Recorded prices for every Hunters Ridge home type, the club membership on each address, the fee stack and the flood facts, 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, pulled 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 home in Hunters Ridge, the gated golf and country club community on the south side of Bonita Beach Road just east of Interstate 75. It covers what each kind of Hunters Ridge home actually sells for, what the mandatory club costs, which documents and rules come with a purchase, and how a purchase here works in Florida in 2026.
Hunters Ridge holds 562 home sites on 275 acres in the City of Bonita Springs, Lee County ZIP 34135: 244 single-family homes plus 2 vacant lots, 206 attached villas and 110 condominium coach homes in Grand Pines, Pheasant Hollow and Lynx Pass. In the twelve months to September 24, 2026, the county recorded 37 qualified sales inside the gates at a $408,000 median and $257.73 per heated square foot, from a $200,000 villa to a $775,000 single-family home.
Those numbers start the conversation; they do not finish it. A Hunters Ridge purchase is decided as much by the club membership attached to the exact address, the product type, the building’s age and roof, and the leasing rules as by the price. One master association, Hunters Ridge Community Association, Inc., owns the golf course, the clubhouse, the new Community Center and even the sewer plant, and every home carries a membership that runs with the title. This guide walks through each of those before you write an offer.
To buy a home in Hunters Ridge in 2026, choose the product type first (single-family, villa or coach home), then confirm in writing which club membership runs with that exact address, budget the $4,775 social dues and the $3,000 buyer capital contribution, price insurance on the roof and building age, and use your inspection and document periods to verify the association’s figures.
The order matters because Hunters Ridge is really five small markets behind one staffed gate. A $305,000 south villa on Maiden Cane Lane and a $775,000 north single-family home on L Burton Fletcher Court share a clubhouse and a course, but not a fee line, an insurance split or a set of condominium documents. We build that picture for your short list before you tour.
This guide covers the market for buyers, which part of Hunters Ridge fits which buyer, how the mandatory membership works, the fee stack, the rules, flood and insurance, the coach-home condominium documents, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Hunters Ridge against Palmira, pros and cons, advice for seasonal buyers and more than forty buyer questions.
These are the ten facts a Hunters Ridge buyer should know in September 2026, each drawn from the Lee County deed and parcel record, the association’s recorded declaration and 2026 fee sheet, or a state or federal source.
Buying in Hunters Ridge: How Do I Buy a Home in Hunters Ridge in 2026? · Why Work With McGreevy and Comisar as Your Hunters Ridge Buyer’s Agent?
The Market and the Homes: What Is the Hunters Ridge Market Like for Buyers Right Now? · Which Part of Hunters Ridge Fits Which Buyer?
The Club, Fees and Rules: How Does the Mandatory Club Membership Work for a Hunters Ridge Buyer? · What Will I Pay to Own a Home in Hunters Ridge? · What Are the Rules on Leasing, Pets, Guests and Approvals in Hunters Ridge?
Flood, Condos, Taxes and Closing: Is Hunters Ridge in a Flood Zone, and What Will Insurance Cost? · What Should I Check Before Buying a Hunters Ridge Coach Home? · What Will My Property Taxes and Closing Costs Be in Hunters Ridge?
Representation, Schools and Daily Life: How Does Buyer Representation Work in Florida After the NAR Settlement? · Which Schools Serve Hunters Ridge? · What Is Daily Life Like in Hunters Ridge?
Comparisons: Hunters Ridge vs Palmira: Which Bonita Springs Golf Community Should You Buy In? · How Does Hunters Ridge Compare With Other Bonita Springs Golf Communities? · What Are the Pros and Cons of Buying in Hunters Ridge?
Searching and Seasonal Buyers: How Do I See Hunters Ridge Homes for Sale? · How Do I Get a Personalized Hunters Ridge Buyer Consultation? · Buying a Winter Home in Hunters Ridge: What Seasonal Buyers Should Know
Answers and Local Expertise: What Our Clients Say About Working With Us · Frequently Asked Questions, Hunters Ridge Buyer Edition · Why Does a Hunters Ridge Specialist Matter When You Buy? · Ready to Buy in Hunters Ridge? 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 Hunters Ridge buyers with the same county-record data we use to price listings. We show you what homes of your product type recorded at, what the membership on each address costs, and where the room to negotiate is.
If you’re searching for the best buyer’s agent in 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 villa for the winter, a Grand Pines coach home, a single-family home with a Golf membership already on the deed, or a social home you plan to upgrade later. 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 sellers think about price, timing and repairs from the people who advise sellers every week. For this guide we read every recorded Hunters Ridge transfer on the county’s field cards for the last 36 months, 113 of them, kept the 106 the county coded as qualified, and we use that record to tell you when a list price runs ahead of its own product type and when it is fair. If you are buying here and also selling, our Hunters Ridge seller’s guide explains the other side of the same transaction.
For every home on your short list we confirm the membership type with the association office, pull the roof permit date and any wind-mitigation report, check the year built against the March 1, 2002 code line, read the villa or condominium insurance split, and ask for the current estoppel figures, including any balance on the $41 monthly Community Center assessment. You tour fewer homes and offer with fewer surprises.
We will not tell you a home carries golf unless the association confirms it in writing, and we will not tell you a roof is recent, a building is reserve-funded or an assessment is paid off unless a document says so. 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 Hunters Ridge 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, 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 Hunters Ridge was parked; we say so here rather than estimate them.
The Hunters Ridge market in 2026 rewards prepared buyers. Hunters Ridge recorded 37 qualified sales at a $408,000 median in the 12 months to September 24, 2026, against $415,000 over 24 months and $430,000 over 36 months, so recent medians sit below the three-year medians and listings priced off older sales leave room to negotiate.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR-qualified improved sales, 25 Sep 2023 to 24 Sep 2026, pulled 24 Sep 2026).
Every figure in this section comes from Lee County public records, not listing portals. We kept only sales the Department of Revenue coded 01, qualified as arm’s length, on improved parcels, per the county’s sale qualification code list. Price per square foot uses heated (air-conditioned) area on the county card, not the gross area that adds the garage and lanai.
| Product type | Qualified sales, 25 Sep 2025 to 24 Sep 2026 | Median sale price | Price range | Median $ per heated sq ft |
|---|---|---|---|---|
| Single-family | 13 | $585,100 | $275,000 to $775,000 | $290.65 |
| Villas | 19 | $372,800 | $200,000 to $480,000 | $253.35 |
| Coach homes (Grand Pines 3, Pheasant Hollow 2, Lynx Pass 0) | 5 | listed below | $334,500 to $415,000 | listed below |
| All Hunters Ridge | 37 | $408,000 | $200,000 to $775,000 | $257.73 |
Single-family homes carried about $37 more per heated square foot than villas in this window ($290.65 against $253.35), on top of their larger size. The same records put the overall median at $161.70 per total square foot, which is why you must ask any other source which area it divides by.
Longer windows give larger samples, from the same source and method (Lee County Property Appraiser field cards, pulled 24 Sep 2026):
| Product type | 24 months: sales | 24-month median | 36 months: sales | 36-month median |
|---|---|---|---|---|
| Single-family | 24 | $572,500 (mean of $570,000 and $575,000) | 38 | $599,500 (mean of $599,000 and $600,000) |
| Villas | 37 | $372,800 | 56 | $399,950 (mean of $399,900 and $400,000) |
| Coach homes | 8 | listed, under 10 sales | 12 | $375,000 |
| All Hunters Ridge | 69 | $415,000 | 106 | $430,000 |
The windows overlap and the mix of homes that happened to sell is not controlled, so read them as direction, not proof. What they do say is that a seller pricing from a 2023 or 2024 comparable is pricing from a higher market than the last twelve months recorded.
| Price band, 37 qualified sales, 25 Sep 2025 to 24 Sep 2026 | Sales | What those sales were |
|---|---|---|
| Under $300,000 | 3 | Two south villas and one single-family home on Buttonbush Place |
| $300,000 to $349,999 | 8 | Seven villas and one Grand Pines coach home |
| $350,000 to $399,999 | 6 | Three villas, both Pheasant Hollow sales and one Grand Pines coach home |
| $400,000 to $499,999 | 12 | Seven villas, four single-family homes and one Grand Pines coach home |
| $500,000 to $599,999 | 2 | Single-family homes |
| $600,000 and up | 6 | Single-family homes, to $775,000 |
Above $500,000 the recorded market is entirely single-family. Below $350,000 it is almost entirely villas. The north villas on Fox Ridge Drive and F B Fowler Court recorded the top villa prices, $435,000 to $480,000, while five of the six recorded prices over $600,000 were in the Phase 5, Phase 5B and North Unit Four sections.
With only five coach-home sales in 12 months, each is listed rather than summarized; building addresses only, per our privacy practice (Lee County Property Appraiser field cards):
For a median you have to widen the window. Grand Pines first reaches ten sales over 60 months: 17 sales at a $365,000 median. Pheasant Hollow reaches exactly ten over 60 months, at a $492,500 median, the mean of the middle pair, $490,000 and $495,000; most of those ten predate the two sales above, which is why the five-year median sits well above the recent prices. Our Grand Pines buyer’s guide and Pheasant Hollow buyer’s guide list every one of those sales.
Lynx Pass, 24 units in three buildings on Donnavid Court, recorded no qualified sale in the last 12, 24 or 36 months. Over 60 months it recorded two: $505,000 on March 23, 2022 and $320,000 on September 16, 2022. Across its whole history, 47 sales from 2006 to 2022 recorded a $277,000 median, which is history, not today’s value. A Lynx Pass buyer and that buyer’s lender will be pricing from Pheasant Hollow and Grand Pines sales adjusted for size and condition; our Lynx Pass buyer’s guide walks through how.
Here is how we read a single Hunters Ridge sale for a buyer, using a home whose field card anyone can check on the Lee County Property Appraiser site. The single-family home at 12674 Glen Hollow Drive, in the original Plat Book 41 section, is a one-story ranch built in 1988 with three bedrooms and two baths, 1,787 heated square feet and 2,792 total square feet. It recorded a qualified sale at $599,000 on May 6, 2024, and a second qualified sale at $505,000 on August 21, 2026.
What that tells a buyer. First, the second price is $94,000, about 16 percent, below the first, and it works out to about $283 per heated square foot, close to the $290.65 single-family median for the last 12 months. Second, the field card cannot tell us the condition, updates or terms at either sale, so the drop is context, not proof that prices fell 16 percent. Third, a 1988 house sits on the pre-code side of the March 1, 2002 line, so the roof permit date and the wind-mitigation report decide what that buyer will pay to insure it. Fourth, the card does not show the club membership on the deed; only the association office can confirm whether that home carries Golf or Social rights, and that one fact can be worth the $50,000 upgrade. That is the file we assemble for every home you consider, before you offer.
Four Hunters Ridge homes sold twice inside the 36-month window, per their field cards: the Glen Hollow Drive home above ($599,000, then $505,000); a villa on Hunters Court ($314,900 in June 2024, then $270,000 in May 2026); a Grand Pines coach home in the 12607 Fox Ridge Drive building ($435,000 in May 2024, then $415,000 in March 2026); and a north villa on F B Fowler Court ($460,000 in April 2024, then $469,000 in March 2025). Three of the four resold for less. That is a small sample, and it is also the clearest evidence we have that buyers today are not paying 2024 prices.
Of the 106 qualified Hunters Ridge sales recorded from September 25, 2023 to September 24, 2026, 56 closed between February and May. These are closing dates, so the contracts were written earlier, while seasonal owners were in town.
| Closing month | Qualified sales, 36 months to 24 Sep 2026 |
|---|---|
| January | 5 |
| February | 13 |
| March | 11 |
| April | 15 |
| May | 17 |
| June | 9 |
| July | 7 |
| August | 6 |
| September | 4 |
| October | 5 |
| November | 7 |
| December | 7 |
Sellers who did not sell in season can be more flexible from July to October, when the fewest homes close and the fewest buyers are touring. A buyer who can tour in late summer or early fall usually faces less competition than one who arrives in February with everyone else.
This edition does not report days on market, sale-to-list price ratio, active listings or months of supply for Hunters Ridge. Those measures live in the MLS, not in county records, and our MLS pull for Hunters Ridge is parked, so we leave them out rather than estimate them. Ask us for the current MLS read on any home you are considering and we will give it to you live. County keying can also run four to six weeks behind recording, so a few late-summer closings may not appear yet.
With recent medians below the three-year medians and every home carrying its own membership, the Hunters Ridge buyer who arrives with the membership letter, the roof permit and an insurance quote already in hand negotiates from strength. Start your Hunters Ridge 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 Hunters Ridge home first? Get a free Hunters Ridge home valuation and Call Jesse direct at (239) 898-6072.
Hunters Ridge has three home types and no marketing villages: 246 single-family sites on eight plats, 206 attached villas in two groups, and 110 condominium coach homes in Grand Pines, Pheasant Hollow and Lynx Pass. The right Hunters Ridge home depends on how much maintenance you want to hand to an association and how much you want to spend.
Unit counts are Lee County Property Appraiser parcel counts (ParcelsWFS layer); years built come from the state’s 2025 roll (FDOR statewide cadastral).
| Section | Home type | Homes | Years built (median) | Streets | Association layer |
|---|---|---|---|---|---|
| Hunters Ridge, Plat Book 41 | Single-family | 40 | 1988 to 2023 (1988) | Glen Hollow Dr, Hunters Ridge Dr, Sweet Bay Ln | Master only |
| Replats, Plat Book 44 | Single-family | 58 (1 vacant) | 1990 to 1998 (1993) | Hunters Ridge Dr, Buttonbush Pl, Sweet Bay Ln | Master only |
| Block L | Single-family | 15 | 1993 to 2013 (1994) | Buttonbush Pl, Hunters Ridge Dr | Master only |
| Phase 5 | Single-family | 46 | 1993 to 2006 (1998) | Silverthorn Ct, Hunters Ridge Dr | Master only |
| Phase 5B | Single-family | 24 | 1995 to 2006 (1998) | Hunters Lakes Ct | Master only |
| North Units Three and Four | Single-family | 63 (1 vacant) | 1999 to 2021 (2005) | Alfred Moore Ct, L Burton Fletcher Ct | Master only |
| Hunters Ridge Villas (south) | Attached villa | 134 | 1988 to 1995 (1989) | Glen Hollow Dr, Marsh Elder Ct, Maiden Cane Ln, Hunters Ct, Wild Coffee Ct | Master only |
| North Unit Two villas | Attached villa | 72 | 1998 to 2005 (2002) | Fox Ridge Dr, F B Fowler Ct | Master only |
| Grand Pines | Coach-home condominium | 46 | 1996 to 2005 (2001) | Fox Ridge Dr | Grand Pines condo association |
| Pheasant Hollow | Coach-home condominium | 40 | 2006 | Hiram St | Pheasant Hollow condo association |
| Lynx Pass | Coach-home condominium | 24 | 2006 | Donnavid Ct | Lynx Pass condo association |
The south side holds most of the single-family homes: one-story ranch homes built from 1988 through the late 1990s on Glen Hollow Drive, Sweet Bay Lane, Buttonbush Place, Hunters Ridge Drive, Silverthorn Court and Hunters Lakes Court. Recorded single-family sales in the last 12 months ran from 1,592 to 2,460 heated square feet. These homes are largely pre-2002 construction, so they suit a buyer who is ready to verify or replace a roof and add opening protection, and who wants a house on its own lot at a price below the city’s newer golf communities.
The north parcel holds the newest and largest homes in Hunters Ridge. North Unit Four on L Burton Fletcher Court was built from 2001 to 2006, and the $775,000 sale there in April 2026, 2,243 heated square feet built in 2004, set the 12-month high. Alfred Moore Court includes the community’s largest homes, among them a two-lot, 4,462-square-foot home that recorded $1,250,000 in December 2024, an outlier by size. These homes sit on the Florida Building Code side of the 2002 line, which usually shows up in the insurance quote.
Hunters Ridge Villas is the original south-side villa section: 134 attached, one-story homes built from 1988 to 1995, in buildings of two to four villas, on Glen Hollow Drive, Marsh Elder Court, Maiden Cane Lane, Hunters Court and Wild Coffee Court. Twelve of the 19 villa sales in the last 12 months were south villas, at a $336,250 median, including the $200,000 low sale. The master association insures the building exteriors and reserves for roofs and painting under Declaration §5.03, which makes these the most affordable lock-and-leave homes in the gate. Our Hunters Ridge Villas guide covers them street by street.
The 72 North Unit Two villas are paired homes built from 1998 to 2005, larger than the south villas, with recorded sales from 1,662 to 1,746 heated square feet in the last 12 months. They carry the North villa quarterly fee of $1,950.95. Because they sold less often, the first window with ten north-villa sales is 24 months: 10 sales at a $450,000 median. A buyer who wants a villa with a newer shell and more room pays for it here; our villa buyer’s guide compares the two villa groups directly.
Grand Pines Condominium at Hunters Ridge holds 46 coach homes in eight two-story buildings on Fox Ridge Drive, built from 1996 to 2005. It is a Chapter 718 condominium inside the Chapter 720 master, so its owners belong to both associations. Grand Pines has the strictest pet rule in Hunters Ridge, dogs and cats under 10 pounds, and an HRCA quarterly fee of $2,076, with water and sewer in that fee under the 2026 fee sheet. Its 60-month median is $365,000 on 17 sales.
Pheasant Hollow at Hunters Ridge is a 40-unit condominium of ten two-story, four-unit buildings on Hiram Street, whose declaration was recorded on December 16, 2005, with every home completed in 2006. The declaration describes units of 1,647 to 2,150 air-conditioned square feet, and a four-bedroom plan recorded the $397,500 sale above. Pheasant Hollow carries the highest HRCA quarterly fee in the community, $2,500, and allows two household pets.
Lynx Pass at Hunters Ridge is 24 units in three two-story, eight-unit buildings on Donnavid Court, whose declaration was recorded on January 5, 2006. Plans are two bedrooms plus den or three bedrooms, with an HRCA quarterly fee of $2,050 and a two-pet limit. With no recorded sale since 2022, a Lynx Pass listing is rare, and a buyer who wants one usually has to be ready when it appears.
Single-family homes and villas are fee-simple lots under the Chapter 720 master association, and a buyer receives the homeowners’ association disclosure summary required by section 720.401, Florida Statutes before signing. Grand Pines, Pheasant Hollow and Lynx Pass are Chapter 718 condominiums inside that master, so a coach-home buyer receives both: the 720 disclosure for the master and the condominium resale disclosure under section 718.503, plus a condominium estoppel under section 718.116. Our Hunters Ridge seller’s guide describes the same documents from the seller’s side, so both pages agree on who owes what.
Every Hunters Ridge home carries a Charter, Golf or Social membership that runs with the title, and a buyer inherits whichever one the seller holds. Membership is mandatory at the Social level at minimum; golf attaches only to specific homes or is bought as a $50,000 upgrade while the golf roster is under its 420 cap.
Our Hunters Ridge community guide covers the club’s history and golf 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 home gets it | Golf privileges | Ownership 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 Golf or Social rate elected |
| Golf | Runs with the home, 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 home must carry | Limited paid play in season, no guests | None (§9.12) | $4,775 |
Two homes on the same street can carry very different golf rights and very different annual costs. Declaration §9.08 makes each membership “appurtenant to and run with the title,” so a buyer of a Social home cannot assume it will play as a Golf home, and a seller cannot move a Golf membership to another address. The county’s sale records describe the land and the building, not the membership, so the recorded prices in this guide do not separate golf homes from social homes.
A Social member who wants golf pays an upgrade (initiation) fee “currently priced at $50,000” under the 2026 fee sheet, and only while golf memberships sit below the 420 cap in 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.
Declaration §9.12 gives Social members the clubhouse, Community Center, 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 Declaration §9.08, a Golf membership an owner surrenders can be regained only on the initiation terms in force at that time. If a seller dropped golf to save dues, the buyer who wants golf faces the full upgrade. Ask when the membership type on the home 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 type on the exact address before an offer, and we confirm it again on the estoppel certificate under section 720.30851 before closing.
Declaration §9.07 extends each membership to the designated member, one other adult and children under 21. 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 Hunters Ridge home in 2026 costs about $9,588 a year in association billing for a single-family home with a Social membership and about $15,939 with Golf, before property taxes and insurance, per the 2026 fee sheet. Villas and coach homes carry higher quarterly fees because the association or condominium maintains and insures more of the building.
Data updated: September 2026 (Hunters Ridge Golf and Country Club 2026 Membership Program and Fees; Third Amended Master Declaration; Treasurer’s letter on the Community Center assessment; retrieved 24 Sep 2026).
All amounts are from the 2026 Membership Program and Fees sheet unless another document is named.
| Layer | 2026 amount | Who pays |
|---|---|---|
| Social dues | $4,775 a year, billed in thirds January to March | Every home |
| Golf dues | $5,400 plus $351 sales tax; $10,526 a year with social dues | Golf and Charter golf members |
| Golf upgrade | $50,000 one time, subject to the 420 cap | A Social home 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 |
| Quarterly fee, single-family | $582 | Single-family homes |
| Quarterly fee, south villa | $1,878.20 | Hunters Ridge Villas |
| Quarterly fee, north villa | $1,950.95 | North Unit Two villas |
| Quarterly fee, Grand Pines | $2,076, water and sewer in the fee | Grand Pines coach homes |
| Quarterly fee, Pheasant Hollow | $2,500, water and sewer in the fee | Pheasant Hollow coach homes |
| Quarterly fee, Lynx Pass | $2,050, water and sewer in the fee | Lynx Pass coach homes |
| Sewer | $61.90 a month | Villas and single-family homes |
| Community Center assessment | $41 a month through November 2035 | See the label note below |
| Golf capital assessment | $50 a month through January 2027 | Golf and Charter sites |
| Resale capital contribution | $3,000 one time at closing (Declaration §4.12(B)) | The buyer, unless the contract says otherwise |
| Transfer fee | $400 one time at closing | Collected at closing |
The resale capital contribution is $3,000 per site in 2026, and Declaration §4.12(B) makes it the buyer’s obligation unless buyer and seller agree otherwise in writing; the board may raise it by up to 10 percent a year. Because the split can be negotiated, we treat it as a contract term and settle it in the offer. The $400 transfer fee is collected at closing on every sale. Neither is a tax or a title charge, so ask the title company to show both on the settlement statement.
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 estoppel for every home.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly fee | $582 x 4 | $2,328.00 |
| Sewer | $61.90 x 12 | $742.80 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 x 12 | $492.00 |
| Total | $9,587.80 |
That is about $799 a month in association billing. 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 | $582 x 4 | $2,328.00 |
| Sewer | $61.90 x 12 | $742.80 |
| 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 | $15,938.80 |
That is about $1,328 a month. Add $1,704 if you keep a private cart on the course. If the home carries only a Social membership and you want golf, add the one-time $50,000 upgrade.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly fee, north villa | $1,950.95 x 4 | $7,803.80 |
| Sewer | $61.90 x 12 | $742.80 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 x 12 | $492.00 |
| Total | $15,063.60 |
A south villa runs $291 a year less on the quarterly line, $14,772.60 in total. The villa premium over a single-family home pays for exterior insurance, roof and paint reserves and lawn care under Declaration §5.03.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly fee, water and sewer in the fee | $2,500 x 4 | $10,000.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 x 12 | $492.00 |
| Total, master association billing | $16,517.00 |
The fee sheet does not say whether the coach-home quarterly figure already carries the condominium association’s own budget, and the three condominium budgets are not posted publicly. A coach-home buyer should request the condominium’s current budget, reserve schedule and any pending assessment before the document review period ends.
| Item | 2023 | 2026 | Change |
|---|---|---|---|
| Social dues | $3,750 | $4,775 | Up 27.3% |
| Golf total with social and tax | $8,830.05 | $10,526 | Up 19.2% |
| Sewer, per month | $41.45 | $61.90 | Up 49.3% |
| Resale capital contribution | $1,500 | $3,000 | Doubled |
| Transfer fee | $400 | $400 | Unchanged |
| Pheasant Hollow quarterly | $1,728 | $2,500 | Up 44.7% |
| Lynx Pass quarterly | $1,728 | $2,050 | Up 18.6% |
The 2023 figures come from a copy of the association’s 2023 schedule in its welcome guide, a secondary source. Golf dues alone rose 50 percent from 2022 to 2023, from $3,170 to $4,770, per the March 13, 2023 golf committee minutes. A member-owned club funds every reinvestment from its members, so budget for dues that rise.
The same fee sheet lists a “Luxurious 13,500 sq. ft. Clubhouse,” the club’s staffed “24-hour Gated Security Staff,” a 2,500-square-foot pool with lap lanes, the new Community Center and 4 tennis, 8 pickleball and 4 bocce courts. The single-family quarterly fee carries Comcast bulk internet and X1 television, per the same sheet. Before you compare Hunters Ridge with a community that has lower dues, list what each one’s dues actually deliver.
Hunters Ridge runs on a recorded declaration and a written rulebook: every lease needs board approval, runs at least 30 days and is capped at three a year, every exterior change needs architectural approval, signs are small, and guests enter only when pre-authorized at the staffed gate. Buyers who plan to rent should read these rules first.
Under the Third Amended Master Declaration, no lease may be shorter than 30 consecutive days, no home may be leased more than three times a year, and no lease may run longer than one year, renewable once (§7.25 and §7.26). Every lease needs board approval before move-in (§7.10), subleasing is barred, and occupancy is capped at two persons per bedroom. While a home is leased, the owner and family lose use of the amenities except the restaurant, and the dues continue.
The declaration caps the lease application fee at $150 per adult (§7.10.3), and the current Lease Application Packet shows $100 billed to the owner. The documents disagree on notice: 10 days in the declaration, 14 in the lease packet and 30 in the Rules. Follow the current packet and submit 30 days ahead. Lynx Pass and Pheasant Hollow add their own condominium board approval and a review fee of up to $50.
Household pets are allowed under Declaration §7.07, subject to rules. Grand Pines allows dogs and cats under 10 pounds, Lynx Pass and Pheasant Hollow allow two household pets, and community-wide the 2026 fee sheet states “No aggressive dogs, hybrids or reptiles permitted.” Pets are not allowed on the clubhouse grounds, courts, pool or golf course under the Rules and Regulations §6.03.
Our research found no buyer-approval clause for resales in the master documents; leases, by contrast, need board approval under Declaration §7.10. The membership moves with the title at closing under §9.08. Coach homes also sit under a condominium association, so we ask the title company to confirm what that association requires before closing is scheduled.
Boats, trailers, RVs and commercial vehicles may not be stored outside a garage (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). Any exterior change, including a paint color, needs written approval from the Architectural Review Board, which meets on the third Monday of each month (§6.02 and §6.04). If you plan to replace windows or a roof after closing, budget the approval time.
Guests staying more than 15 nights while the owner is away must register, and unrelated guests pay $150 (Declaration §7.24). Residents use RFID tags at the main gate on Hunters Ridge Boulevard and at the resident-only back gate on Bonita Grande Drive, which closes from 10 pm to 6:30 am. The guardhouse does not accept packages, per Rules §29.09, and the club does not accept cash (Rules §10.02).
Every Hunters Ridge 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. Insurance cost is driven far more by building age, roof date and product type than by flood, and premiums vary by address.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Map Service Center, Lee County evacuation zones, Florida Department of Revenue 2025 roll, Citizens Property Insurance, retrieved 24 Sep 2026).
Our research team queried FEMA’s live National Flood Hazard Layer at the clubhouse, at 64 grid points and at all 686 parcel centroids in the area on September 24, 2026; every one returned Zone X minimal hazard, with no base flood elevation. Federally backed lenders do not require flood insurance outside the special flood hazard area, and Bonita Springs holds a Community Rating System Class 5, a 25 percent discount on NFIP policies, per the city’s November 21, 2024 notice.
FEMA posted Lee County’s revised flood maps on the Map Service Center, effective March 2, 2027. The six revised panels do not include 0678, so Hunters Ridge stays on 12071C0678F. We will re-check after the effective date.
All 686 parcel centroids returned Lee County evacuation Zone C on the county’s Find My Evacuation Zone layer, not a coastal A or B zone. We found no Hunters Ridge-specific flood or damage report for Irma in 2017 or Ian in 2022, though the Imperial River gauge about a kilometer away crested at 15.32 feet and 12.32 feet. Zone X is lower risk, not no risk, so the seller’s disclosure and the permit history for the address matter more than a community summary.
| Home type | Who insures the building exterior | What the buyer arranges |
|---|---|---|
| Single-family (244) | The owner | A full homeowners policy, plus flood where required |
| Villas (206 in 80 buildings) | The master association, exterior walls and roof structure (Declaration §5.03) | A policy matched to where the association policy stops |
| Coach homes (110) | Each condominium association, under its own declaration | A condominium unit-owner policy |
The state’s 2025 roll dates the 560 homes from 1988 to 2006, median 1997, and 374 of them (67 percent) were built in 2001 or earlier, before the statewide Florida Building Code of March 1, 2002, per the Florida Senate SB 808 analysis. The whole community sits in a 160 mph design-wind, wind-borne debris region on the Lee County Property Appraiser’s hazards map service. The south villas and the original single-family streets are almost entirely pre-code; the north units and the Pheasant Hollow and Lynx Pass buildings are mostly code-era.
Insurance credits depend on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. It asks whether the house was built to the 2001 code or later, and gives the top roofing answer when the roof permit application is dated on or after March 1, 2002 or the original roof was built in 2004 or later. A pre-2002 home with a re-permitted roof can earn the roof credit; a pre-2002 home with an original roof cannot. Ask the seller for the roof permit and a wind-mitigation report under five years old.
Citizens Property Insurance requires flood coverage on every personal residential policy with wind coverage from January 1, 2027, including in Zone X, per its flood requirement page. Condominium unit-owner policies are exempt, so a coach-home owner with a Citizens unit-owner policy is outside the rule, while a single-family owner with a Citizens wind policy is not. Florida’s roof-age rule in section 627.7011 bars refusing a policy solely for a roof under 15 years old.
The state’s My Safe Florida Home program offers free wind-mitigation inspections and grants of up to $10,000 for approved upgrades, with applications processed on a tiered basis. Separately, Florida requires a residential seller to give a buyer a flood disclosure at or before contract under section 689.302. We do not quote premiums; get a quote on the specific address before your inspection period ends.
Before buying a Hunters Ridge coach home in Grand Pines, Pheasant Hollow or Lynx Pass, read two sets of documents: the master association’s and the condominium’s. Request the condominium budget, reserves, master insurance, minutes and any special assessment, confirm the pet and lease rules, and confirm your lender will approve the condominium before your review period ends.
Data updated: September 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503; condominium documents posted by the association; retrieved 24 Sep 2026).
Florida’s milestone inspection law, section 553.899, and the structural integrity reserve study requirement in section 718.112(2)(g) apply to condominium buildings of three habitable stories or more. The Grand Pines, Pheasant Hollow and Lynx Pass buildings are two stories, so neither requirement applies to them, as each building’s own guide explains. The ordinary condominium reserve rules for roofs, painting and paving still apply, so read the reserve schedule.
Florida’s condominium resale rules in section 718.503 give a buyer the governing documents, a question-and-answer sheet 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. A single-family or villa buyer’s parallel protection is the section 720.401 disclosure summary, which must come before signing.
A financed coach-home buyer needs the lender to approve the condominium project. Fannie Mae publishes a Condo Project Manager status finder and a list of ineligible project types; ask your lender to run the project early, because a building with a pending special assessment or thin reserves can slow a loan.
The master association posts the Pheasant Hollow condominium documents, the Lynx Pass condominium documents and the 2013 restated master declaration with the Grand Pines condominium documents. The Lynx Pass and Pheasant Hollow prospectuses state that unit owners are required, as a condition of ownership, to be members of the master association.
A Hunters Ridge 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-specific $3,000 capital contribution and $400 transfer fee.
Data updated: September 2026 (Florida Department of Revenue documentary stamp and intangible tax pages; Florida Statutes sections 193.155 and 196.031; Hunters Ridge 2026 fee sheet; retrieved 24 Sep 2026).
Property taxes are not published per home 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. Look up the parcel at the Lee County Property Appraiser, read the actual 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 Hunters Ridge tax bill carries no CDD debt line; confirm any other non-ad valorem charge on the parcel’s own bill.
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 recording fee for the deed 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.
| Estimate for illustration | $372,800 villa, 20% down ($298,240 loan) | $585,100 single-family home, 20% down ($468,080 loan) | $365,000 Grand Pines coach home, cash |
|---|---|---|---|
| Mortgage documentary stamps, $0.35 per $100 of loan | $1,044 | $1,638 | none |
| Intangible tax, 2 mills on the loan | $596 | $936 | none |
| Resale capital contribution (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 | $5,040 | $5,974 | $3,400 |
The medians come from the county record in the market section above; the tax arithmetic follows the Department of Revenue rates. 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, prepaid homeowners and flood insurance, tax escrow and the first quarter of association fees.
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 for homestead.
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 Hunters Ridge seller may still offer compensation or a concession toward a buyer’s costs, but not through the MLS, and we ask on every home.
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 Hunters Ridge, the inspection period is where a pre-2002 roof, a villa’s shared-wall repairs or a coach home’s pending assessment gets priced; we use it every time.
Hunters Ridge homes are 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 sent three Hunters Ridge addresses through the district’s own 2026-27 lookup, linked from its School Zones page, on September 24, 2026; all three returned South Zone 3, elementary Zone Q, middle Zone GG and high school subzone S-3. The test addresses were in the northern half of the community, so run your own address before you rely on it.
| School | Level | 2025-26 FLDOE grade | Drive, 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 12500 Hunters Ridge Drive.
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. Bonita Springs High opened in August 2017.
Daily life in Hunters Ridge follows the club season from October to May: weekly golf days, card clubs, about 30 fitness and aqua classes a week, monthly patio parties and holiday nights at the clubhouse. Hunters Ridge sits about 8 minutes from downtown Bonita Springs and 14 from Bonita Beach Park, without traffic.
The full club calendar, dining rooms, courts and civic pipeline are documented in our Hunters Ridge neighborhood guide; this section summarizes what matters to a buyer.
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 Party on the Patio, a pool grand re-opening on November 14, 2026, a Valentine’s dinner dance 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.
The 18-hole, par 72 Gordon Lewis course has six sets of tees rated by the Florida State Golf Association, a 2022 renovation, three golf simulator studios, a range and putting greens, with tee times booked through ForeTees under the 2026-27 Golfer’s Guide. The court sports page lists 4 tennis, 8 pickleball and 4 bocce courts. The new Community Center, a roughly $3,000,000 project, opened “slightly under” budget with a 24-hour fitness center.
The clubhouse holds a main dining room, a grill room, outdoor dining and a patio bar, and “The Ridge” serves poolside; members charge purchases to their account against the $1,250 annual dining minimum. The club’s dining page lists current service.
| Facility | Type | Drive, about, without traffic |
|---|---|---|
| NCH North Hospital | Hospital, 24-hour emergency department | 18 min |
| Lee Health Coconut Point Emergency Department | 24-hour emergency department | 21 min |
| Gulf Coast Medical Center | Level II trauma center | 31 min |
The Lee Health campus on Health Center Boulevard, long called Bonita Community Health Center, has no emergency department, per Lee Health’s 2019 release. In an emergency, call 911.
| Destination | Drive, about, without traffic |
|---|---|
| Riverside Park, downtown Bonita Springs | 8 min |
| Bonita Beach Park | 14 min |
| Coconut Point, Estero | 18 min |
| Southwest Florida International Airport | 26 min |
| Naples City Hall, downtown Naples | 28 min |
Times are free-flow OSRM routes measured September 24, 2026; in season and at rush hour on I-75 and Bonita Beach Road they run longer.
FDOT’s I-75 widening from Golden Gate Parkway to Alico Road, FPID 452544-1, runs along the community’s western edge, with express lanes and “new noise walls in qualifying locations” decided by a benefited-owner survey under FDOT’s noise wall presentation. North of the gate, the Bernwood Park of Commerce is barred from any road connection into Hunters Ridge by Lee County ADD2005-00120. Across Bonita Beach Road, Midtown at Bonita’s retail is opening, per the Business Observer, and a 149-foot monopole application on Fox Ridge Drive, city case PD25-124697-BOS, has no published outcome; buyers near Fox Ridge Drive should ask the association about it.
Hunters Ridge fits a buyer who wants a gated private club at a lower entry price, with golf optional; Palmira fits a buyer who wants 27 holes and a higher-priced home. Hunters Ridge recorded a $408,000 county median on 37 sales, against Palmira’s $725,000 MLS median on 39 closings in our August 2026 pull.
Data updated: September 2026 (Hunters Ridge: Lee County Property Appraiser field cards, 12 months to 24 Sep 2026; Palmira: Southwest Florida MLS closings in our August 2026 pull, from our Palmira guide).
| Factor | Hunters Ridge | Palmira Golf Club |
|---|---|---|
| Golf | 18 holes, par 72, Gordon Lewis design, six tee sets | 27 holes, per the club site |
| Golf model | Social membership mandatory; golf attaches to specific homes or costs a $50,000 upgrade, cap 420 | Member-owned club; terms in our Palmira guide |
| Minimum annual club cost | $4,775 social dues plus $1,250 dining minimum | See our Palmira guide |
| Home types | Single-family, attached villas, two-story coach-home condominiums | See our Palmira guide |
| Years built | 1988 to 2006, median 1997 | See our Palmira guide |
| Sales counted and median | 37 county-recorded sales, $408,000 | 39 MLS closings, $725,000 |
| Median $ per square foot | $257.73 per county heated sq ft | $330 per MLS living sq ft |
| Days on market and sale-to-list | Not in this edition (MLS pull parked) | 64 days, 97.2% |
| FEMA flood zone | Zone X on every parcel | See our Palmira guide |
| Evacuation zone | Zone C | See our Palmira guide |
| Best fit | Lower entry price, golf optional, lock-and-leave villas and coach homes | Golf at the center of the week, higher budget |
The two median rows compare county records with MLS records, which count and measure homes differently, so the gap is real in direction but not exact in size.
Choose Hunters Ridge if you want a gated club lifestyle at a lower purchase price, if you are not sure you will golf or know you will not, and if a single association running the club, the grounds and the sewer plant suits you. Budget the social dues from day one and confirm the membership on the exact address.
Choose Palmira if golf is the center of your week, if 27 holes matters, and if your budget sits around or above its $725,000 MLS median. Read our Palmira golf community guide for its membership terms, home types and flood details.
Hunters Ridge sells well below the two leading Bonita Springs golf rivals in our research: a $408,000 county median on 37 sales against $725,000 at Palmira and $750,000 at Bonita National in our August 2026 MLS pull. Its golf model differs too, because membership is mandatory while golf itself is optional and priced separately.
Data updated: September 2026 (Lee County Property Appraiser field cards for Hunters Ridge; Southwest Florida MLS, August 2026 pull, for Palmira and Bonita National).
| Community | Record system | Sales counted | Median price | Median $ per sq ft | Golf model |
|---|---|---|---|---|---|
| Hunters Ridge | County field cards, 12 months to 24 Sep 2026 | 37 | $408,000 | $257.73 heated | Social mandatory, golf optional or $50,000 upgrade |
| Palmira Golf Club | MLS, August 2026 pull | 39 | $725,000 | $330 living | 27 holes, member-owned |
| Bonita National | MLS, August 2026 pull | 98 | $750,000 | $363 living | Golf and Social memberships “deeded directly to homes” (club site) |
Buyers who want golf without a private club should look at our Bonita Fairways community guide, where the homeowners own a public executive course, and our Bonita Fairways buyer’s guide. Buyers who want every home to carry golf should read our Worthington guide, a bundled club. For the whole city, our Bonita Springs buyer’s guide covers every price band, and our Lee County golf guide compares how each club handles equity, dues and initiation.
Hunters Ridge offers a Zone X flood map on every parcel, lower prices per square foot than its private-club rivals, an equity golf option, a full club calendar and a staffed gate. The costs are real too: mandatory dues on every home, a $50,000 golf upgrade, mostly pre-2002 construction, ongoing assessments, strict leasing rules and I-75 along the west edge.
To see Hunters Ridge homes for sale, search current listings on our site or on DomainRealtyGroup.com, then send us your favorites; we pull the membership, roof, fee and rules file for each Hunters Ridge home before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Save a Hunters Ridge search to get alerts when new listings match, and ask us for the current MLS read on any product type, including how long homes are taking to sell and how close to list price they are closing. Those are MLS figures, not county ones, and they are not printed in this edition, so we give them to you live.
The 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 Hunters Ridge 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 and whether golf matters, and we send the Hunters Ridge product types that fit, with recent recorded sales and the documents to request.
We start with the product type and the membership, because those two decide most of the annual cost: a social single-family home at about $9,588 a year in association billing, or a golf home at about $15,939. Then we map your budget to the recorded sales, flag which homes predate the 2002 code, and list the documents your lender and insurer will ask for.
Start your Hunters Ridge 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 homes in Hunters Ridge or our Bonita Springs seller’s guide, and get a free Hunters Ridge home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
Seasonal buyers in Hunters Ridge should plan for a home left empty for months: a lock-and-leave product, hurricane protection, insurance that fits a vacant season, a delivery plan because the guardhouse takes no packages, and leasing rules that allow only board-approved, 30-day-plus tenants, no more than three a year.
A villa puts the building exterior, roof structure and lawn care on the master association under Declaration §5.03, and a coach home puts the building on its condominium association. Either is simpler to leave for the summer than a single-family home. Ask who handles shutters or impact openings, and how the association checks homes after a storm.
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.
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 Bonita Springs buyer’s agent and Jesse McGreevy is a top-reviewed Southwest Florida 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.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
These are the questions buyers ask us most about Hunters Ridge, answered from the Lee County record, the association’s recorded documents and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Choose the product type that fits your budget, confirm the membership on the exact address in writing, price insurance on the roof and building age, and read the disclosure summary before you sign. Then inspect, read the association documents in your review period, order both estoppels where a condominium is involved and close through a Florida title company.
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 administration office is at 28400 Hunters Ridge Boulevard and the clubhouse at 12500 Hunters Ridge Drive.
Yes. The main gate on Hunters Ridge Boulevard has a staffed guardhouse, guests and vendors must be pre-authorized, and a resident-only RFID gate on Bonita Grande Drive closes from 10 pm to 6:30 am.
562 residential sites: 244 single-family homes plus 2 vacant lots, 206 villas in 80 buildings and 110 coach homes in Grand Pines (46), Pheasant Hollow (40) and Lynx Pass (24), per Lee County Property Appraiser parcel data.
Over the 12 months to September 24, 2026, the county recorded 37 qualified sales at a $408,000 median and $257.73 per heated square foot, from $200,000 to $775,000.
Thirteen single-family homes recorded a $585,100 median over the same 12 months, from $275,000 to $775,000, or $290.65 per heated square foot.
Nineteen villas recorded a $372,800 median over the same 12 months, from $200,000 to $480,000. The south villas’ 12 sales had a $336,250 median; the north villas reach ten sales only over 24 months, at a $450,000 median.
Yes, 110 two-story coach-home condominiums in Grand Pines, Pheasant Hollow and Lynx Pass. Five sold in the last 12 months, from $334,500 to $415,000.
The south villas. The three sales under $300,000 in the last 12 months were two south villas, at $200,000 and $270,000, and one single-family home at $275,000.
The overall median went from $430,000 over 36 months to $415,000 over 24 months and $408,000 over 12 months, and three of four homes that sold twice resold for less. The mix of homes is not controlled, so compare your product type rather than the headline.
The public record does not say. Its last two recorded sales were $505,000 and $320,000 in 2022; buyers and lenders price Lynx Pass from Pheasant Hollow and Grand Pines sales.
Yes. Declaration §9.03 requires every home to carry a Charter, Golf or Social membership; the minimum is Social at $4,775 a year in 2026.
Only some. Golf and Charter memberships run with specific homes under Declaration §9.08; the rest carry Social memberships. Confirm the membership on the exact address with the association in writing.
$10,526 a year in total dues for a golf member in 2026, plus a $50,000 one-time upgrade if the home carries only a Social membership, subject to the 420 golf cap.
Golf memberships are capped at 420, and the 2026 budget counts 358 golf-dues payers, so the cap is a ceiling. Ask the office how many slots are open and whether a waiting order applies before you buy to upgrade.
Every home pays $4,775 in social dues and a $1,250 dining minimum. Quarterly fees run $582 for single-family homes, $1,878.20 and $1,950.95 for south and north villas, and $2,050 to $2,500 for coach homes.
The buyer pays a $3,000 resale capital contribution under 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.
Yes: $41 a month through November 2035 for the Community Center project, or its lump-sum options, and $50 a month through January 2027 for golf and charter sites. Ask for the payoff figure on the estoppel.
No. The only Hunters Ridge community development district on the state list is in Flagler County.
Every parcel is in FEMA Zone X, minimal flood hazard, on panel 12071C0678F, and the March 2, 2027 revision does not change that panel.
A federally backed lender does not require it in Zone X, but Citizens requires flood coverage on every personal residential policy with wind coverage from January 1, 2027. Condominium unit-owner policies are exempt.
We found no Hunters Ridge-specific flood or damage report for Ian or Irma. The nearby Imperial River did flood, so check the seller’s disclosure and the permit history of the address.
Lee County evacuation Zone C, on every parcel our team tested.
Yes, but 67 percent were built before March 1, 2002, so the roof permit date and a wind-mitigation report decide the premium. Get a quote before your inspection period ends.
No. Those laws apply to condominium buildings of three habitable stories or more, and the Grand Pines, Pheasant Hollow and Lynx Pass buildings are two stories. Read the ordinary reserve schedule anyway.
Yes, with board approval, for at least 30 days, no more than three times a year and no longer than one year, renewable once. Owners lose amenity use while the home is leased.
No. The 30-day minimum and three-leases-a-year cap in Declaration §7.26 rule them out.
Household pets are allowed with rules. Grand Pines allows dogs and cats under 10 pounds, Lynx Pass and Pheasant Hollow two pets, and pets are not allowed on the club grounds, courts, pool or course.
We found no buyer-approval clause for resales in the master documents; leases need approval. Coach homes also have a condominium association, so confirm its requirements with the title company.
No age restriction appears in the documents we reviewed. The homes and rules are described on this page; the community is open to any buyer.
Hunters Ridge Community Association, Inc. is self-managed, with its own staff and an elected seven-member board; there is no outside management company.
The association owns it, along with the clubhouse, courts, pool and sewer plant, under Declaration §9.01. Golf and Charter members hold a pro rata interest in association assets on dissolution.
Drinking water comes from Bonita Springs Utilities. The association owns its own sewer plant; single-family homes and villas pay $61.90 a month, and coach homes pay through the quarterly fee.
South Zone 3: five elementary schools including Pinewoods and Three Oaks (A), 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 without traffic to Bonita Beach Park.
About 26 minutes without traffic to Southwest Florida International Airport, straight up I-75.
NCH North Hospital in North Naples, about 18 minutes without traffic. The Bonita Community Health Center campus has no emergency room.
A 149-foot monopole on Fox Ridge Drive was proposed in city case PD25-124697-BOS; its outcome is not published. Ask the association.
Late summer and early fall usually bring the least competition: only 17 of 106 qualified sales in the last 36 months closed from July through September, against 56 from February through May.
Hunters Ridge recorded a $408,000 county median against Palmira’s $725,000 MLS median, with optional golf against Palmira’s 27-hole member-owned club.
Under Lee County custom a buyer pays mortgage stamps and intangible tax on a loan, lender’s title, recording and inspections, plus the $3,000 capital contribution and the $400 transfer fee.
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 behind every offer. Call Marc at (239) 287-5873.
A Hunters Ridge specialist knows which membership runs with which address, which sections predate the 2002 code, what each product type’s quarterly fee and insurance split is, how the leasing rules work and what comparable homes of the same type recorded. That knowledge turns a Hunters Ridge 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 on Bonita Beach Road. 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 Hunters Ridge home and what your Hunters Ridge home is worth explain how we time a sale and a purchase together; Call Jesse direct at (239) 898-6072. The full Hunters Ridge community guide covers the history, golf course and civic pipeline in depth.
If you’re searching for the best buyer’s agent in 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.
Hunters Ridge market record, last 12 months: we tracked 37 qualified recorded sales inside Hunters Ridge at a $408,000 median, per Lee County Property Appraiser field cards pulled September 24, 2026.
Use the buyer form on this page, return to the Hunters Ridge 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 Hunters Ridge home valuation.
Marc Comisar is a top-reviewed Hunters Ridge 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 Hunters Ridge Community Association’s recorded and published documents, state and federal agencies, Florida law, the City of Bonita Springs, 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 Hunters Ridge buyer is most likely to need, each linked to the official source that publishes it: the Hunters Ridge Community Association, the State of Florida, Lee County, the City of Bonita Springs or the federal government.
Market data from the Lee County Property Appraiser recorded-sale file, pulled 24 September 2026; Palmira and Bonita National figures from Southwest Florida MLS, pulled August 2026. MLS figures for Hunters Ridge are available on request. Brokered by Domain Realty.