Every recorded Lynx Pass sale since 2006, the four plans, the club membership on each unit, the fee stack and the 2026 roofs, 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, field cards read 24 to 26 September 2026
McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, and this is our guide to buying a condominium in Lynx Pass at Hunters Ridge, the 24-unit coach-home condominium on Donnavid Court inside the gated Hunters Ridge golf and country club community. It covers what Lynx Pass units have actually recorded at, why none has changed hands since 2022, what the two associations and the mandatory club cost, and which documents to read before you sign.
Lynx Pass is three two-story concrete block buildings of eight units each in the City of Bonita Springs, Lee County ZIP 34135, built in 2006 by Parker Hunters Ridge, LLC under a Declaration of Condominium recorded January 5, 2006. Every unit has its own attached one-car garage, all three buildings were re-roofed from concrete tile to metal under City of Bonita Springs permits finaled June 26, 2026, and the 2026 Hunters Ridge fee sheet lists the lowest coach-home fee in the community, $2,050 a quarter.
The hard part is not the building. It is the calendar. No Lynx Pass unit has recorded a sale, or any other transfer, since September 16, 2022, so a buyer here is not choosing among listings; a buyer is getting ready for one. This guide is written for that buyer: how to prepare, how to price a unit when the newest in-building sale is four years old, and how Lynx Pass compares with Pheasant Hollow and Grand Pines, the two other Hunters Ridge coach-home condominiums, while you wait.
To buy a Lynx Pass condo in 2026, decide on floor and plan first, get pre-approved or document your cash before a unit lists, confirm in writing which club membership runs with the unit, budget the $2,050 quarterly fee plus $4,775 social dues and the $3,000 buyer capital contribution, and read the condominium documents inside your review period.
The order matters because Lynx Pass rarely offers a choice. With 24 units and no recorded transfer since September 2022, the unit that lists may be the only one available for a season, so the decisions you can make in advance, ground floor or upstairs, golf or social, financed or cash, are the ones that let you act in the first week. We build that file for you before anything reaches the market.
This guide covers the Lynx Pass market for buyers, what the four-year gap in sales means for your offer and appraisal, the four floor plans and three buildings, the club membership, the fee stack, the condominium documents to read, leasing and pet rules, flood, insurance and the new roofs, city permits, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life, Lynx Pass against Pheasant Hollow, pros and cons, advice for seasonal buyers and more than forty buyer questions.
These are the ten facts a Lynx Pass buyer should know in September 2026, each drawn from the Lee County deed and parcel record, the recorded Lynx Pass Declaration, the Hunters Ridge 2026 fee sheet and budget, the City of Bonita Springs permit record, or a state or federal source.
Buying in Lynx Pass: How Do I Buy a Home in Lynx Pass at Hunters Ridge in 2026? · Why Work With McGreevy and Comisar as Your Lynx Pass Buyer’s Agent?
The Market and the Units: What Is the Lynx Pass Market Like for Buyers Right Now? · How Do You Buy in a Building Where Nothing Has Sold Since 2022? · Which Lynx Pass Unit Fits Which Buyer?
The Club, Fees and Documents: How Does the Hunters Ridge Club Membership Work for a Lynx Pass Buyer? · What Will I Pay to Own a Lynx Pass Condo? · What Should I Check in the Lynx Pass Condominium Documents? · What Are the Rules on Leasing, Pets and Use at Lynx Pass?
Flood, Roofs, Taxes and Closing: Is Lynx Pass in a Flood Zone, and What Will Insurance Cost? · What Do the City Permits Show About Lynx Pass Units? · What Will My Property Taxes and Closing Costs Be in Lynx Pass?
Representation, Schools and Daily Life: How Does Buyer Representation Work in Florida After the NAR Settlement? · Which Schools Serve Lynx Pass? · What Is Daily Life Like in Lynx Pass?
Comparisons: Lynx Pass vs Pheasant Hollow at Hunters Ridge: Which Coach-Home Condo Should You Buy? · How Does Lynx Pass Compare With Other Hunters Ridge Homes? · What Are the Pros and Cons of Buying in Lynx Pass?
Searching and Seasonal Buyers: How Do I See Lynx Pass Condos for Sale? · How Do I Get a Personalized Lynx Pass Buyer Consultation? · Buying a Winter Home in Lynx Pass: What Seasonal Buyers Should Know
Answers and Local Expertise: What Our Clients Say About Working With Us · Frequently Asked Questions, Lynx Pass Buyer Edition · Why Does a Lynx Pass Specialist Matter When You Buy? · Ready to Buy in Lynx Pass? 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 Lynx Pass buyers with the same county-record data we use to price listings. In a building that has not traded in four years, we show you what each plan has recorded at, what the membership costs, and how to be ready the week a unit lists.
If you’re searching for the best buyer’s agent in Lynx Pass at Hunters Ridge, McGreevy and Comisar represent homebuyers across Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties, whether you are buying a lock-and-leave coach home for the winter, a ground-floor unit so you never climb stairs, the 2,054-square-foot upstairs plan with its bonus room, or a unit that already carries a Golf membership. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent in this city, see our guide to the best real estate agents in Bonita Springs.
Honors and recognition:
Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our buyers hear how Bonita Springs condominium sellers think about price, timing and repairs from the people who advise sellers every week. For this guide we read the field card of every one of the 24 Lynx Pass units, followed all 68 recorded transfers of an improved unit since 2006, and kept the 47 the county coded as qualified sales. If you are buying here and also own a Lynx Pass unit, our Lynx Pass seller’s guide explains the other side of the same transaction.
For every Lynx Pass unit we show you, we confirm the membership type with the Hunters Ridge office, match the unit to its building, floor and county plan size, pull the unit’s own window, door and air-conditioning permits, and ask for both estoppel figures, the Lynx Pass association’s and the master association’s, including any assessment tied to the 2026 roofs and any balance on the $41 monthly assessment. You tour with the numbers already in hand.
We will not tell you a unit carries golf unless the association confirms it in writing, and we will not tell you the condominium’s reserves are funded or that the 2026 roofs are paid for unless a document says so; neither is in the public record today. We will not tell you the building’s value has risen or fallen since 2022, because no sale has recorded to show it. 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 Lynx Pass 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 back to 2006, the recorded Declaration read section by section, 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 Lynx Pass was parked; we say so here rather than estimate them.
The Lynx Pass market in 2026 is a market without recent sales. No qualified Lynx Pass sale has recorded in 12, 24 or 36 months, only two in 60 months, and all history, 47 qualified sales from July 2006 to September 2022 at a $277,000 median, is the first window with ten or more, so a buyer prices from the full record and the nearest sibling sales.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR-qualified improved sales, all windows ending 24 Sep 2026, read 24 to 26 Sep 2026).
Every figure in this section comes from Lee County public records, not listing portals. We kept only transfers the county coded as qualified, arm’s-length sales of an improved unit, per its sale qualification code list and transfer code list. Of the 68 recorded transfers of improved Lynx Pass units since 2006, 21 were set aside: 10 corrective, quit-claim or nominal deeds, 6 transfers to or from a financial institution between 2010 and 2015, 4 disqualified transfers in 2006 and 1 atypical-exposure sale in 2009. Price per square foot divides each price by the county’s heated (air-conditioned) area on the unit’s card, which leaves out the garage and the 127-square-foot screened lanai, so a listing’s “total” square footage will be larger.
| Window (Lee County qualified sales, ending Sep 24, 2026) | Sales | Median | Range | Mean $ per heated sq ft |
|---|---|---|---|---|
| 12 months | 0 | none | none | none |
| 24 months | 0 | none | none | none |
| 36 months | 0 | none | none | none |
| 60 months | 2 | listed below, too few for a median | $320,000 to $505,000 | listed below |
| All history (first window with 10 or more; sales July 2006 to September 2022) | 47 | $277,000 | $146,000 to $505,000 | $154.93 |
| All history, developer first sales only (July 2006 to February 2007) | 20 | $293,500 (mean of $292,800 and $294,200) | $219,000 to $397,100 | $169.91 |
| All history, resales only (2006 to 2022) | 27 | $243,700 | $146,000 to $505,000 | $143.83 |
The all-history median of $277,000 is the 24th of 47 sales. Twenty-three of those sales closed in 2006, most of them new-unit closings, so the median describes the building’s history, not what a unit is worth in 2026. For a buyer comparing with a source that uses a different convention, the median of the per-sale ratios over the same window is $164.39 per heated square foot.
Two sales are too few for a median, so here they are, each from its county field card:
The two sales sit $185,000 apart, and the gap is not only size: the upstairs unit carries 456 more heated square feet and sold for $45.61 more per square foot. The deed record does not show condition, furnishings, membership type or updates, so neither sale is a floor or a ceiling for the unit you will buy.
The $505,000 sale in the 28140 building is the single most useful Lynx Pass record for a buyer, because the same unit has three qualified sales on its field card. It first sold new from the developer for $261,500 in October 2006. It resold for $212,000 in July 2014, $49,500 below its new price, in the years when Lynx Pass traded between $146,000 and $251,000. It sold again for $505,000 on March 23, 2022, $293,000 above the 2014 price and about 93 percent above its 2006 price.
Read in order, that one unit tells the building’s story: a new-construction price in 2006, a trough in the early 2010s, and a sharp rise in the 2021 and 2022 wave, when Lynx Pass recorded ten qualified sales between January 2021 and September 2022. What it cannot tell you is where the price stands in 2026, because nothing has recorded since. That is why we pair any Lynx Pass offer with the recent sales of its two sibling condominiums, adjusted for plan, floor and garage, rather than lean on one 2022 number.
Data updated: September 2026 (Lee County Property Appraiser field cards). Because 2021 is the last year with enough Lynx Pass sales to compare, each qualified sale is listed by building address, floor and plan:
| Recorded (2021) | Building address | Floor and position | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|---|
| January 7 | 28140 Donnavid Ct (Building 2) | Second, corner | 2,054 | $310,000 | $150.93 |
| April 19 | 28141 Donnavid Ct (Building 3) | Ground, corner | 1,633 | $210,000 | $128.60 |
| April 19 | 28120 Donnavid Ct (Building 1) | Ground, corner | 1,633 | $284,000 | $173.91 |
| April 23 | 28120 Donnavid Ct (Building 1) | Second, interior | 1,756 | $293,500 | $167.14 |
| April 30 | 28140 Donnavid Ct (Building 2) | Second, interior | 1,756 | $292,000 | $166.29 |
| May 28 | 28140 Donnavid Ct (Building 2) | Ground, interior | 1,598 | $285,000 | $178.35 |
| July 16 | 28141 Donnavid Ct (Building 3) | Ground, interior | 1,598 | $269,000 | $168.34 |
| August 31 | 28141 Donnavid Ct (Building 3) | Second, interior | 1,756 | $265,000 | $150.91 |
The eight 2021 sales carry a $284,500 median, from $210,000 to $310,000. Two of them recorded on the same April day for the same 1,633-square-foot ground-floor corner plan, $74,000 apart, one in Building 3 and one in Building 1. The deed record does not show what separated them. For a buyer, that is the clearest warning in the record: inside one small building, condition, view and terms move the price more than the plan does.
Data updated: September 2026 (Lee County Property Appraiser field cards). A year with one or two sales is a data point, not a trend.
| Year (Lee County qualified sales) | Sales | Median or single price | Range |
|---|---|---|---|
| 2006 | 23 | $294,000 median | $219,000 to $420,000 |
| 2007 | 1 | $269,000 | single sale |
| 2008 and 2009 | 0 | none | none |
| 2010 | 2 | $146,000 and $155,000 | two sales |
| 2011 | 1 | $165,000 | single sale |
| 2012 | 0 | none | none |
| 2013 | 2 | $190,100 and $240,000 | two sales |
| 2014 | 2 | $180,000 and $212,000 | two sales |
| 2015 | 0 | none | none |
| 2016 | 1 | $223,000 | single sale |
| 2017 | 1 | $200,000 | single sale |
| 2018 | 1 | $220,000 | single sale |
| 2019 | 2 | $192,000 and $251,000 | two sales |
| 2020 | 1 | $225,000 | single sale |
| 2021 | 8 | $284,500 median | $210,000 to $310,000 |
| 2022 | 2 | $320,000 and $505,000 | two sales |
| 2023 to September 2026 | 0 | none | none |
From 2010 to 2020 Lynx Pass traded no more than twice a year, and in 2012 and 2015 not at all, between $146,000 and $251,000. Then 2021 brought eight sales in eight months, the busiest year since the 2006 opening sales, and 2022 the highest price on record. Nothing has recorded since.
Across all 47 qualified sales, the 22 ground-floor sales carry a $273,000 median and the 25 second-floor sales $289,000; per heated square foot the ground floor runs higher, $159.95 against $150.52 on the mean of per-sale ratios, because its plans are smaller. By plan, the all-history medians are $278,450 for the 1,598-square-foot plan (10 sales), $234,350 for 1,633 (12 sales), $292,000 for 1,756 (13 sales) and $269,000 for 2,054 (12 sales). By building, they are $293,500 for Building 1, $289,000 for Building 2 and $265,000 for Building 3. Each of these mixes 2006 prices with 2021 prices, so they describe the record, not today’s value of any plan or building.
The Lynx Pass record cannot tell you today’s price, but it can tell you where the plans have landed relative to each other, and the siblings tell you where Hunters Ridge coach homes are trading now:
| What the record shows | Figure | Source and window |
|---|---|---|
| Last ten Lynx Pass sales (2021 and 2022) | $210,000 to $505,000 | Lee County field cards, sales January 2021 to September 2022 |
| Lynx Pass 2025 county market values, all 24 units | $322,272 to $383,135 | Lee County Property Appraiser 2025 roll (an assessment, not a sale price) |
| Grand Pines sales, last 12 months | 3 sales, $334,500 to $415,000 | Lee County field cards, window ending Sep 24, 2026 |
| Grand Pines median, 60 months | $365,000 (17 sales) | Lee County field cards, window ending Sep 24, 2026 |
| Pheasant Hollow sales, last 12 months | 2 sales, $385,000 and $397,500 | Lee County field cards, window ending Sep 24, 2026 |
| Pheasant Hollow median, 60 months | $492,500 (10 sales; mean of $490,000 and $495,000) | Lee County field cards, window ending Sep 24, 2026 |
A county market value is a tax figure set each January, not an appraisal and not an asking price. We show it only because it is the one current number the public record carries for every Lynx Pass unit.
In most Hunters Ridge neighborhoods, a buyer’s leverage comes from competing listings. Lynx Pass rarely has two at once, so leverage comes from three other places: the absence of an in-building comparable, which makes a seller’s price a claim that has to be proved; the appraisal, which will lean on sibling sales adjusted for plan and garage; and the calendar, since 17 of the 37 qualified Hunters Ridge sales in the last 12 months closed from February through May. A unit listed in late summer is likely to meet fewer buyers than one listed in January, and we time the conversation accordingly.
This edition does not report days on market, sale-to-list price ratio, active listings or months of supply for Lynx Pass. Those measures live in the Southwest Florida MLS, not in county records, and the MLS pull for this page was parked, so we leave them out rather than estimate them. The county also keys sales a few weeks behind the Clerk’s recording date, so a Lynx Pass closing in late August or September 2026 could still appear; none had keyed when we read the cards on September 24 to 26, 2026. When a unit lists, we give you the live MLS read on it directly.
Lynx Pass has recorded no sale since September 2022, so the buyer who wins the next unit is usually the one who decided on floor, plan, membership and financing before it listed. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, set up that file with you now. Start your Lynx Pass buyer consultation or read how we represent buyers, and call Marc at (239) 287-5873. Own a Lynx Pass unit and thinking of selling first? See what your Lynx Pass home is worth, or call Jesse direct at (239) 898-6072.
You buy in Lynx Pass by getting ready before a unit lists: no Lynx Pass unit has recorded a transfer of any kind since September 16, 2022, the median owner has held for about 7.3 years, and five of the 24 units have not changed hands since 2006, so the buyer with financing, documents and a price case prepared is the buyer who gets the next one.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 units, read 24 to 26 Sep 2026).
No public record explains why no Lynx Pass unit has sold since 2022, and we do not guess. What the record shows is that owners have held. The Lynx Pass neighborhood guide lays out the same record from an owner’s side; this section turns it into a plan for a buyer.
| Years since each unit’s last recorded transfer (as of Sep 24, 2026) | Units |
|---|---|
| 4 to 6 years (last transfer 2021 or 2022) | 10 |
| 6 to 9 years (2017 to 2020) | 4 |
| 11 to 17 years (2010 to 2014) | 5 |
| About 20 years (2006) | 5 |
Four things let a Lynx Pass buyer act in the first week. First, a lender’s pre-approval that already names a condominium purchase, or proof of funds, because a small, rarely traded building can raise questions in a lender’s project review. Second, a decision on floor: the four ground-floor units in each building suit a buyer who wants no stairs, and the upstairs units suit a buyer who wants more space. Third, a decision on golf, because a unit that already carries a Golf or Charter membership is worth more to a golfer than a Social unit plus a $50,000 upgrade. Fourth, a read of the recorded Declaration now, before a contract, so the seven-day document review is a confirmation rather than a first look.
A lender’s appraiser looks first for recent closed sales in the same building, and the newest Lynx Pass sale is from September 2022. Expect the appraisal to use older Lynx Pass sales adjusted for time, plus recent sales in Pheasant Hollow and Grand Pines, the two other Hunters Ridge coach-home condominiums, adjusted for heated area, floor, garage and condition. If the contract price runs ahead of that evidence, a financed buyer may need more cash to close or an appraisal contingency to renegotiate. We assemble the comparable sales before you offer, so the price you agree to is one an appraiser can support.
Whoever buys the next Lynx Pass unit records the first in-building price in four years, and every owner, buyer and appraiser after you will read it. That cuts both ways. A seller will want the 2022 high to anchor the conversation; a buyer should read that $505,000 sale for what it was, the largest plan in a busy year, and weigh it against the $320,000 ground-floor sale six months later and the sibling sales since. Paying a fair price matters more here than in a building that trades every month, because your price becomes the benchmark.
The Lynx Pass unit that fits you depends on floor, plan and outlook: the ground-floor units are 1,598 and 1,633 heated square feet with no stairs, the upstairs units 1,756 and 2,054, and each of the three eight-unit buildings has its own recorded outlook, lake and golf, preserve, or golf course, per the county field cards.
Data updated: September 2026 (Lee County Property Appraiser field cards; recorded Declaration of Condominium, Instrument 2006000003652; developer’s 2005 prospectus).
Every Lynx Pass building repeats the same layout: four units on the ground floor and four on the second floor, two of each size. The recorded Declaration describes every unit as “two (2) bedrooms, with a den, and two (2) bathrooms or three (3) bedrooms and two (2) bathrooms,” and the county lists every unit as three bedrooms and two baths, counting the den.
| Position in each building | Floor | Heated sq ft (county) | Garage sq ft (county) | Developer plan that appears to match | All-history median (sales) |
|---|---|---|---|---|---|
| Interior, two per building | Ground | 1,598 | 278 | Buttonwood I (1,627 air-conditioned) | $278,450 (10) |
| Corner, two per building | Ground | 1,633 | 248 | Poinciana I (1,642) | $234,350 (12) |
| Interior, two per building | Second | 1,756 | 224 | Buttonwood II (1,727) | $292,000 (13) |
| Corner, two per building | Second | 2,054 | 258 | Poinciana III, Option A, with bonus room (2,021) | $269,000 (12) |
The match between county sizes and the developer’s brochure plans is our reading of size and position, not a recorded fact; the brochure itself says “All dimensions and specifications are approximate and subject to change.” Each upstairs unit includes a small ground-level entry area on the county card, which is why some summaries quote 1,690 square feet for a 1,756-square-foot upstairs interior unit: 1,690 is the second-floor living area and 66 the ground-level entry.
The developer’s 2005 “Standard Features, Lynx Pass, Carriage Homes” sheet in the Lynx Pass condominium documents lists no elevator, and the recorded plans show two-story buildings with stairs to the upstairs units. A buyer who wants single-level living with no stairs should focus on the ground-floor units. A buyer who wants the most space, or the bonus room of the largest plan, will look upstairs, and should know that Declaration Sections 11.7 and 12.21 require wall-to-wall carpet over padding in upper-floor units except kitchens, baths and foyers, unless the board approves an acoustic underlayment.
The developer’s plans put a master suite of about 14 by 17 feet, a second bedroom and a den or third bedroom around a great room, with a kitchen and nook in the Buttonwood I and a dining room in the Poinciana I. The Poinciana III, the largest plan, adds a 12 by 20 foot bonus room. Every plan shows a 128-square-foot screened lanai; the county records a 127-square-foot screened porch on every card. The 2005 standard features list reinforced concrete block walls, an engineered roof truss system, white aluminum tinted glass windows, 12 SEER air conditioning and R30 ceiling insulation; many owners have since replaced windows, doors and air conditioners, which is why the permit history of the specific unit matters.
The county field cards record a different outlook for each building. Building 1 at 28120 Donnavid Court is coded for lake and golf course views, Building 2 at 28140 for preserve, and Building 3 at 28141 for golf course. Buildings 1 and 2 sit on the west side of Donnavid Court and Building 3 on the east. The recorded plot plan labels the neighbors as Lake 15C, a conservation area and Tract P, which the county now lists as a 23.03-acre association-owned parcel with a golf-course site address. What a particular lanai sees varies by unit, so we check it in person on every showing.
Every Lynx Pass unit has a private attached one-car garage with interior access, per the 2005 standard features, and a garage sub-area appears on every county card, from 224 to 278 square feet. Each unit’s driveway is a limited common element under Declaration Section 8.1(b), repaired by the association. A two-car household should plan on one car in the garage and one in the driveway, because the Declaration bars parking “on the grass, common ground or streets.” That single fact sends some buyers to Pheasant Hollow, whose units have two-car garages.
Lynx Pass is a condominium under Chapter 718 of the Florida Statutes, created by its own recorded Declaration and run by Lynx Pass Condominium Association, Inc., and it sits inside the Hunters Ridge master association, a Chapter 720 homeowners’ association. A buyer therefore receives the condominium’s resale disclosures under section 718.503, and closing needs two estoppel certificates. Section 720.401, subsection (2), says the homeowners association disclosure summary does not apply to associations regulated under Chapter 718, so ask the seller and your closing agent whether the master association’s summary will be provided as well. Each unit owns an undivided one twenty-fourth share of the Lynx Pass common elements; Donnavid Court itself is Tract L of the plat, owned and maintained by the Hunters Ridge Community Association under Declaration Sections 4.2 and 7.1(c).
Every Lynx Pass buyer joins the Hunters Ridge club, because membership is a condition of ownership: each unit carries a Charter, Golf or Social membership that runs with title, Social dues are $4,775 in 2026, and golf is not bundled with every unit but attaches to units carrying a Golf or Charter membership or costs a $50,000 upgrade.
The developer’s prospectus states it in capital letters: “UNIT OWNERS ARE REQUIRED, AS A CONDITION OF UNIT OWNERSHIP, TO BE MEMBERS OF THE HUNTERS RIDGE COMMUNITY ASSOCIATION, INC.” The rules below come from the Third Amended Master Declaration, recorded in 2025 as Lee Clerk Instrument 2025000196558, and the 2026 Membership Program and Fees.
Section 9.03 requires every home in Hunters Ridge, all 562 sites, to carry a Charter, Golf or Social membership. Section 9.12 gives Social members the clubhouse, the activity center, the tennis, bocce and pickleball courts and the pool. Golf and Charter members add the golf course. The association’s court sports page lists 4 tennis courts, 8 pickleball courts and 4 bocce courts, and the fee sheet describes a 2,500-square-foot lap pool with spa and a 13,500-square-foot clubhouse.
Golf attaches to specific homes. Under Section 9.08, every membership runs with title and passes to the buyer at closing, so two Lynx Pass units side by side can carry different memberships. In 2026, golf dues total $10,526 a year including the social component and tax, against $4,775 for Social. The difference, $5,751 a year, is the single largest variable in what a Lynx Pass unit costs to own.
A Social unit can add golf by upgrade, “currently priced at $50,000” on the 2026 fee sheet, subject to the 420 golf-membership cap in Section 9.04. The association’s 2026 approved budget carries 358 golf-dues memberships. A golfer comparing two Lynx Pass units should price a Social unit at its contract price plus $50,000, and a Golf unit at its contract price alone.
Because the membership runs with the unit, a seller who gave up golf before listing sells a Social unit, and regaining golf later costs the then-current upgrade price. Ask whether the unit ever carried golf, and when it changed. The answer affects how you compare its price with a unit that kept golf.
Neither the county record nor the deed shows the membership type. The master association’s estoppel certificate, ordered for closing, states it; before you offer, we ask the Hunters Ridge office to confirm the membership on the specific unit in writing. The association office is at 28400 Hunters Ridge Boulevard, and its golf page lists current rates and practice facilities. Our Hunters Ridge community guide covers the 18-hole, par 72 course and the club in depth.
Under Master Declaration Section 9.07, a membership covers the designated member, one other adult and children under 21. Dining is charged to the member account against a $1,250 food and beverage minimum per home per year, and golf, carts, guest rounds and classes are extra.
Owning a Lynx Pass condo costs about $14,717 a year in Hunters Ridge billing for a unit with a Social membership, using the 2026 fee sheet: the $8,200 coach-home fee, $4,775 social dues, the $1,250 dining minimum and $492 for the $41 monthly assessment, before property tax, the unit-owner insurance policy and any Lynx Pass assessment on the estoppel.
Data updated: September 2026 (Hunters Ridge 2026 Membership Program and Fees; 2026 Approved Budgets and Reserve Schedule; Treasurer’s letter; retrieved 24 Sep 2026).
The fee sheet is the only public document that prices a Lynx Pass unit’s annual cost. The Lynx Pass association’s own budget, reserve schedule and financial statements are member documents that the seller delivers at sale under Florida law; they are not posted online, and we say below exactly where that leaves a buyer.
| Layer | Who bills it | 2026 amount | Source |
|---|---|---|---|
| Coach-home quarterly fee, Lynx Pass | Hunters Ridge billing | $2,050 a quarter ($8,200 a year) | 2026 fee sheet |
| Social dues (every home) | Hunters Ridge Community Association | $4,775 a year | 2026 fee sheet |
| Golf dues instead (Golf or Charter unit) | Hunters Ridge Community Association | $10,526 a year total | 2026 fee sheet |
| Food and beverage minimum | Club | $1,250 a year | 2026 fee sheet |
| Community Center assessment | Hunters Ridge Community Association | $41 a month through November 2035 | Treasurer’s letter |
| Golf capital assessment (Golf and Charter members) | Hunters Ridge Community Association | $50 a month through January 2027 | 2026 fee sheet |
| Sewer | Inside the coach-home fee | $0 separately | 2026 fee sheet |
| Lynx Pass condominium assessments beyond the fee sheet, if any | Lynx Pass Condominium Association | not published | estoppel certificate |
The fee sheet lists “Coach Homes Quarterly: $2,050 (Lynx Pass)” and says the coach-home fee covers the “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” It adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes,” which is why a Lynx Pass owner does not pay the $61.90 monthly sewer charge that villas and single-family homes pay.
The master association’s 2026 budget books “Other Income, Lynx Pass (24)” of $55,860 a year, which is $2,327.50 per unit, the same per-unit amount it books for Pheasant Hollow and Grand Pines. If the $2,050 is the whole quarterly bill, about $582 of it would be that master share and about $1,468 the condominium’s own portion. That split is our arithmetic, not a published figure; the Declaration’s Section 10 lets the condominium association collect and remit master assessments “if required,” and the fee sheet does not say which way Lynx Pass bills.
Lynx Pass Condominium Association, Inc. has been self-managed since January 1, 2022, according to the Pheasant Hollow owner information sheet posted by the master association, which states that “PHCA (and Lynx Pass and Grand Pines) are self-managed.” Its Bylaws require an annual budget with reserves for “roof replacement, building painting and pavement resurfacing,” and section 718.112 still requires those reserves unless owners vote to waive or reduce them. None of those figures is published. A buyer reads them in the documents package and on the Lynx Pass estoppel certificate, and we read them with you before your review period ends.
All amounts are from the 2026 fee sheet; this is arithmetic, not a bill for any unit.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Coach-home quarterly fee, Lynx Pass (water and sewer in the fee) | $2,050 × 4 | $8,200.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 × 12 | $492.00 |
| Total, Hunters Ridge billing | $14,717.00 |
That is about $1,226 a month. The same arithmetic gives $14,821 for Grand Pines and $16,517 for Pheasant Hollow.
| Line | Arithmetic | Annual |
|---|---|---|
| Golf dues, including the social component and tax | $10,526 | $10,526.00 |
| Coach-home quarterly fee, Lynx Pass | $2,050 × 4 | $8,200.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 × 12 | $492.00 |
| Golf capital assessment, through January 2027 | $50 a month | $600.00 while it runs |
| Total, Hunters Ridge billing, 2026 | $21,068.00 |
That is about $1,756 a month in 2026, falling to about $20,468 a year once the golf capital assessment ends in January 2027. Any Lynx Pass condominium assessment beyond the fee sheet would be on top in either example.
The master association bills a $41 monthly special assessment through November 2035, and its two documents label it differently: the fee sheet calls it a “renovation of our Main Dining Room and Kitchen areas” and says special assessments “Does not apply to all properties,” while the more detailed Treasurer’s letter ties it to the roughly $3,000,000 Community Center project, payable as a $4,000 lump sum or in monthly installments. The master estoppel shows whether a balance remains on the unit you buy.
All three Lynx Pass buildings, and a structure on the common-element parcel, were re-roofed from tile to metal in 2026 under permits totaling $491,002 in permitted value. How the association paid, from reserves, a special assessment or a loan, is not in any public source we reached. If a special assessment was levied and is still being collected, the Lynx Pass estoppel certificate will show the balance owed on your unit, and your contract should say who pays it. We raise it before you offer, not at closing.
We do not publish a fee trend for Lynx Pass, because the only earlier figure we found comes from a secondary copy of the association’s 2023 schedule and conflicts with other 2023 documents. For history, the developer’s October 2004 FAQ sheet estimated the condominium assessment at $720.88 a quarter without reserves, plus $600 a year to the master association, and the developer’s guaranty in the Declaration capped the total at $3,483.52 for 2005 and $4,006.04 for 2006. The 2026 figure is $8,200 a year for the coach-home fee alone.
Check four things in the Lynx Pass documents: the recorded Declaration (Instrument 2006000003652, recorded January 5, 2006) and its maintenance and insurance split, the association’s budget, reserves and any roof assessment, the use rules that matter in a stacked building, and your statutory review period, which runs seven days, excluding weekends and legal holidays, after you receive the documents.
Data updated: September 2026 (recorded Declaration read in full; Florida Statutes sections 718.111, 718.112, 718.116, 718.503 and 553.899 as displayed in September 2026).
The controlling documents are two recorded layers: the Lynx Pass Declaration of Condominium with its Articles and Bylaws, and the Third Amended Master Declaration for Hunters Ridge, with the master Rules and Regulations on top.
The Declaration of Condominium of Lynx Pass at Hunters Ridge was recorded on January 5, 2006 as Lee County Clerk Instrument 2006000003652, 83 pages, and the Florida condominium registry lists the project with 24 units, recorded the same day. Some summaries date the Lynx Pass declaration to October 21, 2004. That date belongs to a draft printed in the developer’s 2005 prospectus package, which the association posts as the “Lynx Pass Condo Docs”; the recorded 2006 instrument is the one that governs. We found no recorded amendment in the association’s documents page, the state file or the county legal descriptions, all of which still cite the 2006 instrument; ask the association for its list of official records.
The Declaration draws the unit boundary at the unfinished interior surfaces of the perimeter drywall, ceiling and slab. The association maintains the load-bearing structure, “perimeter walls, columns, roofs, floors,” shared wiring and piping, and “All exterior building walls, including painting, waterproofing and caulking” (Sections 11.1(a) and 11.2), and repairs the driveways (Section 8.1(b)). The owner maintains everything inside the unit, including the air conditioner serving only that unit, the water heater and “shower pans” (Section 11.1(b)).
Under Section 5.3, windows, window frames and glass, the doors and the screened balcony are part of the unit, and Section 11.1(b) makes “screens, windows and window glass” and the entry doors the owner’s to maintain. That makes impact windows an owner upgrade, unit by unit, not an association project. Three Lynx Pass units carry impact window or sliding-door replacement permits on the city record; for the unit you buy, the permit history tells you whether its openings are original 2006 glass.
Upper-floor units must have wall-to-wall carpet over padding except in kitchens, baths and foyers unless the board approves an acoustic underlayment (Sections 11.7 and 12.21). A buyer planning tile or wood upstairs should ask the board for its current specification before pricing the project, and a buyer of a ground-floor unit should ask what the unit above has installed.
Any exterior change, lanai enclosure, exterior lighting or planting needs the Lynx Pass board’s written approval (Sections 11.1(b) and 12.18 to 12.19), and hurricane shutters may be installed only to the board’s specifications (Section 24). Window coverings must be white or off-white to the outside (Sections 11.6 and 12.25). The master association’s Architectural Review Board also reviews exterior changes community-wide; its Request for Architectural Change and paint and exterior change policy are posted.
Section 13 of the Declaration states that “There are no restrictions on the transfer of ownership of Units”; a new owner simply gives the association a name, address and phone number within 10 days. A Lynx Pass purchase therefore needs no board interview or buyer approval, unlike a lease, which needs both boards.
Under section 718.503, a resale buyer may cancel the contract within seven days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents, unless the buyer acknowledged receiving them more than seven such days before signing. Since December 31, 2024, the resale contract must also state in conspicuous type whether the association is required to have a milestone inspection or a structural integrity reserve study. We read the package with you inside that window.
Florida’s structural integrity reserve study requirement in section 718.112(2)(g) applies to buildings “three habitable stories or higher in height,” and the milestone inspection in section 553.899 to buildings “three habitable stories or more in height.” The three Lynx Pass buildings are two stories: the recorded plans show a first and a second floor, and every county card classifies the unit as a low-rise condominium on floor 1 or 2. On that reading neither law applies, while the ordinary reserve rules for roofs, painting and paving still do. This is our reading of public statutes and records, not legal advice; ask the association for its current structural reports, and your attorney for a final answer.
A lender financing a Lynx Pass purchase reviews the condominium project as well as the unit, typically through a questionnaire the association completes: owner occupancy, delinquencies, reserves, insurance, litigation and any special assessment. Ask your loan officer early whether the project is already reviewed, for example in Fannie Mae’s Condo Project Manager, and what documents the lender needs; a project that falls into one of Fannie Mae’s ineligible project categories needs a different loan. In a 24-unit building that has not traded in four years, the association may not have answered a questionnaire recently, so we request it the day your contract is signed.
At Lynx Pass, leases must run 30 days or longer with the Lynx Pass board’s prior written approval and the master association’s approval, no more than three a year and no longer than one year; owners may keep two dogs and cats in total with board approval; and the Declaration places no restriction on children, with occupancy capped at six persons.
Data updated: September 2026 (recorded Declaration; Third Amended Master Declaration; Hunters Ridge lease packet and Rules and Regulations).
These rules come from two layers, and the stricter one controls. A buyer who plans to rent the unit in season, bring a large dog or park a boat should read both before writing an offer.
Section 14 of the recorded Declaration bars any lease under 30 days, requires the board’s prior written approval of every lease “subject to the Board’s sole and absolute discretion,” prohibits time-sharing, and allows a $50 lease review fee at the board’s discretion.
Under the Third Amended Master Declaration, no home may be leased for less than 30 days or more than three times a year (Section 7.26), no lease may run longer than one year, renewable once (Section 7.25), and while a home is leased the owner and family lose use of the common amenities except the restaurant (Section 7.10). The master lease application packet adds a tenant interview for annual rentals, a $100 application fee billed to the owner, and applications “not less than 14 days prior to the start of the rental period.” The master documents state different notice periods, 10 days in the declaration, 14 in the lease packet and 30 in the Rules and Regulations, so plan on 30.
Lynx Pass does not suit short-term vacation renting. It suits an owner who uses the unit part of the year and leases it for a season, or an owner who holds an annual tenant. Budget for the months you give up club use while a tenant is in residence, and for two approval cycles on every lease.
Section 12.20 of the Declaration allows no more than two dogs and cats in total per unit, with board approval, plus small caged birds and aquarium fish, kept leashed outside the unit. Reptiles, amphibians, livestock and fowl are not allowed, and the 2026 fee sheet repeats the Lynx Pass limit as “2 domesticated household pets” and adds community-wide that there are “No aggressive dogs, hybrids or reptiles permitted.” Lynx Pass has no weight limit in its Declaration, which is more generous than Grand Pines, where dogs and cats must be under 10 pounds, and the same as Pheasant Hollow. Assistance animals are governed by fair housing law rather than the pet limits.
Lynx Pass is not a 55+ community. Section 12 of the Declaration states that “THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM,” and no Hunters Ridge document designates the community as housing for older persons under section 760.29. Section 12.1 caps occupancy at “not more than six (6) persons continuously residing” in a unit.
Boats, campers, RVs, trailers and commercial vehicles may not stay overnight (Declaration Sections 12.2 to 12.6), garage doors stay closed except when in use (Section 12.26), and the lease packet says “Parking on the street is strictly prohibited.” No cooking or barbecuing on lanais except developer-installed vented equipment (Section 12.24), and no propane tanks or gas grills on screened balconies (Section 5.3(d)). No signs, including for-sale signs, without board approval (Section 12.11). Contractors must pre-register, carry $500,000 and $1,000,000 in liability insurance and work 8:00 a.m. to 5:00 p.m., Monday through Saturday (Section 12.27), which matters to a buyer planning a renovation after closing.
Lynx Pass is in FEMA flood Zone X, an area of minimal flood hazard, at all three buildings on map panel 12071C0678F, in Lee County evacuation Zone C and a 160 mph design wind zone, and all three buildings carry metal roofs finaled in 2026; a buyer insures the unit’s interior with a condominium unit-owner (HO-6) policy while the association insures the buildings.
Data updated: September 2026 (FEMA National Flood Hazard Layer queried at each building; Lee County evacuation layer; City of Bonita Springs permits; Citizens flood page; retrieved 24 to 26 Sep 2026).
Insurance cost is quoted per unit and per buyer, so we do not print a premium. What we can give you is every fact an insurer asks about a Lynx Pass unit, from the public record, so your agent quotes on facts rather than assumptions.
FEMA’s live National Flood Hazard Layer, queried at the center of each Lynx Pass building in September 2026, returned Zone X, “AREA OF MINIMAL FLOOD HAZARD,” outside the special flood hazard area, with no base flood elevation. The governing panel is 12071C0678F, effective August 28, 2008, and FEMA’s Map Service Center shows that Lee County’s revised flood maps taking effect March 2, 2027 do not revise that panel. Zone X means a federally backed lender generally does not require flood insurance; it does not mean no water risk, and flood coverage is available.
Bonita Springs holds Class 5 in FEMA’s Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums, and the city reported in November 2024 that its policyholders “will maintain the discount rate of 25%” (City of Bonita Springs CRS notice). For a condominium, the discount applies to the association’s building flood policy, if it carries one, and to any unit-owner flood policy you choose to buy.
Lee County’s evacuation layer places all three Lynx Pass buildings in Zone C; an evacuation zone is not a flood zone, and the county orders evacuations zone by zone for each storm, so check the county’s Find My Evacuation Zone lookup before each season. The Lee County Property Appraiser’s hazards map service puts Hunters Ridge at an ultimate design wind speed of 160 mph for Risk Category II buildings, inside the wind-borne debris region. Lynx Pass was built in 2006, after the statewide Florida Building Code took effect on March 1, 2002, which matters on an insurer’s wind-mitigation form.
All three Lynx Pass buildings were re-roofed from concrete tile to metal in 2026, on permits applied for April 9, issued April 10 and finaled June 26, 2026, per the City of Bonita Springs permit portal:
| Permit (City of Bonita Springs) | Building | Work on the permit | Finaled | Value |
|---|---|---|---|---|
| TRA26-131858-BOS | Building 1, 28120 Donnavid Ct | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $160,334 |
| TRA26-131859-BOS | Building 2, 28140 Donnavid Ct | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $160,334 |
| TRA26-131860-BOS | Building 3, 28141 Donnavid Ct | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $160,334 |
| TRA26-131856-BOS | Common-element parcel | Tile to metal re-roof, pitch 6/12, structure not named | June 26, 2026 | $10,000 |
The inspection history on the permits includes the roof dry-in, the roof nail affidavit, stack and vent seal and a passed final roof inspection. The roof is an association responsibility under Declaration Section 11.1(a), so a buyer does not arrange it, but a buyer does benefit from it.
On the state’s wind-mitigation form, OIR-B1-1802, the roof covering earns its best answer when the roofing permit was applied for on or after March 1, 2002, which the 2026 permits plainly meet. Section 627.7011 bars an insurer from refusing to write or renew a homeowner’s policy solely because of the age of a roof less than 15 years old, and under section 553.844, a roof built to the 2007 Florida Building Code or later needs only the replaced portion brought to current code after damage, even if 25 percent or more is replaced. The 2006 tile roofs did not qualify for that rule; the 2026 metal roofs do. For a Lynx Pass buyer, the roof question that stalls condominium closings elsewhere is already answered.
Section 15.2 of the Declaration requires the association to insure “all of the buildings and other insurable improvements” against fire and extended coverage “(including Windstorm),” to carry flood insurance “if required by law,” liability and a fidelity bond, with premiums as a common expense. Section 15.4 says owners “are encouraged to procure insurance on their own Units,” and Section 16.1 puts the deductible on a loss confined to one unit on that unit’s owner. Current Florida law, section 718.111(11), sets which items the association’s policy covers and which, such as floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops, are the unit owner’s to insure, and Section 27.3 of the Declaration says the Condominium Act controls on any conflict.
Ask your insurance agent to read the association’s current master policy declarations page, with the Declaration and section 718.111(11), before quoting an HO-6 policy. The quote should cover the interior items the statute assigns to you, your personal property, loss assessment coverage for a share of an association deductible or uninsured loss, and liability. An upstairs owner should ask about water damage to the unit below; a ground-floor owner about water from above.
Citizens Property Insurance is requiring flood coverage on most personal residential policies with wind coverage by January 1, 2027, including outside the special flood hazard area, but its flood page states that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Lynx Pass buyer with a Citizens unit-owner policy is outside that rule.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s Ian report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples; Lynx Pass sits inland, east of Interstate 75 (city recovery updates: City of Bonita Springs progress report). The nearest river gauge, the Imperial River near Bonita Springs, crested at 12.32 feet on October 2, 2022, second only to its 15.32-foot Irma record (NOAA gauge record). We found no Lynx Pass damage record: the city’s permits show no roof or structural repair permit on Donnavid Court between Ian and the April 2026 re-roof. The absence of a record does not show that no damage occurred, so read the seller’s disclosure closely.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. Zone X does not remove that duty, and for a unit with no recorded sale in years, it is one of the few documents that speaks to the unit’s recent history.
The City of Bonita Springs, not Lee County, issues permits inside Hunters Ridge, and its online records for Donnavid Court begin in 2008: they show the 2026 re-roof of all three buildings, impact window and sliding-door replacements in three units, a garage door and ten air-conditioning change-outs from 2014 to 2025.
Data updated: September 2026 (City of Bonita Springs EnerGov permit search, retrieved 26 Sep 2026).
For a buyer, the unit-level permits matter more than the roof, because windows, doors, air conditioning and the water heater are the owner’s under the Declaration and are priced into the unit, not the fee.
| Building address | Work on the permit | Finaled | Value |
|---|---|---|---|
| 28141 Donnavid Ct (Building 3) | Replace 6 windows size for size with impact | August 25, 2022 | $10,332 |
| 28140 Donnavid Ct (Building 2) | Replace 6 windows size for size with impact | January 27, 2023 | $11,291 |
| 28141 Donnavid Ct (Building 3) | Replace 6 windows and 2 sliding glass doors with impact product | October 3, 2023 | $10,314 |
| 28140 Donnavid Ct (Building 2) | Garage door | April 8, 2019 | $880 |
The city also lists ten air-conditioning change-out permits on Lynx Pass units from 2014 to 2025. Twenty-one of the 24 units show no impact-window permit on the online record, which does not prove the openings are original, since some work predates the online system or was not permitted, but it is the right question to ask.
Search the building address or the unit’s parcel in the city’s permit portal before you offer, and read the results against the seller’s disclosure. Open or expired permits for windows, a water heater or an air conditioner are among the most common reasons a condominium closing slows down; an insurer’s four-point inspection will ask the age of the electrical panel, plumbing, water heater and air conditioning, and a wind-mitigation inspection will ask about the openings. We pull the history for every unit you consider.
A Lynx Pass buyer’s property tax is set on market value the January after closing, not on the seller’s bill, and no community development district adds a charge. A financed buyer also pays Florida’s mortgage documentary stamp and intangible taxes, lender’s title and inspections, plus the Hunters Ridge $3,000 capital contribution and $400 transfer fee and any charge the two estoppel certificates show.
Data updated: September 2026 (Florida Department of Revenue documentary stamp and intangible tax pages; Florida Statutes sections 193.155 and 196.031; rule 69O-186.003; Hunters Ridge 2026 fee sheet; retrieved 24 Sep 2026).
Closing costs in Florida are set by the contract, not by law, so the worksheets below show the costs a Lynx Pass buyer can predict from public rules. Your lender’s Loan Estimate and the title company’s settlement statement control.
Property taxes are not published per unit in this guide, because they vary with assessed value, homestead exemption and the Save Our Homes cap. Florida caps a homestead’s yearly assessment increase at 3 percent or inflation, whichever is lower, under section 193.155, and resets it to market value the January after a sale, so your bill will usually be higher than a long-time owner’s. In a building where the median owner has held for about seven years, that reset can be substantial. Look up the unit at the Lee County Property Appraiser, read the bill at the Lee County Tax Collector, and file for homestead under section 196.031 by March 1 if it will be your permanent home.
The state’s official list of special districts contains one Hunters Ridge district, and it is in Flagler County. No Lee County community development district bears the name, so a Lynx Pass tax bill carries no CDD debt line.
Under Lee County custom, the seller pays the deed documentary stamps of $0.70 per $100 and customarily the owner’s title policy, while the buyer pays the lender’s title policy, the deed recording fee and the taxes on a new mortgage: documentary stamps of $0.35 per $100 of the note and nonrecurring intangible tax of 2 mills, per the Florida Department of Revenue’s pages on the documentary stamp tax and the nonrecurring intangible tax. Title premiums are set by rule 69O-186.003, so they are the same at every title company; on a $320,000 purchase the promulgated owner’s premium works out to about $1,675, and on $505,000 about $2,600.
| Estimate for illustration | $320,000 unit, 20% down ($256,000 loan) | $505,000 unit, 10% down ($454,500 loan) | $320,000 unit, cash |
|---|---|---|---|
| Mortgage documentary stamps, $0.35 per $100 of loan | $896 | $1,591 | none |
| Intangible tax, 2 mills on the loan | $512 | $909 | none |
| Resale capital contribution (Master Declaration §4.12(B)) | $3,000 | $3,000 | $3,000 |
| Transfer fee | $400 | $400 | $400 |
| Total of these items, before lender fees, title, recording, inspections and prepaids | $4,808 | $5,900 | $3,400 |
The two prices are the two Lynx Pass sales of the last 60 months, used only because they bracket the recorded range; neither is a 2026 value. Add inspections (general, four-point and wind mitigation), lender and title charges, a prepaid unit-owner policy, tax escrow and the first quarter of the $2,050 fee, and any Lynx Pass assessment shown on the estoppel.
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 section 193.155 and the Department of Revenue’s portability guidance. Ask the Lee County Property Appraiser about the portability application when you file.
Since August 17, 2024, a Florida buyer working with an agent signs a written agreement before touring a home, and the agreement states the agent’s compensation, which is negotiable and not set by law. A Lynx Pass seller may still offer compensation or a concession toward a buyer’s costs, but not through the MLS, and we ask on every unit.
Data updated: September 2026 (National Association of REALTORS settlement guidance; Florida Realtors contract forms; retrieved 24 Sep 2026).
The rule applies whether you buy a Lynx Pass unit or any other Southwest Florida home. What changes in Lynx Pass is how much of the agent’s work happens before a unit lists: the search, the document read and the price case, which is why we put the agreement and the plan in place together.
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 and NAR’s summary of what the settlement means for buyers and sellers. 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 Lynx Pass, the inspection, appraisal and document periods are where original windows, an aging air handler, an unexplained line in the condominium budget or an appraisal that cannot find a recent in-building sale gets priced; we use them every time.
Lynx Pass is in the School District of Lee County’s South Zone 3 for 2026-27, based on three Hunters Ridge addresses our research team tested, 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 school assignment lookup 2026-27 and FLDOE 2025-26 school grades, retrieved 24 Sep 2026).
The Declaration places no restriction on children living in Lynx Pass, and Lee County assigns students by zone-based school choice rather than a single attendance boundary, so a buyer should confirm the choices for the exact address.
Our research team ran three Hunters Ridge addresses through the district’s own 2026-27 lookup, linked from its School Zones page, including 12659 Fox Ridge Drive on the road that leads to Donnavid Court; all three returned South Zone 3. A Lynx Pass address itself was not run through the tool, so run the unit’s address before you rely on it.
| School | Level | 2025-26 FLDOE grade | Drive from the clubhouse, about, without traffic |
|---|---|---|---|
| Pinewoods Elementary | Elementary | A | 20 min |
| Three Oaks Elementary | Elementary | A | 21 min |
| San Carlos Park Elementary | Elementary | A | 24 min |
| Spring Creek Elementary | Elementary | B | 18 min |
| Bonita Springs Elementary | Elementary | C | 12 min |
| Three Oaks Middle | Middle | A | 22 min |
| Bonita Springs Middle Center for the Arts | Middle | B | 14 min |
| Bonita Springs High | High | B | 14 min |
| Estero High | High | B | 20 min |
| South Fort Myers High | High | C | 32 min |
Grades are from the FLDOE 2025-26 school grades file; drive times are free-flow OSRM routes from the Hunters Ridge clubhouse, about four minutes from Lynx Pass by car.
Under the district’s transportation optimization plan, South Zone 3 students get district busing to Bonita Springs High and Estero High only; a student who chooses South Fort Myers High must provide transportation.
Daily life in Lynx Pass runs on a private garage for every unit on a short private street, water, sewer and Comcast paid through the quarterly fee, a staffed main gate, and a four-minute drive to the Hunters Ridge clubhouse, with the club season running October to May. Downtown Bonita Springs is about 8 minutes from the clubhouse and Bonita Beach Park about 14.
The development history, floor plans and zoning are documented in our Lynx Pass neighborhood guide, and the club calendar and dining in the Hunters Ridge guide; this section summarizes what matters to a buyer.
The Lynx Pass prospectus promised owners, guests and tenants “an unheated pool, one men’s and one women’s handicapped accessible restroom housed in a cabana building,” with 7 parking spaces and 1 accessible space by the pool, and the 2005 estimated budget carried a “Cabana and Pool” line of $14,400 a year. The recorded plot plan shows a proposed cabana, and Section 4.6 of the Declaration counts any designated pool, restroom or parking facility as a common element. We could not confirm from any current public record whether the pool and cabana stand and operate today; the 2026 roof permit on the common-element parcel does not name the structure it covers. Ask the association, and look for yourself on a showing. Every owner can use the Hunters Ridge club pool through the social membership either way.
The Hunters Ridge clubhouse is about half a mile from the three Lynx Pass buildings in a straight line and about 0.95 miles and four minutes by car, by Donnavid Court, Fox Ridge Drive, Rose Myrtle Lane and Hunters Ridge Drive, on our free-flow routing. Social members get the clubhouse dining rooms, the 2,500-square-foot pool with lap lanes and a spa, the Community Center with fitness classes, and the tennis, pickleball and bocce courts.
The association’s 2026-27 Events Guide runs from October through May, when the club calendar is fullest. The course and facilities close for maintenance in late September and reopen October 1, per the September 2026 Scorecard. A buyer who tours in August sees a quiet club; a buyer who tours in February sees it at full strength.
Drinking water in Hunters Ridge comes from Bonita Springs Utilities and sewer from the association’s own treatment plant, which it has owned since 2010 (PSC Document 09683-2010); for Lynx Pass both are paid through the quarterly fee, along with the Comcast bulk package and mailbox and streetlight repairs. How mail is delivered on Donnavid Court, to individual posts or a cluster box, is not stated in any public document we found; the association’s mailbox standards govern replacements. Garbage, vegetation and recycling pick-up is on Monday, per the lease packet, and trash cans are kept in the garage.
Hunters Ridge has a main gate on Hunters Ridge Boulevard, staffed around the clock, and a resident-only RFID back gate on Bonita Grande Drive, closed from 10:00 pm to 6:30 am. Guests and vendors must be pre-authorized, the guardhouse does not accept packages, and the Rules warn drivers entering the main gate to use caution turning left onto Fox Ridge Drive, the route to Donnavid Court. Guests at Lynx Pass park only in visitor spaces, and towing can follow two hours’ notice.
| Destination | Drive from the clubhouse, about, without traffic |
|---|---|
| Riverside Park, downtown Bonita Springs | 8 min |
| Bonita Beach Park | 14 min |
| Coconut Point, Estero | 18 min |
| NCH North Hospital, 24-hour emergency department | 18 min |
| Lee Health Coconut Point Emergency Department | 21 min |
| Southwest Florida International Airport | 26 min |
| Downtown Naples | 28 min |
| Gulf Coast Medical Center, Level II trauma center | 31 min |
Add about four minutes from Lynx Pass to the clubhouse. Times are free-flow OSRM routes; in season and at rush hour on I-75 and Bonita Beach Road they run longer.
City of Bonita Springs case PD25-124697-BOS proposed a 149-foot monopole wireless facility on Fox Ridge Drive, the street that links Donnavid Court to the main gate, and the association posted the city’s courtesy notice; its outcome is not published, so ask the association. To the west, FDOT’s I-75 project, FPID 452544-1, adds express lanes along the community’s western edge, and WGCU reported on September 20, 2026 that the widening begins this fall with congestion relief lanes between Bonita Beach Road and Immokalee Road. North of the gate, the Bernwood Park of Commerce may not connect a road into Hunters Ridge under Lee County’s ADD2005-00120.
Lynx Pass versus Pheasant Hollow comes down to garage, fee, roof and liquidity: Lynx Pass has one-car garages, the lower $2,050 quarterly fee and 2026 metal roofs but no recorded sale since September 2022, while Pheasant Hollow has two-car garages, a $2,500 fee, no roof permit on record and ten sales in 60 months at a $492,500 median.
Data updated: September 2026 (Lee County Property Appraiser field cards through 24 Sep 2026; Hunters Ridge 2026 fee sheet; City of Bonita Springs permits; recorded declarations).
The two condominiums are twins in origin: the same developer, Parker Hunters Ridge, LLC, the same 2006 build year, declarations recorded three weeks apart, and much of the same document language. For many buyers the question is simply which one produces the right unit first.
| Factor | Lynx Pass at Hunters Ridge | Pheasant Hollow at Hunters Ridge |
|---|---|---|
| Recorded declaration | Instrument 2006000003652, January 5, 2006 | Instrument 2005000172802, December 16, 2005 |
| Land | Block D, Hunters Ridge North Unit Five, 1.67 acres | Block C, Hunters Ridge North Unit Five, 3.80 acres |
| Street | Donnavid Court | Hiram Street |
| Units and buildings | 24 in 3 two-story buildings of 8 | 40 in 10 two-story buildings of 4 |
| Heated sq ft (county) | 1,598, 1,633, 1,756, 2,054 | 1,553 (ground floor), 1,977 (second floor) |
| Garage | Attached one-car | Attached two-car |
| Condominium pool | Unheated pool and cabana in the 2005 papers; current status not confirmed | Private pool on the county card; association pays to heat it (2023 owner sheet) |
| 2026 quarterly fee | $2,050 | $2,500 |
| Social-membership billing, a year | $14,717 | $16,517 |
| Pets | Two dogs and cats in total | Two dogs and cats in total |
| Roof on the city permit record | Tile to metal, all three buildings, finaled June 2026 | No re-roof permit on record; original concrete tile |
| Qualified sales, last 12 months | 0 | 2 ($385,000 and $397,500) |
| Qualified sales, last 36 months | 0 | 3 |
| Qualified sales, last 60 months | 2 ($320,000 and $505,000, both 2022) | 10, median $492,500 (mean of $490,000 and $495,000) |
| Range, 60 months | $320,000 to $505,000 | $385,000 to $535,000 |
| All-history median | $277,000 (47 sales, 2006 to 2022) | $292,500 (91 sales) |
| Most recent qualified sale | September 16, 2022 | July 21, 2026 |
| Median years since each unit last transferred | 7.3 | 7.7 |
| FEMA flood zone and evacuation zone | X, Zone C | X, Zone C |
| SIRS and milestone inspection | Not required (two stories) | Not required (two stories) |
Choose Lynx Pass if a newly permitted metal roof and the lowest coach-home fee in Hunters Ridge matter most, if one car in the garage fits your life, if you want a 2,054-square-foot upstairs plan with a bonus room, and if you can wait for one of 24 units to list. At $450 a quarter less than Pheasant Hollow, the fee difference alone is $1,800 a year. The trade is liquidity: with no sale since 2022, you will likely wait longer, and your appraisal will lean on sibling sales.
Choose Pheasant Hollow at Hunters Ridge if you need a two-car garage, want a heated condominium pool on the record, or want a building with recent sales to anchor your price and appraisal, and you are comfortable asking its board about roof plans. Our Pheasant Hollow buyer’s guide walks through its ten recent sales. Both buildings sell rarely, so we watch both for you and tell you the day either one produces a unit.
Lynx Pass is the smallest, lowest-fee and least-traded of the three Hunters Ridge coach-home condominiums, with only two recorded sales in 60 months against 10 for Pheasant Hollow and 17 for Grand Pines, so its all-history record, 47 sales at a $277,000 median from 2006 to 2022, is the only Lynx Pass window deep enough for a median.
Data updated: September 2026 (Lee County Property Appraiser qualified deeds; each row uses the first window with ten or more sales for that neighborhood, named in the row; price per county heated square foot, convention named).
| Neighborhood | Homes | Built | Window used | Sales | Median sale | Price per heated sq ft | 2026 quarterly fee |
|---|---|---|---|---|---|---|---|
| Lynx Pass | 24 condo units, 3 buildings | 2006 | All history (only 2 sales in 60 months) | 47 | $277,000, history, not today’s value | $154.93 mean of ratios | $2,050 |
| Grand Pines | 46 condo units, 8 buildings | 1996 to 2005 | 60 months | 17 | $365,000 | $243.18 median of ratios | $2,076 |
| Pheasant Hollow | 40 condo units, 10 buildings | 2006 | 60 months | 10 | $492,500 | $283.55 mean of ratios | $2,500 |
| Hunters Ridge villas | 206 villas, 80 buildings | 1988 to 2005 | 12 months | 19 | $372,800 | $253.35 median of ratios | $1,878.20 South, $1,950.95 North |
| Hunters Ridge single-family | 244 homes | From 1988 | 12 months | 13 | $585,100 | $290.65 median of ratios | $582 |
The Lynx Pass row is not comparable to the others on price, because its window reaches back to 2006. Read it as the building’s history and the sibling rows as the current market.
Grand Pines is the coach-home condominium on Fox Ridge Drive: 46 units built in phases from 1996 to 2005, smaller on the county roll at 1,331 to 1,743 heated square feet, at almost the same 2026 fee, $2,076. Its last four buildings also moved from tile to metal roofs under 2024 permits, and Parker Hunters Ridge, the company that built Lynx Pass, sold the units of its last three buildings. Grand Pines has the deepest recent record, 17 sales in 60 months, but limits dogs and cats to under 10 pounds.
The Hunters Ridge villas are a different product: 206 attached one-story homes on fee-simple lots under the master association, not a condominium, with sewer billed separately at $61.90 a month. A buyer choosing between a villa and a Lynx Pass unit is choosing between one-story living on a lot and a two-story condominium building with a garage, water and sewer in the fee, and a 2026 roof.
For every product type in the gate, single-family homes included, our Hunters Ridge buyer’s guide lays out the 37 qualified sales of the last 12 months side by side, at a $408,000 median across the community.
Lynx Pass offers a garage with every unit, metal roofs finaled in 2026, the lowest coach-home fee in Hunters Ridge, the largest coach-home plan in the community at 2,054 square feet, and full club access. The costs are real too: one-car garages, stairs to the upstairs units, an unpublished condominium budget and no recorded sale since 2022 to anchor a price.
To see Lynx Pass condos for sale, search current listings on our site or on DomainRealtyGroup.com and set an alert, then tell us you are waiting for Lynx Pass; we pull the membership, floor, permit, fee and document file for each unit the day it lists. Some units are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Save a Lynx Pass search to get alerts when a unit lists, and ask us for the current MLS read on it, including how long comparable Hunters Ridge coach homes took to sell and how close to list price they closed. Those are MLS figures, not county ones, and they are not printed in this edition, so we give them to you live. With no Lynx Pass listing likely to overlap another, an alert that reaches you on day one is worth more here than almost anywhere in Bonita Springs.
The Hunters Ridge association runs its own real estate office inside the gate, carried in the 2026 approved budget as a profit center. Buyers may use any licensed agent, and a buyer’s agent working only for you negotiates only for you.
You get a personalized Lynx Pass buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing, whether stairs, golf, a second car or a pet matter, and we set up your Lynx Pass search, a document read and a price case for each plan before a unit lists.
We start with floor, plan and membership, because those three decide most of the price and the annual cost: a Social unit at about $14,717 a year in Hunters Ridge billing, or a Golf unit at about $21,068 in 2026. Then we map your budget to the 47 recorded Lynx Pass sales and the recent Pheasant Hollow and Grand Pines sales, walk through the recorded Declaration and the 2026 roof permits, and list the documents your lender and insurer will ask for.
Start your Lynx Pass 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 Lynx Pass condos and get a free Lynx Pass home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
Seasonal buyers in Lynx Pass should plan for a unit left empty for months: the condominium association handles the roof, exterior walls, painting and lawns, but you own the windows, doors, air conditioning and water heater, the guardhouse takes no packages, and leasing is allowed only to board-approved tenants for 30 days or more, no more than three a year.
A Lynx Pass unit puts the building on its condominium association and gives you a private garage for a car left behind for the summer, behind a gate staffed around the clock. The 2026 metal roofs remove the question most seasonal condominium owners worry about first. Before you leave, ask the association who checks units after a storm and how it handles shutters on units whose owners are away, since shutters may be installed only to the board’s specifications.
Because the owner maintains the air conditioning, water heater and plumbing under Declaration Section 11.1(b), set a humidity plan, a water shut-off routine and a caretaker who is pre-authorized at the gate. Keep the garage door closed, as Section 12.26 requires, and arrange package delivery elsewhere. The quarterly fee keeps running while you are away, and the Comcast service is already in it.
The club’s season runs October to May, and 17 of the 37 qualified Hunters Ridge sales in the last 12 months closed from February through May. Buyers who arrive in November see the club at full strength and have time to act before the spring peak; a Lynx Pass unit that lists in summer meets the fewest competing buyers.
Eighteen of the 24 Lynx Pass owners receive their tax bill away from the unit, 13 of them in other states and 1 in Ontario, so closing from a distance is routine here. Florida title companies 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 Lynx Pass buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “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 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
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
These are the questions buyers ask us most about Lynx Pass at Hunters Ridge, answered from the Lee County record, the recorded Lynx Pass Declaration, the Hunters Ridge fee sheet and budget, the city permit record and Florida law. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Decide on floor and plan, get pre-approved or document your cash, and set a listing alert before a unit lists, because Lynx Pass has recorded no transfer since September 2022. When one lists, confirm its club membership in writing, pull its permits, build the price case from Lynx Pass and sibling sales, and read the condominium documents inside your review period.
Lynx Pass at Hunters Ridge is a condominium of 24 coach-home units in three two-story buildings of eight on Donnavid Court, inside the gated Hunters Ridge golf and country club community in Bonita Springs. It was built in 2006 by Parker Hunters Ridge, LLC under a Declaration recorded January 5, 2006, and every owner is a mandatory member of the Hunters Ridge club.
Lynx Pass is on Donnavid Court in the north part of Hunters Ridge, off Fox Ridge Drive, in the City of Bonita Springs, Lee County ZIP 34135. The three buildings are at 28120, 28140 and 28141 Donnavid Court, about four minutes by car from the Hunters Ridge clubhouse.
In Hunters Ridge a coach home is a unit in a two-story building with garages on the ground floor. At Lynx Pass it is legally a condominium unit under Chapter 718 of the Florida Statutes; the developer’s 2005 brochure called the same units “Carriage Homes.”
Yes. You own your unit and an undivided one twenty-fourth share of the common elements under the recorded Declaration, and Lynx Pass Condominium Association, Inc. maintains and insures the buildings. The Lee County Property Appraiser codes every unit as a low-rise condominium.
No Lynx Pass unit has sold since September 2022, so there is no current median. The last ten sales, in 2021 and 2022, ran from $210,000 to $505,000, and all 47 qualified sales from 2006 to 2022 carry a $277,000 median, a history rather than a value. The sibling condominiums recorded $365,000 (Grand Pines) and $492,500 (Pheasant Hollow) medians over 60 months.
No public record explains it. What the county record shows is that owners have held: no transfer of any kind since September 16, 2022, ten units changed hands in the 2021 and 2022 wave, five have not transferred since 2006, and the median unit has been held about 7.3 years.
None sold. The Lee County qualified-sale record shows no Lynx Pass sale from September 25, 2025 to September 24, 2026, and none in 24 or 36 months either. The last two qualified sales recorded in 2022: $505,000 in March and $320,000 in September.
$505,000, recorded March 23, 2022, for a second-floor corner unit of 2,054 heated square feet in the 28140 Donnavid Court building, at $245.86 per heated square foot. It is one sale of the largest plan, so treat it as a data point rather than a price for the building.
The county records four sizes: 1,598 and 1,633 heated square feet on the ground floor, and 1,756 and 2,054 on the second floor, two of each in every building. Heated area excludes the one-car garage and the 127-square-foot screened lanai.
Yes. Every unit has a private attached one-car garage with interior access, from 224 to 278 square feet on the county cards, and a driveway that is a limited common element. Pheasant Hollow next door has two-car garages.
The developer’s 2005 standard-features sheet lists no elevator, and the recorded plans show two-story buildings with stairs to the upstairs units. A buyer who wants no stairs should focus on the ground-floor units, four in each building.
The county codes Building 1 at 28120 Donnavid Court for lake and golf course views, Building 2 at 28140 for preserve, and Building 3 at 28141 for golf course. The view from a particular lanai varies by unit, so see it in person.
The Hunters Ridge 2026 fee sheet lists Lynx Pass at $2,050 a quarter, or $8,200 a year, covering water, sewer, bulk Comcast, exterior insurance, lawn care and reserves for painting and roofs. Every owner also pays $4,775 in social dues, a $1,250 dining minimum and a $41 monthly assessment.
Yes. The fee sheet says “Sewer and water are included in quarterly maintenance fees for all Coach Homes,” and the coach-home fee covers the Comcast bulk agreement. That is why a Lynx Pass owner does not pay the $61.90 monthly sewer charge villas and single-family homes pay.
No. The Lynx Pass association’s budget, reserve schedule and financial statements are member documents the seller delivers at sale under section 718.503; they are not posted online. The estoppel certificate shows what is owed on the specific unit.
The master association collects a $3,000 capital contribution, the buyer’s under Master Declaration §4.12(B) unless the contract says otherwise, and a $400 transfer fee. Add mortgage stamps and intangible tax if you finance, lender’s title, inspections, prepaid insurance and taxes, and any balance shown on the two estoppels.
The master association bills a $41 monthly assessment through November 2035, and Golf and Charter members pay $50 a month through January 2027. We found no public record of a Lynx Pass assessment for the 2026 roofs, but how they were paid for is not public; the estoppel will show it.
Not necessarily. Every unit carries at least a Social membership, and golf attaches only to units carrying a Golf or Charter membership under Master Declaration §9.08, or costs a $50,000 upgrade under the 2026 fee sheet, subject to the 420-membership cap. Confirm the membership on the specific unit in writing.
Golf dues total $10,526 a year in 2026, including the social component and tax, against $4,775 for Social alone. A Social unit can add golf through the $50,000 upgrade if a membership is available under the cap.
The 2005 prospectus promised an unheated pool with a cabana and restrooms for Lynx Pass owners, and the recorded plot plan shows the cabana. We could not confirm from current public records whether it stands and operates today, so ask the association. Every owner can use the Hunters Ridge club pool.
The association, under Declaration Section 11.1(a). All three buildings were re-roofed from tile to metal under permits finaled June 26, 2026. If the association funded it with a special assessment still being collected, the Lynx Pass estoppel shows the balance on your unit.
The owner. Declaration Section 5.3 makes windows, frames, glass and doors part of the unit, and Section 11.1(b) puts their maintenance on the owner. Three Lynx Pass units carry impact window or door permits on the city record.
Yes. Lynx Pass is inside the Hunters Ridge gate, with a main gate on Hunters Ridge Boulevard staffed around the clock and a resident-only RFID gate on Bonita Grande Drive closed from 10:00 pm to 6:30 am.
No. Section 12 of the recorded Declaration says “THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM,” and no Hunters Ridge document designates housing for older persons. Occupancy is capped at six persons continuously residing in a unit.
Yes, for 30 days or longer, with the Lynx Pass board’s prior written approval and the master association’s approval. The master declaration allows no more than three leases a year and no lease longer than one year, and the owner loses amenity use except the restaurant while the unit is leased.
No. Both the Lynx Pass Declaration and the Hunters Ridge master declaration bar leases shorter than 30 days, and time-sharing is prohibited. Lynx Pass suits a seasonal lease or an annual tenant, not nightly or weekly rentals.
Two dogs and cats in total, with board approval, plus small caged birds and aquarium fish, under Declaration Section 12.20. Pets must be leashed outside the unit, and reptiles are not allowed. The Lynx Pass Declaration sets no weight limit, unlike Grand Pines.
No. Declaration Section 13 states “There are no restrictions on the transfer of ownership of Units.” You give the association your name, address and phone number within 10 days. Leases, by contrast, need both boards’ approval.
Two. Lynx Pass Condominium Association, Inc. runs the condominium under Chapter 718, and the Hunters Ridge Community Association runs the master community and club under Chapter 720. A buyer receives the condominium’s section 718.503 documents, the master declaration and both estoppel certificates.
Only with the board’s approval. Declaration Sections 11.7 and 12.21 require upper-floor units to have wall-to-wall carpet over padding except in kitchens, baths and foyers, unless the board approves an acoustic underlayment.
Lynx Pass is in FEMA Zone X, an area of minimal flood hazard, at all three buildings on panel 12071C0678F, effective August 28, 2008, and Lee County’s 2027 map revision does not change that panel. Flood insurance is generally not required by a federally backed lender in Zone X, but it is available.
A federally backed lender generally does not require it in Zone X, and Citizens’ 2027 flood requirement does not apply to condominium unit-owner policies. Many owners still consider a unit-owner flood policy, which benefits from Bonita Springs’ 25 percent Community Rating System discount.
Zone C, the county’s surge zone 3, at all three buildings. An evacuation zone is not a flood zone; check Lee County’s lookup before each hurricane season.
We found no Lynx Pass damage record: the city shows no roof or structural repair permit on Donnavid Court between Ian in September 2022 and the April 2026 re-roof. That does not prove no damage occurred, so read the seller’s flood disclosure under section 689.302.
On our reading of the statutes, no. Section 718.112(2)(g) and section 553.899 apply to buildings of three or more habitable stories, and the Lynx Pass buildings are two stories. Ordinary reserves for roofs, painting and paving still apply unless owners vote to waive them.
Usually, but the lender reviews the condominium project as well as the unit, typically through an association questionnaire on occupancy, reserves, insurance and assessments. Ask your loan officer early; with no sale since 2022, the association may not have answered a questionnaire recently.
Expect older Lynx Pass sales adjusted for time, plus recent Pheasant Hollow and Grand Pines sales adjusted for heated area, floor, garage and condition. We assemble those comparables before you offer, so your price is one an appraisal can support.
Three Hunters Ridge addresses tested in the district’s 2026-27 lookup returned South Zone 3, with choices including Pinewoods, Three Oaks and San Carlos Park elementaries, Three Oaks Middle and Bonita Springs High and Estero High. Run the unit’s address through the lookup before you rely on it.
Lynx Pass is about four minutes by car from the Hunters Ridge clubhouse. From the clubhouse, Bonita Beach Park is about 14 minutes and Southwest Florida International Airport about 26 minutes without traffic.
NCH North Hospital in Naples, about 18 minutes from the Hunters Ridge clubhouse without traffic, and the Lee Health Coconut Point emergency department about 21 minutes. The nearest Level II trauma center, Gulf Coast Medical Center, is about 31 minutes.
City of Bonita Springs case PD25-124697-BOS proposed a 149-foot monopole wireless facility on Fox Ridge Drive, the street that links Donnavid Court to the main gate. Its outcome is not published in any source we found, so ask the association.
Whenever a unit lists, because Lynx Pass has not recorded a sale since September 2022. Across Hunters Ridge, 17 of the 37 qualified sales in the last 12 months closed from February through May, so a unit that lists in summer or early fall usually meets the fewest competing buyers.
Lynx Pass has one-car garages, a $2,050 quarterly fee and 2026 metal roofs, but no sale since 2022. Pheasant Hollow has two-car garages, a $2,500 fee, no roof permit on record and ten sales in 60 months at a $492,500 median.
Yes, before touring a home with an agent, under the practice changes that followed the NAR settlement in August 2024. The agreement states the agent’s compensation, which is negotiable, and we explain it in plain words before you sign.
Yes. Florida places no residency requirement on buying a condominium, and Lynx Pass imposes no buyer approval. Plan ownership with a cross-border tax adviser, and expect FIRPTA withholding on a future sale unless an exemption applies.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Lynx Pass we read all 24 field cards and every recorded transfer since 2006, so you know what a fair price is when a unit lists. Call Marc at (239) 287-5873.
A Lynx Pass specialist knows which of the four plans sits where, what each plan has recorded at since 2006, which unit carries golf, how the two associations split the fees and the insurance, what the 2026 roof permits show and which sibling sales an appraiser will accept. In a building with no sale since 2022, that knowledge is the difference between a fair offer and a guess.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge main gate on Hunters Ridge Boulevard. 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 Lynx Pass condo and what your Lynx Pass home is worth explain how we time a sale and a purchase together; Call Jesse direct at (239) 898-6072. The full Lynx Pass neighborhood guide covers the development history, the four-year gap in sales and the zoning in depth.
If you’re searching for the best buyer’s agent in Lynx Pass at Hunters Ridge, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, represent buyers across Southwest Florida. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Lynx Pass market record: we tracked all 68 recorded transfers of improved Lynx Pass units since 2006 and the 47 qualified sales among them, per Lee County Property Appraiser field cards for the window ending September 24, 2026; none has recorded since September 16, 2022.
Use the buyer form on this page, return to the Lynx Pass 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 Lynx Pass home valuation.
Marc Comisar is a top-reviewed Lynx Pass buyer’s agent and Jesse McGreevy is a top-reviewed Hunters Ridge realtor; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs and have represented buyers and sellers across Southwest Florida since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671. Verify a license with the Florida DBPR license search.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County deed and parcel record, the recorded Lynx Pass Declaration, the Hunters Ridge Community Association’s recorded and published documents, the City of Bonita Springs, state and federal agencies, Florida law, the school district and named news reports. We do not cite real estate brokerage or listing sites. Each was retrieved between 24 and 26 September 2026.
County sales figures on this page are Lee County Property Appraiser qualified sales read from the field cards on September 24 to 26, 2026. No Southwest Florida MLS figures are used in this edition.
These are the recorded documents, forms and statutes a Lynx Pass buyer is most likely to need, each linked to the official source that publishes it: the Lee County Clerk, the Hunters Ridge Community Association, the State of Florida or a national standard-setter.
The Lynx Pass association’s budget, reserve schedule, financial statements and board minutes are not posted online; they come with the condominium documents package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data from the Lee County Property Appraiser recorded-sale file, windows ending 24 September 2026; Southwest Florida MLS figures for Lynx Pass are available on request. Brokered by Domain Realty.