Recorded sales by floor and view, the club membership on each home, the fee stack and the roof question for Pheasant Hollow, from the #1 team in Southwest Florida since 2012.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from Lee County Property Appraiser field cards for all 40 Pheasant Hollow homes, read 26 September 2026, sale windows ending 24 September 2026
McGreevy and Comisar are a Bonita Springs buyer’s team with our office on South Tamiami Trail, and this is our guide to buying one of the 40 coach homes on Hiram Street that make up Pheasant Hollow at Hunters Ridge, a Chapter 718 condominium inside the gated Hunters Ridge golf and country club community. It covers what Pheasant Hollow homes have actually recorded at, which floor, building and view you are really choosing, what the condominium fee and the mandatory club cost, what the roof question means for your offer, and which documents to read before you sign.
Pheasant Hollow is ten two-story concrete block buildings of four homes each, two down and two up, in the north parcel of Hunters Ridge in the City of Bonita Springs, Lee County ZIP 34135. Parker Hunters Ridge, LLC recorded the Declaration of Condominium on December 16, 2005 as Lee County Clerk Instrument 2005000172802 and closed all 40 homes between February and September 2006, so every building is the same age. Every home has its own attached two-car garage, and the condominium has its own heated pool. In the 60 months to September 24, 2026, the county recorded 10 qualified Pheasant Hollow resales at a $492,500 median, from $385,000 to $535,000.
That median describes 2022 and 2023 more than today. Seven of the ten sales recorded between $485,000 and $535,000 in 2022 and 2023, and the three since February 2024 recorded at $385,000, $397,500 and $385,000. A buyer who reads that turn correctly, and who arrives with the roof answer, the membership on the exact home and the fee in writing, negotiates from the record rather than from an asking price. This guide walks through each of those before you write an offer.
To buy a home in Pheasant Hollow at Hunters Ridge in 2026, choose your floor first, then your building and view, confirm in writing which club membership runs with that exact home, budget the $2,500 quarterly fee plus $4,775 social dues and the $3,000 buyer capital contribution, ask the board for its roof plan, and read the condominium documents inside your review period.
The order matters because Pheasant Hollow looks uniform from the street and is not uniform on the record. A first-floor home of 1,553 heated square feet and a second-floor home of 1,977 share a building, a roof and a fee, but not a price per square foot, a stair or a buyer pool. A golf-course building and a preserve building share an age and a declaration, but not a county value. We build that picture for your short list before you tour.
This guide covers the Pheasant Hollow market for buyers, the floor, building and view choice, the club membership, the fee stack, the roof question, the condominium documents, leasing and pet rules, flood and insurance, taxes and closing costs, buyer representation after the NAR settlement, schools and daily life on Hiram Street, Pheasant Hollow against Lynx Pass, pros and cons, advice for seasonal buyers and more than forty buyer questions.
These are the ten facts a Pheasant Hollow buyer should know in September 2026, each drawn from the Lee County deed and parcel record, the recorded Pheasant Hollow declaration, the Hunters Ridge 2026 fee sheet and budget, the City of Bonita Springs permit record, or a state or federal source.
Buying in Pheasant Hollow: How Do I Buy a Home in Pheasant Hollow at Hunters Ridge in 2026? · Why Work With McGreevy and Comisar as Your Pheasant Hollow Buyer’s Agent?
The Market and the Homes: What Is the Pheasant Hollow Market Like for Buyers Right Now? · Which Pheasant Hollow Home Fits Which Buyer?
The Club, Fees and Documents: How Does the Hunters Ridge Club Membership Work for a Pheasant Hollow Buyer? · What Will I Pay to Own a Pheasant Hollow Home? · What Should I Check in the Pheasant Hollow Condominium Documents? · What Are the Rules on Leasing, Pets and Approvals at Pheasant Hollow?
Roof, Flood, Taxes and Closing: What Is the Roof Question at Pheasant Hollow, and How Should a Buyer Price It? · Is Pheasant Hollow in a Flood Zone, and What Will Insurance Cost? · What Will My Property Taxes and Closing Costs Be in Pheasant Hollow?
Representation, Schools and Daily Life: How Does Buyer Representation Work in Florida After the NAR Settlement? · Which Schools Serve Pheasant Hollow? · What Is Daily Life Like on Hiram Street?
Comparisons: Pheasant Hollow vs Lynx Pass at Hunters Ridge: Which Coach-Home Condo Should You Buy? · How Does Pheasant Hollow Compare With Other Hunters Ridge Homes? · What Are the Pros and Cons of Buying in Pheasant Hollow?
Searching and Seasonal Buyers: How Do I See Pheasant Hollow Homes for Sale? · How Do I Get a Personalized Pheasant Hollow Buyer Consultation? · Buying a Winter Home in Pheasant Hollow: What Seasonal Buyers Should Know
Answers and Local Expertise: What Pheasant Hollow Buyers Say About Working With Us · Frequently Asked Questions, Pheasant Hollow Buyer Edition · Why Does a Pheasant Hollow Specialist Matter When You Buy? · Ready to Buy in Pheasant Hollow? 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 Pheasant Hollow buyers with the same county-record data we use to price listings. We show you what homes on your floor and in your view recorded at, what the membership on each home costs, and where the room to negotiate is.
If you’re searching for the best buyer’s agent in Pheasant Hollow 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 first-floor home so you never climb a stair, a second-floor home with the extra 424 heated square feet, or a golf-course home 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 tracked every improved-home transfer on the 40 Pheasant Hollow field cards since 2006, kept the 91 the county coded as qualified sales, and read the 83-page recorded declaration clause by clause. If you are buying here and also own a Pheasant Hollow home, our Pheasant Hollow seller’s guide explains the other side of the same transaction.
For every Pheasant Hollow home on your short list we confirm the membership type with the Hunters Ridge office, match the home to its building, floor and county view code, ask the Pheasant Hollow board for its roof plan and reserve figure, pull the building’s and the home’s permit history on the city portal, and ask for both estoppel figures, the Pheasant Hollow association’s and the master association’s, including any balance on the $41 monthly assessment. You tour fewer homes and offer with fewer surprises.
We will not tell you a home carries golf unless the association confirms it in writing, and we will not tell you the roof is sound, the reserves are funded or that no assessment is coming unless a document says so; none of those is in the public record today. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and those come from buyers who got what we said they would get.
No McGreevy and Comisar sale inside Pheasant Hollow is on the record we used for this page, so we do not claim one. What we bring is the county record itself, read deed by deed, the recorded declaration read 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 Southwest Florida MLS pull for Pheasant Hollow was parked; we say so here rather than estimate them.
The Pheasant Hollow market in 2026 is small, slow and priced home by home. The county recorded 10 qualified resales at a $492,500 median in the 60 months to September 24, 2026, but only two in the last 12 months, at $397,500 and $385,000, so a buyer negotiates from the full record, sorted by floor and view, and weighted toward the three most recent sales.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 40 Pheasant Hollow homes, DOR-qualified improved sales, 25 Sep 2021 to 24 Sep 2026, read 26 Sep 2026).
Every figure in this section comes from Lee County public records, not listing portals. We kept only sales the county coded as qualified, arm’s-length transfers of an improved home, per its sale qualification code list and its older transfer code list. Price per square foot divides each price by the county’s heated area on the home’s card, which leaves out the 418-square-foot garage and the 150-square-foot screened lanai, so a listing’s “total” square footage will be larger. The window is 60 months because it is the shortest window holding ten or more Pheasant Hollow sales.
| Measure (Lee County qualified deeds) | Pheasant Hollow |
|---|---|
| Window | 60 months, September 25, 2021 to September 24, 2026 |
| Qualified sales | 10, all resales, no developer sales |
| Median sale price | $492,500 (even count, the mean of the middle pair, $490,000 and $495,000) |
| Range | $385,000 to $535,000 |
| Dollar volume | $4,706,500 |
| Mean price per heated square foot | $283.55 (the mean of each sale’s own ratio) |
| Sales in the last 12 months | 2, at $397,500 and $385,000 |
With ten sales in five years, each one is listed; building addresses only, per our privacy practice (Lee County Property Appraiser field cards):
| Recorded | Building address | Building | Floor | County view | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|---|
| February 18, 2022 | 28121 Hiram St | 8 | Second | Golf course | 1,977 | $520,000 | $263.02 |
| April 29, 2022 | 28140 Hiram St | 4 | First | Lake | 1,553 | $519,000 | $334.19 |
| July 13, 2022 | 28121 Hiram St | 8 | First | Golf course | 1,553 | $490,000 | $315.52 |
| September 22, 2022 | 28120 Hiram St | 2 | First | Preserve | 1,553 | $485,000 | $312.30 |
| October 19, 2022 | 28111 Hiram St | 9 | Second | Golf course | 1,977 | $495,000 | $250.38 |
| March 15, 2023 | 28140 Hiram St | 4 | First | Lake | 1,553 | $495,000 | $318.74 |
| May 18, 2023 | 28140 Hiram St | 4 | First | Lake | 1,553 | $535,000 | $344.49 |
| February 22, 2024 | 28161 Hiram St | 6 | First | Preserve | 1,553 | $385,000 | $247.91 |
| November 25, 2025 | 28101 Hiram St | 10 | Second | Golf course | 1,977 | $397,500 | $201.06 |
| July 21, 2026 | 28141 Hiram St | 7 | First | Golf course | 1,553 | $385,000 | $247.91 |
All ten were coded 01, qualified, by the county. Buildings 1, 3 and 5 recorded no qualified sale in the 60 months, so a listing in one of them has no same-building comparable, and we price it from the neighboring buildings that share its view.
| Window, ending September 24, 2026 | Qualified sales | Range | Median |
|---|---|---|---|
| 12 months | 2 | $385,000 to $397,500 | Not reported, under 10 sales (listed above) |
| 24 months | 2 (the same two) | $385,000 to $397,500 | Not reported, under 10 sales (listed above) |
| 36 months | 3 | $385,000 to $397,500 | Not reported, under 10 sales (listed above) |
| 60 months | 10 | $385,000 to $535,000 | $492,500 |
| All history, 2006 onward | 91 (38 developer, 53 resales) | $135,000 to $535,000 | $292,500, history, not today’s value |
A median of two or three sales describes a few homes, not the condominium, which is why we list them. What the shorter windows do show is plain: nothing in the last 36 months recorded above $397,500, while seven sales in 2022 and 2023 recorded at $485,000 or more.
| Price band, 10 qualified sales, 60 months to 24 Sep 2026 | Sales | What those sales were |
|---|---|---|
| Under $400,000 | 3 | A first-floor preserve home (2024), a second-floor golf-course home (2025) and a first-floor golf-course home (2026) |
| $400,000 to $484,999 | 0 | No recorded sale in this band |
| $485,000 to $499,999 | 4 | First-floor preserve, golf-course and lake homes and a second-floor golf-course home, all in 2022 and 2023 |
| $500,000 and up | 3 | A second-floor golf-course home and two first-floor lake-home sales, 2022 and 2023 |
The empty band is the story. Every sale since February 2024 recorded under $400,000, and every sale before it recorded at $485,000 or more. A buyer with $400,000 has had the recent market to choose from; a seller asking $500,000 is pricing from 2022 and 2023, and we show the seller’s agent the three recent deeds when that happens.
About the same total price, very different price per square foot. In the 60-month window, the seven first-floor sales were $519,000, $490,000, $485,000, $495,000, $535,000, $385,000 and $385,000, a mean of $303.01 per heated square foot; the three second-floor sales were $520,000, $495,000 and $397,500, a mean of $238.16. That pattern goes back to the start: in 2006 the developer sold 19 first-floor homes at a median of $328,500 and 19 second-floor homes at $409,300. On this small record buyers have paid more per square foot for the no-stairs entry, so the second floor is where a buyer gets the most space per dollar.
The county’s assessed values rank golf over lake over preserve by roughly $2,000 to $15,000 a home, but the recorded sales do not prove a view premium. The five golf-course sales ran $520,000, $490,000, $495,000, $397,500 and $385,000; the three lake sales, all in the 28140 Hiram Street building, were $519,000, $495,000 and $535,000; the two preserve sales were $485,000 and $385,000. The top price in the record was a lake home, and the two most recent sales were golf-course homes. Ten sales cannot separate view from floor, year and condition, so we price the view last, after the floor and the date.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved-home sales, 2006 to 24 Sep 2026).
A year with one or two sales is a data point, not a trend.
| Year | Qualified sales | Year | Qualified sales |
|---|---|---|---|
| 2006 | 40 (38 developer, 2 resales) | 2017 | 1 |
| 2008 | 3 | 2018 | 6 |
| 2009 | 5 | 2019 | 4 |
| 2010 | 2 | 2020 | 6 |
| 2013 | 3 | 2021 | 3 |
| 2014 | 2 | 2022 | 5 |
| 2015 | 2 | 2023 | 2 |
| 2016 | 4 | 2024 to 2026 | 1 a year |
The developer’s 38 qualified first sales in 2006 recorded at a median of $350,600, and across all 53 qualified resales since 2006 the median is $265,000. Six of the 40 homes have never resold since 2006, and the median time since each home’s last transfer is 7.7 years, per the county cards. Low turnover is why a year can pass with one sale, and why a buyer who wants a specific floor and view should be ready before the listing appears.
Here is how we read a single Pheasant Hollow sale for a buyer, using a home anyone can look up by building address on the Lee County Property Appraiser site. It is a second-floor home of 1,977 heated square feet with a golf-course view in Building 10, the 28101 Hiram Street building at the north end of the east row, the first building the developer closed. The county card shows four qualified sales of that same home: $426,300 from the developer on February 27, 2006, $165,000 on October 27, 2009, $278,000 on July 17, 2018 and $397,500 on November 25, 2025.
What that tells a buyer. First, the 2025 price works out to $201.06 per heated square foot, the lowest ratio of any sale in the 60-month window and well under the $283.55 mean, because second-floor homes carry more area for about the same total price. Second, the 2025 buyer paid about $28,800 less than the developer’s 2006 price, nineteen years later, while the 2022 second-floor sales in the neighboring 28121 and 28111 buildings recorded at $520,000 and $495,000; the card cannot tell us the condition, furnishings or terms of any of those sales, so the gap is context, not proof of what the home itself lost. Third, the card does not show the club membership; only the Hunters Ridge office can confirm whether that home carries Golf, Charter or Social rights, and on a golf-course building that one fact can be worth the $50,000 upgrade. Fourth, Building 10’s roof is original 2006 tile on the city’s online record, the same as every other Pheasant Hollow building, so the roof answer and the reserve figure belong in the offer file. That is the file we assemble for every Pheasant Hollow home you consider, before you offer.
One Pheasant Hollow home sold twice inside the window, per its field card: a first-floor lake home in the 28140 Hiram Street building recorded $519,000 on April 29, 2022 and $535,000 on May 18, 2023, the highest price in the Pheasant Hollow record. Nine months later, a first-floor preserve home in the 28161 building recorded $385,000, and the first-floor golf-course sale in the 28141 building matched it in July 2026. We do not assign a cause the record does not show. What it does show is that the prices a seller remembers from 2022 and 2023 are not today’s comparables.
Of the 53 qualified Pheasant Hollow resales since 2006, 27 closed from February through July and 21 from October through December, per the county cards; the 60-month closings fell in February (2), March, April, May, July (2), September, October and November. These are closing dates, so the contracts were written earlier. With roughly three quarters of owners seasonal on the association’s own estimate, the owners most likely to sell are in town from late fall to April. A buyer who can tour and write in late summer or early fall is likely to meet fewer competing buyers, and a seller who has carried a $2,500 quarter through the summer has a reason to talk.
This edition does not report days on market, sale-to-list price ratio, list prices, concessions, active listings or months of supply for Pheasant Hollow. Those measures live in the Southwest Florida MLS, not in county records, and our MLS pull for Pheasant Hollow is parked, so we leave them out rather than estimate them. Ask us for the current MLS read on any home you are considering and we will give it to you live. County keying can also run a few weeks behind recording, so a late-summer closing may not appear yet.
With the last three resales between $385,000 and $397,500 and every home carrying its own membership, floor and roof question, the Pheasant Hollow buyer who arrives with the membership letter, the board’s roof answer and a unit-owner insurance quote already in hand negotiates from strength. Start your Pheasant Hollow buyer consultation with the form on this page, or read how we represent buyers across Southwest Florida. Call Marc at (239) 287-5873. Selling a Pheasant Hollow home first? Get a free Pheasant Hollow home valuation and Call Jesse direct at (239) 898-6072.
Pheasant Hollow holds 40 condominium homes in ten identical two-story buildings of four: 20 first-floor homes of 1,553 heated square feet and 20 second-floor homes of 1,977. The right Pheasant Hollow home depends on whether stairs matter, whether you want the extra space upstairs, and which of the three outlooks, golf course, lake or preserve, you want from the lanai.
Sizes, bedroom counts and view codes are the Lee County Property Appraiser’s, read from each home’s field card; plan names and room sizes come from the developer’s 2005 brochure bound into the Pheasant Hollow prospectus the Hunters Ridge association posts.
| County unit type | Floor | County bedrooms and baths | Heated sq ft | Garage sq ft | Screened lanai sq ft | Homes | 2025 county market value |
|---|---|---|---|---|---|---|---|
| First-floor coach home | First | 3 / 2 | 1,553 | 418 | 150 | 20 | $317,884 to $348,356 |
| Second-floor coach home | Second | 4 / 2 | 1,977 | 418 | 150 | 20 | $358,025 to $373,140 |
The county appears to count the den as a bedroom, and its market value is a tax figure, not a price.
| Building | Address | Homes | County view | 2025 county value, first / second floor | Developer closings | Qualified sales, 60 months |
|---|---|---|---|---|---|---|
| 1 | 28110 Hiram St | 4 | Preserve | $317,884 / $358,025 | March to April 2006 | 0 |
| 2 | 28120 Hiram St | 4 | Preserve | $317,884 / $358,025 | May to June 2006 | 1 |
| 3 | 28130 Hiram St | 4 | Lake | $329,097 / $370,621 | June 2006 | 0 |
| 4 | 28140 Hiram St | 4 | Lake | $329,097 / $370,621 | July to August 2006 | 3 |
| 5 | 28160 Hiram St | 4 | Lake | $329,097 / $370,621 | August to September 2006 | 0 |
| 6 | 28161 Hiram St | 4 | Preserve | $317,884 / $358,025 | July to September 2006 | 1 |
| 7 | 28141 Hiram St | 4 | Golf course | $331,373 / $373,140 | June to August 2006 | 1 |
| 8 | 28121 Hiram St | 4 | Golf course | $331,373 / $373,140 | June to August 2006 | 2 |
| 9 | 28111 Hiram St | 4 | Golf course | $331,373 / $373,140 | March 2006 | 1 |
| 10 | 28101 Hiram St | 4 | Golf course | $331,373 / $373,140 | February 2006 | 1 |
Hiram Street runs roughly north to south in two rows of five buildings: Buildings 1 to 5 form the west row and Buildings 6 to 10 the east row, from Buildings 5 and 6 at the south end to Buildings 1 and 10 at the north end, on the county’s parcel coordinates. The common-element parcel with the pool is at 28110 Hiram Street.
The 2005 brochure shows the Laurel I on the first floor, two bedrooms plus a den or three bedrooms and two baths at about 1,647 air-conditioned square feet, with a great room of about 14 by 28 feet; the Laurel II upstairs at about 1,667; and the Laurel III upstairs at about 2,150 with a bonus room or fourth bedroom over the garage. The brochure’s own fine print says every dimension is approximate. The county gives every second-floor home the same 1,977 heated square feet, so it does not show which upstairs homes were built with the bonus room. Walk the home, or read the recorded plans in Exhibit B of the declaration, before you rely on a bedroom count.
The 20 first-floor homes suit a buyer who never wants to carry groceries up a flight of stairs. They open straight to the garage and the screened lanai, and on the 60-month record they carried the higher price per square foot, a mean of $303.01 against $238.16 upstairs. No elevator appears in the developer’s plans or brochure, so if stairs are a concern, your short list is these 20 homes.
The 20 second-floor homes are reached by a private stair from a ground-level entry, which the county records as an 86-square-foot ground-floor sub-area on every upper home. They carry 424 more heated square feet and no neighbor overhead. The upper-floor sound rule applies to you: wall-to-wall carpet over padding outside the kitchen, baths and foyer unless the board approves an acoustic underlayment (declaration §11.7, §12.21 and §12.22).
Buildings 7 to 10 on the east row face the golf course, Buildings 3, 4 and 5 face a lake, and Buildings 1, 2 and 6 face the preserve, per the county’s view codes. No primary source names which golf hole Buildings 7 to 10 face, so stand on the lanai and look, and ask the pro shop for the current card. A golf-course view is not a golf membership; the membership is a separate fact about each home.
Pheasant Hollow is a Chapter 718 condominium: you own the home and a one-fortieth undivided share of the common elements, and the Pheasant Hollow association maintains and insures the buildings. It sits inside the Chapter 720 Hunters Ridge master association, so a Pheasant Hollow sale runs on both: the condominium resale documents under section 718.503 with a condominium estoppel under section 718.116, and a master estoppel from Hunters Ridge. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under Chapter 718, so whether the master’s summary also accompanies a condominium sale is a question for your closing agent or attorney. Our Pheasant Hollow seller’s guide describes the same documents from the seller’s side, so both pages agree on who owes what.
Every Pheasant Hollow home carries a Hunters Ridge club membership that runs with the title, and a buyer inherits whichever one the seller holds: Charter, Golf or Social. Membership is mandatory at the Social level at minimum; golf attaches only to specific homes or is bought as a $50,000 upgrade while golf memberships sit under the 420 cap.
The prospectus says it in capital letters: “UNIT OWNERS ARE REQUIRED, AS A CONDITION OF UNIT OWNERSHIP, TO BE MEMBERS OF THE HUNTERS RIDGE COMMUNITY ASSOCIATION, INC.” Our Hunters Ridge community guide covers the club’s history and course in depth; the rules below come from Article IX of the Third Amended Master Declaration, recorded July 22, 2025 as Lee Clerk Instrument 2025000196558, and the association’s 2026 Membership Program and Fees sheet.
| Membership | How a home gets it | Golf privileges | 2026 annual dues |
|---|---|---|---|
| Charter | Issued to owners of record in 1991 and never reissued (§9.03) | The member elects Golf or Social each year (§9.10) | Billed at the rate elected |
| Golf | Runs with the home, or bought as an upgrade | Course, range and practice facilities without green fees (§9.11) | $10,526 including social dues and tax |
| Social | The minimum every home must carry | Limited paid play in season, no guests | $4,775 |
Two homes in the same Pheasant Hollow building can carry very different golf rights and annual costs. Master Declaration §9.08 makes each membership run with the title, so a buyer of a Social home cannot assume it will play as a Golf home, and a seller cannot move a Golf membership to another address. The fee sheet says it plainly: “Homes with Golf or Charter Memberships attached do not pay an upgrade fee,” and it asks buyers to “call to confirm membership status.” The recorded prices in this guide describe the home, not the membership, so they do not separate golf homes from social homes.
A Social member who wants golf pays the upgrade fee the 2026 fee sheet prices at $50,000, and only while golf memberships sit below the 420 cap in Master Declaration §9.04. The 2026 approved budget computes golf dues on 358 payers, so the cap is a ceiling, not a head count. A buyer counting on an upgrade should ask the office how many golf slots are open before signing.
Social members get the clubhouse, the Community Center, the club pool and the courts. In season, per the August 5, 2026 golf committee minutes, regular Social members may play once a month and Charter Social members twice a month, with no guests. The club’s golf page lists a season guest rate of $130 plus tax with a cart from November 2026 to April 2027 for accompanied guests of golf members.
Under Master Declaration §9.08, a Golf membership an owner surrenders can be regained only on the terms in force at that time. If a Pheasant Hollow seller dropped golf to save dues, the buyer who wants golf faces the full upgrade. Ask when the membership type on the home last changed.
The only reliable confirmation is the association’s own record. We ask the office at 28400 Hunters Ridge Boulevard for written confirmation of the membership on the exact home before an offer, and we confirm it again on the master estoppel certificate under section 720.30851 before closing.
The Community Center renovation, a project of roughly $3,000,000 funded with $760,000 of reserves and $2,240,000 by assessment, opened in 2026 slightly under budget, and the main pool’s grand re-opening is set for November 14, 2026, per the association’s September 2026 Scorecard and Treasurer’s letter. A buyer inherits the result, and any balance of the assessment that paid for it.
Owning a Pheasant Hollow home in 2026 costs about $16,517 a year in Hunters Ridge billing with a Social membership and about $22,868 with Golf, before property tax, your unit-owner insurance and anything the Pheasant Hollow association bills on its own, per the 2026 fee sheet. The Pheasant Hollow association’s own budget is not published.
Data updated: September 2026 (Hunters Ridge Golf and Country Club 2026 Membership Program and Fees; Hunters Ridge 2026 Approved Budgets; Third Amended Master Declaration; Treasurer’s letter; Pheasant Hollow owner information sheet, May 2023; retrieved 24 to 26 Sep 2026).
All amounts are from the 2026 Membership Program and Fees sheet unless another document is named.
| Layer | 2026 amount | Who bills it |
|---|---|---|
| Coach-home quarterly fee, Pheasant Hollow | $2,500 a quarter ($10,000 a year), water and sewer in the fee | Hunters Ridge fee sheet line |
| Social dues | $4,775 a year | Hunters Ridge club |
| Golf dues, only if the home carries golf | $5,400 plus $351 tax; $10,526 a year with social dues | Hunters Ridge club |
| Golf upgrade | $50,000 one time, subject to the 420 cap | A Social home adding golf |
| Golf trail fee | $1,704 a year with tax | Members with a private cart |
| Food and beverage minimum | $1,250 a year | Every home |
| The $41 monthly assessment | $41 a month through November 2035 | Hunters Ridge Community Association |
| Golf capital assessment | $50 a month through January 2027 | Golf and Charter homes |
| Separate sewer charge | None; coach homes pay through the quarterly fee | Villas and houses pay separately |
| Pheasant Hollow association budget, reserves, any special assessment | Not published | Pheasant Hollow Condominium Association |
| Resale capital contribution | $3,000 one time at closing (Master Declaration §4.12(B)) | The buyer, unless the contract says otherwise |
| Transfer fee | $400 one time at closing | Collected at closing |
The fee sheet lists “Coach Homes Quarterly … $2,500.00 (Pheasant Hollow).” For all coach homes it describes the fee as covering “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer,” and adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes.” The Pheasant Hollow association’s own May 2023 owner information sheet lists what it pays for: grounds and bug spraying, pool cleaning three times a week and “gas to heat the pool,” “Painting of buildings every 7-8years,” “Roof repairs and replacement,” insurance on the exterior and common areas, power washing, common electric, sewer and water, and “Reserve funds for exteriors and roofs.” Irrigation is provided by Hunters Ridge.
No public document says, and we will not guess. The master association’s share is the same for every condominium home: the 2026 budget books $93,100 from Pheasant Hollow’s 40 homes, $55,860 from Lynx Pass’s 24 and $107,065 from Grand Pines’s 46, which is $2,327.50 per home per year in each case, on our arithmetic. So the gap sits somewhere in the Pheasant Hollow association’s own costs, and the document that shows where is its current budget and reserve schedule, which is not published. Two documented differences: Pheasant Hollow heats its pool with gas, and it is ten small four-home buildings rather than three larger ones. Ask the seller and the association for the budget before your review period ends.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly fee, water and sewer in the fee | $2,500 x 4 | $10,000.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| The $41 monthly assessment | $41 x 12 | $492.00 |
| Total, association billing | $16,517.00 |
That is about $1,376 a month. The dining minimum is spendable credit at the club, so a household that eats there at least $1,250 a year is not paying it on top of what it would spend anyway. The fee sheet does not say in so many words whether the Pheasant Hollow association’s own quarterly statement is the same charge as the $2,500 or an additional one, so confirm the total on both estoppel certificates before you rely on this table.
| Line | Arithmetic | Annual |
|---|---|---|
| Golf and social dues with tax | $5,400 + $351 + $4,775 | $10,526.00 |
| Quarterly fee | $2,500 x 4 | $10,000.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| The $41 monthly assessment | $41 x 12 | $492.00 |
| Golf capital assessment | $50 x 12, through January 2027 | $600.00 |
| Total, association billing | $22,868.00 |
That is about $1,906 a month. Add $1,704 if you keep a private cart on the course. If the home carries only a Social membership and you want golf, add the one-time $50,000 upgrade.
Two association documents describe the same $41 monthly charge differently. The fee sheet labels it the renovation of the Main Dining Room and Kitchen and notes that special assessments do not apply to all properties, while the Treasurer’s letter ties it to the roughly $3,000,000 Community Center project, payable as a $4,000 lump sum, $74 a month for five years or $41 a month for ten. How a remaining balance is handled at a sale is not published, so we request a payoff figure on the master estoppel for every Pheasant Hollow home.
The association’s own 2023 sheet says “The 2023 quarterly dues are $2214 for a yearly total of $8856.” If that $2,214 and the fee sheet’s 2026 $2,500 describe the same charge, the rise from 2023 to 2026 is 12.9 percent; neither document says so outright, so confirm on the estoppel. A secondary copy of a 2023 welcome guide printed $1,728 for Pheasant Hollow; the association’s own figure is the better source. A member-owned club and a self-managed condominium fund every reinvestment from their owners, so budget for dues that rise.
None specific to Pheasant Hollow appears in any public source we checked: the Hunters Ridge association site, its 2021 to 2026 budgets and minutes, and the city permit record. The Pheasant Hollow association’s budgets, minutes and reserve study are member documents, so the only reliable answer is the estoppel certificate and the disclosure at the time of your contract. With original 2006 roofs, it is the first question we put to the board for you.
Before buying a Pheasant Hollow home, read two sets of documents: the recorded Pheasant Hollow declaration with its Articles and Bylaws, and the Hunters Ridge master documents. Request the condominium budget, reserve schedule, master insurance, minutes and roof plan, confirm your lender will accept the project, and check whether any amendment has been recorded since 2005.
Data updated: September 2026 (recorded Pheasant Hollow declaration, Lee County Clerk Instrument 2005000172802; Pheasant Hollow prospectus; Florida Statutes sections 553.899, 718.111, 718.112, 718.116 and 718.503; retrieved 26 Sep 2026).
The Declaration of Condominium of Pheasant Hollow at Hunters Ridge, a Condominium was recorded on December 16, 2005 as Lee County Clerk Instrument 2005000172802, 83 pages with the plans, Articles and Bylaws attached, for Parker Hunters Ridge, LLC. The state’s condominium file independently lists Pheasant Hollow as recorded December 16, 2005, 40 units. Each home owns a one-fortieth share of the common elements and pays one fortieth of the common expenses (§6.2(a)). The association, Pheasant Hollow Condominium Association, Inc., was incorporated in 2004 and has been self-managed since January 1, 2022, with an outside accountant sending quarterly statements.
The “Pheasant Hollow Condo Docs” the Hunters Ridge association posts are the developer’s prospectus package, cover-dated “Revised 3.05,” and its draft declaration is dated October 21, 2004 with the land deed’s book and page left blank. The controlling instrument is the one recorded December 16, 2005. Read the prospectus for plans and history, and rely on the recorded declaration for rules.
Declaration §5.3 draws the unit boundary at the unfinished surfaces of the ceiling, the floor slab and the perimeter plasterboard, then adds items many buyers assume belong to the association: windows, window frames, glass and all doors are part of the unit (§5.3(c) and §5.3(e)(viii)), and so is the screened lanai, which may not be enclosed or carpeted without approval (§5.3(d)). The same section bans propane tanks and gas grills on screened balconies.
| Item | Responsible | Where it is written |
|---|---|---|
| Structure, roofs, perimeter walls, floors | Association | Declaration §11.1(a), §11.2 |
| Exterior walls, painting, waterproofing and caulking | Association | Declaration §11.2 |
| Driveways (limited common elements) | Association, at its expense | Declaration §8.1(b) |
| Everything inside the unit | Owner | Declaration §11.1(b) |
| Air conditioning equipment serving the unit | Owner | Declaration §8.1(a), §11.1(b) |
| Screens, windows, glass, entry and other doors | Owner | Declaration §11.1(b) |
| Screened lanai, water heater, shower pans, unit shutoff valve | Owner | Declaration §11.1(b) |
| Irrigation | Hunters Ridge Community Association | Owner information sheet |
On a 20-year-old building that list is your inspection list: the air handler and condenser, the water heater, the windows and sliders, the doors, the shower pans and the lanai screens. The city’s permit record shows 16 air-conditioning change-outs across the ten buildings since 2012, so ask when the system in your home was replaced.
Owners may install hurricane shutters only to the board’s specifications, and the board may install them by majority vote (§24). Contractors must preregister, carry $500,000/$1,000,000 in liability insurance and work 8 a.m. to 5 p.m. Monday through Saturday (§12.27), a narrower window than the Hunters Ridge rules’ 7:00 a.m. to 5:00 p.m. Any exterior change also goes to the Hunters Ridge Architectural Review Board, which meets on the third Monday of each month, on the Request for Architectural Change form. Inside the condominium, the Pheasant Hollow board decides first; its owner sheet lists “new flooring other than carpet, removal of walls, bathroom and kitchen remodeling” among the changes that need an application.
The declaration can be amended by two thirds of the voting interests present and voting (§22). We found no recorded amendment in any public source we could reach, and every home’s county legal description still reads “DESC IN INST#2005-172802”; ask the association for any recorded amendment with the documents package and have your title company confirm it. The Bylaws require the budget to include reserves for “roof replacement, building painting and pavement resurfacing,” and the 2005 text allows fines of up to $100 per violation and $1,000 in the aggregate after a hearing (§23.3).
Florida’s condominium resale rules in section 718.503 give a buyer the governing documents, the question-and-answer sheet and the association’s financial information, and a cancellation window after receiving them. Order the documents the day your offer is accepted and use the time to read the budget, the reserve schedule and the minutes, not only the rules.
Florida’s structural integrity reserve study requirement in section 718.112(2)(g) and milestone inspections under section 553.899 key on buildings of three habitable stories or more. Pheasant Hollow’s buildings are two stories: the recorded plans show a first and a second floor, the plot plan gives a building height of 29.6 feet, and the county codes every home on floor 1 or 2. Ordinary reserves for roof replacement, painting and paving still apply under section 718.112(2)(f) unless the owners vote to waive them. This is our reading of the public record, not legal advice; ask the association for its current structural reports before you buy.
A financed Pheasant Hollow buyer needs the lender to approve the condominium project as well as the borrower. Fannie Mae publishes a Condo Project Manager status finder and a list of ineligible project types. Pheasant Hollow’s project status is not published, and it turns on the budget, reserves, insurance and any litigation, so ask your lender to run the project the week your offer is accepted.
Pheasant Hollow runs on two rulebooks. The recorded declaration allows two pets, bars leases shorter than 30 days and requires the Pheasant Hollow board’s written approval of every lease; the Hunters Ridge master rules add a three-lease-a-year cap, a one-year maximum and a tenant interview. Sales need no approval at all.
Declaration §14 bars any lease shorter than 30 days, requires the board’s prior written approval of every lease “subject to the Board’s sole and absolute discretion,” bans time-sharing and allows a review fee of up to $50, per the recorded declaration.
The Third Amended Master Declaration adds a 30-day minimum and no more than three leases a year (§7.26), no lease longer than one year, renewable once (§7.25), and board approval before move-in (§7.10). The current Lease Application Packet requires a tenant interview for annual rentals and bills a $100 application fee to the owner. The Hunters Ridge documents state different notice periods, so submit 30 days ahead in practice. While a home is leased, the owner loses use of the amenities except the restaurant, and the dues continue.
Pheasant Hollow works as a seasonal rental of a month or more and for annual tenants, but not as a short-term vacation rental, and every lease needs two approvals. The association’s own 2023 estimate was “A few units are annual rentals.” Budget for the season when the owner and the tenant cannot both use the club, and for the fee and dues running through any vacancy.
Declaration §12.20 permits “no more than two (2) dogs and cats in the aggregate” with board approval, plus small caged birds and aquarium fish, and bars reptiles, amphibians, livestock, fowl and any commercial pet activity. The fee sheet confirms “Lynx Pass & Pheasant Hollow: 2 domesticated household pets,” and community-wide “No aggressive dogs, hybrids or reptiles permitted.” Pets are leashed outside, never allowed past the Pheasant Hollow pool gate, and kept off the clubhouse grounds, courts, pool area and golf course under the Hunters Ridge Rules and Regulations. For a buyer with a dog over 10 pounds, Pheasant Hollow and Lynx Pass are the Hunters Ridge condominiums that work; Grand Pines allows only dogs and cats under 10 pounds. Assistance animals are governed by law as well as by these documents.
No. Declaration §13 states “There are no restrictions on the transfer of ownership of Units,” and the new owner simply gives the association a name, address and phone number within ten days. Hunters Ridge collects the buyer’s $3,000 capital contribution and the $400 transfer fee at closing, and the membership moves with the title. Leases, not sales, need approval.
No more than six persons may continuously reside in a home (§12.1), and the declaration states in capital letters that “THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM.” No Hunters Ridge document we read designates the community as housing for older persons under section 760.29, so Pheasant Hollow is not a 55+ community, and buyers of any age can own and live there.
Passenger vehicles, pickups, minivans, SUVs and tagged motorcycles are allowed; boats, campers, RVs, trailers and commercial vehicles may not stay overnight, guests park only in visitor spaces and nobody parks on the grass or the street (§12.2 to §12.6). Cooking on lanais is not allowed (§12.24), and the association’s current rule is that grills of any type may only be used on driveways. No sign, including a for-sale sign, may be displayed without approval (§12.11), and window coverings must show white or off-white to the outside (§11.6, §12.25). Garage doors stay closed except when in use (§12.26).
The roof question at Pheasant Hollow is simple to state: the ten buildings still carry their original 2006 concrete tile roofs as far as the public record shows, the city’s online permit record holds no roof permit for any Hiram Street address, and the developer’s 2005 budget assumed a 25-year roof life. A buyer prices that by asking the board for its roof plan and reserve figure in writing.
Data updated: September 2026 (City of Bonita Springs EnerGov permit search for every Hiram Street address and the common-element parcel, September 2026; Pheasant Hollow prospectus, Exhibit 3 estimated budget; recorded declaration §11.2).
The brochure specified “Concrete roof tiles,” and our September 2026 search of the City of Bonita Springs permit portal returned no roof permit of any kind for the ten Hiram Street building addresses or the Pheasant Hollow common-element parcel. The city’s online records begin with its 2008 system, and the original 2005 and 2006 construction permits would come from a public-records request. The permit record does show 89 records on Hiram Street from 2009 to 2025: air-conditioning change-outs, shutters and storm screens, a shower pan, two interior remodels and open-records searches, but no roof and no storm-repair permit after Hurricane Ian.
The roof is the association’s. Declaration §11.2 puts the structure, roofs and exterior walls on the association, and the fee sheet lists “roof repair/replacement” reserves in the coach-home fee. So a Pheasant Hollow buyer does not replace a roof personally; the question is whether the reserves will cover it or whether a special assessment will. That answer lives in the association’s budget, reserve schedule and minutes, none of which is published.
The developer’s 2005 estimated budget, Exhibit 3 of the prospectus, carried a roof reserve based on a 25-year life and a $120,000 replacement cost, and an exterior painting reserve on a five-year life at $34,000. A 25-year roof life from 2006 points to about 2031 on the developer’s own assumption. Twenty-year-old cost estimates are not today’s numbers; they show what the original plan assumed, and they are why the current reserve schedule matters.
Lynx Pass, built by the same developer in the same year one street away, re-roofed all three of its buildings from tile to metal under city permits finaled June 26, 2026. Grand Pines re-roofed every one of its eight buildings between 2013 and early 2025, four of them in metal. Pheasant Hollow is the only one of the three Hunters Ridge condominiums with no roof permit on the online record, which is why the roof is the first question on any Pheasant Hollow offer.
We ask the Pheasant Hollow board, in writing, for the roof’s condition, the planned replacement year, the current roof reserve balance and how the work will be funded. We read the answer against the reserve schedule in the budget and the last year of minutes. If a replacement is planned and not fully reserved, we price the likely assessment into the offer or ask the seller to credit it, and if an assessment has been levied, the contract should say who pays it. A Pheasant Hollow home with a funded roof plan and one without are not the same purchase at the same price.
On the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, the top roof-covering answer goes to a roof permitted on or after March 1, 2002, or to an original roof on a building built in 2004 or later, which describes Pheasant Hollow’s original 2006 tile roofs. The form is valid for up to five years. For a condominium, the roof sits on the association’s master policy, so ask the board whether a current report exists for the master policy and for your home.
Every Pheasant Hollow building is in FEMA flood Zone X, minimal flood hazard, on FIRM panel 12071C0678F, effective August 28, 2008, and Lee County’s revised maps effective March 2, 2027 do not revise that panel. The association insures the buildings; you insure the interior, your windows and doors and your contents under a unit-owner policy.
Data updated: September 2026 (FEMA National Flood Hazard Layer queried at all ten buildings on 26 Sep 2026; FEMA Map Service Center; Lee County evacuation zones; City of Bonita Springs; Citizens Property Insurance; Florida Statutes; retrieved 24 to 26 Sep 2026).
We queried FEMA’s live National Flood Hazard Layer at each Pheasant Hollow building on September 26, 2026. All ten returned Zone X, “Area of Minimal Flood Hazard,” outside the special flood hazard area, with no base flood elevation, on panel 12071C0678F per the FEMA Map Service Center. The 2005 survey in the recorded declaration also placed the land in Zone X on the older map. Zone X is lower risk, not no risk: federal flood-insurance purchase rules do not apply there, but a lender can still ask for coverage, and coverage is available.
Pheasant Hollow is inside the City of Bonita Springs, which holds Class 5 in FEMA’s Community Rating System, a 25 percent discount on National Flood Insurance Program premiums, per the city’s FEMA Community Rating System notice and FEMA’s CRS program page. We did not research flood premiums for this page; an owner who wants contents coverage should get a quote for the specific home and floor.
All ten buildings returned Lee County evacuation Zone C on the county’s Find My Evacuation Zone data. An evacuation zone is not a flood zone; the county orders evacuations zone by zone for each storm, so check the lookup each season. The Lee County Property Appraiser’s hazards map service puts Hunters Ridge at an ultimate design wind speed of 160 mph and inside the wind-borne debris region, where replacement windows and doors need impact rating or approved protection.
No Pheasant Hollow-specific damage record was found. The city permit record for Hiram Street shows no roof, structural or storm-repair permit after Hurricane Ian in September 2022, and the Hunters Ridge association’s 2022 minutes and budgets mention Pheasant Hollow only as a budget line. For context, the Imperial River gauge near Hunters Ridge crested at 15.32 feet after Irma in 2017 and 12.32 feet after Ian, and the city tracks its Ian recovery in its Hurricane Ian Progress Report. Absence of a record does not prove absence of damage; the seller’s disclosure and the association’s records answer it for a specific home.
The recorded declaration makes the association insure “all of the buildings and other insurable improvements” for fire, extended coverage including windstorm, vandalism and standard all-risk, with flood coverage if required by law, plus liability and a fidelity bond, as a common expense (§15.2, §15.3). Owners are encouraged to insure their own units (§15.4), and on a loss to one unit only, the owner pays the deductible (§16.1). Florida’s condominium statute, section 718.111, controls where the 2005 text differs.
A Pheasant Hollow owner needs a condominium unit-owner policy, often called an HO-6, covering interior finishes, cabinets and countertops, appliances, the water heater, flooring, contents and liability, plus loss-assessment coverage for a share of a master-policy deductible. Because windows, glass and doors are part of the unit under declaration §5.3, tell your insurance agent that before you get a quote, and ask the association for its master declarations page and hurricane deductible.
Citizens Property Insurance requires flood coverage on nearly all personal residential policies with wind coverage by January 1, 2027, even in Zone X, per its flood requirement page, and it says “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Pheasant Hollow owner with a Citizens unit-owner policy is outside that rule; the association’s building coverage is a separate question for its board.
Pheasant Hollow’s plans are dated 2004 and 2005 and the first closing was in February 2006, so every building is post-2002 statewide-code construction; whether it was permitted under the 2001 or the 2004 Florida Building Code depends on permit application dates that are not in the city’s online system. The permit record shows owners adding roll-down shutters and storm screens one home at a time, four of the five since 2019, and no window or door impact-replacement permit on Hiram Street. The state’s My Safe Florida Home program lists condominiums as ineligible for its main grant program and points condominium owners to a separate condo pilot, and any shutter must meet the board’s specifications under declaration §24.
Florida requires a residential seller to give a buyer a flood disclosure at or before contract under section 689.302, and Zone X does not remove that duty. It asks about flood claims, federal assistance and any flood damage the seller knows of. We read it with you alongside the association’s answers.
A Pheasant Hollow buyer’s property tax is set on market value the January after closing, not on the seller’s bill, and no CDD adds a charge. A financed buyer also pays Florida’s mortgage stamp and intangible taxes, lender’s title and inspections, plus the Hunters Ridge $3,000 capital contribution and $400 transfer fee and any charge the two estoppel certificates show.
Data updated: September 2026 (Florida Department of Revenue documentary stamp and intangible tax pages; Florida Statutes sections 193.155 and 196.031; rule 69O-186.003; Hunters Ridge 2026 fee sheet; retrieved 24 to 26 Sep 2026).
Property taxes are not published per home in this guide, because they vary with assessed value, homestead exemption and the Save Our Homes cap. Florida caps a homestead’s yearly assessment increase at 3 percent or inflation, whichever is lower, under section 193.155, and resets it to market value the January after a sale, so your bill will usually be higher than the seller’s. The county’s 2025 market values on the Pheasant Hollow cards run from $317,884 to $373,140, tax values rather than sale prices. Look up the home at the Lee County Property Appraiser, read the bill at the Lee County Tax Collector, and file for homestead under section 196.031 by March 1 if it will be your permanent home.
The state’s official list of special districts contains one Hunters Ridge district, and it is in Flagler County. No Lee County CDD bears the name, so a Pheasant Hollow tax bill carries no CDD debt line.
Florida law does not assign closing costs to either party; the contract controls. Under Lee County custom, the seller pays the deed documentary stamps of $0.70 per $100 and customarily the owner’s title policy, while the buyer pays the lender’s title policy, the deed recording fee and the taxes on a new mortgage: documentary stamps of $0.35 per $100 of the note and nonrecurring intangible tax of 2 mills, per the Florida Department of Revenue. Title premiums are set by rule 69O-186.003, so the premium is the same at every title company.
| Estimate for illustration | $385,000 home, 20% down ($308,000 loan) | $397,500 home, 10% down ($357,750 loan) | $492,500 home, cash |
|---|---|---|---|
| Mortgage documentary stamps, $0.35 per $100 of loan | $1,078 | $1,252 | none |
| Intangible tax, 2 mills on the loan | $616 | $716 | none |
| Resale capital contribution (Master Declaration §4.12(B)) | $3,000 | $3,000 | $3,000 |
| Transfer fee | $400 | $400 | $400 |
| Total of these items, before lender fees, title, recording, inspections and prepaids | $5,094 | $5,368 | $3,400 |
The $385,000 figure is the July 2026 first-floor sale, $397,500 the November 2025 second-floor sale and $492,500 the 60-month median. Estimates are for planning only: the lender’s Loan Estimate and the title company’s settlement statement control. Add inspections (general, four-point and wind mitigation), lender and title charges, a prepaid unit-owner policy, a tax escrow and the first quarter of the $2,500 fee.
A buyer moving from another Florida homestead can transfer up to $500,000 of Save Our Homes benefit to a new homestead established within three years, under the same statute. Ask the Lee County Property Appraiser about the portability application when you file.
We do not print a mortgage rate on this page because it changes weekly. Freddie Mac publishes its Primary Mortgage Market Survey every Thursday; your lender’s Loan Estimate is the rate that counts.
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 Pheasant Hollow seller may still offer compensation or a concession toward a buyer’s costs, but not through the MLS, and we ask on every home.
Data updated: September 2026 (National Association of REALTORS settlement guidance; Florida Realtors contract forms; retrieved 24 Sep 2026).
The NAR’s guide to written buyer agreements requires the agreement to state the compensation in an objectively ascertainable amount, and says an agent may not receive more than the agreement allows. Offers of compensation can no longer appear on the MLS, per the NAR settlement FAQs, and NAR’s summary of what the settlement means for buyers and sellers sets out the same points. We explain the agreement in plain words before you sign it, and we negotiate any seller contribution in the offer, alongside the $3,000 capital contribution and any roof credit.
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 Pheasant Hollow the inspection and document periods are where original windows, an aging air handler, an unanswered roof question or an unexplained line in the condominium budget gets priced; we use them every time.
Pheasant Hollow homes fall in the School District of Lee County’s choice system, where Hunters Ridge addresses tested in the 2026-27 locator returned South Zone 3: Elementary Zone Q, Middle Zone GG and High School subzone S-3, with district busing to Bonita Springs High and Estero High. Confirm a specific Hiram Street address with the district’s own lookup.
Data updated: September 2026 (Lee County SchoolSite Locator 2026-27 and FLDOE 2025-26 school grades, retrieved 24 Sep 2026).
Our research team ran three Hunters Ridge addresses, all in the north half of the community like Hiram Street, through the district’s own 2026-27 lookup, linked from its School Zones page, and all three returned the same zones. A Hiram Street address itself was not run, so treat the assignment as very likely and confirm it.
| School | Level | 2025-26 FLDOE grade | Drive from Hunters Ridge, 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, released September 1, 2026. Drive times are free-flow OSRM routes from the Hunters Ridge clubhouse; add three to four minutes from Hiram Street.
Under the district’s transportation optimization plan, subzone S-3 students get district busing to Bonita Springs High and Estero High only; a student who chooses South Fort Myers High must provide transportation.
Daily life in Pheasant Hollow runs on a private two-car garage and driveway for every home, a heated condominium pool on Hiram Street, water, sewer and Comcast paid through the quarterly fee, early-Monday trash pickup and a three- to four-minute drive to the Hunters Ridge clubhouse, with the street busiest from late fall to April and quiet in summer.
The full development history, floor plans and zoning are documented in our Pheasant Hollow neighborhood guide; this section summarizes what matters to a buyer.
The condominium’s own amenity sits on its common-element parcel at 28110 Hiram Street. The county card lists a 960-square-foot pool, 2,151 square feet of brick and tile patio, an aluminum pool fence and a 282-square-foot restroom building, all built in 2007. The prospectus promised an unheated pool; today the association pays for gas to heat it and has it cleaned three times a week, per its 2023 owner sheet. Its rules include no glass or food in the pool, no pets past the pool gate, no smoking or vaping and hours from dawn to dusk, and owners hold happy hours at the pool every four to six weeks in season.
The clubhouse and association office at 28400 Hunters Ridge Boulevard are about 0.66 to 0.81 kilometers from Pheasant Hollow’s buildings in a straight line and about 1.2 to 1.4 kilometers by road, roughly three to four minutes by way of Fox Ridge Drive. A Social membership opens the 13,500-square-foot clubhouse with its dining rooms, a 2,500-square-foot pool with lap lanes, a spa, the Community Center and fitness room, lighted tennis and pickleball courts, croquet and bocce, per the 2026 fee sheet.
The association’s 2026-27 Events Guide runs from October through May, with casual dining nights, monthly trivia and bingo, the pool grand re-opening on November 14, 2026 and the annual car show in February. The course and facilities close for maintenance in late September and reopen October 1.
Water comes from Bonita Springs Utilities and sewer from the association’s own plant, both paid through the quarterly fee, along with the Comcast bulk package of fiber internet, a router, an X1 whole-home DVR and three companion receivers. Owners set up their own FPL account. Mail goes to a cluster box with a parcel locker that shows unit numbers only, never names. The Pheasant Hollow sheet puts trash out Sunday evening for an early Monday pickup and recycling on Tuesday, while the Hunters Ridge lease packet says all pickups are Monday; ask the office which is current.
Every home has its private garage and driveway. Owners park on their own driveway, never the street, and guests use the spaces by the pool and at the southwest and southeast ends of Hiram Street. Guests, vendors and deliveries use the staffed main gate on Hunters Ridge Boulevard and must be called in to the gatehouse ahead of time; the Bonita Grande Drive back gate is resident-only and closed from 10:00 p.m. to 6:30 a.m., and the guardhouse does not accept packages.
| Destination | Drive from the Hunters Ridge office, about, without traffic |
|---|---|
| Downtown Bonita Springs | 8 min |
| Bonita Beach Park | 14 min |
| Coconut Point, Estero | 18 min |
| NCH North Hospital, 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 |
Times are free-flow OSRM routes; add three to four minutes from Hiram Street, and much more in season on I-75 and Bonita Beach Road. Lee Health’s Bonita Community Health Center on Health Center Boulevard lists urgent care and outpatient services, and Lee Health tells visitors to call 911 in an emergency.
FDOT’s I-75 widening, project 452544-1, adds express and auxiliary lanes along the community’s western edge, and WGCU reported that construction is slated to begin this fall; whether any noise wall is proposed near Hiram Street was not published. North of the gate, the Bernwood Park of Commerce carries “no stub-outs to Hunters Ridge subdivision” and a 25-foot buffer under Lee County’s ADD2005-00120. City case PD25-124697-BOS proposed a 149-foot monopole at the association’s sewer plant site on Fox Ridge Drive, the road Hiram Street residents take to the clubhouse, per the city’s courtesy notice; its outcome is not published, so ask the association.
Pheasant Hollow versus Lynx Pass at Hunters Ridge comes down to garage, building size, fee, roof and how much sales history you want to price from. Both were built in 2006 by Parker Hunters Ridge a street apart; Pheasant Hollow has two-car garages, four-home buildings, a $2,500 fee and ten recent sales, while Lynx Pass has one-car garages, eight-home buildings, a $2,050 fee and new 2026 metal roofs.
Data updated: September 2026 (Lee County Property Appraiser field cards, 60 months to 24 Sep 2026; Hunters Ridge 2026 fee sheet; City of Bonita Springs permits; the two recorded declarations; the Lynx Pass prospectus).
| Factor | Pheasant Hollow at Hunters Ridge | Lynx Pass at Hunters Ridge |
|---|---|---|
| Recorded declaration | December 16, 2005, Instrument 2005000172802 | January 5, 2006, Instrument 2006000003652 |
| Homes and buildings | 40 homes in 10 buildings of 4 | 24 homes in 3 buildings of 8 |
| Street | Hiram Street | Donnavid Court |
| Year built and developer | 2006, Parker Hunters Ridge | 2006, Parker Hunters Ridge |
| Heated area (county) | 1,553 first floor, 1,977 second floor | 1,598 to 1,633 first floor, 1,756 to 2,054 second floor |
| Garage | Private attached two-car, 418 sq ft | Private attached one-car |
| County views | Preserve (Buildings 1, 2, 6), lake (3 to 5), golf (7 to 10) | Lake and golf (Building 1), preserve (2), golf (3) |
| Own pool | Yes, heated with gas per the 2023 owner sheet | Specified in the prospectus as unheated; current condition not documented |
| 2026 quarterly fee | $2,500 | $2,050 |
| Social-membership billing, a year | $16,517 | $14,717, on the same arithmetic |
| Roof on the city permit record | Original 2006 concrete tile; no roof permit on record | All three buildings re-roofed tile to metal, finaled June 26, 2026 |
| Qualified sales, 60 months to September 24, 2026 | 10, median $492,500 (mean of $490,000 and $495,000) | 2, at $505,000 (March 23, 2022) and $320,000 (September 16, 2022) |
| Mean price per heated sq ft, 60 months | $283.55 | $223.06 on the two sales |
| Last recorded sale | $385,000, July 21, 2026 | September 16, 2022 |
| All-history record | 91 qualified sales, median $292,500 | 47 qualified sales 2006 to 2022, median $277,000, history, not today’s value |
| Pets | Two dogs and cats in the aggregate | Two household pets |
| Milestone inspection and SIRS | Two-story buildings, below the three-story line | Two-story buildings, below the three-story line |
| FEMA flood zone and evacuation zone | X and C | X and C |
| Drive to the clubhouse | About 3 to 4 minutes | About 4 minutes |
The Lynx Pass billing figure is $2,050 x 4 plus $4,775 social dues, the $1,250 dining minimum and $492 for the $41 assessment. Sources: the two recorded declarations (Pheasant Hollow; Lynx Pass), the Lynx Pass prospectus, the 2026 fee sheet, Lee County Property Appraiser field cards and the city permit portal.
Choose Pheasant Hollow if you want the two-car garage, a four-home building with fewer neighbors through the wall, a choice of preserve, lake or golf outlook across ten buildings, a heated pool on your own street, and a market with enough recent sales to price an offer from. Accept a fee $450 a quarter higher than Lynx Pass and an original roof whose replacement plan you must get in writing before you sign.
Choose Lynx Pass at Hunters Ridge if a lower fee and a roof replaced in 2026 matter more to you than a second garage bay, and if you are comfortable in an eight-home building. Lynx Pass has had no qualified recorded sale since September 2022, so pricing there leans on Pheasant Hollow and Grand Pines sales. Our Lynx Pass buyer’s guide walks through its record. Both sell a few times a year at most, so the practical question is often which one produces the right home first; we watch both for you.
A Pheasant Hollow buyer pays $1,800 a year more in the quarterly fee than a Lynx Pass buyer, on the 2026 fee sheet, and takes on an open roof question that Lynx Pass closed in June 2026. In return the buyer gets the second garage bay, the four-home building and a larger set of recent comparable sales. We put both sides of that trade in writing for your short list.
Pheasant Hollow is the newest and highest-priced of the three Hunters Ridge coach-home condominiums on recorded sales, with a $492,500 median on 10 sales in 60 months, above Grand Pines at $365,000 and the Hunters Ridge villas at $372,800 over 12 months, and it carries the highest condominium fee inside the gate.
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 |
|---|---|---|---|---|---|---|---|
| Pheasant Hollow | 40 condo homes, 10 buildings | 2006 | 60 months | 10 | $492,500 | $283.55 mean of ratios | $2,500 |
| Grand Pines | 46 condo homes, 8 buildings | 1996 to 2005 | 60 months | 17 | $365,000 | $248.98 mean of ratios | $2,076 |
| Lynx Pass | 24 condo homes, 3 buildings | 2006 | 60 months (only 2 sales) | 2 | $320,000 and $505,000, listed | $223.06 mean of ratios | $2,050 |
| Hunters Ridge villas | 206 villas, 80 buildings | 1988 to 2005 | 12 months | 19 | $372,800 | $253.35 median | $1,878.20 South, $1,950.95 North |
| Hunters Ridge single-family | 244 homes | From 1988 | 12 months | 13 | $585,100 | $290.65 median | $582 |
Grand Pines is the south parcel’s coach-home condominium on Fox Ridge Drive, built in phases from 1996 to 2005, with smaller homes of about 1,331 to 1,743 heated square feet, a roof permit on every building since 2013, a stricter pet rule of dogs and cats under 10 pounds and a shorter walk to the office. It sells for less and has more sales to price from. A Pheasant Hollow buyer gets a newer, larger home with a two-car garage and two pets, and pays more for it. Our Grand Pines buyer’s guide lists its 17 recent sales.
The Hunters Ridge villas are attached one-story homes on their own fee-simple lots under the master association, not condominiums, and they trade far more often. A buyer choosing between a villa and a Pheasant Hollow home is choosing between a one-story home with sewer billed separately and a condominium home with its own pool, its own association that insures and roofs the building, and water, sewer and cable in the fee. A Pheasant Hollow first-floor home competes with the villas for the no-stairs buyer.
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, and our Bonita Springs buyer’s guide sets Hunters Ridge against the rest of the city.
Pheasant Hollow offers newer 2006 construction, a private two-car garage for every home, small four-home buildings, a heated private pool, two pets and Zone X flood status. The costs are real too: the highest condominium fee in Hunters Ridge, an original roof with no public replacement plan, a thin and falling sales record, stairs to every upper home and mandatory club dues.
To see Pheasant Hollow homes for sale, search current listings on our site or on DomainRealtyGroup.com, then send us your favorites; we pull the membership, floor, view, roof, fee and document file for each Pheasant Hollow home before you tour. Some homes are discussed before they reach the MLS, one reason buyers choose McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008.
Save a Pheasant Hollow search through the property-search account on our site and new Hiram Street listings reach you as they appear; saved searches route to our team. Tell Marc your floor, view and budget at (239) 287-5873 and he will set the search with you. Ask us for the current MLS read on any listing, including how long comparable 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 two recorded sales in the last year and six homes that have never resold since 2006, the right floor and view may not be listed the week you arrive. We watch every new listing and every recorded sale on Hiram Street and on Donnavid Court next door, and we tell you honestly when a home is and is not likely to come up before it reaches the MLS.
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 Pheasant Hollow buyer consultation from McGreevy and Comisar by using the buyer form on this page or by calling Marc Comisar at (239) 287-5873. Tell us your budget, timing and whether stairs, golf or a pet matter, and we send the Pheasant Hollow floors, buildings and views that fit, with their recorded sales, the roof answer and the documents to request.
We start with the floor, the membership and the roof, because those three decide most of the price and annual cost: a Social home at about $16,517 a year in Hunters Ridge billing, or a Golf home at about $22,868. Then we map your budget to the ten recorded sales, weighted toward the three since February 2024, compare the home against Lynx Pass and Grand Pines on the same county yardstick, and list the documents your lender and insurer will ask for.
Start your Pheasant Hollow 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 Pheasant Hollow homes and get a free Pheasant Hollow home valuation so the sale and the purchase line up. Call Jesse direct at (239) 898-6072.
Seasonal buyers in Pheasant Hollow should plan for a home left empty for months: the condominium association handles the building exterior, roof, lawns and pool, 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 Pheasant Hollow home puts the building on its condominium association and gives you a private two-car garage for a car left behind for the summer. Before you leave, ask the board who checks homes after a storm, how shutters are handled on homes whose owners are away, and whether a pet approval needs renewing.
Because the owner maintains the air conditioning, water heater, shower pans and the unit shutoff valve under declaration §11.1(b), set a humidity plan, a water shut-off routine and a caretaker who is pre-authorized at the gate. The quarterly fee keeps running while you are away, and the water, sewer and Comcast service are already in it.
The club’s season runs October to May, and the course reopens October 1 after the late-September maintenance closure. Quarterly dues are billed January 1, April 1, July 1 and October 1. Buyers who arrive in November see the club at full strength; buyers who arrive in August are likely to meet fewer competing buyers.
Florida title companies routinely close with remote online notarization or mail-away signing; confirm wire instructions by phone with the title company, never from an email alone. Canadian and other foreign buyers should plan ownership with a cross-border tax adviser, since a future sale will generally face FIRPTA withholding unless an IRS exemption or certificate applies.
Marc Comisar is a top-reviewed Pheasant Hollow buyer’s agent and Jesse McGreevy is a top-reviewed Bonita Springs realtor; every review below is copied word for word 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.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
These are the questions buyers ask us most about Pheasant Hollow at Hunters Ridge, answered from the Lee County record, the recorded Pheasant Hollow 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.
Choose the floor, then the building and view, confirm the membership on the exact home in writing, ask the board for its roof plan and reserve figure, and price a unit-owner policy. Then inspect, read the condominium and master documents in your review period, have your lender run the project, order both estoppels and close through a Florida title company.
A 40-home coach-home condominium in ten two-story buildings of four on Hiram Street, inside the gated Hunters Ridge golf and country club community in Bonita Springs. Its declaration was recorded December 16, 2005, all 40 homes were built and sold in 2006, and it has its own heated pool and its own condominium association under the Hunters Ridge master association.
On Hiram Street in the north parcel of Hunters Ridge, south of Bonita Beach Road and just east of I-75, in the City of Bonita Springs, Lee County, ZIP 34135. The building addresses run from 28101 to 28161 Hiram Street.
In Hunters Ridge, a coach home is a condominium home in a small two-story building where each home has its own entry and its own garage rather than a shared lobby and hallways. The association’s fee sheet uses the term for Pheasant Hollow, Lynx Pass and Grand Pines.
Yes. Every home is a condominium unit under the recorded declaration and Chapter 718. You own the home and a one-fortieth undivided share of the common elements, and the Pheasant Hollow association maintains and insures the buildings.
The county recorded 10 qualified Pheasant Hollow resales in the 60 months to September 24, 2026 at a $492,500 median, from $385,000 to $535,000, or a mean of $283.55 per heated square foot. The three most recent recorded at $385,000, $397,500 and $385,000.
Two sold: $397,500 on November 25, 2025 for a second-floor golf-course home and $385,000 on July 21, 2026 for a first-floor golf-course home. Two sales are too few for a median, so we list them.
The recorded sales fell from seven at $485,000 to $535,000 in 2022 and 2023 to three at $385,000 to $397,500 since February 2024. The county record shows that they fell, not why, and it carries no information on condition, updates or concessions for any sale.
About the same total price, but the second floor is cheaper per square foot. In the 60-month window the seven first-floor sales averaged $303.01 per heated square foot and the three second-floor sales $238.16.
The county records 1,553 heated square feet for each first-floor home and 1,977 for each second-floor home, plus a 418-square-foot garage and a 150-square-foot screened lanai. The developer’s plans ran from about 1,647 to 2,150 air-conditioned square feet.
Yes. Every home has a private attached two-car garage with interior access and its own driveway, which the association repairs under declaration §8.1(b).
No elevator appears in the recorded plans or the brochure. Second-floor homes are reached by a private stair from a ground-level entry, so focus on the 20 first-floor homes if stairs are a concern.
By the county’s view codes, Buildings 1, 2 and 6 face the preserve, Buildings 3, 4 and 5 face a lake, and Buildings 7 to 10 face the golf course. How much fairway or water a specific lanai sees varies, so see it in person.
The 2026 Hunters Ridge fee sheet lists $2,500 a quarter for Pheasant Hollow, with water, sewer and the Comcast bulk package in it. Every home also pays $4,775 in social dues, a $1,250 dining minimum and a $41 monthly assessment, about $16,517 a year in total for a Social home.
No public document says. The master association books the same $2,327.50 a year from every condominium home, so the difference sits in the Pheasant Hollow association’s own budget, which is not published; ask for it with the documents package.
No. Its budget, reserve schedule, minutes and any special assessment are member documents; they come with the condominium documents package and the estoppel certificate at a sale.
The buyer pays a $3,000 resale capital contribution under Master Declaration §4.12(B) unless the contract shifts it, and a $400 transfer fee is collected at closing, on top of normal Florida closing costs.
At the master level, $41 a month through November 2035, and $50 a month through January 2027 on golf and charter homes. None specific to Pheasant Hollow appears in any public source we checked; the condominium estoppel will show one if it exists.
As far as the public record shows, they are the original 2006 concrete tile: the city’s online permit record, which begins in 2008, has no roof permit for any Hiram Street address. Ask the board for its roof plan and reserve balance in writing before you sign.
The association, from reserves or a special assessment. Declaration §11.2 puts the roofs on the association, and the fee sheet lists roof reserves in the coach-home fee; whether the reserves are enough is in the unpublished budget.
The owner. Declaration §5.3 makes windows, frames, glass and all doors part of the unit, and §11.1(b) puts their maintenance on the owner, along with the screens, the lanai, the water heater and the air conditioning.
Not automatically, even on a golf-course building. Every home carries a membership that runs with title under Master Declaration §9.08, at least Social. A Social home can add golf for a $50,000 upgrade under the 420 cap; confirm the membership on the master estoppel.
$10,526 a year in total dues for a golf member in 2026, plus the $50,000 upgrade if the home carries only a Social membership, and $50 a month in golf capital assessment through January 2027.
Yes. A 960-square-foot pool with a brick and tile patio and a restroom building sits at 28110 Hiram Street for Pheasant Hollow owners, and the association heats it with gas, per its 2023 owner sheet.
Yes. It is inside the gated Hunters Ridge community, with a staffed main gate on Hunters Ridge Boulevard and a resident-only back gate on Bonita Grande Drive that closes from 10:00 p.m. to 6:30 a.m.
No. The recorded declaration says there are no restrictions on children residing in the condominium, and no Hunters Ridge document designates the community as housing for older persons.
Yes, with approvals. Every lease needs the Pheasant Hollow board’s prior written approval under declaration §14, leases run at least 30 days, and Hunters Ridge adds a limit of three leases a year, a one-year maximum and a tenant interview for annual rentals.
No. The 30-day minimum in the declaration and the master declaration’s three-leases-a-year cap rule them out.
Two dogs and cats in the aggregate, with board approval, plus small caged birds and aquarium fish, under declaration §12.20. No reptiles, and community-wide no aggressive dogs or hybrids.
No. Declaration §13 places no restriction on the transfer of ownership; the new owner gives the association a name, address and phone number within ten days. Leases need approval, sales do not.
It is in FEMA Zone X, minimal flood hazard, at all ten buildings, on panel 12071C0678F, and Lee County’s March 2, 2027 revision does not change that panel. Bonita Springs’ CRS Class 5 gives a 25 percent NFIP discount.
Federal flood-insurance purchase rules do not apply in Zone X, although a lender can still ask, and Citizens’ 2027 flood requirement exempts condominium unit-owner policies. The association decides flood coverage for the buildings; you can still buy contents coverage.
Lee County evacuation Zone C, at all ten buildings, like every Hunters Ridge parcel.
We found no Pheasant Hollow permit, association record or news report of Ian damage, and every building sits in FEMA Zone X. That is an absence of records, so ask the seller for the home’s claim history.
Not on the statutes’ own test, on our reading: both apply to buildings of three habitable stories or more, and Pheasant Hollow’s buildings are two stories on the recorded plans and county cards. Ordinary reserves still apply unless waived.
Lenders review the condominium project as well as the buyer, and eligibility turns on the budget, reserves, insurance and any litigation. Pheasant Hollow’s project status is not published, so ask your lender to run it early.
Under Lee County custom a financed buyer pays mortgage stamps and intangible tax, lender’s title, recording and inspections, plus the $3,000 capital contribution and $400 transfer fee. On a $308,000 loan the two mortgage taxes come to about $1,694.
South Zone 3: Pinewoods, Three Oaks and San Carlos Park elementaries (A), Spring Creek and Bonita Springs elementaries, Three Oaks Middle (A) and Bonita Springs Middle, and Bonita Springs, Estero and South Fort Myers High, with busing to the first two high schools.
About 14 minutes to Bonita Beach Park and 26 minutes to Southwest Florida International Airport from the Hunters Ridge office, without traffic, plus three to four minutes from Hiram Street.
NCH North Hospital in North Naples, about 18 minutes from the Hunters Ridge office without traffic, with Lee Health’s Coconut Point emergency department about 21 minutes away.
Late summer and early fall are likely to bring less competition, because about three quarters of owners are seasonal on the association’s estimate and most are in town from late fall to April. Of 53 qualified resales since 2006, 27 closed from February through July.
Same developer, same year, a street apart. Pheasant Hollow has two-car garages, four-home buildings, a $2,500 fee and ten sales in 60 months at a $492,500 median; Lynx Pass has one-car garages, eight-home buildings, a $2,050 fee, 2026 metal roofs and two sales in 60 months.
Pheasant Hollow is newer, with larger homes and two-car garages, a $492,500 median on 10 sales and a $2,500 fee; Grand Pines recorded a $365,000 median on 17 sales with a $2,076 fee, newer roofs on the city record and a stricter pet rule.
Yes. Since August 17, 2024, a buyer working with an agent signs a written agreement before touring, and compensation is negotiable and not set by law.
Yes. Plan ownership and a future sale with a cross-border tax adviser, and close remotely through a Florida title company if needed.
We recommend McGreevy and Comisar, with Marc Comisar leading buyer representation and the county record, the recorded declaration and the roof question behind every offer. Call Marc at (239) 287-5873.
A Pheasant Hollow specialist knows which building faces which view, why the second floor costs less per square foot, what each home’s membership is, how the fee splits between the two associations, why the roof is the first question on any offer, which items the declaration makes yours, and what the ten recorded sales say about your home. That knowledge turns a Pheasant Hollow list price into a fair offer.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate on 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.
A general agent may compare a Pheasant Hollow home to a Hunters Ridge-wide median, price it off a 2022 sale, assume a golf-course building carries golf, skip the roof question, overlook that the windows and doors are the owner’s, or miss the $3,000 capital contribution the buyer pays at closing.
Our guides to selling a Pheasant Hollow home and what your Pheasant Hollow home is worth explain how we time a sale and a purchase together; Call Jesse direct at (239) 898-6072. The full Pheasant Hollow neighborhood guide covers the development history, floor plans, permits and zoning in depth.
If you’re searching for the best buyer’s agent in Pheasant Hollow at Hunters Ridge, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, represent buyers across Southwest Florida, including Hunters Ridge, Bonita Bay, Pelican Landing and the Bonita Springs golf-community corridor. 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.
Pheasant Hollow market record, last 60 months: we tracked 10 qualified recorded resales inside Pheasant Hollow at a $492,500 median, per Lee County Property Appraiser field cards for the window ending September 24, 2026, and in the last 12 months we tracked both of the two qualified sales, at $397,500 and $385,000.
Use the buyer form on this page, return to the Pheasant Hollow 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 Pheasant Hollow home valuation.
Marc Comisar is a top-reviewed Pheasant Hollow 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, from an office a short drive from every Hiram Street building.
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. Meet the team on the Jesse McGreevy agent page and the Marc Comisar agent page.
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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 Pheasant Hollow and Lynx Pass declarations, the Hunters Ridge Community Association’s recorded and published documents, the City of Bonita Springs, state and federal agencies, Florida law, the school district and named news reports. We do not cite real estate brokerage or listing sites. Each was retrieved between 24 and 26 September 2026.
These are the recorded documents, forms and statutes a Pheasant Hollow buyer is most likely to need, each linked to the official source that publishes it: the Lee County Clerk, the Hunters Ridge Community Association, the State of Florida or the federal government. We host nothing ourselves, so you always open the current official copy.
The Pheasant Hollow association’s budget, reserve schedule, minutes and roof plan are not posted online; they come with the condominium documents package at a sale, and any recorded amendment can be requested from the Lee County Clerk.
Market data from Lee County Property Appraiser field cards, sale windows ending 24 September 2026; Southwest Florida MLS figures for Pheasant Hollow are available on request. Brokered by Domain Realty.