levy and a single-family solid waste line, homeowner and flood insurance, private sewer, county water, and club dues only if you join.
Data updated: September 2026 (San Carlos Park Fire District FY2025/26 final budget, adopted September 15, 2025; Lee County adopted solid waste rates, FY2026; Lee County special districts roster and MSTBU layer, queried September 2026)
Layer | Amount | What it covers | Where the amount lives |
|---|---|---|---|
Eagle’s Landing homeowners’ association | Not published | whatever the declaration assigns: at minimum the 2.4-acre common parcel; building items only if the declaration says so | association budget, disclosure summary and estoppel certificate |
Special assessments, Eagle’s Landing | Not published | any adopted or proposed special assessment | estoppel certificate, budget and board minutes |
The Forest Property Owners’ Association (master) | Not published | private streets, two gates and a nightly patrol, lighting, landscaping, drainage | master budget and estoppel, through the manager’s resale documents page |
Community development district | $0: none exists | n/a | |
County MSTBU | $0: none exists | n/a | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills, fiscal year 2025/26 | fire and rescue | |
Lee County solid waste, Service Area 2 | $348.75 per single-family unit plus a $2.55 administrative charge, less 4 percent for early payment (FY 2026) | collection, disposal, recycling | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | seller’s bills |
Fiber (Hotwire) | Not published whether billed through an association | internet and television | association or Hotwire bill |
Homeowner and flood insurance | quoted per home | the structure as the declaration assigns it, contents, liability, flood | your insurer |
Club dues and initiation | Not published; only if you join | club membership |
“Not published” means no public source states the figure, and we do not estimate it.
The Eagle’s Landing homeowners’ association sets its own assessment, which is not published; it appears in the association’s budget, on the disclosure summary the seller must give you and on the estoppel certificate. What it pays for depends on the declaration: at minimum the 2.4-acre common parcel, which the county classes as buffer, conservation and water-retention land, and building items only if the declaration assigns them to the association.
The master association does not publish its assessment. The amount appears in its annual budget and on the estoppel certificate issued with every resale. What it pays for is not in doubt: the private streets, a Main Gate staffed 24 hours a day, an Island Park Gate staffed from 7:00 AM to 10:00 PM, a nightly patrol and, because The Forest sits in no county MSTU, street lighting, landscaping and drainage inside the gates.
In a two-home building, the biggest cost question is whether the association insures, paints or re-roofs the buildings, or whether each owner handles their own half. Chapter 720 does not decide it; the declaration does. That answer determines whether your insurance is a full homeowner policy on your half of the structure or something narrower, and whether a roof replacement is a special assessment or your own contractor’s invoice. The declaration is recorded at Official Records Book 1752, Page 2437, and is not published online.
The San Carlos Park fire district levies 2.3590 mills for fiscal year 2025/26. As an illustration only, $300,000 of taxable value owes $707.70 to the fire district, by our arithmetic. Every Eagle’s Landing parcel is in garbage district 2 on the county roll, Service Area 2, and because the county codes the homes single-family, the single-family rate applies.
Lee County’s utility franchise maps place The Forest in Lee County Utilities’ water service area. Sewer service is provided by Forest Utilities, Inc., a private utility operating since 1980; its rates are not published online. The Eagle’s Landing association granted Hotwire Communications, Ltd. a communication easement over its 9.94 acres in 2022, part of The Forest’s fiber build; whether Hotwire service is billed through an association is not published. Ask the seller for twelve months of water, sewer and internet bills.
Each layer is a disclosure from a different party on a different billing cycle, and neither association layer publishes a figure. A single total assembled from guesses would look precise and be wrong for someone. We put both estoppels, both budgets, the insurance quotes and the seller’s utility bills side by side for the specific villa before your review period ends.
An Eagle’s Landing seller must give you, under Florida Statutes 720.401, a homeowners’ association disclosure summary before you sign, and the flood disclosure under 689.302 at or before contract. You will also need two estoppel certificates under 720.30851 and the governing documents: the declaration, bylaws, rules and amendments, the budget and the financial report.
Data updated: September 2026 (Florida Statutes 720.401, 720.30851, 720.303 and 689.302, 2026 text; Lee County parcel roll, queried September 2026)
The disclosure summary is a short statutory form, and it is the document that controls your exit. It tells you that you must join the homeowners’ association, that recorded covenants govern the property, that you must pay assessments, with the current amount filled in, and that unpaid assessments can become a lien, per section 720.401. Read it before you sign, and check that the assessment line carries a real number.
Because neither association publishes a fee and Chapter 720 sets no insurance rule, the declaration is the first document that tells you what you are buying. Read four things, in this order: who maintains and insures the roof, exterior walls and shared wall of each two-home building; what the architectural review covers, including pools, pool cages, hurricane protection and exterior colors; what the leasing and pet provisions say; and how the declaration may be amended.
The association must prepare an annual budget and give each member a copy or notice that one is available free on request, and must prepare an annual financial report within 90 days after its fiscal year ends; an association with less than $150,000 of annual revenue may prepare a report of cash receipts and expenditures, per section 720.303. Read what the budget funds, whether it carries any reserve for building components, and whether any special assessment is levied or proposed. Special assessments are not published; buyers find them in the estoppel certificate and the meeting minutes.
Two recorded instruments appear in the county’s description of Eagle’s Landing. Every home parcel cites Official Records Book 1752, Page 2437, the declaration that created the neighborhood, and the 2.4-acre common parcel cites that instrument plus Official Records Book 2499, Page 0153, per the county’s parcel page for the common area. Neither is posted online as text; both can be retrieved by book and page from the Lee County Clerk’s official records, and a title search on your purchase will produce them.
Each association’s estoppel certificate under section 720.30851 states the regular assessment, what has been paid, what is due next, any transfer or capital contribution fee, any open violation, whether board approval of the transfer is required and every other association the parcel belongs to. The statute sets the fee cap at $250, plus $100 for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation; the Florida House’s staff analysis of 2024’s House Bill 979 reports the adjusted amounts as $299, $119 and $179, effective July 1, 2022, per the House bill analysis. Who pays for each certificate is a term of the contract.
Florida requires a homeowners’ association of 100 or more parcels to post its governing documents on a website or app, under section 720.303. Eagle’s Landing has 20 parcels, so its association is not required to post anything online, which is one reason none of its documents are public. Its official records must still be kept for at least seven years and made available to an owner within 10 business days of a written request, so the practical route for a buyer is through the seller, who as an owner can obtain them.
Florida’s condominium resale package, milestone inspection and structural integrity reserve study rules do not apply to Eagle’s Landing because it is not a condominium: each owner holds a deeded parcel of land and the home on it, the county codes every parcel single-family, and no Florida condominium project exists for it. The homes are also at most two stories.
Data updated: September 2026 (Lee County parcel roll and recorded subdivisions and condominiums layer, queried September 2026; Florida Statutes, 2026 text)
Four independent records point the same way. The Lee County parcel roll codes all 20 Eagle’s Landing home parcels as single-family and gives each its own lot acreage. The state’s condominium registry holds no Eagle’s Landing condominium project. The county’s recorded-instrument index treats the declaration as a subdivision. And the Southwest Florida MLS classes every resale as an attached villa, which the county’s footprint layer confirms. Eagle’s Landing and Pheasant Court Villas are fee-simple villa neighborhoods governed by homeowners’ associations, not condominiums.
The county’s recorded-instrument index describes the Eagle’s Landing declaration as “a condovision” and indexes it as a subdivision, per the county’s subdivisions and condominiums layer, and the building-footprint layer carries a legacy condominium label. Neither makes it a condominium. If a listing, a lender or an insurer uses condominium words for an Eagle’s Landing villa, the parcel record is the answer.
The condominium resale package, the declaration, articles, bylaws, rules, financial statement, budget, milestone summary, reserve study, frequently asked questions document and governance form, is required of a condominium seller by section 718.503. The milestone inspection under section 553.899 and the structural integrity reserve study under section 718.112 reach condominium buildings three stories or more in height. Eagle’s Landing is neither a condominium nor three stories. Chapter 720 says so from the other side: its disclosure section does not apply to any association regulated under Chapter 718.
Topic | Eagle’s Landing: Chapter 720 homeowners’ association | If it were a condominium: Chapter 718 |
|---|---|---|
What you own | A parcel of land and the home on it, in fee simple | A unit plus an undivided share of the common elements |
Pre-contract disclosure | A disclosure summary before you sign (s. 720.401) | The full resale package, including the milestone summary and reserve study (s. 718.503) |
Buyer’s cancellation right | 3 days after receiving the summary, or before closing, whichever comes first, if it was not given before signing | 7 business days after receiving the documents, unless provided more than 7 business days before signing |
Estoppel certificate | ||
Building insurance | Set by the declaration; no statutory master-policy rule | The association insures the building (s. 718.111) |
Milestone inspection | Not applicable | Buildings three habitable stories or more (s. 553.899) |
Structural integrity reserve study | Not applicable | Buildings three stories or more (s. 718.112) |
State regulator | None; the Legislature chose not to create one (s. 720.302) | The Division of Florida Condominiums, Timeshares, and Mobile Homes |
Records access | Within 10 business days of a written request (s. 720.303) | Condominium records rules under Chapter 718 |
New rental restrictions | Bind only consenting owners and later buyers, except limits on leases under 6 months or more than three a year (s. 720.306) | Bind only consenting owners and later buyers (s. 718.110) |
Every row is read from the 2026 Florida Statutes, linked in the row. The right-hand column is what would apply if Eagle’s Landing were a condominium, which it is not; it is here because many buyers, lenders and even agents assume it is.
This page does not state the Eagle’s Landing association’s corporate name or number, its manager, its assessment, or what its declaration says about roofs, leasing or pets, because none of that is in a public record we reached. The declaration is recorded and retrievable by book and page; the rest arrives with the disclosure summary, the estoppel certificates and the governing documents.
Florida’s homeowners’ association law protects an Eagle’s Landing buyer in five concrete ways: a disclosure summary before you sign with a cancellation right if it comes late, an estoppel certificate the association is bound by, records you can demand within 10 business days, limits on how architectural review and fines work, and a rule that new rental restrictions do not bind you without your consent.
Data updated: September 2026 (Florida Statutes 720.30851, 720.3085, 720.3035, 720.305, 720.3033 and 720.311, 2026 text)
The contract itself must say, in conspicuous type, that if the disclosure summary was not provided before you signed, the contract is voidable by you by written notice within 3 days after you receive the summary or before closing, whichever comes first, and that any waiver of that right has no effect, per section 720.401. In practice the summary should arrive with the listing, completed with real numbers, so you never need the right.
The association must issue its estoppel certificate within 10 business days of a written request; it is effective for 30 days if delivered by hand or e-mail and 35 days if mailed, per section 720.30851. An association that misses the 10-day deadline may not charge for it, and it cannot later collect more than the certificate states from a buyer who relied on it in good faith. That is why the closing date should sit inside the certificate’s effective period.
A buyer of an Eagle’s Landing home becomes jointly and severally liable with the seller for all unpaid assessments that came due up to the transfer of title, per section 720.3085. The closing agent uses both estoppel certificates to pay any balance from the seller’s proceeds, so a missing estoppel is a risk to you, not only to the seller.
Under section 720.3035, an association’s architectural authority reaches only as far as the declaration states or reasonably implies, and it must be applied equally to every owner. The same section bars rules about parts of a structure not visible from the parcel’s frontage, an adjacent parcel, an adjacent common area or a community golf course. Every Eagle’s Landing parcel is recorded as land on the golf course, so the rear of the home stays inside whatever standards the declaration sets.
A homeowners’ association may levy reasonable fines of up to $100 per violation under the procedures in section 720.305. Since the 2024 reforms in chapter 2024-221, Laws of Florida, a newly elected or appointed director must complete state-approved education within 90 days, and a director of an association with fewer than 2,500 parcels must complete at least four hours of continuing education a year, per section 720.3033. Election and recall disputes go to arbitration at the Department of Business and Professional Regulation, and many covenant disputes go to presuit mediation first, per section 720.311.
Some protections apply whatever the declaration says. Board meetings must be open to members, records must be produced within 10 business days of a written request under section 720.303, and owners may display the flags listed in section 720.304. A fine requires the notice and hearing steps in section 720.305.
You check flood zone and insurance for an Eagle’s Landing villa against FEMA panel 12071C0438H, effective November 17, 2022, where every home is in Zone AE with a base flood elevation of 11 feet NAVD88, then read the declaration for who insures the structure and price a homeowner policy and, if you finance, flood coverage before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried September 2026; Lee County 2018 LiDAR spot elevations; FEMA CRS eligible communities list, April 2025)
Every Eagle’s Landing parcel falls in Zone AE, a Special Flood Hazard Area, outside any floodway, per FEMA’s National Flood Hazard Layer and Lee County’s republished FIRM layer. The panel is 12071C0438H. The November 2022 map revision raised the base flood elevation here by one foot, from 10 to 11 feet, so older documents citing 10 feet predate the current map. FEMA’s index shows no Letter of Map Amendment or Revision on any Eagle’s Landing parcel.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|---|
Eagle’s Landing | 0438H | 6.4 (5.0 to 7.0) | 4.6 |
Pheasant Court Villas | 0576H | 5.9 (4.8 to 6.5) | 5.1 |
Waters Edge | 0438H, 0576H | 6.6 (6.2 to 7.7) | 4.4 |
Heron Coach House Villas | 0438H | 6.6 (6.2 to 7.6) | 4.4 |
Sparrowood | 0438H | 7.5 (7.5 to 7.8) | 3.5 |
Fairway Woods I | 0438H | 9.1 (7.8 to 9.3) | 1.9 |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County’s spot elevations layer, stated accuracy plus or minus 0.57 feet. These are ground elevations, not finished floors; only an elevation certificate states a home’s lowest floor for rating.
In a Florida condominium the association insures the building by statute, section 718.111(11), and the owner buys a unit-owners policy for the interior. No such rule exists in Chapter 720. If the Eagle’s Landing declaration leaves the structure to each owner, you need a full homeowner policy on your half of the building; if it assigns the exterior or roof to the association, the association’s policy and budget carry that part. Ask for the declaration and, where the association insures anything, its current policy declarations and deductible. We do not publish premiums, because a premium quoted without those documents is a guess.
In a two-home building, a storm does not respect the property line. If each owner is responsible for their half, re-roofing is coordinated with your neighbor, and a new roof on one half beside an old roof on the other complicates both owners’ insurance. Look at both halves of the roof before you offer, and ask the seller for the roof permit date on your half and anything known about the other.
A mortgage from a federally regulated or insured lender on a home in the Special Flood Hazard Area requires flood coverage, per FEMA’s Risk Rating 2.0 page. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth 25 percent off NFIP premiums inside the flood zone, per the April 2025 CRS list and the county’s discount page. Eagle’s Landing has a Fort Myers mailing address but is not in the City of Fort Myers, so make sure any quote uses the county’s class.
Florida makes flood coverage mandatory for Citizens Property Insurance personal-lines policies inside the Special Flood Hazard Area, under section 627.351(6). The statute’s exemption for condominium unit-owners forms is written for condominiums, and a fee-simple villa is typically insured on a homeowner form, so a Citizens homeowner policy here carries the flood requirement. The same statute makes a dwelling with a replacement cost of $700,000 or more ineligible for Citizens.
An insurer may not refuse to write or renew a homeowner policy solely because a roof is under 15 years old, or, for an older roof, solely on age if an inspection shows five years of remaining life, per section 627.7011(5). Rate filings must include discounts for wind-resistive features such as roof-to-wall connections and opening protection, per section 627.0629. A current wind-mitigation report is the document that turns a 1984 villa’s upgrades into credits.
Lee County applies FEMA’s substantial improvement and substantial damage rule: work or damage costing 50 percent or more of the building’s market value requires the whole structure to meet current flood rules, per the county’s substantial improvement page. New and substantially improved buildings must sit one foot above the base flood elevation, which puts a substantially improved Eagle’s Landing home’s lowest floor at 12 feet NAVD88, about 5.6 feet above the neighborhood’s median ground, by our arithmetic. In an attached building that line is especially hard to meet, because one half cannot be raised without the other; a buyer planning a major renovation should price the 50 percent threshold against the county’s building value, not the sale price.
Eagle’s Landing homes fit the building tests of the state’s My Safe Florida Home program: site-built, single-family detached or attached, not more than three stories, and built before January 1, 2008, per section 215.5586. The owner must also homestead the home, insure it for $700,000 or less and meet the program’s income test, and the state matches $2 for every $1 up to $10,000. Check the program’s website for current funding before you count on it.
The Hurricane Ian record for Eagle’s Landing is thin and we keep it that way: U.S. Geological Survey crews surveyed a high-water mark of 9.5 feet NAVD88 at a Waters Edge building inside The Forest, no mark was surveyed at Eagle’s Landing, and no public record we reached says whether water entered any Eagle’s Landing home.
The Waters Edge mark reads 9.5 feet NAVD88, about 2.9 feet above the ground there, per the USGS Short-Term Network record for Ian. By our arithmetic that water surface sits about 3.1 feet above Eagle’s Landing’s median ground of 6.4 feet. That is a comparison of two measurements, not evidence that water reached any Eagle’s Landing home; a home’s finished-floor elevation, not its ground, decides whether water reaches it.
Interior flooding depends on each home’s finished-floor elevation, which only an elevation certificate records. We do not treat listing descriptions of storm history as evidence. Ask the seller for the flood disclosure Florida law requires under section 689.302, which states whether the seller knows of flood damage, has filed a flood claim or received federal flood assistance, and ask for any insurance claim history on the home.
Eagle’s Landing, like all of The Forest, is in Lee County Evacuation Zone A, the first zone told to leave, and the state’s Know Your Zone lookup confirms any address. The master association’s re-entry rules admit contractors with a prior pass or barcode after a storm. Seasonal owners should register a key holder with the association before leaving for the summer.
For an Eagle’s Landing buyer, the non-bundled club means the villa and the golf are two separate decisions and two separate costs. Buying a golf-course home in Eagle’s Landing does not make you a member of The Forest Country Club, you pay no club dues or member assessments unless you join, and a seller’s membership should not be assumed to transfer.
Data updated: September 2026 (The Forest Country Club membership page, retrieved September 2026; club Form 990 filings for 2022 to 2024)
The club’s membership page calls The Forest “a non bundled gated community offering resident and non resident memberships,” and the master association’s resident portal says, independently, “The Forest is a non-bundled gated community.” When two separately governed bodies say the same thing on their own sites, a buyer can rely on it as the community-wide rule.
Living on the course without joining is the Eagle’s Landing proposition in one line: the view and the open space behind the home are yours to enjoy, and the fairway is the club’s. The Forest Country Club, Inc. is a separate corporation that owns the golf land, per its Division of Corporations record.
An Eagle’s Landing owner who never joins still gets the staffed gates and nightly patrol, the private streets and sidewalks, Ruthie’s Park, the monthly “Forest Matters” newsletter, the golf view and, on 17 of 20 parcels, a private pool. A non-member does not play either course, use the club’s courts or fitness center, or dine at the clubhouse as a matter of right.
The Forest Country Club, at 6100 Club Boulevard, about 1.2 road miles and five minutes from Eagle’s Landing, runs two courses. From the back tees the Bear plays 7,010 yards (rating 75.1, slope 144) and the Bobcat 6,607 yards (rating 71.8, slope 125), per the club’s December 2025 scorecard; the Bear reopened on December 1, 2025 after a full renovation. The club lists six Har-Tru Hydro clay tennis courts, three lighted, plus pickleball, bocce and a fitness center, on its lifestyle page.
The club’s federal tax filings show capital, golf-course renovation and hurricane assessments on members in 2022, 2023 and 2024, per its Form 990 filings. Those assessments fall on members only; an Eagle’s Landing owner who does not join pays none of them.
The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry through its inquiry form. If you plan to join, get the category’s initiation, dues, any food and beverage minimum and any pending assessment in writing before you are bound on the villa.
Property taxes after you buy in Eagle’s Landing start from your purchase, not the seller’s bill: Florida’s Save Our Homes cap follows the owner, and 15 of the 20 homes carry a homestead exemption today. The bill adds the San Carlos Park fire levy of 2.3590 mills and the single-family solid waste line, and there is no CDD or MSTU line.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; San Carlos Park Fire District FY2025/26 final budget)
The Save Our Homes cap limits annual increases in a homesteaded home’s assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, under section 193.155, and after a sale the home is reassessed at just value the following January. Fifteen of Eagle’s Landing’s 20 homes carry a homestead exemption on the 2026 county roll, so most buyers here should expect a higher bill than the seller’s.
If the villa becomes your permanent Florida residence on January 1, the exemption removes up to $50,000 of assessed value under section 196.031 and starts the Save Our Homes cap. Apply with the Lee County Property Appraiser by March 1 of the tax year; the seller’s exemption does not carry over to you, though your own portability from a previous Florida homestead can.
The Forest does not appear on Lee County’s official roster of special districts, and the county’s MSTBU layer returns no taxing unit inside the community. The only independent special district that reaches Eagle’s Landing is the San Carlos Park fire district. Compare total tax bills, not millage alone, when you weigh Eagle’s Landing against a newer community that carries a CDD.
The Eagle’s Landing rules that decide fit, leasing terms, pet limits, alterations, pools and hurricane protection, parking and guests, are written in the neighborhood declaration and rules and in The Forest’s master covenants, none of which is published online. Read them in the governing documents before your review period ends.
Minimum lease terms and rental frequency are not published. Under section 720.306(1)(h), any governing document or amendment enacted after July 1, 2021 that prohibits or regulates rentals applies only to an owner who acquires title after it takes effect or who consents to it, except that an association may limit leases shorter than six months and renting a parcel more than three times a calendar year for everyone. A buyer takes title subject to whatever rental amendments are in force on the closing date, so check the recording dates.
Pet rules in Eagle’s Landing are set in the declaration and rules, which are not published online, so we do not state a pet limit. Ask in writing how many pets and of what size a home may keep, whether tenants may keep pets and whether the rule has changed. Assistance animals are governed separately by fair-housing law, including Florida’s rules on emotional support animals in housing in section 760.27.
Nothing in the public record we reached designates Eagle’s Landing as housing for older persons, and The Forest is marketed to all ages. Housing for older persons must meet the tests in section 760.29 and the federal exemption in 42 U.S.C. 3607(b), and any restriction would appear in the recorded declaration.
Changes to a villa’s exterior, pool cage, windows, doors and shutters go through whatever architectural review the declaration sets, and because every parcel is golf-course land, the rear of the home is inside that review. Ask for the written architectural standards and the approval procedure before you plan a renovation, and ask the seller for any approval letters for work already done, because a buyer inherits an unapproved alteration.
Every parcel carries a garage on the county roll. Guest parking inside Eagle’s Landing sits in the neighborhood rules, and golf-cart rules on The Forest’s private streets sit in the master association’s rules. Neither is published. Guests are pre-registered by residents through the DwellingLive visitor system.
Every Eagle’s Landing home shares a wall with one neighbor. What you may attach to it, how repairs to it are shared and who insures it are declaration questions. Meet the neighbor if you can; in a two-home building, the other owner is your partner on the roof and the wall for as long as you both own.
Eagle’s Landing and Pheasant Court Villas are The Forest’s two fee-simple villa neighborhoods under homeowners’ associations. Buy in Eagle’s Landing for larger homes, larger lots, a private pool on most parcels and higher county values; buy in Pheasant Court Villas for smaller one-story homes on smaller lots at lower recorded prices, on the lowest ground in The Forest.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, building-footprint and spot elevations layers, queried September 2026; FEMA National Flood Hazard Layer)
Question | Eagle’s Landing | Pheasant Court Villas |
|---|---|---|
Legal regime | Fee simple, homeowners’ association (Ch. 720) | Fee simple, homeowners’ association (Ch. 720) |
Homes | 20 | 17 |
Year built (county) | 1984 | 1981 |
County building description | Attached villa (all 20) | Ranch (all 17) |
Stories | 16 one-story, 4 up to two | All one-story |
Median heated area | about 2,002 sq ft (1,586 to 2,704) | 1,387 sq ft (1,137 to 1,855) |
Bedrooms | 16 three-bedroom, 4 two-bedroom | 14 two-bedroom, 3 three-bedroom |
Median lot | 0.369 ac | 0.157 ac |
Pool on the parcel | 17 of 20 | 0 of 17 |
Garage | 20 of 20 | 17 of 17 |
Golf-course land | all 20 | all 17 |
Association layers | Two: the Eagle’s Landing association, plus the master | Two: the Pheasant Court Villas association, plus the master |
Condominium resale package, milestone and reserve study laws | Do not apply | Do not apply |
MLS closings, 48 months to September 23, 2026 | 4 | 3 |
Median sold, 48 months | Not published (fewer than 10 sales) | Not published (fewer than 10 sales) |
Sold price range, 48 months | $232,000 to $505,000 | $190,000 to $360,000 |
Price per sq ft of MLS living area, 48 months | $122.23 to $209.54 | $102.43 to $259.55 |
Days on market, 48 months | 1 to 92 | 12 to 36 |
Closed at or above list, 48 months | 2 of 4 | 2 of 3 |
MLS closings, last 12 months | 1 ($505,000) | 0 |
Listings on September 23, 2026 | 0 | 0 |
Median 2026 just value (county, not a price) | $358,033 | $276,707 |
Homestead share, 2026 roll | 15 of 20 | 6 of 17 |
FIRM panel and median ground, ft NAVD88 | 0438H, 6.4 | 0576H, 5.9 (lowest in The Forest) |
Flood zone and base flood elevation | Zone AE, 11 ft | Zone AE, 11 ft |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix closed records, pulled September 23, 2026, each sale resolved by address to its Lee County subdivision code; price per square foot is each sale’s own ratio on MLS living area. Lee County parcel roll, building-footprint layer and 2018 spot elevations; FEMA panels effective November 17, 2022.
Pheasant Court Villas recorded three MLS closings in the 48 months: $190,000 in December 2022 for a three-bedroom home of 1,855 square feet, 95.48 percent of list after 24 days; $219,000 in September 2023 for a two-bedroom home of 1,387 square feet, at list after 12 days; and $360,000 in July 2024 for a home of the same 1,387 square feet at the same address, 103.15 percent of list after 36 days. Eagle’s Landing’s four ran $232,000 to $505,000 on homes of 1,898 to 2,410 square feet. Those figures are our arithmetic on the Southwest Florida MLS records. On the latest sale in each, Eagle’s Landing’s $505,000 bought about 1,000 more square feet of living area than Pheasant Court’s $360,000.
Choose Eagle’s Landing if you want a three-bedroom villa with a garage and a private pool on a larger golf-course lot, you plan to live in it year-round, and you are prepared to read an attached-building declaration for who handles the shared roof; three in four Eagle’s Landing homes are homesteaded, which tells you who your neighbors are. Choose Pheasant Court Villas if you want the lowest entry price for a fee-simple home in The Forest, a smaller single-level plan with no pool to maintain, and you are comfortable pricing flood insurance on the lowest ground in the community. Either way, the sales record is thin enough that the offer price is a judgment call, and the same Chapter 720 paperwork applies.
Eagle’s Landing’s 48-month range, $232,000 to $505,000, overlaps Pheasant Court Villas’ $190,000 to $360,000 between $232,000 and $360,000. A buyer with about $370,000 could have had either on the recent record: in Eagle’s Landing it bought a 1,978-square-foot two-bedroom villa in January 2025, and at Pheasant Court Villas $360,000 bought a 1,387-square-foot home in July 2024. The decision is space, land and a pool against price per entry and ground elevation.
Over the same 48 months Waters Edge at The Forest closed 11 sales at a median of $425,000, The Heron at The Forest 16 at $380,000 (the mean of $375,000 and $385,000), and Fairway Woods at The Forest 31 at $350,000, all condominiums under Chapter 718. Our buyer pages for Waters Edge at The Forest, The Heron at The Forest, Fairway Woods at The Forest, Sparrowood and Partridge Place walk through each condominium purchase the same way this page does. Pheasant Court Villas has no page of its own on our site; it is covered in our guide to The Forest.
We find you the right Eagle’s Landing villa by matching your budget to the recorded sales and to a parcel, watching a neighborhood of about one sale a year so you hear about a listing the day it appears, clearing gate access before every showing, and touring with the questions a listing does not answer.
With four MLS sales in four years, an Eagle’s Landing price is a judgment built from a handful of comparables, the county roll and a document file. We show you every recorded sale, its lot and unit, its size, its date and its time on market, plus the three county-recorded transfers, so you know whether your number buys a two-bedroom villa or one of the larger three-bedroom plans with a pool.
Eagle’s Landing recorded zero or one MLS sale in each calendar year of the pull, and the master association estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season. Many decisions are made in winter, so we keep your criteria on file and alert you when an Eagle’s Landing villa comes to market, and when a Pheasant Court, Waters Edge or Heron home does, because many Eagle’s Landing buyers weigh them together.
Some Eagle’s Landing owners prefer a quiet sale. When we learn of a villa before it reaches the MLS, we will tell you whether it fits your budget, and we will price it against the same recorded sales and county record as any listed villa.
Every visitor enters through a staffed gate, and guests are pre-registered through the association’s DwellingLive system, so we arrange access before we schedule. On tour, check both halves of the roof from the ground, the shared wall, the pool and cage, the lanai view to the course, the windows, doors and shutters, the air conditioning and water heater dates, and the garage.
Ask Marc at (239) 287-5873 to set up a saved search for Eagle’s Landing by budget, bedrooms and pool, browse current homes for sale in The Forest on DomainRealtyGroup.com, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you in Eagle’s Landing at partner level, with the recorded sales in hand, the listing’s days on market and price history, the declaration’s roof and wall terms, the inspection and insurance findings as leverage, and a contract calendar that gives the disclosure summary, both estoppels and the governing documents time to arrive before your deposit is at risk.
A list price above the recorded sales has to show why, with a pool, a larger plan, a newer roof or a better lot. If it cannot, we write to the sales. The two most recent Eagle’s Landing closings took 92 and 77 days and closed at 91.36 and 94.39 percent of list, which is the market’s own evidence of how it treats a price above its record.
A roof near the end of its life on your half or your neighbor’s, a declaration that leaves the whole structure to you, a special assessment in the minutes, an unapproved alteration, a high flood quote or aging air conditioning are all facts that move a price. We put them in writing, tie them to a document or a quote, and use them to negotiate a price, a credit or a repair rather than a vague discount.
The disclosure-summary cancellation right under section 720.401, the inspection period, the financing and insurance contingencies and any association approval period give you defined exits. We track every deadline, deliver every notice in writing and on time, and sequence them so your deposit is not at risk before you have read the declaration, the budget and both estoppels.
Where the declaration requires the association to approve a transfer, the estoppel certificate must say so, and we set a closing date that leaves room for it. The association does not publish its approval timeline, so we ask for it in writing on day one, and we keep the closing inside the estoppels’ 30- or 35-day effective period.
Closing costs when you buy in Eagle’s Landing include ordinary Florida buyer costs plus homeowners’ association items: the estoppel fees the contract assigns to you, prorated Eagle’s Landing and master assessments, prorated taxes including the San Carlos Park fire levy, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 201.02; Florida Administrative Code Rule 69O-186.003)
Florida sets the title premium by rule, Rule 69O-186.003, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around it. As an illustration at a $400,000 price, the owner’s premium at those rates is $2,075, by our arithmetic, before endorsements. Who pays for the owner’s policy and who chooses the title agent is written into the purchase contract. A fee-simple parcel’s title search will also surface the recorded declaration and the 2022 communication easement.
Documentary stamp tax on the note runs at $0.35 per $100 under section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under section 199.133; neither applies to a cash purchase. As an illustration at $400,000 with an 80 percent loan of $320,000, the note stamps come to $1,120 and the intangible tax to $640, by our arithmetic.
The Eagle’s Landing assessment and the master assessment are prorated to the closing date from the figures on each estoppel certificate, and any special assessment, transfer fee or capital contribution the estoppel shows appears as its own line. Property taxes are prorated against the seller’s current bill, which is not a forecast of yours.
The documentary stamp tax on the deed, 70 cents per $100 under section 201.02, is customarily paid by the seller; on the $505,000 May 2026 sale that is $3,535, by our arithmetic. There is no condominium resale package to pay for here; the seller’s statutory document is the disclosure summary. The contract controls every allocation.
Budget for a general inspection, a four-point inspection, a wind-mitigation report and, if the seller has none, an elevation certificate. On a 1984 fee-simple villa these are your documents, not the association’s, and the elevation certificate and wind-mitigation report are what an insurer prices.
Buyer’s agent compensation in Eagle’s Landing in 2026 follows the National Association of REALTORS practice changes in force since August 17, 2024: you sign a written buyer agreement with your agent before touring, offers of compensation no longer appear on the MLS, and every commission is negotiable and not set by law.
The agreement must be signed before the tour, in person or by live virtual tour, per the NAR settlement FAQs and its guide to written buyer agreements. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to us or ask which lot a villa sits on.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. Florida’s brokerage relationship law, section 475.278, sets out the duties owed to you under each form of representation. We tell you plainly which approach fits the villa and the seller before you write.
The recorded sales and transfers, the disclosure summary checked before you sign, both estoppels ordered on day one, the declaration read for the roof and wall inside your review period, the lender kept off the condominium track, the flood and insurance file assembled before you bind, and a closing that lands on time.
Daily life around Eagle’s Landing runs through The Forest’s staffed gates and the US 41 corridor of south Fort Myers: the clubhouse about five minutes away, a Publix about 1.4 miles from the club, Southwest Florida International Airport about 16 minutes, and Gulf Coast Medical Center about 9 minutes, measured as free-flow drives.
Data updated: September 2026 (routes computed September 2026; Florida Department of Education 2026 school grades file)
The Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association’s 2022 Emergency Preparedness Plan. Residents request vehicle barcodes through the association’s barcode request form.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
The Forest Country Club clubhouse, from Eagle’s Landing | 1.2 | 5 |
Publix, Alico Mission Way, from the club | 1.4 | 4 |
Lakes Regional Park, from the club | 2.3 | 5 |
Bell Tower Shops, from the club | 3.9 | 8 |
Gulf Coast Medical Center, from the club | 4.5 | 9 |
Southwest Florida International Airport terminal, from the club | 8.6 | 16 |
Coconut Point, Estero, from the club | 8.4 | 15 |
Bunche Beach Preserve, from the club | 10.0 | 19 |
Fort Myers Beach, Times Square, from the club | 10.7 | 21 |
Routes were computed on the OpenStreetMap road network with the OSRM routing engine and no traffic model; the first row is our own route from the center of Eagle’s Landing, the rest from the club’s address. Season traffic runs longer.
Lee County assigns students through zones of school choices, not a single school per address. Eagle’s Landing, like every neighborhood in The Forest, sits in Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked 2026-27 zone map.
Zone choice | School | 2026 grade |
|---|---|---|
Elementary Zone O | Rayma C. Page Elementary | A |
Elementary Zone O | Heights Elementary | A |
Elementary Zone O | Villas Elementary | B |
Elementary Zone O | Tanglewood Elementary | B |
Middle School Zone MM | Cypress Lake Middle | A |
Middle School Zone MM | Lexington Middle | B |
High School South Zone 2 | South Fort Myers High | C |
High School South Zone 2 | Cypress Lake High | A |
High School South Zone 2 | Estero High | B |
High School South Zone 2 | Fort Myers High | A |
Grades are from the Florida Department of Education’s 2026 school grades file; Rayma C. Page Elementary also earned an A in 2024 and 2025. Bus service follows the district’s transportation plan, which limits transportation, not choice. Confirm choices for a specific address through the district’s student enrollment page.
Gulf Coast Medical Center, 13681 Doctors Way, is Lee County’s state-designated Level II trauma center, per the Florida Department of Health’s trauma center list and Lee Health. HealthPark Medical Center and Golisano Children’s Hospital share a campus about 5.8 miles from the club.
Almost nothing is being built inside The Forest, and nothing is proposed on Eagle’s Landing’s land. The live case on community land is a proposed 149-foot wireless monopole on the club’s golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, In Review with no hearing scheduled and nothing approved as of September 23, 2026. Outside the gates, the proposed Dia Crossing mixed-use rezoning sits about a mile east of the community’s center, and Lee County’s Ten Mile Canal South flood-mitigation project, about a mile away, is in design, per the county’s capital projects layer.
You get a personalized Eagle’s Landing buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against every recorded sale, walk through the two association layers, the disclosure summary and the declaration questions to ask, and set up alerts for Eagle’s Landing and the other attached neighborhoods inside The Forest.
Your budget against the recorded sales and transfers, which parcel and plan fit how you will use the villa, the association layers and what each estoppel will state, the disclosure summary and your cancellation right, the declaration’s roof and wall terms, the flood and insurance picture, the rules to read, the club decision and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same US 41. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy in Eagle’s Landing, we sequence both sides with one calendar. Owners inside The Forest can read how we sell homes in The Forest or start with a free home valuation in The Forest, and Eagle’s Landing owners moving within the neighborhood can start with how we sell Eagle’s Landing homes or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “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!” Guy Avagliano, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
★★★★★ “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!” Jennifer Schnabel Wood, verified Google review
An Eagle’s Landing specialist matters when you buy because the price turns on four sales and a document file rather than a neighborhood median, the homes are fee simple under Chapter 720 while listings and lenders often treat them as condominiums, the disclosure summary controls your exit, neither association publishes its fee, and every home sits in a FEMA flood zone that an insurer will price.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may write the offer on a condominium rider, let a lender order a condominium questionnaire, accept a disclosure summary with a blank assessment line, quote one estoppel instead of two, price a villa off the MLS area when the county area differs, skip the declaration’s roof and wall article, or treat a Fort Myers mailing address as a City of Fort Myers flood rating. Each one costs a buyer money or a closing date.
For the whole community, our guide to The Forest covers all 19 neighborhoods, and our Fort Myers guide covers the city around it. Our neighborhood guides cover The Heron, Fairway Woods, Sparrowood, Waters Edge, Dove Hollow, Dove’s Nest, Partridge Place, Partridge Court, Quail Cove and Eagle’s Landing.
These are the questions buyers ask most about Eagle’s Landing, answered from Lee County’s parcel, flood and tax records, FEMA’s map, Florida statute, the master association’s and the club’s own pages and the Southwest Florida MLS, each with its window and source. Where the record is silent, the answer says so and names the document that holds it.
A neighborhood of 20 fee-simple attached villas inside The Forest, the gated golf community in south Fort Myers, all built in 1984 in ten two-home buildings on Timberlakes Drive, each home on its own golf-course parcel, governed by a homeowners’ association.
Inside the gates of The Forest, in unincorporated Lee County between US 41 and Island Park Road, ZIP 33908, at Timberlakes Drive street numbers 16580 through 16640, about 1.2 road miles and five minutes from the clubhouse.
No. Eagle’s Landing is fee simple under a homeowners’ association governed by Chapter 720. Each owner holds a parcel of land and the home on it, the county codes every parcel single-family, and the state’s condominium registry holds no Eagle’s Landing project.
Four MLS closings in the 48 months to September 23, 2026 sold at $232,000, $325,000, $370,000 and $505,000; the one closing of the last 12 months was $505,000 in May 2026. With fewer than 10 sales, we list every sale and publish no median.
None. On September 23, 2026 the MLS showed no active and no pending Eagle’s Landing listing. Call Marc at (239) 287-5873 to be told the day one lists.
Inside the neighborhood there is nothing to buy, so the question is how to price the next listing. The two most recent sales closed at 91.36 and 94.39 percent of list after 92 and 77 days, and The Forest as a whole carried about 7.7 months of supply.
Lee County records heated areas of 1,586 to 2,704 square feet, a median of about 2,002. Sixteen are three-bedroom and four two-bedroom; sixteen are recorded at one story and four at up to two. Listing living areas can differ from the county figure.
The four MLS sales of the 48-month pull ran $122.23 to $209.54 per square foot of MLS living area, rising in date order; the May 2026 sale was $209.54.
Yes. Lee County’s building-footprint layer describes all 20 as attached villas in ten two-home buildings. Each home shares a wall with one neighbor and sits on its own deeded parcel.
The county roll records a garage on all 20 parcels and a pool on 17. The pools are private, on each owner’s parcel; the neighborhood has no shared pool or clubhouse.
Two: the Eagle’s Landing homeowners’ association, which holds the 2.4-acre common parcel and enforces the neighborhood declaration, and The Forest Property Owners’ Association, the master association that runs the gates and streets.
Not published. The seller must give you a disclosure summary with the current assessment before you sign, and each association’s estoppel certificate states the exact amount. There is no CDD or county MSTU on top.
A statutory form under section 720.401 that the seller must give you before you sign. It states that you must join the association, that covenants govern the property, the current assessment and that unpaid assessments can become a lien.
You may cancel by written notice within 3 days after receiving the summary or before closing, whichever comes first, and any waiver of that right has no effect, per section 720.401.
Two: one from the Eagle’s Landing homeowners’ association and one from the master association. The statute caps the base fee at $250, adjusted for inflation; the Florida House reports the adjusted cap at $299 from July 1, 2022.
No. Eagle’s Landing is not a condominium and its homes are at most two stories, so the condominium resale package, the milestone inspection and the structural integrity reserve study do not apply.
The declaration decides. Chapter 720 has no rule like the condominium statute that makes the association insure the structure, so read the declaration, recorded at Official Records Book 1752, Page 2437, for who insures and repairs the roof, exterior and shared wall.
We confirm the association’s current manager and contact when we order the estoppel certificate rather than state one here. The master association’s resale documents are ordered through its manager’s resale and lender documents page.
No. The Forest is non-bundled, per the club’s membership page and the master association’s resident portal. A golf-course home in Eagle’s Landing does not include a membership.
The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Get them in writing before you rely on them.
Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home. Treat the club’s written answer as the authority.
Yes. Every home is in FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022. Median ground is 6.4 feet.
With a federally regulated or insured mortgage, yes, and a Citizens homeowner policy also requires flood coverage there. Unincorporated Lee County’s Class 5 rating cuts NFIP premiums 25 percent, and the elevation certificate drives the price.
The public record does not say. USGS surveyed a mark of 9.5 feet NAVD88 at a Waters Edge building inside The Forest; no mark was surveyed at Eagle’s Landing. Ask the seller for the statutory flood disclosure.
It depends on the declaration and rules, which are not published online. A rental amendment adopted after July 1, 2021 binds only owners who consent and later buyers, except limits on leases under six months or more than three a year.
Pet rules are set in the declaration and rules, which are not published online, so we do not state a limit. Ask for the pet rule in writing before you sign.
Nothing in the public record we reached designates it as housing for older persons, and this page makes no claim either way. Read the declaration before you rely on an answer.
Exterior changes go through whatever architectural review the declaration sets, and because every parcel is golf-course land, the rear of the home is inside that review. A major renovation also meets Lee County’s 50 percent substantial-improvement rule.
You can be. A buyer is jointly and severally liable with the seller for assessments due up to the transfer, per section 720.3085, which is why the closing agent pays any balance shown on the estoppels from the seller’s proceeds.
Budget from your purchase price, not the seller’s bill, because the Save Our Homes cap follows the owner and 15 of 20 homes are homesteaded. Add the San Carlos Park fire levy of 2.3590 mills and the single-family solid waste line; there is no CDD.
If the villa is your permanent residence on January 1, the exemption removes up to $50,000 of assessed value and starts the Save Our Homes cap. Apply by March 1.
No. Eagle’s Landing has a Fort Myers mailing address, but every parcel is in unincorporated Lee County, which handles zoning, permits and flood-plain rules.
Lee County Utilities’ water service area covers The Forest, and sewer comes from Forest Utilities, Inc., a private utility whose rates are not published online.
Eagle’s Landing sits in Lee County’s Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, the nearest Zone O choice, earned an A in 2024, 2025 and 2026.
About 8.6 miles and 16 minutes from the club to the Southwest Florida International Airport terminal, and about 10.7 miles and 21 minutes to Fort Myers Beach, free-flow; Eagle’s Landing is about five minutes from the club.
Guests, including buyers and agents, are pre-registered through the DwellingLive visitor system, and the Main Gate is staffed around the clock. We arrange access before we schedule a showing.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The premium itself is set by the state’s promulgated rates.
Yes, with an MLS agent. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour, and compensation is negotiable.
Both are fee-simple villa neighborhoods under homeowners’ associations. Eagle’s Landing has larger homes, larger lots, pools on 17 of 20 parcels and higher county values; Pheasant Court Villas is smaller, one-story, pool-free and on lower ground.
Set your budget against the recorded sales, decide whether you want the club, get your flood and insurance questions ready, and set up alerts. Call Marc Comisar at (239) 287-5873.
Every Eagle’s Landing figure on this page traces to a primary source below, listed as of September 27, 2026: Lee County’s parcel, footprint, flood, tax and development records, Florida Statutes and state agencies, federal flood and storm records, the master association’s and the club’s own pages, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Eagle’s Landing buyer always opens the official, current copy. We host nothing ourselves. The Eagle’s Landing declaration and its later instrument (Official Records Book 1752, Page 2437 and Book 2499, Page 0153), the rules, the budget, the financial report and the board minutes are not posted publicly; the recorded instruments can be retrieved by book and page from the Lee County Clerk’s official records, and the rest come with the disclosure summary, the estoppel certificates and the governing documents.
Document | What it tells an Eagle’s Landing buyer | Official authority |
|---|---|---|
Florida Statutes 720.401, disclosure summary | The form the seller must give you before you sign, and your 3-day cancellation right | |
Florida Statutes 720.30851, estoppel certificates | What each estoppel states, its deadlines and its fee cap | |
Florida Statutes 720.303, records, budgets and financial reports | Your right to the budget, financial report and official records | |
Florida House staff analysis of HB 979 (2024) | The inflation-adjusted estoppel fee amounts in force since July 1, 2022 | |
Lee County Property Appraiser, common-area parcel record | The 2.4-acre common parcel and the recorded instruments it cites | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, Eagle’s Landing’s board seat, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel for every Eagle’s Landing home | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5, a 25 percent NFIP discount | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on every Eagle’s Landing tax bill | |
Florida Building Commission code effective dates | When the statewide Florida Building Code took effect, against 1984 construction | |
The Forest Country Club scorecard (December 2025) | Both courses’ tees, yardage, rating and slope |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs on US 41, south of The Forest on the same highway, and Eagle’s Landing sits inside the south Fort Myers market we work every week. The first conversation costs nothing, and in a neighborhood with one sale a year it is usually what gets a buyer to the next listing first.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, through the Southwest Florida MLS Matrix. Brokered by Domain Realty.