Recorded South and North villa prices, the roof reserves, the villa fee stack and the insurance split, from the #1 team in Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from Lee County Property Appraiser field cards for all 206 villa parcels, read 26 September 2026, sale windows measured to 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 one of the 206 attached, one-story villas described in our Hunters Ridge Villas neighborhood guide. It is written for a buyer choosing between a South villa on Maiden Cane Lane, Marsh Elder Court, Glen Hollow Drive, Wild Coffee Court, Hunters Court or Hunters Ridge Drive and a North villa on Fox Ridge Drive or F B Fowler Court, and it covers what each half of the villa section actually sells for, what a villa costs to carry, who pays for the roof, and which documents to read before you sign.
The villas sit inside Hunters Ridge, the gated golf and country club community of 562 sites on 275 acres in the City of Bonita Springs, Lee County ZIP 34135. Each villa is a fee-simple home on its own lot, not a condominium unit, and there is no separate villa association: the Hunters Ridge Community Association insures the building shells, mows the grounds and saves for the roofs through a South Villas budget and a North Villas budget, paid in a quarterly villa fee on top of the club dues every Hunters Ridge home carries.
In the twelve months to September 24, 2026, the county recorded 19 qualified villa sales, all resales, at a $372,800 median and $253.35 per heated square foot, from $200,000 to $480,000. Those 19 sales are really two markets. Twelve South villas sold at a $336,250 median; the seven North villas are too few for a median, and over 24 months ten North villas sold at a $450,000 median. For a buyer, the $100,000-plus gap between the two halves of one villa section is the first fact that matters, and the South roof program is the second.
To buy a Hunters Ridge villa in 2026, choose your section first, South or North, then confirm in writing which club membership runs with that exact villa, budget the villa fee, social dues and the $3,000 buyer capital contribution, read the section’s roof reserve letters, and price your own insurance for the parts of the villa the association does not insure.
The order matters because the villa section is really two products behind one gate. A $305,000 South villa on Maiden Cane Lane built in 1993 and a $480,000 North villa on Fox Ridge Drive built in 1998 share a clubhouse, a course and a declaration, but not a roof history, a fee line, a lot size or a price band. We build that picture for every villa on your short list before you tour.
This guide covers the villa market for buyers, South against North, the club membership, the fee stack, the roof program, the insurance split, flood and storms, the villa rules, taxes and closing costs, buyer representation after the NAR settlement, permits, schools and daily logistics, a villa against a Grand Pines coach home, pros and cons, advice for seasonal buyers and more than forty buyer questions.
These are the ten facts a Hunters Ridge villa buyer should know in September 2026, each drawn from the Lee County deed and parcel record, the association’s recorded declaration, 2026 budgets, board minutes and fee sheet, the City of Bonita Springs permit portal, or a state or federal source named in the section that covers it.
Buying a villa: How Do I Buy a Hunters Ridge Villa in 2026? · Why Work With McGreevy and Comisar as Your Hunters Ridge Villas Buyer’s Agent?
The market and the homes: What Is the Hunters Ridge Villa Market Like for Buyers Right Now? · South Villa or North Villa: Which Fits Which Buyer?
The club, fees and roofs: How Does the Club Membership Work When You Buy a Hunters Ridge Villa? · What Will a Hunters Ridge Villa Cost to Own? · What Should a Buyer Know About the Roofs on a Hunters Ridge Villa?
Insurance, storms and rules: Who Insures a Hunters Ridge Villa, and What Must Your Own Policy Cover? · Is a Hunters Ridge Villa in a Flood Zone, and How Storm-Ready Are the Buildings? · What Do the Villa Rules Say About Leasing, Pets, Walls and Changes?
Taxes, closing and representation: What Will My Property Taxes and Closing Costs Be on a Hunters Ridge Villa? · How Does Buyer Representation Work in Florida After the NAR Settlement? · What Do City Permits Tell a Hunters Ridge Villa Buyer?
Schools and daily life: Which Schools Serve the Hunters Ridge Villas? · What Is Daily Life Like in a Hunters Ridge Villa?
Comparisons: Hunters Ridge Villas vs Grand Pines at Hunters Ridge: Which Should You Buy? · How Do the Villas Compare With Other Hunters Ridge Homes? · What Are the Pros and Cons of Buying a Hunters Ridge Villa?
Searching and seasonal buyers: How Do I See Hunters Ridge Villas for Sale? · How Do I Get a Personalized Hunters Ridge Villa Buyer Consultation? · Buying a Winter Villa in Hunters Ridge: What Seasonal Buyers Should Know
Answers and local expertise: What Hunters Ridge Villa Buyers Say About Working With Us · Frequently Asked Questions, Hunters Ridge Villas Buyer Edition · Why Does a Hunters Ridge Villa Specialist Matter When You Buy? · Ready to Buy a Hunters Ridge Villa? 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 would represent you as a Hunters Ridge villa buyer with the same county record, villa budgets and roof documents we would use to price a listing. We show you what villas in your section recorded at, what the roof reserve says, and where the room to negotiate is.
If you’re searching for the best buyer’s agent for Hunters Ridge Villas, 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 South villa for the winter, a North pool villa with a 2017 roof, a villa that already carries a Golf membership, or a Social villa 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. Before you choose anyone, compare us with every other team on the public record in 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 tracked every one of the 206 villa parcels on the county’s field cards, 858 recorded transfers back to 1988, kept the 610 the county coded as qualified sales of a finished villa, and read both villa budgets and the roof minutes from 2017 to August 2026. If you are buying here and also selling, our Hunters Ridge villa seller’s guide explains the other side of the same transaction.
For every villa on your short list we confirm the membership type with the association office, check the section’s current roof reserve and ballot outcome, pull the city permit history for the address (roof, air conditioning, windows, shutters), check the year built against the March 1, 2002 code line, and ask for current estoppel figures, including any balance on the $41 monthly assessment. You tour fewer villas and offer with fewer surprises.
We will not tell you a villa carries golf unless the association confirms it in writing, and we will not tell you a South roof is years from replacement, a reserve is fully funded or an assessment is off the table 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 villa market in 2026 rewards a buyer who prices by section. Hunters Ridge villas recorded 19 qualified sales at a $372,800 median in the 12 months to September 24, 2026, against $399,950 over 36 months, and calendar-year medians have eased from a 2023 peak, so listings priced off 2023 and 2024 sales leave room to negotiate.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 206 villa parcels, read 26 Sep 2026, DOR-qualified sales, windows to 24 Sep 2026).
Every figure in this section comes from Lee County public records, not listing portals. We tracked only sales the county coded as qualified, arm’s-length sales of a finished villa, under the county’s transfer code list and the Department of Revenue’s 2025 qualification codes. Price per square foot uses heated (air-conditioned) area on the county card, which excludes the garage and lanai, and we report the median of each sale’s own ratio. With an even count, the median is the mean of the middle pair. The full sale history, first sales back to 1988 and the villa timeline are in our Hunters Ridge Villas neighborhood guide.
| Recorded | Street | Section | Price | Heated sq ft | Price per heated sq ft | Bed/bath | Villas in building | Year built |
|---|---|---|---|---|---|---|---|---|
| October 24, 2025 | Fox Ridge Dr | North | $450,000 | 1,725 | $260.87 | 2/2 | 2 | 1999 |
| December 9, 2025 | F B Fowler Ct | North | $372,800 | 1,679 | $222.04 | 3/2 | 2 | 2003 |
| December 22, 2025 | Maiden Cane Ln | South | $400,000 | 1,419 | $281.89 | 3/2 | 4 | 1989 |
| December 22, 2025 | Fox Ridge Dr | North | $305,000 | 1,700 | $179.41 | 2/2 | 2 | 1999 |
| January 8, 2026 | F B Fowler Ct | North | $450,000 | 1,662 | $270.76 | 3/2 | 2 | 2004 |
| February 19, 2026 | Glen Hollow Dr | South | $337,500 | 1,423 | $237.17 | 2/2 | 3 | 1989 |
| February 20, 2026 | Maiden Cane Ln | South | $395,500 | 1,396 | $283.31 | 2/2 | 2 | 1994 |
| April 13, 2026 | F B Fowler Ct | North | $450,000 | 1,746 | $257.73 | 2/2 | 2 | 2004 |
| April 15, 2026 | Maiden Cane Ln | South | $335,000 | 1,597 | $209.77 | 2/2 | 3 | 1994 |
| April 15, 2026 | Fox Ridge Dr | North | $480,000 | 1,699 | $282.52 | 3/2 | 2 | 1998 |
| May 6, 2026 | F B Fowler Ct | North | $435,000 | 1,717 | $253.35 | 2/2 | 2 | 2004 |
| May 14, 2026 | Maiden Cane Ln | South | $426,500 | 1,490 | $286.24 | 3/2 | 4 | 1993 |
| May 26, 2026 | Hunters Ct | South | $270,000 | 1,487 | $181.57 | 3/2 | 4 | 1993 |
| June 30, 2026 | Glen Hollow Dr | South | $200,000 | 1,487 | $134.50 | 3/2 | 4 | 1989 |
| July 1, 2026 | Maiden Cane Ln | South | $340,000 | 1,186 | $286.68 | 2/2 | 4 | 1991 |
| July 7, 2026 | Wild Coffee Ct | South | $306,000 | 1,490 | $205.37 | 3/2 | 3 | 1989 |
| August 18, 2026 | Glen Hollow Dr | South | $375,000 | 1,490 | $251.68 | 3/2 | 3 | 1989 |
| August 25, 2026 | Glen Hollow Dr | South | $315,000 | 1,186 | $265.60 | 2/2 | 4 | 1989 |
| September 3, 2026 | Maiden Cane Ln | South | $305,000 | 1,490 | $204.70 | 3/2 | 4 | 1993 |
Nineteen is an odd count, so the $372,800 median is a single observed sale, the December 2025 sale on F B Fowler Court. Dollar volume across the 19 was $6,948,300: $4,005,500 in the South and $2,942,800 in the North.
The 12 South villa sales had a $336,250 median, the mean of the middle pair, $335,000 and $337,500, a range of $200,000 to $426,500, and a median of $244.43 per heated square foot. Twelve sales is the first window with ten or more South sales, so this is the South figure a buyer should price from. Every one was a resale of a villa built from 1989 to 1994.
Seven North sales in 12 months is too few for a median, so they are the seven North rows above. The first window with ten North sales is 24 months, September 25, 2024 to September 24, 2026: ten sales at a $450,000 median (the middle pair is $450,000 and $450,000), from $305,000 to $500,000, at $259.30 per heated square foot. The three North sales in that window before the 12-month list were $430,000 on F B Fowler Court (November 2024), $500,000 on Fox Ridge Drive (February 2025) and $469,000 on F B Fowler Court (March 2025).
| Window, to September 24, 2026 | All villas | South villas | North villas |
|---|---|---|---|
| 12 months | 19 sales, median $372,800 | 12 sales, median $336,250 | 7 sales (listed above) |
| 24 months | 37 sales, median $372,800 | 27 sales, median $335,000 | 10 sales, median $450,000 |
| 36 months | 56 sales, median $399,950 | 39 sales, median $360,000 | 17 sales, median $455,000 |
| 60 months | 81 sales, median $400,000 | 56 sales, median $375,000 | 25 sales, median $450,000 |
The 36-month all-villa median of $399,950 is the mean of the middle pair, $399,900 and $400,000. Calendar-year medians for all villas ran $410,000 in 2022 (11 sales), $425,000 in 2023 (12), $406,250 in 2024 (20), $386,400 in 2025 (18) and $340,000 in 2026 to September 24 (15). The South fell from $399,000 in 2024 to $350,000 in 2025 and $335,000 so far in 2026; the North held at $450,000 in 2025 and 2026 after $498,750 in 2024. Small annual counts swing hard, so read these as direction, not a forecast.
| Price band, 19 qualified villa sales, 25 Sep 2025 to 24 Sep 2026 | Sales | Section |
|---|---|---|
| Under $300,000 | 2 | Both South, on Glen Hollow Drive and Hunters Court |
| $300,000 to $349,999 | 7 | Six South and one North, on Fox Ridge Drive |
| $350,000 to $399,999 | 3 | Two South and one North, on F B Fowler Court |
| $400,000 to $449,999 | 3 | Two South on Maiden Cane Lane and one North |
| $450,000 to $499,999 | 4 | All North |
Below $350,000 the villa market is almost entirely South. At $450,000 and above it is entirely North in the last 12 months. The two South sales over $400,000 were both on Maiden Cane Lane, the South street with the deepest record, and the one North sale under $350,000, $305,000 on Fox Ridge Drive in December 2025, sat on a county card with no golf land line and recorded $179.41 per heated square foot, the lowest North ratio of the year.
On the county’s own valuation lines, yes. The Property Appraiser writes a “SFR GOLF” land line on 120 of the 206 villa cards. In the last 12 months the eight sales on golf-line cards had a $417,500 median against $315,000 for the eleven without. Over 36 months, South golf-line villas sold at a $387,637.50 median (18 sales) against $334,000 (21 sales) for the rest of the South. Those are appraisal classifications, not a view guarantee, and the county’s two golf indicators disagree on 24 villa lots, so stand on the lanai before you pay for a view.
Not reliably. In the North, the four two-bedroom sales in the last 12 months had a $442,500 median and the three three-bedroom sales $450,000, and North two-bedroom plans often have more heated space than three-bedroom plans. In the South, three-bedroom plans sold for less than two-bedroom plans in the same 12 months ($306,000 against $337,500), because the four lowest South sales, $200,000 to $306,000, were all three-bedroom villas. Condition, updates and the lot move villa prices more than the bedroom count does.
| Street | Section | Sales in 36 months | Median |
|---|---|---|---|
| Fox Ridge Dr | North | 8 | $467,500 |
| F B Fowler Ct | North | 9 | $450,000 |
| Maiden Cane Ln | South | 15 | $400,000 |
| Glen Hollow Dr | South | 8 | $353,750 |
| Marsh Elder Ct | South | 5 | $350,000 |
| Wild Coffee Ct | South | 5 | $340,000 |
| Hunters Ct | South | 4 | $324,450 |
| Hunters Ridge Dr | South | 2 | $292,000 |
Counts under ten on a street are reference points only. Maiden Cane Lane, with 59 villas and 19 golf-coded lots, is the South street where a buyer has the most comparables.
Here is how we read a single Hunters Ridge villa sale for a buyer, using a home whose history anyone can check on the Lee County Property Appraiser site. The villa is a South villa on Maiden Cane Lane in a three-villa building, built in 1994 on the Tract H end of Maiden Cane Lane, with two bedrooms, two baths and 1,597 heated square feet, one of the ten larger Tract H two-bedroom plans. Its county card carries no golf land line. It sold new in November 1994 for $109,300, then recorded qualified sales at $225,000 in February 2020, $264,500 in June 2021 and $289,000 in September 2021.
On March 7, 2023, near the top of the villa market, it recorded a qualified sale at $489,900, about $307 per heated square foot. On April 15, 2026, it recorded again at $335,000, $209.77 per heated square foot. That is $154,900, about 32 percent, below the 2023 price, and well under the South’s 12-month median of $244.43 per heated square foot.
What that tells a buyer. First, a South villa bought at a 2023 price can be a 2026 seller’s problem: this owner held a little over three years and sold for about 68 percent of the purchase price, before selling costs. Second, the field card cannot tell us the condition, updates or terms at either sale, so the drop is context, not proof that South villas lost a third of their value. Third, a villa’s neighbors can move the other way: a three-bedroom South villa a few doors along Maiden Cane Lane sold for $332,500 in February 2023 and $426,500 in May 2026, the top South sale of the year at $286.24 per heated square foot. Fourth, the card does not show the roof reserve position, the membership on the deed or the insurance on the building shell; only the association’s documents do. That is the file we assemble for every villa you consider, before you offer.
Two villas sold twice inside the last 36 months, per their field cards: a North villa on F B Fowler Court at $460,000 in April 2024 and $469,000 in March 2025, and a South villa on Hunters Court at $314,900 in June 2024 and $270,000 in May 2026. One North villa held its price; one South villa did not. Two pairs are a small sample, and they point the same way as the calendar-year medians.
Of the 56 qualified villa sales recorded from September 25, 2023 to September 24, 2026, 27 closed between February and May, and only 12 closed from July through October.
| Closing month | Qualified villa sales, 36 months to 24 Sep 2026 |
|---|---|
| January | 2 |
| February | 7 |
| March | 2 |
| April | 8 |
| May | 10 |
| June | 7 |
| July | 4 |
| August | 4 |
| September | 1 |
| October | 3 |
| November | 3 |
| December | 5 |
These are closing dates, so the contracts were written earlier, while seasonal owners were in town. A villa seller who did not sell in season is often more flexible from July to October, when the fewest villas close and the fewest buyers are touring.
This edition does not report days on market, sale-to-list price ratio, active listings or months of supply for the villas. 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 villa you are considering and we will give it to you live. County keying can also run several weeks behind recording, so a late-summer closing may not appear yet.
With South medians below their 2023 and 2024 levels and a South roof program still ahead, the villa buyer who arrives with the section’s reserve letters, the membership confirmation and an insurance quote already in hand negotiates from strength. Start your Hunters Ridge villa 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 villa first? Get a free Hunters Ridge villa valuation and Call Jesse direct at (239) 898-6072.
A South villa fits a buyer who wants the lowest price into Hunters Ridge and can plan for the South roof program; a North villa fits a buyer who wants a larger, newer villa with a 2017 roof, a bigger lot and the chance at a private pool, at about $100,000 more. Both are one-story, fee-simple and attached.
Our Hunters Ridge Villas guide covers the villas’ history, builders and floor plans street by street. Counts here come from all 206 Lee County Property Appraiser field cards and the county’s parcel layer; years built agree with the state’s 2025 roll (FDOR statewide cadastral).
| Section | Street | Four-villa buildings | Three-villa buildings | Two-villa buildings | Buildings | Villas |
|---|---|---|---|---|---|---|
| South | Maiden Cane Ln | 8 | 5 | 6 | 19 | 59 |
| South | Marsh Elder Ct | 3 | 4 | 1 | 8 | 26 |
| South | Glen Hollow Dr | 2 | 4 | 1 | 7 | 22 |
| South | Wild Coffee Ct | 1 | 3 | 1 | 5 | 15 |
| South | Hunters Ct | 1 | 0 | 3 | 4 | 10 |
| South | Hunters Ridge Dr | 0 | 0 | 1 | 1 | 2 |
| North | Fox Ridge Dr | 0 | 0 | 21 | 21 | 42 |
| North | F B Fowler Ct | 0 | 0 | 15 | 15 | 30 |
| All villas | 15 | 16 | 49 | 80 | 206 |
Those 80 buildings and 206 villas match the association’s own count in Declaration §5.03. A villa in a four-villa building has neighbors on one or two sides; every North villa is half of a duplex, so it shares one wall.
| Feature | South villas (134) | North villas (72) |
|---|---|---|
| Built | 1988 to 1995, median 1989 | 1998 to 2005, median 2002 |
| Recorded plat | Tracts of the original Plat Book 41 and a later replat in Plat Book 44 | Hunters Ridge North Unit Two, Plat Book 61, 1998 |
| Heated area | 922 to 1,854 sq ft, median 1,430 | 1,512 to 1,833 sq ft, median 1,699 |
| Bedrooms | 85 two-bedroom, 49 three-bedroom, all two baths | 38 two-bedroom, 34 three-bedroom, all two baths |
| Roof cover | Concrete tile on 132, asphalt or composition on 2 | Concrete tile on all 72, replaced in 2017 |
| Lot area | 2,463 to 3,114 sq ft, median 2,860 | 3,970 to 9,010 sq ft, median 4,781 |
| Private pools | None | 13 |
| County 2025 market value | $210,957 to $322,671, median $273,095 | $317,327 to $438,638, median $384,455 |
| 2026 quarterly villa fee (budget) | $1,878.19 | $1,950.93 |
| First window with 10+ sales | 12 months, 12 sales, $336,250 | 24 months, 10 sales, $450,000 |
Every villa is one story, concrete block and stucco, slab on grade, with a split plan and an attached garage, per the field cards. The cards do not state garage capacity, ceiling heights or the builders’ plan names.
The South villas were among the first homes in Hunters Ridge, begun in 1988, and 94 of the 134 were built in 1988 and 1989. The smallest plans run 1,086 to 1,198 heated square feet, all two-bedroom; the middle group, 1,378 to 1,435 square feet, is almost all two-bedroom; the largest common plan, 1,446 to 1,525 square feet, is mostly three-bedroom; and ten Tract H villas on Maiden Cane Lane are larger two-bedroom plans of 1,597 to 1,631 square feet. A South lot is essentially the building footprint, and the land around the buildings is association common area, 11.6 acres in Tracts C, D, H, K and L. That suits a buyer who wants no yard at all.
The North villas, which the association’s documents call Egret Landing on Fox Ridge Drive and Fox Run on F B Fowler Court, were built from 1998 to 2005 as duplexes on half-lots of Hunters Ridge North Unit Two. Most two-bedroom North plans measure 1,700 to 1,750 heated square feet and most three-bedroom plans 1,650 to 1,700, so a North two-bedroom often has more heated space than a three-bedroom. Fox Ridge Drive has 26 two-bedroom and 16 three-bedroom villas; F B Fowler Court has 12 and 18. Eight Fox Ridge Drive villas were finished in 2002 and 30 North villas from 2003 to 2005.
Thirteen villas, all North, carry a private pool on the county cards: eleven on Fox Ridge Drive and two on F B Fowler Court. No South villa has one, and on a South lot there is no room for one. The top three villa sales on the county record were North villas, $725,000 on F B Fowler Court in July 2023, $625,000 on Fox Ridge Drive in January 2024 and $600,000 on F B Fowler Court in November 2023, and two of the three were pool villas. With only 13 pools, a pool villa has few direct comparables, so it needs its own pricing case.
The Property Appraiser’s land-type layer places 99 of the 206 villa lots in a golf-course land neighborhood (42 South, 57 North) and 3 North lots on a lake. By street: Fox Ridge Drive 31 golf and 2 lake; F B Fowler Court 26 golf and 1 lake; Maiden Cane Lane 19; Marsh Elder Court 13; Glen Hollow Drive 10; and none on Wild Coffee Court, Hunters Court or Hunters Ridge Drive. Declaration §9.16 gives the course easements over adjoining lots for ball recovery, the flight of golf balls and noise, with an errant-ball assumption-of-risk notice.
All 206 villa parcels carry Florida Department of Revenue use code 01, single-family residential, not code 04, condominium, and each is conveyed by warranty deed. A villa buyer therefore receives the homeowners’ association disclosure summary required by section 720.401, Florida Statutes before signing, and an estoppel certificate from the master association under section 720.30851. The Grand Pines, Pheasant Hollow and Lynx Pass coach homes are Chapter 718 condominiums inside the same master, so their buyers receive both sets of documents. Our Hunters Ridge villa seller’s guide describes the same disclosures from the seller’s side, so both pages agree on who owes what.
Every Hunters Ridge villa carries a Charter, Golf or Social membership that runs with the title, and a villa buyer inherits whichever one the seller holds. Membership is mandatory at the Social level at minimum; golf rides only with a villa that already holds a Golf or Charter membership, or is bought as a $50,000 upgrade while the golf roster is under its 420 cap.
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. Our Hunters Ridge community guide covers the club and course in depth.
| Membership | How a villa gets it | Golf privileges | 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) | Billed at the Golf or Social rate elected |
| Golf | Runs with the villa, or bought as an upgrade | Course, range and putting green without green fees (§9.11) | $10,526 including social dues and tax |
| Social | The minimum every villa must carry | Limited paid play in season, no guests | $4,775 |
Two villas in the same building can carry different memberships and very different annual costs. Declaration §9.08 makes each membership run with the title, so a buyer of a Social villa cannot assume it plays as a Golf villa, 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 villa prices on this page do not separate golf villas from social villas.
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 Declaration §9.04. The 2026 approved budget computes golf dues on 358 payers, so the cap is a ceiling, not a head count. A villa that already carries a Golf or Charter membership saves the buyer that $50,000; ask the office how many golf slots are open before you pay a premium for one.
Social dues of $4,775 a year cover the 13,500 square foot clubhouse and its dining rooms, the new Community Center with 24-hour fitness, the 2,500 square foot pool with lap lanes, and 4 tennis, 8 pickleball and 4 bocce courts, per the fee sheet and the club’s court sports page. Social members may book one round of golf a month in season, with no guests; charter social members two, per the August 5, 2026 golf committee minutes.
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 villa seller dropped golf to save dues, the buyer who wants golf faces the full upgrade. Ask when the membership type on the villa 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 villa before an offer, and we confirm it again on the estoppel certificate before closing. Declaration §9.07 extends each membership to the designated member, one other adult and children under 21.
Owning a Hunters Ridge villa in 2026 costs about $14,773 a year in association billing for a South villa with a Social membership and about $15,064 for a North villa, before property taxes, your own insurance and utilities, per the 2026 fee sheet. A Golf membership raises those figures to about $21,124 and $21,415.
Data updated: September 2026 (Hunters Ridge 2026 Membership Program and Fees; 2026 Approved Budgets, North Villas and South Villas pages; Third Amended Master Declaration; Treasurer’s letter; retrieved 24 to 26 Sep 2026).
The 2026 budget builds each villa’s quarterly fee from four monthly pieces (2026 Approved Budgets):
| Component, per villa per month | South villa | North villa |
|---|---|---|
| Common area share (Comcast bulk, common landscaping, lakes, streetlights, staff) | $193.26 | $193.26 |
| Villa operating expenses (building insurance, landscaping contract, irrigation, mailboxes, staff) | $332.80 | $347.05 |
| Exterior reserve (painting, soffits, roof repairs) | $45.00 | $45.00 |
| Roof replacement reserve | $55.00 | $65.00 |
| Total per month | $626.06 | $650.31 |
| Quarterly fee in the 2026 budget | $1,878.19 | $1,950.93 |
| Quarterly fee on the 2026 fee sheet | $1,878.20 | $1,950.95 |
The fee sheet describes the villa fee as covering the “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, external insurance and lawn maintenance.” Sewer is billed separately at $61.90 a month.
Two lines explain the gap: North owners pay $10 a month more into the roof reserve ($65 against $55, a rate each section’s owners set by ballot), and more in operating cost, mostly because the North landscaping contract costs $1,237.50 per villa a year against $1,113.43 in the South. Building insurance is nearly identical per villa, about $2,107 a year in the North and $2,101 in the South, from budget lines of $151,700 and $281,500; the per-villa figures are our division of those lines by 72 and 134 villas.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly villa fee, South (fee sheet) | $1,878.20 x 4 | $7,512.80 |
| Sewer | $61.90 x 12 | $742.80 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| $41 monthly special assessment | $41 x 12 | $492.00 |
| Total | $14,772.60 |
That is about $1,231 a month. The dining minimum is spendable credit at the club, so a household that eats there at least $1,250 a year is not paying it on top of what it would spend anyway. The fee sheet says the $41 charge “does not apply to all properties,” so ask whether it applies to the villa you are buying; without it, the South figure is $14,280.60.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly villa fee, North (fee sheet) | $1,950.95 x 4 | $7,803.80 |
| Sewer | $61.90 x 12 | $742.80 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| $41 monthly special assessment | $41 x 12 | $492.00 |
| Total | $15,063.60 |
That is about $1,255 a month, or $14,571.60 without the $41 assessment.
Where a Golf or Charter membership is already attached to the villa, replace the $4,775 Social line with $10,526 (golf dues of $5,400, $351 sales tax and the Social dues) and add the $50 monthly golf capital assessment through January 2027, $600 a year. A South golf villa then runs $21,123.60 a year and a North golf villa $21,414.60. Add $1,704 for the trail fee if you keep a private cart, and the one-time $50,000 upgrade if the villa carries only a Social membership.
At closing the association collects a $3,000 resale capital contribution, which Declaration §4.12(B) makes the buyer’s obligation unless buyer and seller agree otherwise in writing, and a $400 transfer fee. The board may raise the capital contribution 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.
Two association documents describe the same $41 monthly charge differently. The fee sheet labels it the renovation of the Main Dining Room and Kitchen areas, while the Treasurer’s letter ties the same ten-year option to the roughly $3,000,000 Community Center project, payable instead as a $4,000 lump sum or $74 a month for five years. How a remaining balance is handled at a sale is not published, so we request a payoff figure on the estoppel for every villa.
| Year | South villa, quarterly | North villa, quarterly |
|---|---|---|
| 2020 | $1,332.81 | $1,416.30 |
| 2021 | $1,368.00 | $1,422.00 |
| 2022 | $1,458.00 | $1,467.00 |
| 2023 | $1,512.00 | $1,551.00 |
| 2024 | $1,949.16 | $1,991.16 |
| 2025 | $1,811.45 | $1,895.90 |
| 2026 | $1,878.19 | $1,950.93 |
From 2020 to 2026 the South fee rose about 41 percent and the North fee about 38 percent, per the association’s 2021, 2022, 2024 and 2026 budgets. The 2025 budget is posted as a scan, so its figures here come from the 2026 budget’s 2025 column.
The one-year jump from 2023 to 2024, about 29 percent in both sections, came from the villa building insurance lines, which rose from $131,500 to $343,345 in the South and from $65,000 to $184,485 in the North (2023 budget). The board heard on February 20, 2023 that “most property insurance premiums have now more than doubled in cost from the previous year’s premiums” (minutes). The lines have since eased to $281,500 and $151,700 in 2026, and premiums have come in under budget.
The March 18, 2026 minutes record that “the Villas will report another surplus in 2026 once again due to lower than budgeted insurance premiums,” with restricted operating reserves of $132,280 for the South and $75,132 for the North (minutes). In August 2026, “North Villa members elected to move about $38,500 into their roof reserve” (minutes, August 26, 2026). The 2027 villa fees and ballots are not published yet, so ask the office for the current year’s figures before you sign.
Hunters Ridge villa roofs are replaced by the association section by section, funded by villa roof reserves that owners vote on each year, with a special assessment if the reserve falls short. The North villas were re-roofed in 2017; the South villas’ roofs are the next large project, estimated for the mid-2030s, and are the biggest open cost in a South villa purchase.
Data updated: September 2026 (2026 Approved Budgets reserve funding schedule; board minutes 2017, 2021, September 15, 2023 and October 23, 2024; City of Bonita Springs permit portal; retrieved 24 to 26 Sep 2026).
The declaration makes villa owners responsible for their villas, “including but not limited to gutters, sidewalks, driveways and patios” (§5.04), and lets the board step in on roofs, paint and party walls if an owner does not (§4.11). In practice the association replaces villa roofs and repaints villa exteriors by section, funded by the reserves in the villa fee. The minutes put it plainly: “Villa owners were reminded again that reserve funds are voted upon annually” (2021 board minutes). Gutters stay the owner’s.
On January 11, 2017, the North Villa Committee chair told the board “that in order to fund roof replacement as well as painting FB Fowler Ct in 2017 and Egret Landing in 2020, an assessment of $12,500 per villa will be required,” and the board gave final approval on January 27 (2017 board minutes). The City of Bonita Springs permit portal shows one roof permit on each of the 72 North addresses, issued from February 9 to July 5, 2017, every one finaled, each a tear-off and tile-to-tile re-roof. A North villa buyer inherits a roof about nine years old whose permit an insurer can verify.
The 2026 reserve schedule carries the North villa roofs at $1,739,000, with a 30-year life and 22 years remaining, and $339,164 in the North roof reserve on September 30, 2025, about $4,711 per villa. The North roof contribution is $65 a month per villa in 2026, and North owners added about $38,500 from surplus in August 2026.
No South villa building shows a whole-roof replacement in the city’s permit portal, whose records begin in 2008; the only South roof permits are two flat-roof recovers, a skylight and a composite roof over an acrylic room. When the South roofs were last replaced is not in any document we found. The reserve schedule’s 25-year life with 9 to 12 years remaining in the 2021 to 2026 budgets is consistent with roofs from the mid to late 2000s, but no record states the year.
At the December 8, 2021 meeting the association “explained the need for a significant increase in South Villa member roof reserve contributions” and offered full funding of $196 a month or half funding of $98. The South contribution was then set at $50 a month from 2022 to 2025 and $55 in 2026. The committee’s letter with the 2025 ballot said “A roof evaluation was done in January 2024 estimating a twelve-year remaining life,” that “$4,050,000 … required on 1/1/2036 to Fully Fund the reserve” meant $180 a month per villa, and that “selection of any of the less than fully funded options will result in special assessments ranging from a low of $15,000 to over $20,000” (minutes, October 23, 2024). The earlier letter put the date at January 1, 2034 and a partial-funding assessment at $20,536 per villa (minutes, September 15, 2023).
| South villa roof line | Figure | Source |
|---|---|---|
| Replacement cost in the 2026 reserve schedule | $4,221,000 (about $31,500 per villa) | 2026 Approved Budgets |
| Estimated life and remaining life | 25 years, 9 remaining | 2026 Approved Budgets |
| Roof reserve balance, September 30, 2025 | $653,737 (about $4,879 per villa) | 2026 Approved Budgets |
| 2026 monthly roof contribution | $55 per villa | 2026 Approved Budgets |
| Committee’s target replacement date | January 1, 2034 (2023 letter); January 1, 2036 (2024 letter) | Board minutes |
| Committee’s special-assessment range if not fully funded | $15,000 to over $20,000 per villa | Minutes, October 23, 2024 |
Our own arithmetic, for illustration only: at $31,500 per villa, a $4,879 balance and $55 a month for nine more years ($5,940), a South villa would still be roughly $20,700 short before interest and cost increases, in line with the committee’s own range. The real figure depends on future ballots, investment returns, the bid price and the timing the board sets.
The committee’s letters say “painting is the main expense of this fund and is currently scheduled for 2027,” with $430,000 needed by January 1, 2027; the South exterior reserve held $268,777 on September 30, 2025, and the 2026 reserve summary plans $250,000 of South villa spending. The 2023 letter adds the rule a buyer most needs: “Before large projects such as painting or roof replacement can start all required funds must be on hand. If funding is not on hand all residents will receive a Special Assessment.”
The estoppel certificate under section 720.30851 shows assessments levied and unpaid on the villa; a South roof assessment that has not yet been levied will not appear on it. The committee letters are public, so a South villa buyer should read them before offering and decide, in the contract, who pays any assessment levied between signing and closing. On a South villa we write that term into every offer, and we price the roof outlook into the number, not after it.
Buying a South or North villa? Talk to us about the roof position on your short list and Call Marc at (239) 287-5873. Already own a Hunters Ridge villa and weighing a move? See what your villa is worth today and Call Jesse direct at (239) 898-6072.
Hunters Ridge villas are insured in two layers: the association insures all 80 villa buildings’ exterior shell, the concrete block walls and roof structure, under one policy paid through the villa fee, and each owner insures the interior, the windows, the lanai, any pool and their own liability, under Declaration §5.03 of the recorded master declaration.
Data updated: September 2026 (Third Amended Master Declaration §4.04, §5.03 and §6.01; Rules approved May 8, 2024; Office of Insurance Regulation; Citizens Property Insurance; retrieved 24 to 26 Sep 2026).
Declaration §5.03 says: “The Association obtains property insurance for all eighty (80) villa buildings (206 total villa units) annually. This property insurance covers the basic exterior portions of each building such as the exterior concrete block walls and roof structure systems.” The cost, about $2,100 per villa a year in the 2026 budgets, is inside the villa fee. “Screen only enclosures, other than pool enclosures, will be insured by the Association.”
The same section leaves out “all floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning/heating equipment, water heaters, water filtration systems, plumbing fixtures, built-in cabinets and counter tops, windows, window treatments … and all air conditioning compressors that service only an individual villa unit.” It adds that “lanai improvements including roof, walls, and all interior improvements are the responsibility of the villa owner,” and “swimming pools and pool screen enclosures, and liability for pools, shall be the sole responsibility of the villa unit owner to insure.” On a Hunters Ridge villa, the windows sit on the owner’s side of the line.
The Rules the board approved on May 8, 2024 contain a villa insurance section stating: “Each building has a five percent (5%) deductible for windstorm, hail, or hurricane damage. Each building also has a ten thousand dollar ($10,000) deductible on each building for all other perils, such as fire. If a building is damaged all 206 villa owners are responsible to provide the deductible amount for its repair. HRCA currently has NO reserves established for the villa property insurance deductibles” (minutes, May 8, 2024, with approved Rules). The appraised building values are not published, so the dollar size of that deductible cannot be computed here.
The Rules posted on the association’s documents page today, a file created May 22, 2026, do not contain that villa insurance section (posted Rules and Regulations). Whether it was dropped, renumbered or never carried over is not published. Ask the office for the current master policy’s declarations page and deductible, and give both to your insurance agent.
Declaration §4.04 lets the board “levy special assessments upon each villa owner to recover the uninsured cost of reconstruction of villa exteriors destroyed or damaged as a result of any cause, including but not limited to fire, wind, storm, flood or tornado.” Section 6.01 requires a damaged villa’s repair to begin within 90 days and finish within 12 months. Ask your agent how loss assessment coverage would respond to a share of a building deductible.
That is a question for a licensed Florida insurance agent, and we will not answer it for a specific villa. For context, the association’s general manager told owners after Hurricane Irma that “those covered with an HO-6 policy, as most villas and coach homes have as coverage,” would see a minimum reimbursement after their deductible (2017 board minutes), a general statement, not a rule. Give your agent Declaration §5.03 so the policy starts exactly where the association’s stops.
Florida’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, asks whether a home was built to the Florida Building Code and whether the roof covering was permitted on or after March 1, 2002. Every North villa has a 2017 roof permit to show an inspector; South villas have no whole-roof permit in the city’s records since 2008. Ask the seller for a wind-mitigation report under five years old and the permits for any impact windows or shutters.
Citizens Property Insurance requires flood coverage on most new and renewing personal residential policies with wind coverage by January 1, 2027, including outside the special flood hazard area, and exempts “condominium unit-owner policies” (Citizens flood page). A Hunters Ridge villa is a fee-simple home, not a condominium, so do not assume the condominium exemption describes your policy; ask your agent which form the villa is written on and whether the requirement reaches it. 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 eligible homesteaded owners free wind-mitigation inspections and grants of up to $10,000 for approved upgrades. On a villa, opening protection is the owner’s own project, and any exterior change still needs Architectural Review Board approval, so budget the approval time.
Want the insurance questions answered before you offer? Start with our buyer representation and Call Marc at (239) 287-5873. Selling a villa you insure today? Read how we sell Hunters Ridge villas and Call Jesse direct at (239) 898-6072.
Every Hunters Ridge villa sits in FEMA flood Zone X, minimal flood hazard, on FIRM panel 12071C0678F, and in Lee County evacuation Zone C, in a 160 mph design-wind area. The honest storm question for a villa buyer is age: 168 of the 206 villas were built in 2001 or earlier, before the statewide building code.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Map Service Center, Lee County evacuation zones, Lee County Property Appraiser hazards service, board minutes, retrieved 24 to 26 Sep 2026).
Every villa parcel falls in FEMA Zone X on panel 12071C0678F, effective August 28, 2008, per the National Flood Hazard Layer, and Lee County’s revised maps effective March 2, 2027 on the Map Service Center do not revise that panel. No villa parcel carries a base flood elevation. Federally backed lenders do not require flood insurance in Zone X, and Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP policies, per the city’s CRS page.
Lee County places every Hunters Ridge parcel in evacuation Zone C on its Find My Evacuation Zone layer, not a coastal A or B zone. The Property Appraiser’s hazards map service gives the community a 160 mph design wind speed inside the wind-borne debris region, so new windows, doors or roofs are permitted to debris-region standards.
| Code era | Villas | Detail |
|---|---|---|
| Before Hurricane Andrew, local codes (1988 to 1991) | 104 | All South |
| 1992 to 2001, before the Florida Building Code | 64 | 30 South (1992 to 1995) and 34 North (1998 to 2001) |
| Built in 2002 (the permit date decides) | 8 | North, Fox Ridge Drive |
| Florida Building Code era (2003 to 2005) | 30 | North |
The statewide code replaced local codes on March 1, 2002, per the Florida Senate SB 808 analysis. Every South villa is pre-code; the newest North villas are code-era.
The general manager’s October 11, 2017 report described “some facia and soffit repair, minor roof tile damage,” power out for “ten (10) days,” “wind gusts over 100mph,” and added: “We do believe a tornado touched down behind the villas on the west side of Marsh Elder Ct” (2017 board minutes). City permits cite Irma for several North pool and screen enclosure replacements on Fox Ridge Drive. The Imperial River gauge, about a kilometer from the nearest Hunters Ridge parcel, crested at a record 15.32 feet on September 12, 2017, and WGCU reported inland flooding near the river.
At the October 26, 2022 board meeting the general manager reported “minimal damage to Hunters Ridge Community Association during the hurricane” (2022 board minutes). No villa permit in the city portal cites Ian. Ian’s surge came in from the Gulf: 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. The villas sit inland, east of I-75.
Florida requires a residential seller to give a buyer a flood disclosure at or before contract under section 689.302. Zone X is lower risk, not no risk, so read the seller’s disclosure and the permit history for the address rather than relying on a community summary. We do not quote premiums; get a quote on the specific villa before your inspection period ends.
Hunters Ridge villas live under Article V of the recorded master declaration, which covers party walls, a 72-hour water shut-off rule and owner maintenance, plus community-wide rules: every lease needs board approval, runs at least 30 days and is capped at three a year, every exterior change needs architectural approval, and street parking is barred.
“Each wall which is built as part of the original construction of any villa residence upon any Site and placed on the dividing boundary line between villa residences shall constitute a party wall.” After insurance proceeds, the cost of repairing a party wall “shall be shared by the Owners who make use of the wall in proportion to such use,” and the right to contribution passes with title (Third Amended Master Declaration). Ask at inspection whether any shared-wall repair is open.
“Any owner absent from his or her villa for more than seventy-two (72) hours shall close the main water shut-off valve to the villa (not irrigation) prior to departure.” In a building where a leak can reach a neighbor through a shared wall, this is the rule a seasonal owner most needs; ask where the valve is at the walk-through.
No lease may be shorter than 30 consecutive days, no villa 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, including paid occupancy such as a home exchange, needs board approval before move-in (§7.10); only the whole villa may be leased, subleasing is barred, and occupancy is capped at two persons per bedroom. While a villa is leased, the owner loses use of the amenities except the restaurant, and the dues continue.
The declaration caps the application fee at $150 per adult (§7.10.3); the current Lease Application Packet shows $100 billed to the owner and a tenant interview for annual rentals. The documents disagree on notice: 10 days in the declaration, 14 in the packet and 30 in the Rules, so submit 30 days ahead. Weekly vacation rentals are ruled out.
Common household pets and assistance animals are allowed under Declaration §7.07, leashed and cleaned up after, and the fee sheet states “No aggressive dogs, hybrids or reptiles permitted.” Unlike Grand Pines, the villas carry no weight limit in the documents we reviewed. Pets are not allowed on the clubhouse grounds, courts, pool or course under Rules §6.03, and around a South building the yard is common area, so the leash rule applies the moment a dog steps off the lanai.
Any exterior change needs written Architectural Review Board approval before work starts (§6.02), under the ARB Paint Policy and Exterior Change Policy, which lists doors, windows, shutters, gutters, paint, roofs, pavers, screen enclosures and pool cages. The membership-approved paint palette offers 28 combinations. Shutters left up while an owner is away “must be either clear (lexan) or be painted the same exterior body or trim color of the home” (Rules §24). Requests go in on the Request for Architectural Change form.
“No automobile garage shall be permanently enclosed or converted to other use” (§7.12), and “No vehicle may be parked in the streets at any time, except for deliveries or property maintenance” (§7.21). Covered vehicles may not sit outside the garage, and boats and campers may not sit in driveways. Because every villa has only its own garage and driveway, a two-car household should measure both before buying. No sign larger than 6 by 12 inches may be displayed without board approval (§7.09).
Our research found no buyer-approval clause for resales in the master documents; leases, by contrast, need board approval under §7.10. The membership moves with the title at closing under §9.08, and there is no villa condominium association to approve anyone. We still ask the title company to confirm the association’s closing requirements before a date is set.
No age restriction appears in the Third Amended Master Declaration, and Declaration §9.07 extends each membership to children under 21, so the villas are open to any buyer. Read the use restrictions in §7 before you rely on this for a specific purchase.
A Hunters Ridge villa 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 villa here, 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 the villa 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 villa 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 | $336,250 South villa, 20% down ($269,000 loan) | $450,000 North villa, 20% down ($360,000 loan) | $372,800 villa, cash |
|---|---|---|---|
| Mortgage documentary stamps, $0.35 per $100 of loan | $942 | $1,260 | none |
| Intangible tax, 2 mills on the loan | $538 | $720 | 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 | $4,880 | $5,380 | $3,400 |
The three prices are the South 12-month median, the North 24-month median and the all-villa 12-month median from the market section; 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 insurance, tax escrow and the first quarter of the villa 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 the period the law allows. 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 villa seller may still offer compensation or a concession toward a buyer’s costs, but not through the MLS, and we ask on every villa.
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 and the assessment term.
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. On a Hunters Ridge villa, the inspection period is where an older air-conditioning system, a shared-wall repair or a window upgrade gets priced, and the assessment clause is where the South roof outlook gets allocated; we use both every time.
City of Bonita Springs permits show 497 records on the 206 villa addresses from 2008 to 2026, led by 182 air-conditioning permits, the 72 North roof replacements of 2017, 62 window and door permits, 56 shutter permits, 22 remodels, 20 screen rooms and 16 garage doors. For a buyer, a villa’s permit list is the quickest read on what has and has not been updated.
Search the address in the city’s EnerGov self-service portal by house number and street. Its records begin in September 2008; older work was permitted by Lee County before the city took over. The useful answers are the air-conditioning change-out date, any window or shutter permit, and, in the North, the 2017 roof permit number, which your insurer will ask for.
North: 72 of 72 re-roofed tile to tile under 2017 permits, all finaled. South: four roof-related permits in total, none a building re-roof: two single-ply flat-roof recovers on Marsh Elder Court and Wild Coffee Court in 2022, a skylight on Glen Hollow Drive in 2023 and a composite roof over an acrylic room on Maiden Cane Lane in 2024.
Ask for every permit on the address, the final inspection on each, and the ARB approval for any exterior change such as a lanai enclosure, shutters or impact glass. Unpermitted work surfaces at inspection or appraisal, and on an attached villa it can affect a neighbor’s building too, so close any open permit before closing.
Hunters Ridge villas are in the School District of Lee County’s South Zone 3 for 2026-27. The district’s own address tool returned that answer for a South villa address on Hunters Ridge Drive and a North address on Fox Ridge Drive, with Elementary Zone Q, Middle Zone GG and high school busing to Bonita Springs High and Estero High.
Data updated: September 2026 (Lee County SchoolSite Locator 2026-27 and FLDOE 2025-26 school grades, retrieved 24 Sep 2026).
| School | Level | 2025-26 FLDOE grade |
|---|---|---|
| Pinewoods Elementary | Elementary | A |
| Three Oaks Elementary | Elementary | A |
| San Carlos Park Elementary | Elementary | A |
| Spring Creek Elementary | Elementary | B |
| Bonita Springs Elementary | Elementary | C |
| Three Oaks Middle | Middle | A |
| Bonita Springs Middle Center for the Arts | Middle | B |
| Bonita Springs High | High | B |
| Estero High | High | B |
| South Fort Myers High | High | C |
Grades are from the FLDOE 2025-26 school grades file. The district’s School Zones page is the authority; run your own villa address before relying on it.
Under the district’s transportation optimization plan, South Zone 3 high school 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, which opened in August 2017, is about 14 minutes from Hunters Ridge without traffic.
Daily life in a Hunters Ridge villa runs through a staffed main gate on Hunters Ridge Boulevard and a resident back gate on Bonita Grande Drive, with every villa one to three minutes by road from the clubhouse, association-maintained landscaping, association-run sewer, Bonita Springs Utilities water and bulk Comcast service in the villa fee.
The club calendar, dining rooms and course are covered in our Hunters Ridge community guide; this section covers what matters to a villa buyer.
| Street | Road miles to 28400 Hunters Ridge Blvd | Minutes | Road miles to the Bonita Beach Rd entrance | Minutes |
|---|---|---|---|---|
| Hunters Ridge Dr (South) | 0.27 to 0.28 | about 1 | 1.21 to 1.25 | about 5 |
| Maiden Cane Ln (South) | 0.31 to 0.52 | 1 to 2 | 1.37 to 1.58 | 5.5 to 6.3 |
| Hunters Ct (South) | 0.39 to 0.45 | 2 | 1.45 to 1.52 | 6 |
| Glen Hollow Dr (South) | 0.35 to 0.55 | 1.5 to 2 | 1.41 to 1.70 | 6 to 7 |
| Wild Coffee Ct (South) | 0.42 to 0.48 | 2 | 1.49 to 1.54 | 6 |
| Marsh Elder Ct (South) | 0.52 to 0.66 | 2 to 2.5 | 1.59 to 1.71 | 6.5 to 7 |
| Fox Ridge Dr (North) | 0.41 to 0.63 | 1.5 to 2.5 | 0.89 to 1.14 | 3.5 to 4.5 |
| F B Fowler Ct (North) | 0.40 to 0.57 | 1.5 to 2.5 | 1.14 to 1.30 | 4.5 to 5 |
Times are free-flow routes on OpenStreetMap data from each villa’s county parcel center, computed with the OSRM routing engine. The North villas sit closest to the Bonita Beach Road entrance, and Wild Coffee Court and Marsh Elder Court, close to the clubhouse in a straight line, route around by road.
The main gate is staffed, and every guest, vendor and delivery must be pre-authorized; the guardhouse is (239) 992-7691. The resident-only RFID back gate on Bonita Grande Drive closes from 10:00 pm to 6:30 am. The guardhouse does not accept packages, and contractors may work weekdays and Saturdays from 7:00 am to 5:00 pm, never Sundays except in emergencies (Rules §29.07).
Drinking water comes from Bonita Springs Utilities. Sewer is the association’s own, from its plant on Fox Ridge Drive, at $61.90 a month, billed $185.70 a quarter. The villa fee includes the Comcast bulk agreement, which the fee sheet describes as fiber internet with a router, an X1 whole-home DVR and a TV package. The villa budgets pay the landscaping contract, debris removal, sprinkler repair and, in the South, irrigation water, so a villa owner does not hire a lawn service.
| Destination | Drive, about, without traffic |
|---|---|
| Downtown Bonita Springs | 8 min |
| Bonita Beach Park | 14 min |
| NCH North Hospital, 24-hour emergency department | 18 min |
| Coconut Point, Estero | 18 min |
| Southwest Florida International Airport | 26 min |
| Downtown Naples | 28 min |
| Gulf Coast Medical Center, Level II trauma center | 31 min |
The Lee Health campus on Health Center Boulevard has no emergency room, per Lee Health’s 2019 release. In season and at rush hour on I-75 and Bonita Beach Road, every drive runs longer.
FDOT’s widening of I-75 from Golden Gate Parkway to Alico Road, project 452544-1, adds express lanes along the community’s western edge, and its noise wall presentation says a wall is built only where benefited owners vote in favor. A pending application, city case PD25-124697-BOS, sought a 149-foot wireless monopole on Fox Ridge Drive, a North villa street (courtesy notice); its outcome is not published, so North villa buyers should ask the association. North of the gate, the Bernwood Park of Commerce has no road stub-outs into Hunters Ridge under Lee County ADD2005-00120.
A Hunters Ridge villa fits a buyer who wants one-story, fee-simple living under one association; a Grand Pines coach home fits a buyer who wants a newer roof on every building today and water and sewer inside one fee, and accepts a condominium, and possibly stairs. Prices overlap: a $372,800 villa median over 12 months against $365,000 at Grand Pines over 60 months.
Data updated: September 2026 (Lee County Property Appraiser field cards; Hunters Ridge 2026 fee sheet and budgets; Grand Pines Declaration of Condominium; windows to 24 Sep 2026).
| Factor | Hunters Ridge villa | Grand Pines coach home |
|---|---|---|
| Ownership | Fee-simple lot and home, master Declaration Article V | Condominium unit, Declaration of Condominium, O.R. 2687, Page 2325 (1996) |
| Associations | Hunters Ridge Community Association only | Grand Pines condominium association plus the master association |
| Documents a buyer receives | Section 720.401 disclosure summary and master estoppel | Master documents plus section 718.503 condominium documents and a section 718.116 estoppel |
| Homes and buildings | 206 in 80 one-story buildings of 2 to 4 | 46 in 8 two-story buildings of 4 or 6 |
| Stairs | None | 23 ground-floor and 23 second-floor units |
| Year built | 1988 to 1995 (South); 1998 to 2005 (North) | 1996 to 2005, by building |
| Heated area | 922 to 1,854 sq ft | 1,331 to 1,743 sq ft |
| Bedrooms | 2 or 3, all two baths | 13 two-bedroom, 33 three-bedroom |
| Garage | Attached, every villa | Own garage for every unit |
| Pool | 13 private North villa pools; club pool | Condominium pool and cabana; club pool |
| 2026 HRCA quarterly fee | $1,878.19 South, $1,950.93 North (budget) | $2,076 |
| Water and sewer | Sewer $61.90 a month extra; water billed separately | Water and sewer in the quarterly fee |
| Who insures the building | Association insures the exterior shell; owner insures interior, windows, lanai and pool | Condominium association insures the buildings; owner insures finishes, fixtures and contents |
| Roofs | North re-roofed 2017; South replacement estimated for the mid-2030s | Every building re-roofed 2013 to January 2025; four buildings in metal |
| Pets | Master rules; no weight limit found | Dogs and cats under 10 pounds with board consent; tenants may bring none |
| Qualified sales, first 10+ window | 19 in 12 months, $372,800 median | 17 in 60 months, $365,000 median |
| Median price per heated sq ft | $253.35 (12 months) | $243.18 (60 months) |
| FEMA flood zone | X | X |
Sources for the Grand Pines column: the recorded Grand Pines Declaration of Condominium, Florida’s condominium insurance statute, section 718.111, city permits and county field cards. The two medians use different windows because each product needed a different span to reach ten sales.
| Social membership, 2026 association billing | South villa | North villa | Grand Pines coach home |
|---|---|---|---|
| Social dues | $4,775.00 | $4,775.00 | $4,775.00 |
| Quarterly fee x 4 | $7,512.80 | $7,803.80 | $8,304.00 |
| Sewer | $742.80 | $742.80 | in the fee |
| Dining minimum | $1,250.00 | $1,250.00 | $1,250.00 |
| $41 monthly assessment | $492.00 | $492.00 | $492.00 |
| Total | $14,772.60 | $15,063.60 | $14,821.00 |
On paper a Grand Pines owner pays about $125 to $198 more a quarter than a villa owner, and the villa’s sewer bill closes most of that gap. The bigger difference is what each fee does not show: a South villa faces a roof program the committee expects to need special assessments, while Grand Pines finished re-roofing every building by January 2025. The Grand Pines condominium’s own budget, reserves and how it paid for its metal roofs are not public, so a Grand Pines buyer requests them in the document review period.
Choose a Hunters Ridge villa if you want one-story living with no stairs, fee-simple ownership with one association instead of two, pets without a 10-pound limit, and, in the North, a 2017 roof and the chance at a private pool. Choose a South villa if price is the priority and you can plan for the South roof program.
Choose Grand Pines if you want a newer roof across the board today, water and sewer inside one quarterly fee and a small condominium with its own pool, and are comfortable with a two-story building. Read our Grand Pines neighborhood guide and our Grand Pines buyer’s guide, which lists every recorded Grand Pines sale and the condominium documents to request.
Hunters Ridge villas are the community’s middle price point and its most frequently traded product: below the single-family homes, close to Grand Pines, below Pheasant Hollow, and with 19 qualified sales in 12 months, more than any other Hunters Ridge home type on county recorded sales.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; Hunters Ridge 2026 fee sheet and budgets).
| Product | Homes | Built | 2026 HRCA quarterly fee | First window with 10+ qualified sales | Median in that window |
|---|---|---|---|---|---|
| South villas | 134 | 1988 to 1995 | $1,878.19 (budget) | 12 months, 12 sales | $336,250 |
| North villas | 72 | 1998 to 2005 | $1,950.93 (budget) | 24 months, 10 sales | $450,000 |
| Single-family homes | 244 built | 1988 to 2023 | $582 | 12 months, 13 sales | $585,100 |
| Grand Pines coach homes | 46 | 1996 to 2005 | $2,076 | 60 months, 17 sales | $365,000 |
| Pheasant Hollow coach homes | 40 | 2006 | $2,500 | 60 months, 10 sales | $492,500 |
| Lynx Pass coach homes | 24 | 2006 | $2,050 | All history, 47 sales 2006 to 2022 | $277,000 (history, not today’s value) |
The coach-home quarterly figures include water and sewer; the villa and single-family figures do not. Pheasant Hollow’s $492,500 is the mean of the middle pair, $490,000 and $495,000.
Pheasant Hollow is the newer, larger coach-home step up: 40 condominium units in ten four-unit buildings on Hiram Street, all completed in 2006, with the highest quarterly fee in Hunters Ridge. Its ten sales over 60 months had a $492,500 median, above any villa median.
Lynx Pass is the scarcest product in the community: 24 condominium units in three eight-unit buildings on Donnavid Court, built in 2006, with no recorded sale since September 2022. A buyer who wants a 2006 building at a villa-level price watches for the rare listing.
The single-family homes are the step up in size and price: a $585,100 median over 12 months and a $582 quarterly fee, because owners maintain, insure and roof their own homes. A villa buyer gives up a detached house and a yard for a lower price and an association that handles the building shell and the grounds. Our Hunters Ridge buyer’s guide compares every home type in the community.
The case for a Hunters Ridge villa is one-story, fee-simple living in a gated club community at the lowest entry price in Hunters Ridge, with the grounds and building shell handled for you; the case against it is building age, a South roof bill still to come, a shared building deductible and a fee stack that rose sharply in 2024.
To see Hunters Ridge villas for sale, search current listings on our site or on DomainRealtyGroup.com, then send us your favorites; we pull the membership, roof reserve, fee, permit and rules file for each villa before you tour. Some Southwest Florida 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 villa search to get alerts when new listings match your section and price band, and ask us for the current MLS read on the villas, including how long they 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 villa 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, section preference and whether golf matters, and we send the villas that fit, with recent recorded sales in that section and the roof and fee documents to read.
We start with the section and the membership, because those two decide most of the price and the annual cost: a South Social villa at about $14,773 a year in association billing, a North Social villa at about $15,064, or a golf villa at about $21,124 to $21,415. Then we map your budget to the recorded sales, walk through the South roof outlook or the North roof permit, and list the documents your lender and insurer will ask for.
Start your Hunters Ridge villa 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 Hunters Ridge villas and get a free Hunters Ridge villa valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
Seasonal buyers in the Hunters Ridge villas should plan for a home left empty for months: the 72-hour water shut-off rule, opening protection that meets the shutter rule, a policy that fits a vacant season, a delivery plan because the guardhouse takes no packages, and leasing rules that allow only board-approved tenants of 30 days or more.
A villa puts the building shell, roof, painting and lawn care on the association under the villa budgets, so there is no yard or roof to arrange for over the summer. What stays yours is the interior, the air conditioning, the windows and any pool, and the water valve you close on the way out under Declaration §5.02.
Shutters left up while you are away must be clear or painted the body or trim color under Rules §24, and any new shutter or impact window needs ARB approval first. Ask the seller which openings are protected and whether the permits are on file, and arrange a storm check with someone local.
The club season runs from October to May, and the course and facilities close for maintenance in late September. Buyers who arrive in November see the club at full strength; buyers who tour from July to October face 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 knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions buyers ask us most about the Hunters Ridge villas, answered from the Lee County record, the association’s recorded declaration, budgets, minutes and fee sheet, city permits and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Choose your section, South or North, confirm the membership on the exact villa in writing, read the section’s roof reserve letter, price your own insurance for the interior and windows, and read the section 720.401 disclosure summary before you sign. Then inspect, order the master estoppel and close through a Florida title company.
Inside Hunters Ridge, on the south side of Bonita Beach Road just east of I-75, in the City of Bonita Springs, Lee County, ZIP 34135. The South villas are on Maiden Cane Lane, Marsh Elder Court, Glen Hollow Drive, Wild Coffee Court, Hunters Court and Hunters Ridge Drive; the North villas are on Fox Ridge Drive and F B Fowler Court.
There are 206 villas in 80 buildings: 134 South villas in 44 buildings and 72 North villas in 36 duplexes, matching Declaration §5.03 and the county’s parcel records.
No. Each villa is a fee-simple lot conveyed by warranty deed and coded single-family residential on the county roll. There is no villa condominium or villa association; the master association runs the villas through its South Villas and North Villas budgets.
The South villas were built from 1988 to 1995 in two-, three- and four-villa buildings, with a median of 1,430 heated square feet. The North villas were built from 1998 to 2005 as duplexes with a median of 1,699 square feet, on larger lots, with 2017 roofs and the only private pools.
In the 12 months to September 24, 2026, 19 qualified villa sales ranged from $200,000 to $480,000, at a $372,800 median and $253.35 per heated square foot, per Lee County Property Appraiser field cards.
Twelve South villas recorded a $336,250 median over the same 12 months, from $200,000 to $426,500, at $244.43 per heated square foot.
Ten North villas recorded a $450,000 median over 24 months, from $305,000 to $500,000. The highest villa sale on record is $725,000 for a North pool villa in July 2023.
The all-villa calendar-year median eased from $425,000 in 2023 to $406,250 in 2024, $386,400 in 2025 and $340,000 in 2026 to September 24. The South has fallen further than the North, which held at $450,000 in 2025 and 2026.
A South villa. Both villa sales under $300,000 in the last 12 months were South villas, at $200,000 and $270,000, and below $350,000 the villa market is almost entirely South.
The 2026 quarterly villa fee is $1,878.19 for a South villa and $1,950.93 for a North villa in the approved budget, $1,878.20 and $1,950.95 on the fee sheet. Every villa also pays $4,775 a year in social dues, a $1,250 dining minimum and $61.90 a month for sewer.
About $14,773 in 2026 association billing for a South villa with a Social membership and about $15,064 for a North villa, before taxes, your own insurance and utilities. With golf, about $21,124 and $21,415.
A common-area share including bulk Comcast, the villa operating budget (building insurance on the shell, landscaping, irrigation, mailboxes and staff) and two reserves, $45 a month for exterior painting and $55 or $65 a month for roof replacement.
The association replaces villa roofs by section from the roof reserve in the villa fee, which owners vote on each year, and by special assessment if the reserve falls short. North owners paid a $12,500 assessment for the 2017 roofs.
The South Villa Committee’s 2024 letter cited a January 2024 roof evaluation estimating twelve years of remaining life and a January 1, 2036 funding date; the 2026 reserve schedule shows 9 years remaining. No contract or date is published.
Possibly. The committee’s letter says any less-than-fully-funded option “will result in special assessments ranging from a low of $15,000 to over $20,000.” Future ballots decide the size; settle in your contract who pays any assessment levied before closing.
All 72 were replaced tile to tile under city permits issued from February to July 2017, every one finaled.
The association insures the 80 buildings’ exterior concrete block walls and roof structure under Declaration §5.03. You insure the interior finishes, fixtures, appliances, air conditioning, windows, lanai improvements, any pool and your own liability.
The Rules approved May 8, 2024 set a 5 percent windstorm deductible per building, shared by all 206 villa owners, with no deductible reserve. The posted Rules no longer show that section, so ask the office for the current master policy declarations page.
Ask a licensed Florida insurance agent and give them Declaration §5.03, so the policy begins exactly where the association’s ends, including the windows.
Every villa parcel is in FEMA Zone X, so a federally backed lender does not require it. Citizens requires flood coverage on most new and renewing wind policies by January 1, 2027, and its exemption is written for condominium unit-owner policies, which a villa is not.
Lee County evacuation Zone C, on every Hunters Ridge parcel.
Yes, but 168 of the 206 were built before March 1, 2002, so the roof permit, opening protection and a wind-mitigation report under five years old weigh heavily in the premium. Get a quote before your inspection period ends.
No. Florida’s structural integrity reserve study and milestone inspection laws apply to condominium and cooperative buildings of three stories or more; the villas are one-story fee-simple homes under a homeowners’ association.
Not with every villa. Each carries at least a Social membership; golf comes with a villa only if a Golf or Charter membership is already attached, otherwise it is a $50,000 upgrade subject to the 420 cap, plus $5,400 a year in golf dues and $351 in sales tax.
Yes. Declaration §9.03 requires every home, villas included, to carry a Charter, Golf or Social membership; the minimum is Social at $4,775 a year in 2026.
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, on top of normal Florida closing costs.
Yes: $41 a month through November 2035 on properties it applies to, and $50 a month through January 2027 for golf and charter sites. Ask for the payoff figures on the estoppel.
No. The only Hunters Ridge community development district on the state list is in Flagler County.
Yes, for 30 days or more, no more than three times a year and no longer than one year at a time, renewable once, with board approval before move-in. The owner loses use of the amenities while the villa is leased, except the restaurant.
No. The 30-day minimum and the three-leases-a-year cap in Declaration §7.26 rule out weekly rentals.
Yes. Common household pets and assistance animals are allowed under Declaration §7.07, leashed, with no aggressive dogs, hybrids or reptiles, and no pets on the club grounds, courts, course or pool. No villa weight limit appears in the documents we reviewed.
Our research found no buyer-approval clause for resales in the master documents; leases need approval. Ask the title company to confirm the association’s closing requirements.
No age restriction appears in the documents we reviewed, and memberships extend to children under 21 under Declaration §9.07.
Thirteen do, all North villas. No South villa has one, and every villa owner can use the club pool.
The county’s land-type layer places 99 villa lots in a golf-course neighborhood: 57 North and 42 South, on Maiden Cane Lane, Marsh Elder Court and Glen Hollow Drive. None on Wild Coffee Court, Hunters Court or Hunters Ridge Drive.
On the county record, yes: golf-coded villa sales had a $417,500 median in the last 12 months against $315,000 for the rest. Coding is a valuation line, not a view guarantee.
The owners who use it. Under Declaration §5.01, after insurance proceeds, party-wall repairs are shared in proportion to use, and the right to contribution passes with title.
Only with Architectural Review Board approval and in the approved palette. The association repaints villa buildings on each section’s schedule, so most owner projects are doors, shutters, screens or a lanai, each needing an approved request.
In your garage and driveway. Street parking is prohibited except for deliveries and maintenance (Declaration §7.21), and garages may not be enclosed or converted (§7.12).
South Zone 3: Elementary Zone Q, Middle Zone GG, and high school busing to Bonita Springs High or Estero High. Confirm your address in the district’s lookup.
About 14 minutes without traffic to Bonita Beach Park.
About 26 minutes without traffic to Southwest Florida International Airport.
NCH North Hospital in North Naples, about 18 minutes without traffic. The Bonita Community Health Center campus has no emergency room.
Late summer and early fall usually bring the least competition: only 12 of the 56 qualified villa sales in the last 36 months closed from July through October, against 27 from February through May.
Choose a villa for one-story, fee-simple living under one association and pets without a weight limit; choose Grand Pines for newer roofs on every building and water and sewer in the fee. The villa’s 12-month median was $372,800; Grand Pines’ 60-month median was $365,000.
No. The villas on this page are in the City of Bonita Springs, Lee County, ZIP 34135. Communities with similar names in New Port Richey, Ormond Beach and Jacksonville are unrelated.
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, both villa budgets and the roof minutes behind every offer. Call Marc at (239) 287-5873.
A Hunters Ridge villa specialist knows which section a villa prices from, which membership runs with which address, where each section’s roof reserve stands, what the association insures and what you must, how the leasing rules work and what the same plan recorded down the street. That knowledge turns a villa 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 villa and what your Hunters Ridge villa is worth explain how we time a sale and a purchase together; Call Jesse direct at (239) 898-6072. The full Hunters Ridge Villas guide covers the villas’ history, floor plans and budgets in depth.
If you’re searching for the best buyer’s agent for Hunters Ridge Villas, 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 sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Hunters Ridge villa market record, last 12 months: we tracked 19 qualified recorded villa sales at a $372,800 median, 12 South at $336,250 and 7 North from $305,000 to $480,000, per Lee County Property Appraiser field cards read September 26, 2026.
Use the buyer form on this page, return to the Hunters Ridge villa 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 villa valuation.
Marc Comisar is a top-reviewed Hunters Ridge Villas buyer’s agent and Jesse McGreevy is a top-reviewed Hunters Ridge Villas 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 Hunters Ridge Community Association’s recorded and published documents, Lee County Clerk and Property Appraiser records, City of Bonita Springs permits, 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 Hunters Ridge villa buyer is most likely to need, each linked to the official source that publishes it: the Hunters Ridge Community Association, the Lee County Clerk, the State of Florida or the federal government.
Market data from Lee County Property Appraiser field cards for the 206 villa parcels, read 26 September 2026, windows to 24 September 2026; Southwest Florida MLS figures are not used in this edition and are available on request. Brokered by Domain Realty.