Recorded sales by building and floor, the club membership on each unit, the fee stack and the roof permits for Grand Pines, from the #1 team in Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from the Lee County Property Appraiser recorded-sale file, windows ending 24 September 2026
McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, and this is our guide to buying a condominium in Grand Pines at Hunters Ridge, the 46-unit coach-home condominium on Fox Ridge Drive inside the gated Hunters Ridge golf and country club community. It covers what Grand Pines units have actually recorded at, which building and floor you are really choosing, what the two associations and the mandatory club cost, and which documents to read before you sign.
Grand Pines is eight two-story concrete block buildings in the City of Bonita Springs, Lee County ZIP 34135, built in phases from 1996 to 2005 under a Declaration of Condominium recorded at Official Records Book 2687, Page 2325. Every unit has its own garage, the condominium has its own pool and cabana, and the buildings sit a short walk from the Hunters Ridge association office. In the 60 months to September 24, 2026, the county recorded 17 qualified Grand Pines sales, all resales, at a $365,000 median, from $285,000 to $569,900.
That record is small, and it is uneven. A 1996 upstairs unit in Building 1 and a 2002 ground-floor end unit in Building 4 share a pool and a fee line, but not a floor plan, a garage size, a roof date or a price band. Grand Pines is also a Chapter 718 condominium inside the Chapter 720 Hunters Ridge master association, so a buyer reads two sets of documents, orders two estoppel certificates and inherits whichever club membership runs with the unit. This guide walks through each of those before you write an offer.
To buy a Grand Pines condo in 2026, pick the building group and floor first, confirm in writing which club membership runs with that exact unit, budget the $2,076 quarterly fee plus $4,775 social dues and the $3,000 buyer capital contribution, check the building’s roof permit, and read the condominium documents inside your review period.
The order matters because Grand Pines is really two products behind one condominium name. The 18 units in Buildings 1, 2 and 8 use the original 1996 plans; the 28 units in Buildings 3 to 7 use the larger plans a later developer recorded in 2000, and they have recorded most of the higher prices. We build that picture for your short list before you tour.
This guide covers the Grand Pines market for buyers, the two plan groups and the building-by-building record, the club membership, the fee stack, the condominium documents to read, leasing and pet rules, flood and insurance, the roof permits, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Grand Pines against Pheasant Hollow, pros and cons, advice for seasonal buyers and more than forty buyer questions.
These are the ten facts a Grand Pines buyer should know in September 2026, each drawn from the Lee County deed and parcel record, the recorded Grand Pines Declaration and its amendments, the Hunters Ridge 2026 fee sheet and budget, the City of Bonita Springs permit record, or a state or federal source.
Buying in Grand Pines: How Do I Buy a Home in Grand Pines at Hunters Ridge in 2026? · Why Work With McGreevy and Comisar as Your Grand Pines Buyer’s Agent?
The Market and the Units: What Is the Grand Pines Market Like for Buyers Right Now? · Which Grand Pines Unit Fits Which Buyer?
The Club, Fees and Documents: How Does the Hunters Ridge Club Membership Work for a Grand Pines Buyer? · What Will I Pay to Own a Grand Pines Condo? · What Should I Check in the Grand Pines Condominium Documents? · What Are the Rules on Leasing, Pets and Approvals at Grand Pines?
Flood, Roofs, Taxes and Closing: Is Grand Pines in a Flood Zone, and What Will Insurance Cost? · What Do the City Permits Show About Grand Pines Roofs and Windows? · What Will My Property Taxes and Closing Costs Be in Grand Pines?
Representation, Schools and Daily Life: How Does Buyer Representation Work in Florida After the NAR Settlement? · Which Schools Serve Grand Pines? · What Is Daily Life Like in Grand Pines?
Comparisons: Grand Pines vs Pheasant Hollow at Hunters Ridge: Which Coach-Home Condo Should You Buy? · How Does Grand Pines Compare With Other Hunters Ridge Homes? · What Are the Pros and Cons of Buying in Grand Pines?
Searching and Seasonal Buyers: How Do I See Grand Pines Condos for Sale? · How Do I Get a Personalized Grand Pines Buyer Consultation? · Buying a Winter Home in Grand Pines: What Seasonal Buyers Should Know
Answers and Local Expertise: What Grand Pines Buyers Say About Working With Us · Frequently Asked Questions, Grand Pines Buyer Edition · Why Does a Grand Pines Specialist Matter When You Buy? · Ready to Buy in Grand Pines? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who represent Grand Pines buyers with the same county-record data we use to price listings. We show you what units in your building group and on your floor recorded at, what each unit’s membership costs, and where the room to negotiate is.
If you’re searching for the best buyer’s agent in Grand Pines at Hunters Ridge, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a lock-and-leave coach home for the winter, a ground-floor unit so you never climb stairs, an upstairs end unit in one of the 2005 metal-roof buildings, or a unit that already carries a Golf membership. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent in this city, see our guide to the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our buyers hear how Bonita Springs condominium sellers think about price, timing and repairs from the people who advise sellers every week. For this guide we read the field card of every one of the 46 Grand Pines units, kept the 17 qualified sales the county recorded in the last 60 months, and set aside the one estate transfer it coded as unqualified. If you are buying here and also selling a Grand Pines unit, our Grand Pines seller’s guide explains the other side of the same transaction.
For every Grand Pines unit on your short list we confirm the membership type with the Hunters Ridge office, match the unit to its building, plan group and floor, pull the building’s roof permit and the unit’s own window, shutter and air-conditioning permits, and ask for both estoppel figures, the Grand Pines association’s and the master association’s, including any balance on the $41 monthly assessment. You tour fewer units and offer with fewer surprises.
We will not tell you a unit carries golf unless the association confirms it in writing, and we will not tell you the condominium’s reserves are funded or that the 2024 roofs are paid for unless a document says so; neither is in the public record today. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
No McGreevy and Comisar sale inside Grand Pines is on the record we used for this page, so we do not claim one. What we bring is the county record itself, read deed by deed, the recorded Declaration read clause by clause, and the negotiating practice of a team that represents buyers and sellers across Bonita Springs every week. Our own MLS track record, days on market and sale-to-list figures are not in this edition, because the MLS pull for Grand Pines was parked; we say so here rather than estimate them.
The Grand Pines market in 2026 is small and priced unit by unit. Grand Pines recorded 17 qualified resales at a $365,000 median in the 60 months to September 24, 2026, and only three in the last 12 months, so a buyer negotiates from the full five-year record, sorted by building group and floor, not from the last sale.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR-qualified improved sales, 25 Sep 2021 to 24 Sep 2026, read 26 Sep 2026).
Every figure in this section comes from Lee County public records, not listing portals. We kept only sales the county coded as qualified, arm’s-length transfers of improved units, per its sale qualification code list. Price per square foot divides each price by the county’s heated (air-conditioned) area on the unit’s card, which leaves out the garage and the screened lanai, so a listing’s “total” square footage will be larger. The window is 60 months because it is the shortest window holding ten or more Grand Pines sales.
| Measure (Lee County qualified deeds) | Grand Pines |
|---|---|
| Window | 60 months, September 25, 2021 to September 24, 2026 |
| Qualified sales | 17, all resales, no builder sales |
| Median sale price | $365,000 (odd count, the ninth of 17) |
| Range | $285,000 to $569,900 |
| Dollar volume | $6,543,900 |
| Median price per heated square foot | $243.18 (median of each sale’s ratio; the mean of the ratios is $248.98) |
| Sales in the last 12 months | 3, from $334,500 to $415,000 |
With 17 sales in five years, each one is listed; building addresses only, per our privacy practice (Lee County Property Appraiser field cards):
| Recorded | Building address | Building | Floor | Bed/bath | Heated sq ft | Price | Price per sq ft |
|---|---|---|---|---|---|---|---|
| November 22, 2021 | 12618 Fox Ridge Dr | 8 | Ground | 3/2 | 1,397 | $299,000 | $214 |
| February 2, 2022 | 12606 Fox Ridge Dr | 7 | Ground | 2/2 | 1,357 | $330,000 | $243 |
| February 22, 2022 | 12607 Fox Ridge Dr | 4 | Ground | 3/2 | 1,572 | $450,000 | $286 |
| March 29, 2022 | 12613 Fox Ridge Dr | 3 | Upper | 2/2 | 1,743 | $475,000 | $273 |
| March 29, 2022 | 12606 Fox Ridge Dr | 7 | Upper | 2/2 | 1,743 | $569,900 | $327 |
| June 23, 2022 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $413,000 | $304 |
| March 3, 2023 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $430,000 | $317 |
| June 2, 2023 | 12625 Fox Ridge Dr | 1 | Upper | 3/2 | 1,692 | $350,000 | $207 |
| January 8, 2024 | 12607 Fox Ridge Dr | 4 | Ground | 2/2 | 1,357 | $430,000 | $317 |
| April 24, 2024 | 12625 Fox Ridge Dr | 1 | Ground | 3/2 | 1,397 | $325,000 | $233 |
| May 28, 2024 | 12607 Fox Ridge Dr | 4 | Upper | 3/3 | 1,743 | $435,000 | $250 |
| March 13, 2025 | 12625 Fox Ridge Dr | 1 | Upper | 2/2 | 1,591 | $285,000 | $179 |
| March 13, 2025 | 12613 Fox Ridge Dr | 3 | Upper | 3/2 | 1,684 | $307,500 | $183 |
| May 5, 2025 | 12618 Fox Ridge Dr | 8 | Upper | 3/2 | 1,692 | $330,000 | $195 |
| March 2, 2026 | 12607 Fox Ridge Dr | 4 | Upper | 3/2 | 1,684 | $334,500 | $199 |
| March 16, 2026 | 12607 Fox Ridge Dr | 4 | Upper | 3/3 | 1,743 | $415,000 | $238 |
| April 10, 2026 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $365,000 | $269 |
One transfer inside the window was left out: an executor or trustee deed in the 12607 Fox Ridge Drive building on December 5, 2024 at $299,000, which the county coded 19, not qualified. Buildings 2, 5 and 6 recorded no qualified sale in the 60 months.
| Window, ending September 24, 2026 | Qualified sales | Range | Median |
|---|---|---|---|
| 12 months | 3 | $334,500 to $415,000 | Not reported, under 10 sales (listed above) |
| 24 months | 6 | $285,000 to $415,000 | Not reported, under 10 sales (listed above) |
| 36 months | 9 | $285,000 to $435,000 | Not reported, under 10 sales (listed above) |
| 60 months | 17 | $285,000 to $569,900 | $365,000 |
| All history, April 1996 onward | 97 (42 builder, 53 resales, 2 uncertain) | $114,700 to $569,900 | $225,000, history, not today’s value |
A median of three or six sales describes a few units, not the complex, which is why we list them. What the shorter windows do show is that nothing in the last 24 months recorded above $415,000, while three 2022 sales did.
| Price band, 17 qualified sales, 60 months to 24 Sep 2026 | Sales | What those sales were |
|---|---|---|
| Under $300,000 | 2 | A Building 8 ground-floor three-bedroom (2021) and a Building 1 upstairs two-bedroom (2025) |
| $300,000 to $349,999 | 5 | Units in Buildings 1, 3, 4, 7 and 8, four of them three-bedroom |
| $350,000 to $399,999 | 2 | A Building 1 upstairs three-bedroom and a Building 3 ground-floor two-bedroom |
| $400,000 to $449,999 | 5 | Ground-floor two-bedrooms in Buildings 3 and 4 and upstairs three-bath units in Building 4 |
| $450,000 and up | 3 | A Building 4 ground-floor end unit and upstairs 1,743-square-foot units in Buildings 3 and 7, all in 2022 |
Every sale at $450,000 or more recorded in 2022. Every sale under $300,000 was in the 1996-plan buildings. A buyer with $350,000 has had the 1996-plan buildings and some upstairs three-bedrooms and ground-floor two-bedrooms in the newer buildings to choose from; every recorded sale above $400,000 was a 2000-plan unit in Buildings 3, 4 or 7.
The sharper split is by building, not by floor. The five sales in Buildings 1 and 8, which use the original 1996 plans, ran from $285,000 to $350,000. The 12 sales in Buildings 3, 4 and 7, which use the larger plans a later developer recorded in 2000, ran from $307,500 to $569,900 at a $422,500 median, the mean of the middle pair, $415,000 and $430,000. By floor the record is nearly even: eight ground-floor sales from $299,000 to $450,000 and nine upstairs sales from $285,000 to $569,900. Two of the three highest prices were upstairs 1,743-square-foot units in Buildings 3 and 7. Each group is small, so read these as patterns, not prices.
The county file follows Grand Pines back to its first sale in April 1996. The table starts in 2018, the last year it traded in volume; a year with two or three sales is a data point, not a trend.
| Year | Qualified sales | Median or single price |
|---|---|---|
| 2018 | 8 | $259,500 median |
| 2020 | 2 | $232,000 median |
| 2021 | 3 | $299,000 median |
| 2022 | 5 | $450,000 median |
| 2023 | 2 | $390,000 median |
| 2024 | 3 | $430,000 median |
| 2025 | 3 | $307,500 median |
| 2026, to September 24 | 3 | $365,000 median |
From 2008 through 2020 Grand Pines traded between about $158,000 and $260,000 at the yearly median. The step up came in 2022, the 2025 sales were the softest of the recent run at $285,000 to $330,000, and the three 2026 sales recovered to $334,500 to $415,000. The 2025 sales were all upstairs units, two of them in the 1996-plan buildings, so the mix explains part of the dip.
Here is how we read a single Grand Pines sale for a buyer, using a unit anyone can look up by building address on the Lee County Property Appraiser site. It is a ground-floor two-bedroom, two-bath unit of 1,357 heated square feet in Building 3, the 12613 Fox Ridge Drive building, whose surveyor certified it substantially complete on September 24, 2001. The county recorded three qualified sales of that same unit: $413,000 on June 23, 2022, $430,000 on March 3, 2023 and $365,000 on April 10, 2026.
What that tells a buyer. First, the 2026 price is $65,000, about 15 percent, below the 2023 price, and it works out to about $269 per heated square foot, above the $243.18 complex median, because the small ground-floor two-bedroom plan has recorded some of the highest prices per square foot in Grand Pines. Second, the field card cannot tell us the condition, updates, furnishings or terms at any of the three sales, so the drop is context, not proof that the unit lost 15 percent. Third, Building 3 was finished before the statewide Florida Building Code of March 1, 2002, but the city issued it a tear-off, tile-to-tile re-roof permit on October 13, 2017, finaled February 12, 2018, so its roof is under 15 years old, which an insurer weighs. Fourth, the card does not show the club membership; only the Hunters Ridge office can confirm whether that unit carries Golf or Social rights, and that one fact can be worth the $50,000 upgrade. That is the file we assemble for every Grand Pines unit you consider, before you offer.
Two Grand Pines units sold more than once inside the 60-month window, per their field cards. The Building 3 ground-floor unit above went $413,000, $430,000, then $365,000. An upstairs three-bedroom, three-bath unit of 1,743 heated square feet in the 12607 Fox Ridge Drive building, Building 4, recorded $435,000 on May 28, 2024 and $415,000 on March 16, 2026, about 4.6 percent lower, even though Building 4 received a new metal roof between the two sales. Both resold below their earlier price. That is a small sample, and it is also the clearest evidence we have that Grand Pines buyers in 2026 are not paying 2022 or 2023 prices.
Of the 17 qualified Grand Pines sales from September 25, 2021 to September 24, 2026, 15 closed between February and June, and none closed from July through October. These are closing dates, so the contracts were written earlier, while seasonal owners were in town.
| Closing month | Qualified sales, 60 months to 24 Sep 2026 |
|---|---|
| January | 1 |
| February | 2 |
| March | 7 |
| April | 2 |
| May | 2 |
| June | 2 |
| July to October | 0 |
| November | 1 |
| December | 0 |
A Grand Pines seller who did not sell in season usually waits until the next one or negotiates. A buyer who can tour and write in late summer or early fall competes with few other buyers, and a seller who has carried a $2,076 quarter through the summer has a reason to talk.
This edition does not report days on market, sale-to-list price ratio, active listings or months of supply for Grand Pines. Those measures live in the MLS, not in county records, and our MLS pull for Grand Pines is parked, so we leave them out rather than estimate them. Ask us for the current MLS read on any unit you are considering and we will give it to you live. County keying can also run a few weeks behind recording, so a late-summer closing may not appear yet.
With the last two resales below their earlier prices and every unit carrying its own membership, plan and roof date, the Grand Pines buyer who arrives with the membership letter, the building’s roof permit and a unit-owner insurance quote already in hand negotiates from strength. Start your Grand Pines buyer consultation with the form on this page, or read how we represent buyers across Southwest Florida. Call Marc at (239) 287-5873. Selling a Grand Pines unit first? Get a free Grand Pines home valuation and Call Jesse direct at (239) 898-6072.
Grand Pines holds 46 condominium units in eight two-story buildings: 18 units in the three 1996-plan buildings and 28 in the five buildings built to plans recorded in 2000. The right Grand Pines unit depends on whether you want the lower entry price of the original plans or the larger rooms, garages and newer roofs of the later buildings, and whether stairs matter.
Unit types, bedrooms and heated areas are the Lee County Property Appraiser’s, read from each unit’s field card; building years come from the building-level year on the cards, confirmed by the recorded surveyor’s certificates and first-sale deeds.
| County unit type | Bed/bath | Floor | Heated sq ft | Garage sq ft | Units | Buildings |
|---|---|---|---|---|---|---|
| I01 | 2/2 | Ground | 1,331 | 237 | 3 | 1, 2, 8 |
| J01 | 3/2 | Ground | 1,397 | 238 | 6 | 1, 2, 8 |
| I02 | 2/2 | Upper | 1,591 | 241 | 3 | 1, 2, 8 |
| J02 | 3/2 | Upper | 1,692 | 285 | 6 | 1, 2, 8 |
| I03 | 2/2 | Ground | 1,357 | 323 | 4 | 3, 4, 6, 7 |
| J03 | 3/2 | Ground | 1,572 | 418 | 10 | 3, 4, 5, 6, 7 |
| J04 and J05 | 3/2 | Upper | 1,684 | 418 | 10 | 3, 4, 5, 6, 7 |
| I04 | 2/2 | Upper | 1,743 | 323 | 3 | 3, 6, 7 |
| M01 | 3/3 | Upper | 1,743 | 323 | 1 | 4 |
| Building | Address | Units | Year built | Plan group | Sold new by | Current roof permit |
|---|---|---|---|---|---|---|
| 1 | 12625 Fox Ridge Dr | 6 | 1996 | 1996 plans | BBA Development Corp. | Tear-off, issued 2013, finaled 2018 |
| 2 | 12619 Fox Ridge Dr | 6 | 1997 | 1996 plans | BBA Development Corp. | Tear-off, issued 2013, finaled 2018 |
| 8 | 12618 Fox Ridge Dr | 6 | 2000 | 1996 plans | JAK Development, LLC | Tile to tile, finaled 2019 |
| 3 | 12613 Fox Ridge Dr | 6 | 2001 | 2000 plans | JAK Development, LLC | Tile to tile, finaled 2018 |
| 4 | 12607 Fox Ridge Dr | 6 | 2002, certified February 2003 | 2000 plans | JAK Development, LLC | Metal, finaled January 2025 |
| 5 | 12601 Fox Ridge Dr | 4 | 2005 | 2000 plans (4-plex) | Parker Hunters Ridge, LLC | Metal, finaled January 2025 |
| 6 | 12600 Fox Ridge Dr | 6 | 2005 | 2000 plans | Parker Hunters Ridge, LLC | Metal, finaled January 2025 |
| 7 | 12606 Fox Ridge Dr | 6 | 2005 | 2000 plans | Parker Hunters Ridge, LLC | Metal, finaled January 2025 |
A single field card can mislead: the headline “actual year built” follows the unit model, so some 2005 units show 2001 there. Read the building year. The common-element parcel that holds the pool is 12612 Fox Ridge Drive.
The original Declaration drew four unit plans: a ground-floor end unit with a third bedroom shown as “Den / Bedrm 3,” a ground-floor interior two-bedroom, a second-floor end unit and a second-floor interior two-bedroom. The garages are drawn at about 11 feet 4 inches by 21 feet, and the garages for the upstairs units are on the ground floor. These 18 units recorded every Grand Pines sale under $300,000 in the last five years. They suit a buyer who wants Hunters Ridge at the lowest condominium entry price in the gate and is ready to price the age of a 1996 to 2000 building.
The First Amendment, recorded in May 2000, replaced the plans for the later phases with a “Grand Pines 6-Plex” and a “Grand Pines 4-Plex” drawn by MY Architects Inc. The end units get 19 by 22-foot garages; the upstairs middle unit is drawn as a three-bedroom with a media room, though the county records most of them as two-bedroom, two-bath units of 1,743 heated square feet, so ask how a specific unit is laid out today. These 28 units recorded 12 of the 17 recent sales and every sale above $435,000.
Upstairs units are the larger ones on the county cards, 1,591 to 1,743 heated square feet against 1,331 to 1,572 below, and the recorded plans for Buildings 3 and 4 show upstairs ceilings of about 10 feet against about 9 feet below. No recorded document we read shows an elevator in any Grand Pines building; upstairs units are reached by exterior stairs and entry porches, which the First Amendment’s plans treat as limited common elements. If stairs are a concern, your short list is the 23 ground-floor units.
Buildings 5, 6 and 7 were built in 2005 by Parker Hunters Ridge, LLC, the same developer that later built Pheasant Hollow and Lynx Pass, and they sit on the Florida Building Code side of the March 1, 2002 line. With Building 4 they also carry the October 2024 metal roofs. Buildings 5 and 6 recorded no qualified sale in the last 60 months, so a listing there has no same-building comparable; we price it from Buildings 4 and 7, which share the 2000 plans.
Grand Pines is a Chapter 718 condominium: you own the unit and an equal undivided share of the common elements, and the Grand Pines association maintains and insures the building. It sits inside the Chapter 720 Hunters Ridge master association, so a Grand Pines buyer receives both sets of disclosures: the condominium resale documents under section 718.503 with a condominium estoppel under section 718.116, and the master association’s documents with a master estoppel. Section 720.401(2) says the homeowners’ association disclosure summary does not apply to an association regulated under Chapter 718, so ask your closing agent or attorney how the master layer is disclosed on a condominium unit. Our Grand Pines seller’s guide describes the same documents from the seller’s side, so both pages agree on who owes what.
Every Grand Pines unit carries a Hunters Ridge club membership that runs with the title, and a buyer inherits whichever one the seller holds: Charter, Golf or Social. Membership is mandatory at the Social level at minimum; golf attaches only to specific units or is bought as a $50,000 upgrade while golf memberships sit under the 420 cap.
Our Hunters Ridge community guide covers the club’s history and course in depth; the rules below come from Article IX of the Third Amended Master Declaration, recorded July 22, 2025 as Lee Clerk Instrument 2025000196558, and the association’s 2026 Membership Program and Fees sheet.
| Membership | How a unit gets it | Golf privileges | Interest in club assets | 2026 annual dues |
|---|---|---|---|---|
| Charter | Issued to owners of record on November 22, 1991; never reissued (§9.03) | The member elects Golf or Social each year (§9.10) | Pro rata share on dissolution (§9.10) | Billed at the rate elected |
| Golf | Runs with the unit, or bought as an upgrade | Course, range, putting green and simulators without green fees (§9.11) | Pro rata share on dissolution (§9.11) | $10,526 including social dues and tax |
| Social | The minimum every unit must carry | Limited paid play in season, no guests | None (§9.12) | $4,775 |
Two Grand Pines units in the same building can carry very different golf rights and annual costs. Master Declaration §9.08 makes each membership “appurtenant to and run with the title,” so a buyer of a Social unit cannot assume it will play as a Golf unit, and a seller cannot move a Golf membership to another address. The county’s sale records describe the unit, not the membership, so the recorded prices in this guide do not separate golf units from social units.
A Social member who wants golf pays an upgrade fee “currently priced at $50,000” under the 2026 fee sheet, and only while golf memberships sit below the 420 cap in Master Declaration §9.04. The 2026 approved budget computes golf dues on 358 payers, so the cap is a ceiling, not a head count. A buyer counting on an upgrade should ask the office how many golf slots are open before signing.
Master Declaration §9.12 gives Social members the clubhouse, Community Center, club pool and the tennis, pickleball and bocce courts, and excludes golf. The August 5, 2026 golf committee minutes record that in season “regular social members may play once per month and charter social members twice per month, with no guests,” at the season rate of $130 plus tax for 18 holes with cart listed on the club’s golf page.
Under Master Declaration §9.08, a Golf membership an owner surrenders can be regained only on the initiation terms in force at that time. If a Grand Pines seller dropped golf to save dues, the buyer who wants golf faces the full upgrade. Ask when the membership type on the unit last changed.
The only reliable confirmation is the association’s own record. We ask the office at 28400 Hunters Ridge Boulevard, (239) 992-4900, for written confirmation of the membership on the exact unit before an offer, and we check the master estoppel certificate under section 720.30851 before closing.
Master Declaration §9.07 extends each membership to the designated member, one other adult and children under 21. Master Declaration §9.15 lets the board grant a one-time hardship waiver of the membership requirement for no longer than one year; it is discretionary, so a buyer should treat it as unavailable.
Owning a Grand Pines condo in 2026 costs about $14,821 a year in Hunters Ridge billing for a unit with a Social membership and about $21,172 with Golf, before property tax, your unit-owner insurance and anything the Grand Pines association bills on its own, per the 2026 fee sheet. The Grand Pines association’s own budget is not published.
Data updated: September 2026 (Hunters Ridge Golf and Country Club 2026 Membership Program and Fees; Hunters Ridge 2026 Approved Budgets; Third Amended Master Declaration; Treasurer’s letter; retrieved 24 to 26 Sep 2026).
All amounts are from the 2026 Membership Program and Fees sheet unless another document is named.
| Layer | 2026 amount | Who bills it |
|---|---|---|
| Coach-home quarterly fee, Grand Pines | $2,076 a quarter ($8,304 a year), water and sewer in the fee | Hunters Ridge Community Association |
| Social dues | $4,775 a year | Hunters Ridge Golf and Country Club |
| Golf dues, only if the unit carries golf | $5,400 plus $351 tax; $10,526 a year with social dues | Hunters Ridge Golf and Country Club |
| Golf upgrade | $50,000 one time, subject to the 420 cap | A Social unit adding golf |
| Golf trail fee | $1,600 plus tax a year | Members with a private cart |
| Food and beverage minimum | $1,250 per site a year; unspent balance billed December 31 | Every home |
| Community Center assessment | $41 a month through November 2035 | Hunters Ridge Community Association |
| Golf capital assessment | $50 a month through January 2027 | Golf and Charter sites |
| Separate sewer charge | None; coach homes pay through the quarterly fee | Villas and houses pay $61.90 a month instead |
| Grand Pines association budget, reserves, any special assessment | Not published | Grand Pines Condominium Association |
| Resale capital contribution | $3,000 one time at closing (Master Declaration §4.12(B)) | The buyer, unless the contract says otherwise |
| Transfer fee | $400 one time at closing | Collected at closing |
The fee sheet lists “Coach Homes Quarterly … $2,076.00 (Grand Pines).” Under the coach-home column it lists what the fee covers: “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” Its sewer line adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes.” The Comcast package is fiber internet with a router, an X1 whole-home DVR, three companion receivers and a basic plus HD starter lineup, per the same sheet.
The 2026 Approved Budgets book “Other Income, Grand Pines (46)” at $107,065 for 2026, up from $104,453 in 2025. Divided by 46 units that is $2,327.50 a unit a year, about $582 a quarter, the same as the single-family quarterly fee, and the budget books the same per-unit amount from Pheasant Hollow and Lynx Pass. By arithmetic, roughly $1,494 of each $2,076 quarter would fund Grand Pines’ own costs, but no published document states that split. Treat it as our arithmetic, not a published number.
The Grand Pines association’s budget, reserve schedule and any special assessment are not published on the association site or any public source we found. That matters, because four buildings were re-roofed in late 2024, and how that work was paid for, from reserves, a loan or an assessment, is not in the public record. Florida’s section 718.112 requires a condominium budget to carry reserves for roof replacement, building painting, pavement resurfacing and any other item over $25,000 unless owners vote to waive or reduce them, so ask for the current budget and reserve schedule before your review period ends.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly fee, water and sewer in the fee | $2,076 x 4 | $8,304.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 x 12 | $492.00 |
| Total, Hunters Ridge billing | $14,821.00 |
That is about $1,235 a month. The dining minimum is spendable credit, so a household that eats at the club at least $1,250 a year is not paying it on top of what it would spend anyway.
| Line | Arithmetic | Annual |
|---|---|---|
| Golf and social dues with tax | $5,400 + $351 + $4,775 | $10,526.00 |
| Quarterly fee | $2,076 x 4 | $8,304.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 x 12 | $492.00 |
| Golf capital assessment | $50 x 12, through January 2027 | $600.00 |
| Total, Hunters Ridge billing | $21,172.00 |
That is about $1,764 a month. Add $1,704 if you keep a private cart on the course. If the unit carries only a Social membership and you want golf, add the one-time $50,000 upgrade.
Two association documents describe the same $41 monthly charge differently. The fee sheet labels it the renovation of the main dining room and kitchen and notes it “does not apply to all properties,” while the Treasurer’s letter ties it to the roughly $3,000,000 Community Center project, payable as a $4,000 lump sum, $74 a month for five years or $41 a month for ten. How a remaining balance is handled at a sale is not published, so we request a payoff figure on the master estoppel for every Grand Pines unit.
A secondary copy of the association’s 2023 schedule, reproduced in its welcome guide, showed Grand Pines quarterly fees of $1,851 to $1,944 depending on building group; the 2026 sheet shows one $2,076 figure, roughly 7 to 12 percent higher over three years. Social dues rose from $3,750 to $4,775 over the same period, and the resale capital contribution doubled from $1,500 to $3,000. A member-owned club funds every reinvestment from its members, so budget for dues that rise.
Before buying a Grand Pines condo, read two sets of documents: the recorded 1996 Grand Pines Declaration with its amendments, and the Hunters Ridge master documents. Request the condominium budget, reserves, master insurance, minutes and any special assessment, confirm your lender will accept the project, and ask for the complete set of recorded amendments.
Data updated: September 2026 (recorded Grand Pines Declaration and amendments, Lee County Clerk; Florida Statutes sections 553.899, 718.111, 718.112, 718.116 and 718.503; retrieved 26 Sep 2026).
The Declaration of Condominium was executed on March 18, 1996 by BBA Development Corp., the master developer of Hunters Ridge, and recorded at Official Records Book 2687, Page 2325, a 90-page instrument with the unit plans, Bylaws and Articles attached. It names the association “Grand Pines Condominium at Hunters Ridge Condominium Association, Inc.” (§4.2) and the Hunters Ridge Community Association as the master association (§4.16), gives one vote per unit (§7.2), requires a majority owner vote for capital improvements over $10,000 a year (§10), and lets the association collect assessments monthly or quarterly (§14.9).
Under §9.1 the owner maintains everything in or to the unit and its limited common elements, “whether structural or nonstructural,” including screens, windows, the interior side of the entry door, electrical, plumbing, air conditioning, appliances, floor coverings and interior surfaces. Owners with a lanai or patio maintain its paint, surfaces, sliding glass doors and light fixtures (§9.3). The association maintains the common elements (§9.2). Because a unit’s boundaries in §5.2 run to the unfinished surfaces of its ceiling, floor and perimeter walls, the roof and exterior walls sit outside every unit.
The detail most buyers miss: §5.2 puts the windows and exterior glass, with their frames, inside the unit’s boundaries. On a 20 to 30-year-old building, that makes the age of the windows and sliders, whether they are impact-rated and whether they were permitted a buyer’s cost question, not the association’s. The practical inspection list is the air handler and condenser, the water heater, the windows and sliders, and the lanai.
No owner may change the common or limited common elements without the board’s prior written consent, and no balcony or lanai enclosure is allowed unless the developer installed it (§11.1 and §18.4). Nothing may be attached to exterior walls, doors or windows, “including … awnings, signs, storm shutters, screens,” without the association’s consent and the Hunters Ridge approval (§18.9). Exterior changes also go to the Hunters Ridge Architectural Review Board, which meets on the third Monday of each month, on the Request for Architectural Change form. If you plan impact windows or shutters after closing, budget the approval time.
The recorded amendments we could read are the First (May 2000), Second (October 2001, Building 3) and Sixth (February 2003, Building 4). The instruments that brought Buildings 5, 6 and 7 into the condominium in 2005 were not found in the sources we could search, and the state’s condominium division still carries a separate “Grand Pines Condo II at Hunters Ridge” project of 16 units beside the original project of 30. The 2005 deeds describe those units as phases of the original condominium. Ask the association for the complete set of recorded amendments with the documents package, and have your title company confirm the legal description.
Florida’s condominium resale rules in section 718.503 give a buyer the governing documents, the question-and-answer sheet and the annual financial statement and annual budget, and a review period after receiving them during which the buyer can cancel. Order the documents the day your offer is accepted and use the time to read the budget and minutes, not only the rules.
Florida’s milestone inspection law, section 553.899, and the structural integrity reserve study rule in section 718.112(2)(g) apply to condominium buildings of three habitable stories or more. The recorded Phase 2 survey labels the buildings “2 STORY CBS,” and every one of the 46 county cards puts its unit on floor 1 or floor 2, so Grand Pines falls below the statutes’ threshold; a buyer’s attorney can confirm the reading for a specific purchase. The ordinary reserve rules for roofs, painting and paving in section 718.112(2)(f) still apply.
A financed Grand Pines buyer needs the lender to approve the condominium project as well as the borrower. Fannie Mae publishes a Condo Status Finder and a list of ineligible project types. Grand Pines’ project eligibility is not published, and it turns on the budget, reserves, insurance and any litigation, so ask your lender to run the project the week your offer is accepted.
Grand Pines runs on two rulebooks. The recorded Declaration allows leases of the whole unit only, for at least 30 days, and dogs and cats under 10 pounds only; the Hunters Ridge master rules add board approval of every lease, a three-lease-a-year cap and a staffed gate. Buyers who plan to rent or who own a larger pet should read these rules first.
Under §18.8 of the recorded Declaration, only an entire unit may be rented, the minimum term is 30 days or one calendar month, the owner is jointly liable for damage by the tenant, and every lease is subordinate to the association’s lien. Tenants and guests may not bring animals of any kind onto the condominium property under §18.3.
The Third Amended Master Declaration adds no lease shorter than 30 consecutive days, no more than three leases a year and nothing advertised for a shorter term (§7.26), no lease longer than one year, renewable once (§7.25), and board approval of every lease before move-in (§7.10). The current Lease Application Packet shows a $100 application fee billed to the owner and a tenant interview for annual rentals; the declaration caps the fee at $150 per adult. While a unit is leased, the owner loses use of the amenities except the restaurant, and the dues continue.
Grand Pines works as a seasonal rental of a month or more and for annual tenants, but not as a short-term vacation rental. Budget for the season when the owner and the tenant cannot both use the club, for the quarterly fee and dues running through any vacancy, and for the pet rule, which keeps tenants’ animals off the property entirely.
Declaration §18.3 reads: “Only dogs and cats weighing less than 10 pounds shall be kept or harbored in a Unit. Even then, no such dog or cat shall be maintained in a Unit without the prior written consent of the Board. Consent, if given, may be revoked at any time with or without cause.” Pets must be leashed, and dogs may not be left on a limited common element while the owner is out. The 2026 fee sheet repeats the rule as “Grand Pines: Dogs and Cats weighing less than 10#,” against two household pets in Pheasant Hollow and Lynx Pass.
For a buyer with a dog over 10 pounds, Grand Pines is the wrong Hunters Ridge condominium, and Pheasant Hollow or Lynx Pass are the places to look. Community-wide, the fee sheet adds “No aggressive dogs, hybrids or reptiles permitted,” and the Rules and Regulations keep pets off the clubhouse grounds, courts, pool and golf course. Assistance animals are governed by federal and state fair housing law rather than the weight limit; ask the association for its procedure.
The Grand Pines Declaration sets rules on leases, pets and occupancy, and we found no buyer-approval clause for sales in it; the Hunters Ridge master documents we reviewed have none either. The membership moves with the title at closing under Master Declaration §9.08. We still ask the title company to confirm what each association requires before closing is scheduled.
The Declaration limits occupancy to two persons per bedroom, apart from visiting guests (§18.1), and it permits occupants of any age (§18.2). No Hunters Ridge document we read designates the community as housing for older persons under section 760.29, so Grand Pines is not a 55+ community.
Boats, trailers, RVs and commercial vehicles may not be stored outside a garage, and vehicle covers may not be used outdoors (Master Declaration §7.04 and §7.05). No sign larger than 6 by 12 inches may be displayed, including for-sale signs, unless the board allows it (§7.09). Guests staying more than 15 nights while the owner is away must register, and unrelated guests pay $150 (§7.24). Contractors work weekdays and Saturdays from 7:00 am to 5:00 pm, and every vendor must be pre-authorized at the guardhouse (Rules §29.07).
Every Grand Pines parcel is in FEMA flood Zone X, minimal flood hazard, on FIRM panel 12071C0678F, effective August 28, 2008, and Lee County’s revised maps effective March 2, 2027 do not revise that panel. The condominium association insures the buildings; you insure the interior under a unit-owner policy, and your premium turns on the building’s age and roof date.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Map Service Center, Lee County evacuation zones, City of Bonita Springs, Citizens Property Insurance, Florida Statutes, retrieved 24 to 26 Sep 2026).
Every Hunters Ridge parcel, Grand Pines included, returns Zone X, “Area of Minimal Flood Hazard,” on FEMA’s live National Flood Hazard Layer, on panel 12071C0678F, per the FEMA Map Service Center. The recorded plans put the first-floor slabs of Buildings 3 and 4 at about 17 feet (NGVD 1929). Zone X is lower risk, not no risk: a federally backed lender generally does not require flood insurance there, but coverage is available.
Grand Pines is inside the City of Bonita Springs, which holds Class 5 in FEMA’s Community Rating System, a 25 percent discount on National Flood Insurance Program premiums, and reported on November 21, 2024 on its FEMA Community Rating System page that policyholders would keep it. FEMA’s CRS program page sets Class 5 at 25 percent.
Lee County’s Find My Evacuation Zone layer places every Hunters Ridge parcel in Zone C, not a coastal A or B zone. An evacuation zone is not a flood zone; the county orders evacuations zone by zone for each storm. The Lee County Property Appraiser’s hazards map service puts Hunters Ridge at an ultimate design wind speed of 160 mph and inside the wind-borne debris region, where replacement windows and doors need impact rating or approved protection.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s Ian report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. That surge came in from the Gulf; Grand Pines sits on inland Zone X land east of Interstate 75. The Imperial River gauge near Bonita Springs crested at 12.32 feet after Ian. No Grand Pines permit on the city portal mentions Ian or a storm repair, and we found no news report of Ian damage at Grand Pines; that is an absence of records, not proof of no damage, so ask the seller for the unit’s own storm and claim history.
The 1996 Declaration (§15) has the association insure the buildings at full insurable replacement value, with at least $1,000,000 of liability coverage and flood insurance where a primary institutional first mortgagee requires it or the association elects it. Florida law now controls the split: section 718.111(11)(f) excludes from the association’s policy the unit’s personal property and “floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments,” which are the owner’s to insure.
A Grand Pines owner needs a condominium unit-owner policy, often called an HO-6, covering interior finishes, cabinets and countertops, appliances, the water heater, flooring, contents and liability, plus loss-assessment coverage for a share of a master-policy deductible. Because the windows and exterior glass sit inside the unit’s boundaries under Declaration §5.2, ask your agent how the policy treats them. Ask the association for its master declarations page and hurricane deductible before you get a quote.
Citizens Property Insurance requires flood coverage on personal residential policies with wind coverage from January 1, 2027, including in Zone X, per its flood requirement page, and it says “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Grand Pines owner with a Citizens unit-owner policy is outside that rule; the association’s building coverage is a separate question for its board.
Wind-mitigation credits depend on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which asks whether the building was built to the Florida Building Code and when the roof was permitted. The first statewide code took effect March 1, 2002, per the Florida Senate SB 808 analysis. Buildings 1, 2, 8 and 3 (24 units) were finished before that date and Buildings 5, 6 and 7 (16 units) after it; Building 4’s permit timing against that date is not shown in the records we read. Every building’s roof permit is dated 2013 or later, and Florida’s section 627.7011 bars refusing a homeowner policy solely because of the age of a roof under 15 years old.
The state’s My Safe Florida Home program offers wind-mitigation inspections and matching grants of up to $10,000 for approved upgrades; check its current eligibility rules for a condominium unit, and get the association’s consent under Declaration §18.9 before any exterior work. Separately, Florida requires a residential seller to give a buyer a flood disclosure at or before contract under section 689.302, and Zone X does not remove that duty. We do not quote premiums; get a quote on the specific unit before your inspection period ends.
The City of Bonita Springs permit portal shows a tear-off re-roof on every one of the eight Grand Pines buildings since 2013, including four concrete-tile-to-metal re-roofs issued in October 2024 and finaled January 16, 2025. For a Grand Pines buyer, the roof permit date on your building is the number your insurer and lender will ask for first.
| Building | Address | Permit | Issued | Finaled | Work described |
|---|---|---|---|---|---|
| 1 | 12625 Fox Ridge Dr | TRA13-06646-BOS | July 8, 2013 | July 13, 2018 | Tear-off re-roof, peel and stick underlayment |
| 2 | 12619 Fox Ridge Dr | TRA13-06647-BOS | July 8, 2013 | July 13, 2018 | Tear-off re-roof, peel and stick underlayment |
| 3 | 12613 Fox Ridge Dr | TRA17-41769-BOS | October 13, 2017 | February 12, 2018 | Tear-off, tile to tile |
| 8 | 12618 Fox Ridge Dr | TRA18-51415-BOS | July 13, 2018 | January 15, 2019 | Re-roof tear-off, tile to tile |
| 4 | 12607 Fox Ridge Dr | TRA24-117420-BOS | October 22, 2024 | January 16, 2025 | Concrete tile off to the deck, new metal roof |
| 5 | 12601 Fox Ridge Dr | TRA24-117425-BOS | October 24, 2024 | January 16, 2025 | Concrete tile off to the deck, new metal roof |
| 6 | 12600 Fox Ridge Dr | TRA24-117549-BOS | October 25, 2024 | January 16, 2025 | Concrete off, replaced with metal |
| 7 | 12606 Fox Ridge Dr | TRA24-117553-BOS | October 25, 2024 | January 16, 2025 | Concrete off, replaced with metal |
The permits come from the city’s EnerGov public search, searched on Fox Ridge Drive in September 2026. The 2024 permits give no reason for the work, so we do not call them storm repairs.
A roof permitted in 2024 is one of the strongest facts a condominium can show an insurer and a lender, and it usually means no roof assessment is coming soon for that building. A roof permitted in 2013 is 13 years old in 2026, so for Buildings 1 and 2 ask what the reserve schedule says about the next replacement and when. For all eight, ask how the 2024 work was paid for, because a loan or assessment still being collected will show on the estoppel.
Owners pull their own permits too. The record shows impact windows in the 12619 building (2014), window and door replacements in the 12600 building (2024), ten impact windows in the 12618 building (2025), roll-down screens or shutters at several units in Buildings 3 to 7 between 2018 and 2023, lanai windbreaks in the 12613 and 12607 buildings (2012) and a garage door in the 12606 building (2022). A city permit does not show the association’s consent, which Declaration §18.9 requires separately. The buildings also carry fire-alarm permits, including one for Building 4 finaled May 14, 2019.
Search the city portal by address and unit and pull the history before you offer: an open or expired permit for windows, shutters or an air-conditioning change-out is among the most common reasons a condominium closing slows down. The portal’s records begin around 2008; older permits sit in the city’s and Lee County’s earlier files.
A Grand Pines buyer’s property tax is set on market value the January after closing, not on the seller’s bill, and no CDD adds a charge. A financed buyer also pays Florida’s mortgage stamp and intangible taxes, lender’s title and inspections, plus the Hunters Ridge $3,000 capital contribution and $400 transfer fee and any charge the two estoppel certificates show.
Data updated: September 2026 (Florida Department of Revenue documentary stamp and intangible tax pages; Florida Statutes sections 193.155 and 196.031; rule 69O-186.003; Hunters Ridge 2026 fee sheet; retrieved 24 Sep 2026).
Property taxes are not published per unit in this guide, because they vary with assessed value, homestead exemption and the Save Our Homes cap. Florida caps a homestead’s yearly assessment increase at 3 percent or inflation, whichever is lower, under section 193.155, and resets it to market value the January after a sale, so your bill will usually be higher than the seller’s. The county’s 2025 market values on the Grand Pines cards run from $226,793 to $304,801, tax values rather than sale prices. Look up the unit at the Lee County Property Appraiser, read the bill at the Lee County Tax Collector, and file for homestead under section 196.031 by March 1 if it will be your permanent home.
The state’s official list of special districts contains one Hunters Ridge district, and it is in Flagler County. No Lee County CDD bears the name, so a Grand Pines tax bill carries no CDD debt line.
Florida law does not assign closing costs to either party; the contract controls. Under Lee County custom, the seller pays the deed documentary stamps of $0.70 per $100 and customarily the owner’s title policy, while the buyer pays the lender’s title policy, the deed recording fee and the taxes on a new mortgage: documentary stamps of $0.35 per $100 of the note and nonrecurring intangible tax of 2 mills, per the Florida Department of Revenue. Title premiums are set by rule 69O-186.003, so they are the same at every title company; on a $365,000 purchase the promulgated owner’s premium works out to about $1,900.
| Estimate for illustration | $365,000 unit, 20% down ($292,000 loan) | $415,000 unit, 10% down ($373,500 loan) | $365,000 unit, cash |
|---|---|---|---|
| Mortgage documentary stamps, $0.35 per $100 of loan | $1,022 | $1,307 | none |
| Intangible tax, 2 mills on the loan | $584 | $747 | none |
| Resale capital contribution (Master Declaration §4.12(B)) | $3,000 | $3,000 | $3,000 |
| Transfer fee | $400 | $400 | $400 |
| Total of these items, before lender fees, title, recording, inspections and prepaids | $5,006 | $5,454 | $3,400 |
The $365,000 figure is the 60-month median and $415,000 the March 2026 upstairs sale in the 12607 building. Estimates are for planning only: the lender’s Loan Estimate and the title company’s settlement statement control. Add inspections (general, four-point and wind mitigation), lender and title charges, a prepaid unit-owner policy, tax escrow and the first quarter of the $2,076 fee.
A buyer moving from another Florida homestead can transfer up to $500,000 of Save Our Homes benefit to a new homestead established within three years, under the same statute. Ask the Lee County Property Appraiser about the portability application when you file.
Since August 17, 2024, a Florida buyer working with an agent signs a written agreement before touring a home, and the agreement states the agent’s compensation, which is negotiable and not set by law. A Grand Pines seller may still offer compensation or a concession toward a buyer’s costs, but not through the MLS, and we ask on every unit.
Data updated: September 2026 (National Association of REALTORS settlement guidance; Florida Realtors contract forms; retrieved 24 Sep 2026).
The NAR’s guide to written buyer agreements requires the agreement to state the compensation in an objectively ascertainable amount, and says an agent may not receive more than the agreement allows. Offers of compensation can no longer appear on the MLS, per the NAR settlement FAQs. We explain the agreement in plain words before you sign it, and we negotiate any seller contribution in the offer, alongside the $3,000 capital contribution.
Most Southwest Florida purchases use the Florida Realtors and Florida Bar AS IS contract, which lets buyer and seller allocate each closing cost and sets the inspection period. In Grand Pines the inspection and document periods are where original windows, an aging air handler, an older roof in Buildings 1 and 2 or an unexplained line in the condominium budget gets priced; we use them every time.
Grand Pines is in the School District of Lee County’s South Zone 3 for 2026-27, with five elementary, two middle and three high school choices and district busing to Bonita Springs High and Estero High. In FLDOE’s 2025-26 grades, Pinewoods, Three Oaks and San Carlos Park elementaries and Three Oaks Middle earned an A.
Data updated: September 2026 (Lee County SchoolSite Locator 2026-27 and FLDOE 2025-26 school grades, retrieved 24 Sep 2026).
Our research team ran three Hunters Ridge addresses through the district’s own 2026-27 lookup, linked from its School Zones page, including 12659 Fox Ridge Drive on the same street as Grand Pines; all three returned South Zone 3, Elementary Zone Q, Middle Zone GG and High School subzone S-3. Run the specific unit address through the district’s lookup before you rely on it.
| School | Level | 2025-26 FLDOE grade | Drive from the clubhouse, about, without traffic |
|---|---|---|---|
| Pinewoods Elementary | Elementary | A | 20 min |
| Three Oaks Elementary | Elementary | A | 21 min |
| San Carlos Park Elementary | Elementary | A | 24 min |
| Spring Creek Elementary | Elementary | B | 18 min |
| Bonita Springs Elementary | Elementary | C | 12 min |
| Three Oaks Middle | Middle | A | 22 min |
| Bonita Springs Middle Center for the Arts | Middle | B | 14 min |
| Bonita Springs High | High | B | 14 min |
| Estero High | High | B | 20 min |
| South Fort Myers High | High | C | 32 min |
Grades are from the FLDOE 2025-26 school grades file; drive times are free-flow OSRM routes from the clubhouse at 12500 Hunters Ridge Drive, a few hundred meters from Grand Pines.
Under the district’s transportation optimization plan, subzone S-3 students get district busing to Bonita Springs High and Estero High only; a student who chooses South Fort Myers High must provide transportation.
Daily life in Grand Pines runs on a private garage for every unit, a condominium pool for Grand Pines owners, water, sewer and Comcast paid through the quarterly fee, and a short walk to the Hunters Ridge association office and club, with the season running October to May. Downtown Bonita Springs is about 8 minutes away and Bonita Beach Park about 14.
The full club calendar, dining rooms, courts and civic pipeline are documented in our Grand Pines neighborhood guide and the Hunters Ridge guide; this section summarizes what matters to a buyer.
Declaration §23 describes “a swimming pool and deck with necessary pool maintenance and safety equipment” built “for the use and benefit of all owners of the residential Units within this condominium.” The recorded 2001 survey plots a pool and a cabana near Building 3 on the common-element parcel at 12612 Fox Ridge Drive, and a 2021 city permit (FNC21-82081-BOS) put up a 4-foot aluminum pool fence with two walk gates. Whether the pool is heated, its hours and its rules are set by the Grand Pines association and are not published.
By our measurement the nearest Grand Pines building is about 210 meters from the association office at 28400 Hunters Ridge Boulevard in a straight line and the farthest about 375 meters, the closest of the three Hunters Ridge condominiums; Pheasant Hollow is about 660 to 810 meters away. The club gives Social members the clubhouse dining rooms, a 2,500-square-foot pool with lap lanes and a spa, the Community Center with 24-hour fitness, and 4 tennis, 8 pickleball and 4 bocce courts, per the 2026 fee sheet.
The association’s 2026-27 Events Guide runs from October through May, with ladies’ golf on Tuesday and men’s on Wednesday, casual dining Tuesday and Thursday evenings, monthly trivia and bingo, a pool grand re-opening on November 14, 2026 and the annual car show on February 19. The course and facilities close for maintenance in late September and reopen October 1, per the September 2026 Scorecard.
Drinking water in Hunters Ridge comes from Bonita Springs Utilities and sewer from the association’s own treatment plant; for Grand Pines both are paid through the quarterly fee. The same fee pays for the Comcast bulk package and mailbox and streetlight repairs, and the association publishes mailbox standards. Where Grand Pines mailboxes stand and how trash is collected are not published; ask the association.
Hunters Ridge has a staffed main gate on Hunters Ridge Boulevard and a resident-only RFID back gate on Bonita Grande Drive, closed from 10:00 pm to 6:30 am. Guests, vendors and deliveries use the main gate and must be pre-authorized, and the guardhouse does not accept packages (Rules §29.09), so a seasonal owner needs a delivery plan.
| Destination | Drive from the clubhouse, about, without traffic |
|---|---|
| Riverside Park, downtown Bonita Springs | 8 min |
| Bonita Beach Park | 14 min |
| Coconut Point, Estero | 18 min |
| NCH North Hospital, 24-hour emergency department | 18 min |
| Lee Health Coconut Point Emergency Department | 21 min |
| Southwest Florida International Airport | 26 min |
| Naples City Hall, downtown Naples | 28 min |
| Gulf Coast Medical Center, Level II trauma center | 31 min |
Times are free-flow OSRM routes; in season and at rush hour on I-75 and Bonita Beach Road they run longer. The Lee Health campus long called Bonita Community Health Center is outpatient, without an emergency department, per Lee Health’s 2019 release.
City of Bonita Springs case PD25-124697-BOS proposed a 149-foot monopole wireless facility on Fox Ridge Drive, and the association posted the city’s courtesy notice and a cell tower presentation; a later hearing was reported for 12760 Fox Ridge Drive, the sewer plant site. The outcome is not published, so a Grand Pines buyer should ask the association whether it was approved and where it will stand. To the west, FDOT’s I-75 widening, FPID 452544-1, adds express lanes, and WGCU reported that construction is slated to begin this fall. North of the gate, the Bernwood Park of Commerce carries “no stub-outs to Hunters Ridge subdivision” and a 25-foot buffer under Lee County’s ADD2005-00120.
Grand Pines versus Pheasant Hollow comes down to age, size, price, fees and pets: Grand Pines is older, with smaller units, a $365,000 median on 17 sales in 60 months and a $2,076 quarterly fee, while Pheasant Hollow, all built in 2006, recorded a $492,500 median on 10 sales and charges $2,500 a quarter.
Data updated: September 2026 (Lee County Property Appraiser field cards, 60 months to 24 Sep 2026; Hunters Ridge 2026 fee sheet; City of Bonita Springs permits; recorded declarations).
| Factor | Grand Pines | Pheasant Hollow at Hunters Ridge |
|---|---|---|
| Recorded declaration | O.R. Book 2687, Page 2325, executed March 18, 1996, plus amendments | Lee Clerk Instrument 2005000172802, recorded December 16, 2005 |
| Units and buildings | 46 units in 8 buildings (seven of 6, one of 4) | 40 units in 10 buildings of 4 |
| Street | Fox Ridge Drive | Hiram Street |
| Year built | 1996 to 2005, by building | 2006 |
| Developers | BBA Development, JAK Development, Parker Hunters Ridge | Parker Hunters Ridge |
| Heated area (county) | 1,331 to 1,743 sq ft | 1,553 (ground) and 1,977 (upper) sq ft |
| Bedrooms (county) | 13 two-bedroom, 33 three-bedroom | 20 three-bedroom, 20 four-bedroom (county counts the den) |
| Garage (county card) | 237 to 418 sq ft | 418 sq ft |
| 60-month qualified sales | 17 | 10 |
| Median sale, 60 months | $365,000 | $492,500 (mean of $490,000 and $495,000) |
| Range, 60 months | $285,000 to $569,900 | $385,000 to $535,000 |
| Sales since September 25, 2025 | 3 ($334,500 to $415,000) | 2 ($385,000 and $397,500) |
| 2026 quarterly fee | $2,076 | $2,500 |
| Social-membership billing, a year | $14,821 | $16,517 |
| Pet rule | Dogs and cats under 10 pounds, board consent | Two household pets |
| Own pool | Pool, deck and cabana (Declaration §23) | Pool and restroom building |
| Roofs on the city permit record | All 8 buildings re-roofed 2013 to 2024; 4 metal (2024) | No re-roof permit found |
| Distance to the association office (straight line) | About 210 to 375 meters | About 660 to 810 meters |
| FEMA flood zone | X | X |
The Pheasant Hollow billing figure is the same arithmetic as ours: $4,775 social dues, $2,500 x 4, the $1,250 dining minimum and $492 for the $41 assessment.
Choose Grand Pines if you want to buy about $127,500 below Pheasant Hollow at the 60-month median, pay $424 less a quarter, live closer to the association office and clubhouse, and own in a building with a roof permitted in the last 13 years, four of them metal since 2024. It also fits a buyer who wants a two-bedroom rather than a three- or four-bedroom plan, and a buyer with no pet or a small one.
Choose Pheasant Hollow at Hunters Ridge if you want a newer 2006 building, a larger unit, especially the 1,977-square-foot upper units, a pet over 10 pounds, and a complex built by one developer to one plan set. Our Pheasant Hollow buyer’s guide lists its ten recent sales. Both sell a few times a year, so the practical question is often which one produces the right unit first; we watch both for you.
Grand Pines is the oldest, largest and closest-to-the-clubhouse of the three Hunters Ridge coach-home condominiums, with a $365,000 median on 17 recorded sales in 60 months, below Pheasant Hollow’s $492,500 and close to the Hunters Ridge villas’ $372,800 twelve-month median, at a lower price per square foot than either.
Data updated: September 2026 (Lee County Property Appraiser qualified deeds; each row uses the first window with ten or more sales for that neighborhood, named in the row; price per county heated square foot, convention named).
| Neighborhood | Homes | Built | Window used | Sales | Median sale | Price per heated sq ft | 2026 quarterly fee |
|---|---|---|---|---|---|---|---|
| Grand Pines | 46 condo units, 8 buildings | 1996 to 2005 | 60 months | 17 | $365,000 | $243.18 median of ratios | $2,076 |
| Pheasant Hollow | 40 condo units, 10 buildings | 2006 | 60 months | 10 | $492,500 | $283.55 mean of ratios | $2,500 |
| Lynx Pass | 24 condo units, 3 buildings | 2006 | All history (only 2 sales in 60 months) | 47 | $277,000, history, not today’s value | $154.93 mean of ratios | $2,050 |
| Hunters Ridge villas | 206 villas, 80 buildings | 1988 to 2005 | 12 months | 19 | $372,800 | $253.35 median | $1,878.20 South, $1,950.95 North |
| Hunters Ridge single-family | 244 homes | From 1988 | 12 months | 13 | $585,100 | $290.65 median | $582 |
Lynx Pass is the smallest of the three condominiums, 24 units in three eight-unit buildings on Donnavid Court, built in 2006 by Parker Hunters Ridge, with a $2,050 quarterly fee and a two-pet rule. It has had no qualified recorded sale since September 16, 2022, so a buyer who wants a Hunters Ridge coach home this season is realistically choosing between Grand Pines and Pheasant Hollow.
The Hunters Ridge villas are attached one-story homes on their own fee-simple lots under the master association, and some are Grand Pines’ immediate neighbors on Fox Ridge Drive. A buyer choosing between a villa and a Grand Pines unit is choosing between a one-story home on its own lot, with sewer billed separately at $61.90 a month, and a condominium unit with its own pool and a condominium association that insures and roofs the building; both come with an attached garage.
For every product type in the gate, single-family homes included, our Hunters Ridge buyer’s guide lays out the 37 qualified sales of the last 12 months side by side.
Grand Pines offers a garage with every unit, the shortest walk to the Hunters Ridge office and club of the three condominiums, its own pool, a re-roof permit on every building since 2013 and a lower recorded median than Pheasant Hollow. The costs are real too: older buildings, an unpublished condominium budget, a strict pet rule and gaps in the recorded amendment chain.
To see Grand Pines condos for sale, search current listings on our site or on DomainRealtyGroup.com, then send us your favorites; we pull the membership, building, roof, fee and document file for each Grand Pines unit before you tour. Some units are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Save a Grand Pines search to get alerts when a unit lists, and ask us for the current MLS read on it, including how long comparable units took to sell and how close to list price they closed. Those are MLS figures, not county ones, and they are not printed in this edition, so we give them to you live.
The Hunters Ridge association runs its own real estate office inside the gate, carried in the 2026 approved budget as a profit center. Buyers may use any licensed agent, and a buyer’s agent working only for you negotiates only for you.
You get a personalized Grand Pines buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, whether stairs, golf or a pet matter, and we send the Grand Pines units and building groups that fit, with their recorded sales and the documents to request.
We start with the building group, the floor and the membership, because those three decide most of the price and annual cost: a Social unit at about $14,821 a year in Hunters Ridge billing, or a Golf unit at about $21,172. Then we map your budget to the 17 recorded sales, flag which buildings predate the 2002 code and which carry the 2024 metal roofs, and list the documents your lender and insurer will ask for.
Start your Grand Pines buyer consultation with the form on this page, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072.
If you need to sell to buy, read how we sell Grand Pines condos and get a free Grand Pines home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
Seasonal buyers in Grand Pines should plan for a unit left empty for months: the condominium association handles the building exterior, roof and lawns, but you own the windows, the air conditioning and the water heater, the guardhouse takes no packages, and leasing is allowed only to board-approved, 30-day-plus tenants, no more than three a year.
A Grand Pines unit puts the building on its condominium association and gives you a private garage for a car left behind for the summer. Before you leave, ask who checks units after a storm, how the association handles shutters on units whose owners are away, and whether a qualifying pet needs board consent renewed.
Because the owner maintains the air conditioning, water heater and plumbing under Declaration §9.1, set a humidity plan, a water shut-off routine and a caretaker who is pre-authorized at the gate. The quarterly fee keeps running while you are away, and the Comcast service is already in it.
The club’s season runs October to May, and the course reopens October 1 after the late-September maintenance closure. Buyers who arrive in November see the club at full strength; buyers who arrive in August see the fewest competing buyers, and in the last five years no Grand Pines sale closed from July through October.
Florida title companies routinely close with remote online notarization or mail-away signing; confirm wire instructions by phone with the title company, never from an email alone. Canadian and other foreign buyers should plan ownership with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies.
Marc Comisar is a top-reviewed Grand Pines buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
These are the questions buyers ask us most about Grand Pines at Hunters Ridge, answered from the Lee County record, the recorded Grand Pines Declaration and amendments, the Hunters Ridge fee sheet and budget, the city permit record and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Choose the building group and floor that fit your budget, confirm the membership on the exact unit in writing, check the building’s roof permit, and price a unit-owner policy. Then inspect, read the condominium and master documents in your review period, have your lender run the project, order both estoppels and close through a Florida title company.
A 46-unit coach-home condominium in eight two-story buildings on Fox Ridge Drive, inside the gated Hunters Ridge golf and country club community in Bonita Springs. It was declared in 1996 at Official Records Book 2687, Page 2325 and built in phases through 2005, with its own pool and its own condominium association under the Hunters Ridge master association.
On Fox Ridge Drive inside Hunters Ridge, on the south side of Bonita Beach Road just east of I-75 Exit 116, in the City of Bonita Springs, Lee County, ZIP 34135. The building addresses run from 12600 to 12625 Fox Ridge Drive.
In Hunters Ridge, a coach home is a condominium unit in a small two-story building where each unit has its own entry and its own garage rather than a shared lobby and hallways. The association’s fee sheet uses the term for Grand Pines, Pheasant Hollow and Lynx Pass.
Yes. Every unit is a condominium unit under the recorded 1996 Declaration and Chapter 718, and the county codes all 46 as condominiums. You own the unit and an equal undivided share of the common elements.
The county recorded 17 qualified Grand Pines resales in the 60 months to September 24, 2026 at a $365,000 median, from $285,000 to $569,900, or a $243.18 median per heated square foot.
Three sold: $334,500 on March 2, $415,000 on March 16 and $365,000 on April 10, 2026. Three sales are too few for a median, so we list them.
The 1996-plan units in Buildings 1, 2 and 8. The two recorded sales under $300,000 in the last five years were in Buildings 1 and 8, and that group’s five sales ran $285,000 to $350,000.
The two units that resold inside the window both sold below their earlier price, and nothing in the last 24 months recorded above $415,000, against three 2022 sales at $450,000 or more. The 2026 sales recovered from the softer 2025 sales, so compare your building group and floor rather than the headline.
County heated area runs from 1,331 to 1,743 square feet. Thirty-three units have three bedrooms and 13 have two, and one upstairs unit is recorded as three bedrooms and three baths. Heated area leaves out the garage and the screened lanai.
Yes. Every unit has its own garage, 237 to 418 square feet on the county cards; in Buildings 1, 2 and 8 the garages for upstairs units are on the ground floor.
No recorded document we read shows one. Upstairs units are reached by exterior stairs and entry porches, so focus on the 23 ground-floor units if stairs are a concern.
Buildings 5, 6 and 7, built in 2005 by Parker Hunters Ridge, LLC. Building 4 was certified complete in February 2003, Building 3 in 2001, and Buildings 8, 2 and 1 date from 2000, 1997 and 1996.
The 2026 Hunters Ridge fee sheet lists $2,076 a quarter for Grand Pines, with water, sewer and the Comcast bulk package in it. Every home also pays $4,775 in social dues and a $1,250 dining minimum, about $14,821 a year in total for a Social unit.
Yes. The fee sheet says sewer and water are in the quarterly fee for all coach homes and lists the Comcast bulk agreement in the same fee. Villas and single-family homes pay sewer separately at $61.90 a month.
No. Its budget, reserve schedule and any special assessment are not posted publicly; they come with the condominium documents package and the estoppel certificate at a sale.
The buyer pays a $3,000 resale capital contribution under Master Declaration §4.12(B) unless the contract shifts it, and a $400 transfer fee is collected at closing, on top of normal Florida closing costs.
At the master level, $41 a month through November 2035, and $50 a month through January 2027 on golf and charter sites. Whether the Grand Pines association has its own assessment, for example for the 2024 roofs, is not public; the condominium estoppel will show it.
Not automatically. Every unit carries a membership that runs with title under Master Declaration §9.08, at least Social. A Social unit can add golf for a $50,000 upgrade under the 420 cap; confirm the membership in writing with the master association.
$10,526 a year in total dues for a golf member in 2026, plus the $50,000 upgrade if the unit carries only a Social membership, and $50 a month in golf capital assessment through January 2027.
Yes. Declaration §23 describes a pool and deck for Grand Pines owners, the 2001 survey shows a pool and cabana near Building 3, and owners also use the Hunters Ridge club pool.
The roof sits outside every unit under Declaration §5.2, so it is a common element the association maintains, and the fee sheet lists roof reserves in the coach-home fee. Every building was re-roofed under city permits from 2013 to 2024.
The owner. Declaration §5.2 puts the windows and exterior glass, with their frames, inside the unit, and §9.1 makes the owner responsible for them; replacement needs association consent and a city permit.
Yes. It is inside the gated Hunters Ridge community, with a staffed main gate on Hunters Ridge Boulevard and a resident RFID gate on Bonita Grande Drive that closes from 10:00 pm to 6:30 am.
No. Declaration §18.2 permits occupants of any age, and no Hunters Ridge document we read designates the community as housing for older persons.
Yes, as a whole unit for at least 30 days or one calendar month under Declaration §18.8, with Hunters Ridge board approval, no more than three leases a year and a one-year maximum term. The owner loses club use while the unit is leased.
No. The 30-day minimum in §18.8 and the master declaration’s three-leases-a-year cap rule them out.
Only a dog or cat under 10 pounds, and only with the board’s prior written consent, which can be revoked, under Declaration §18.3. Tenants and guests may bring no animals onto the condominium property.
We found no buyer-approval clause for sales in the Grand Pines Declaration or the master documents we reviewed; leases need approval. Have the title company confirm each association’s requirements before closing.
The state’s corporate record shows one active association, Grand Pines Condominium at Hunters Ridge Condominium Association, Inc. (N96000000032). A Grand Pines II association filed in 2005 was dissolved in 2007, though the condominium division still lists a Grand Pines II project of 16 units.
It is in FEMA Zone X, minimal flood hazard, on panel 12071C0678F, and Lee County’s March 2, 2027 revision does not change that panel. Bonita Springs’ CRS Class 5 gives a 25 percent NFIP discount.
Usually not for a lender in Zone X, and Citizens’ 2027 flood requirement exempts condominium unit-owner policies. The association decides flood coverage for the building; you can still buy contents coverage.
Lee County evacuation Zone C, like every Hunters Ridge parcel.
We found no Grand Pines permit, news report or record of Ian damage. That is an absence of records, so ask the seller for the unit’s claim history.
Not on the statutes’ own test: both apply to buildings of three habitable stories or more, and every Grand Pines building is two-story on the recorded surveys and county cards. The general reserve rules still apply.
Lenders review the condominium project as well as the buyer, and eligibility turns on the budget, reserves, insurance and any litigation. Grand Pines’ project status is not published, so ask your lender to run it early.
Under Lee County custom a financed buyer pays mortgage stamps and intangible tax, lender’s title, recording and inspections, plus the $3,000 capital contribution and $400 transfer fee. On a $292,000 loan the two mortgage taxes come to about $1,606.
South Zone 3: Pinewoods, Three Oaks and San Carlos Park elementaries (A), Spring Creek and Bonita Springs elementaries, Three Oaks Middle (A) and Bonita Springs Middle, and Bonita Springs, Estero and South Fort Myers High, with busing to the first two.
About 14 minutes to Bonita Beach Park and 26 minutes to Southwest Florida International Airport from the Hunters Ridge clubhouse, without traffic.
NCH North Hospital in North Naples, about 18 minutes from the clubhouse without traffic, with Lee Health’s Coconut Point emergency department about 21 minutes away.
A 149-foot monopole on Fox Ridge Drive was proposed in city case PD25-124697-BOS, with a later hearing reported for the sewer plant site at 12760 Fox Ridge Drive. Its outcome is not published; ask the association.
Late summer and early fall usually bring the least competition: 15 of the 17 qualified sales in the last 60 months closed from February through June, and none from July through October.
Grand Pines recorded a $365,000 median on 17 sales in 60 months against Pheasant Hollow’s $492,500 on 10, with a $2,076 quarterly fee against $2,500, older and smaller units, newer roofs on the city record and a stricter pet rule.
Yes. Since August 17, 2024, a buyer working with an agent signs a written agreement before touring, and compensation is negotiable.
Yes. Plan ownership and a future sale with a cross-border tax adviser, and close remotely through a Florida title company if needed.
We recommend McGreevy and Comisar, with Marc Comisar leading buyer representation and the county record, the recorded Declaration and the permit history behind every offer. Call Marc at (239) 287-5873.
A Grand Pines specialist knows which building uses which plan group, which roof was permitted when, what each unit’s membership is, how the two associations split the fees and the insurance, where the recorded amendment chain has gaps and what the 17 recorded sales say about your unit. That knowledge turns a Grand Pines list price into a fair offer.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every purchase we negotiate.
Our guides to selling a Grand Pines condo and what your Grand Pines home is worth explain how we time a sale and a purchase together; Call Jesse direct at (239) 898-6072. The full Grand Pines neighborhood guide covers the development history, floor plans and zoning in depth.
If you’re searching for the best buyer’s agent in Grand Pines at Hunters Ridge, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, represent buyers across Southwest Florida. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Grand Pines market record, last 60 months: we tracked 17 qualified recorded resales inside Grand Pines at a $365,000 median, per Lee County Property Appraiser field cards for the window ending September 24, 2026.
Use the buyer form on this page, return to the Grand Pines buyer consultation section, or read how we represent buyers. Call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Grand Pines home valuation.
Marc Comisar is a top-reviewed Grand Pines buyer’s agent and Jesse McGreevy is a top-reviewed Hunters Ridge realtor; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671. Verify a license with the Florida DBPR license search.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County deed and parcel record, the recorded Grand Pines instruments, the Hunters Ridge Community Association’s recorded and published documents, the City of Bonita Springs, state and federal agencies, Florida law, the school district and named news reports. We do not cite real estate brokerage or listing sites. Each was retrieved between 24 and 26 September 2026.
These are the recorded documents, forms and statutes a Grand Pines buyer is most likely to need, each linked to the official source that publishes it: the Lee County Clerk, the Hunters Ridge Community Association, the State of Florida or the federal government.
The Grand Pines association’s budget, reserve schedule and any later amendments are not posted online; they come with the condominium documents package at a sale, and recorded amendments can be requested from the Lee County Clerk.
Market data from the Lee County Property Appraiser recorded-sale file, windows ending 24 September 2026; Southwest Florida MLS figures for Grand Pines are available on request. Brokered by Domain Realty.