Updated September 2026
Twenty fee-simple golf-course villas, four MLS sales in four years, the latest $505,000. We value your villa from Eagle's Landing's own sales, the county roll and its homeowners' association file, in writing, at no cost. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
An Eagle’s Landing villa in The Forest has most recently sold for $370,000 and $505,000, and where yours falls depends on its size, its pool, its condition and the homeowners’ association file behind it. The Southwest Florida MLS counts only 1 Eagle’s Landing closing in the 12 months to September 23, 2026, $505,000 in May 2026, and 4 closings in the full 48-month pull, from $232,000 to $505,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Eagle’s Landing is 20 fee-simple attached villas in ten two-home buildings on Timberlakes Drive, all finished in 1984, every one on its own golf-course parcel and governed by a homeowners’ association under Chapter 720 of the Florida Statutes, not by the Condominium Act. The homes, the association, the flood map and daily life are covered in full on our Eagle’s Landing at The Forest guide, and the whole gated community is on our The Forest community guide. This page is about the number, and how we arrive at it for your villa. If you are ready to sell, read how we sell Eagle’s Landing homes; if you are buying, read our Eagle’s Landing buyer guide.
Four Eagle’s Landing villas closed through the MLS in four years: $232,000 in November 2022, $325,000 in January 2023, $370,000 in January 2025 and $505,000 in May 2026. The two most recent closed below their final list prices, at 91.36% and 94.39%, after 92 and 77 days on market. Four sales are not a market rate, so we list them rather than reduce them to one average, and we say plainly that Eagle’s Landing is the thinnest resale record inside The Forest’s gates.
Lee County records Eagle’s Landing heated areas from 1,586 to 2,704 square feet, with 16 three-bedroom and 4 two-bedroom homes, a pool on 17 of the 20 parcels and lots from about a fifth of an acre to almost two-thirds of an acre. The two halves of one building are not mirror images: on one lot the county records 1,586 and 2,514 heated square feet. Size, pool, lot, condition and the moment of the sale move an Eagle’s Landing price further than any neighborhood average can capture.
We use every Eagle’s Landing closing in the Southwest Florida MLS since September 2022, the three transfers Lee County recorded without an MLS closing, the county’s 2026 roll for all 20 homes, the attached-home sales elsewhere in The Forest that a buyer’s appraiser will reach for, your villa’s own condition and permits, and the Chapter 720 disclosure and estoppel file that Florida law puts in your buyer’s hands. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every figure in your valuation carries its source and date.
The fastest route is the valuation form on this page, which takes about a minute: tell us your street number, your villa’s size, pool and updates, and your timeline, and Jesse follows up with a written opinion of value. You can also call Jesse McGreevy direct at (239) 898-6072 or use our free home valuation request. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar should value your Eagle’s Landing villa because the valuation is built from every Eagle’s Landing closing in the Southwest Florida MLS over four years, checked parcel by parcel against Lee County’s roll and recorded transfers, and read beside the Chapter 720 homeowners’ association file, by two partners who are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County. If you are comparing teams across the city before you choose who values your villa, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole market: 4 MLS closings over four years, the 3 transfers Lee County recorded without one, and the county’s figures for all 20 homes, each with its source and date.
Jesse McGreevy writes it, from the MLS closings, the county record and your villa’s own documents, and Marc Comisar walks the home when an in-person look will change the number. Nobody hands your valuation to an assistant or a software template. Reach Jesse at (239) 898-6072.
With 1 closing in the last 12 months across 20 homes, 1 in the 12 months before that, and nothing listed on September 23, 2026, there is no pool of recent comparables for a buyer or an appraiser to lean on. In a neighborhood this small, the next Eagle’s Landing sale becomes the comparable for every neighbor who sells after you. A valuation that is right the first time is worth more here than anywhere else inside the gates.
This valuation page gives you the number. Our seller page, how we sell Eagle’s Landing homes, covers marketing, negotiation, costs and the two estoppels. If your home is elsewhere inside the gates, start with what a home in The Forest is worth, which applies the same method to every recorded neighborhood, or with our valuation pages for Fairway Woods at The Forest, The Heron at The Forest, Waters Edge at The Forest, Sparrowood and Partridge Place. For the neighbors your buyer will also tour, see our guides to The Heron at The Forest, Waters Edge at The Forest and Dove’s Nest.
These are the facts that decide most Eagle’s Landing prices, each drawn from the Southwest Florida MLS pulled September 23, 2026, the Lee County parcel roll and its recorded transfers, FEMA’s flood map or Florida statute, and each repeated with its source further down this page. Read them before you read any online estimate of your villa.
An Eagle’s Landing villa is valued by starting from the neighborhood’s own four MLS sales, placing the home on its lot and its half of the building, reconciling MLS and county square footage, crediting pool, garage, lot and golf frontage, grading condition and the roof, reading the Chapter 720 file, adjusting older sales for time, and testing the result against the attached homes a buyer tours inside The Forest’s gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and recorded transfers, queried September 2026)
The first comparables are Eagle’s Landing’s own closings, because no other neighborhood in The Forest combines fee-simple land, a two-home building, a pool on most parcels and golf-course frontage on every one. The two most recent sales, $370,000 in January 2025 and $505,000 in May 2026, carry the most weight. The two earlier sales, $232,000 in November 2022 and $325,000 in January 2023, tell us how far the range has moved, not where the market sits today.
Eagle’s Landing is ten numbered lots, each split into two parcels and each holding one building of two homes, at street numbers 16580 through 16640 on Timberlakes Drive. The lot tells us which roof, which shared wall and which neighbor your buyer is buying beside, and the legal description, lot and side, is what controls on the contract, the title commitment and the insurance application.
Two of the four MLS sales carried a living area the county’s heated figure does not match: 2,410 square feet in the MLS against 1,960 on the county roll for the May 2026 sale, and 2,194 against 1,998 for the January 2023 sale. We report both and compute price per foot on the MLS figure, because that is what a buyer’s agent sees, but we price against the county figure too, because a buyer’s appraiser starts there.
Every Eagle’s Landing parcel carries a garage on the county roll, 17 of the 20 carry a pool, and all 20 are recorded as land on the golf course. Lots run from 0.199 to 0.641 acres, with a median of 0.369. A villa without a pool, or on one of the smaller lots, is a different product from one with both, and the adjustment is made against the Eagle’s Landing sales that actually carried them.
Every Eagle’s Landing home was built in 1984, before the first statewide Florida Building Code took effect on March 1, 2002, and the county’s effective year built, an appraisal measure that moves forward as a home is updated, runs from 1984 to 1998 across the 20 homes. A documented roof, windows and shutters, with permits and a wind-mitigation report, answer a buyer’s first insurance question; an undocumented 1984 roof raises it.
Because Eagle’s Landing is a Chapter 720 community, your buyer is entitled to a disclosure summary before signing, and the sale runs on two homeowners’ association estoppel certificates, the neighborhood’s and the master association’s. The declaration, which is not published online, decides who insures and repairs the roof and shared wall of each building. We read it before we set a price, because it decides whether your buyer needs a full homeowner policy on the whole half-building or something narrower.
Eagle’s Landing’s four MLS sales span nearly four years of a changing market. The November 2022 sale closed seven weeks after Hurricane Ian, and the January 2023 sale closed a day after listing. A 2022 or 2023 sale is not a 2026 comparable without a time adjustment, and neither is the $605,000 transfer Lee County recorded in June 2024 without an MLS closing.
On September 23, 2026 the MLS showed no Eagle’s Landing home for sale and none pending. Your buyer will instead be standing in the 18 condominium and villa listings across The Forest that day, including a Waters Edge unit at $325,000. Your number has to make sense against what a buyer can tour that week, not just against Eagle’s Landing’s own history.
Eagle’s Landing recorded one MLS closing in the 12 months to September 23, 2026: a 2,410 square foot villa with three bedrooms and a den that sold for $505,000 in May 2026, $209.54 per square foot of MLS living area, 94.39% of its $535,000 list price, after 77 days on market, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Home (lot and unit, per the county roll) | Beds and baths (MLS) | Living sq ft (MLS) | Heated sq ft (county) | Final list | Sold | $/sq ft (MLS) | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | Lot 8, unit 1 | 3 bed plus den, 3 full and 1 half bath | 2,410 | 1,960 | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
Source: Southwest Florida MLS Matrix, closings dated September 24, 2025 to September 23, 2026, pulled September 23, 2026; lot, unit and heated area from the Lee County parcel roll, queried September 2026. Price per square foot is the sale’s price divided by its MLS living area, and sale-to-list is the sale’s price divided by its final list price.
It says that an Eagle’s Landing villa with the most living area in the four-year MLS record, on a lot recorded at up to two stories, met a buyer at $505,000 after $30,000 of negotiation from its final list price, by our arithmetic. It does not say what a two-bedroom villa without a den is worth today, and it does not make a trend. One sale is a data point, and we present it as one.
The 12 months before this window, September 24, 2024 to September 23, 2025, also recorded one closing: a 1,978 square foot two-bedroom villa at $370,000 in January 2025, $187.06 per square foot, 91.36% of its $405,000 list price after 92 days. Put the two together and the last two years hold two sales, $370,000 and $505,000, both below list and both after more than two months on market.
Lee County’s parcel roll records the consideration on every deed. Inside the same four years it shows three transfers with no MLS closing: $370,000 in March 2023 and $301,100 in September 2024 on the lot 3 unit 2 villa, and $605,000 in June 2024 on the lot 9 unit 2 villa, 2,007 heated square feet with three bedrooms and a pool. The September 2024 transfer carries a different county transaction code from the others. The roll does not say whether any of them was an open-market sale, so we read them as context, never as comparables, and a buyer’s appraiser may find them too.
Eagle’s Landing recorded 4 closings in the full 48-month pull, September 24, 2022 to September 23, 2026, for $1,432,000 in closed volume, from $232,000 to $505,000, per the Southwest Florida MLS. With fewer than 10 sales in every window we hold, we list every sale instead of a median, because a median of four describes four homes, not a market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the widest window we hold)
Closed | Home (lot and unit, per the county roll) | Beds and baths (MLS) | Living sq ft (MLS) | Final list | Sold | $/sq ft (MLS) | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
November 2022 | Lot 10, unit 1 | 2 bed, 2 bath | 1,898 | $232,000 | $232,000 | $122.23 | 100.00% | 2 |
January 2023 | Lot 9, unit 1 | 3 bed, 2 bath | 2,194 | $325,000 | $325,000 | $148.13 | 100.00% | 1 |
January 2025 | Lot 3, unit 2 | 2 bed, 2 bath | 1,978 | $405,000 | $370,000 | $187.06 | 91.36% | 92 |
May 2026 | Lot 8, unit 1 | 3 bed plus den, 3 full and 1 half bath | 2,410 | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
Source: Southwest Florida MLS Matrix, all Eagle’s Landing closings dated September 24, 2022 to September 23, 2026, pulled September 23, 2026; lot and unit from the Lee County parcel roll. The MLS classed all four as attached villas, the same description the county’s building footprint layer gives every home here.
Our rule for a thin market is to widen the window until it holds 10 sales: 12 months, then 24, 36 and the widest we hold, 48. Eagle’s Landing had 1 closing in 12 months, 2 in 24, 2 in 36 and 4 in 48. No window reaches 10, so the four sales above are the whole MLS record, and every figure on this page names the window it comes from.
Two of the four closed at their full list price: the November 2022 villa at $232,000 after 2 days, and the January 2023 villa at $325,000 after 1 day. Both were quick sales in a quicker market, and both closed within about fourteen weeks of Hurricane Ian. Neither has a counterpart since: the two sales of 2025 and 2026 closed at 91.36% and 94.39% of list.
The MLS recorded no Eagle’s Landing closing between January 4, 2023 and January 31, 2025, a gap of more than two years. The county roll shows that homes did change hands in that span, the $605,000 and $301,100 transfers of 2024 among them, but not through the MLS. A seller who reads only the MLS can miss that, and a buyer’s appraiser who reads the county file will not.
A median of four sales that run from $232,000 to $505,000, on homes from 1,898 to 2,410 square feet of MLS living area, would look like a market figure and describe no villa. The house rule on every thin market we write about is to list the sales, name the window and let the reader see the spread. When a buyer’s appraiser values your villa, those same few sales are what the appraisal will rest on, which is why we show them to you first.
Lee County’s 2026 roll values all 20 Eagle’s Landing homes every year, which makes it the one record that covers the 16 homes that have not sold through the MLS in four years. It puts just values at $318,857 to $645,189, a median of $358,033, heated areas at 1,586 to 2,704 square feet and lots at 0.199 to 0.641 acres. It is a map of the neighborhood, not a price.
Data updated: September 2026 (Lee County parcel roll and building footprint layer, queried September 2026)
Measure | Eagle’s Landing, per Lee County |
|---|---|
Homes | 20, plus one 2.4-acre common parcel held by the homeowners’ association |
Buildings | 10, each holding two homes (county description: attached villa) |
Year built | 1984, all 20; effective year built 1984 to 1998 |
Heated area | 1,586 to 2,704 sq ft; median about 2,002 (the mean of the middle pair, 1,998 and 2,005) |
Area under roof, including garage and lanai | 3,217 to 6,452 sq ft |
Stories | 16 homes at one story; 4 at up to two |
Bedrooms | 16 three-bedroom, 4 two-bedroom |
Bathrooms | 14 with two, 4 with two and a half, 2 with three |
Garage | 20 of 20 |
Pool | 17 of 20 |
Lot size | 0.199 to 0.641 acres; median 0.369 |
2026 just value | $318,857 to $645,189; median $358,033 |
Homestead exemption | 15 of 20 |
Land position | all 20 recorded as land on the golf course |
Source: Lee County parcel roll and building footprint layer, queried September 2026, as published on our Eagle’s Landing guide. Just value is the Property Appraiser’s mass-appraisal estimate for taxation.
The ten buildings are not pairs of identical homes. On lot 4 the county records 1,586 and 2,514 heated square feet for the two halves, and on lot 10, 1,898 and 2,704. The four homes recorded at up to two stories are the two on lot 4 and the two on lot 8. When a buyer compares “unit 1” and “unit 2” at the same street number, the right comparison is parcel by parcel, and so is the right valuation.
The May 2026 sale, $505,000, sits $146,967 above the neighborhood’s median 2026 just value of $358,033, by our arithmetic, and the January 2025 sale, $370,000, sits close to it. That is not a sign that one sale was high; the roll lags the market by design, it values the land and building under statutory rules, and the $505,000 home carried more living area than any other Eagle’s Landing sale in the MLS record. The roll is useful for comparing your villa with your neighbors’ and useless for pricing it alone.
The roll tells us your villa’s heated area, lot size, pool and garage flags, bedroom and bath counts and effective year built, measured the same way for all 20 homes. With four MLS sales to work from, that consistency is what lets us place a villa that has never sold against the four that have. We read your parcel record first, then the sales.
Fifteen of the 20 homes carry a Florida homestead exemption on the 2026 roll, which by Florida law means the owner makes the home a permanent residence under section 196.031. Year-round owners who rarely sell are the reason the resale record is so thin, and they are also the reason a well-presented listing draws attention when one finally appears.
Price per square foot at Eagle’s Landing is a useful measure only sale by sale, because the four MLS sales were four different homes. They ran $122.23, $148.13, $187.06 and $209.54 a square foot of MLS living area, in date order, and on county heated area the two sales with mismatched footage read $162.66 and $257.65 instead.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
November 2022: $122.23. January 2023: $148.13. January 2025: $187.06. May 2026: $209.54. From the first to the last is an increase of about 71 percent a square foot, by our arithmetic, across four different homes of different sizes and finishes. We compute each sale’s own ratio, never total dollars over total feet, and we do not treat the sequence as a price index.
Two square-foot figures describe the same Eagle’s Landing home, and on two of the four sales they do not agree. The May 2026 villa shows 2,410 square feet in the MLS and 1,960 heated square feet on the county roll, a gap of 450, which puts the sale at $257.65 per county heated square foot rather than $209.54. The January 2023 villa shows 2,194 against 1,998, a gap of 196, or $162.66 per county heated square foot. The other two sales match the county exactly. An enclosed lanai, a conversion or a measurement difference would each produce a gap; the record does not say which.
Take your county heated area, place your villa between the two most recent sales on condition and features, and read off a per-foot figure. At the neighborhood’s median of about 2,002 heated square feet, $187.06 a foot is about $374,000 and $209.54 a foot about $419,000, by our arithmetic. That is a starting estimate, not a valuation; the steps above adjust it for pool, lot, roof, the association file and time.
Across The Forest, 31 condominiums and villas, Eagle’s Landing’s one sale included, closed in the same 12 months at a median $150.74 a square foot of MLS living area and a median price of $308,000, by our arithmetic on the Southwest Florida MLS. Eagle’s Landing’s $209.54 sale sat well above that line. Land, a garage and a private pool are what a buyer pays for here, and it is why an Eagle’s Landing valuation has to be built from Eagle’s Landing’s own sales rather than a community figure.
Eagle’s Landing’s recorded prices have risen since 2022. The four MLS sales ran $232,000, $325,000, $370,000 and $505,000 in date order, $273,000 from first to last by our arithmetic, while the market time lengthened from 1 or 2 days to 77 and 92 days and the sale-to-list ratio slipped below 95 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Calendar year | MLS closings | Sold price | $/sq ft (MLS living area) | Sale-to-list | Days on market |
|---|---|---|---|---|---|
2022, from September 24 | 1 | $232,000 | $122.23 | 100.00% | 2 |
2023 | 1 | $325,000 | $148.13 | 100.00% | 1 |
2024 | 0 | none | none | none | none |
2025 | 1 | $370,000 | $187.06 | 91.36% | 92 |
2026, to September 23 | 1 | $505,000 | $209.54 | 94.39% | 77 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, pulled September 23, 2026. Lee County recorded three further transfers without an MLS closing in March 2023, June 2024 and September 2024, shown in the section above and kept out of this table.
The price line and the pace line moved in opposite directions. The 2022 and 2023 sales closed at list inside two days; the 2025 and 2026 sales closed below list after two and a half to three months. Four sales cannot say how much of the rise is market and how much is the homes themselves, the last sale being the largest home in the record, but they do say that recent buyers took their time and negotiated.
The November 2022 sale, $232,000, closed seven weeks after Hurricane Ian made landfall, and the record does not say what condition the home was in. It is the lowest price and the lowest per-foot figure in the record, and we do not use it to price a villa today. We do not read a storm effect into a price the record does not explain.
The $605,000 transfer Lee County recorded in June 2024, on a 2,007 heated square foot villa with a pool, would be the highest price in Eagle’s Landing in four years if it was an open-market sale, at about $301 per county heated square foot. It never appeared in the MLS, and the roll records the consideration on the deed, not the terms. It is a fact of the record that owners and appraisers will notice, not a ceiling or a comparable.
An owner who bought before 2022 likely holds a gain, but the record since 2025 says buyers will pay for size, a pool and a documented roof, and will wait and negotiate for them. The 2025 and 2026 sales, $370,000 and $505,000, are the evidence a buyer’s appraiser will use, and a valuation that anchors on the $605,000 transfer or on the quick 2022 sales invites a long market time.
Eagle’s Landing villas took 77 and 92 days on market and sold at 94.39% and 91.36% of list in their two most recent MLS sales, May 2026 and January 2025. The two earlier sales, in 2022 and 2023, closed at full list in 1 and 2 days. On September 23, 2026 no Eagle’s Landing home was listed for sale and none was pending.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window | Closings | Days on market | Sale-to-list | Closed at or above final list |
|---|---|---|---|---|
12 months to September 23, 2026 | 1 | 77 | 94.39% | 0 of 1 |
12 months to September 23, 2025 | 1 | 92 | 91.36% | 0 of 1 |
24 months to September 23, 2026 | 2 | 77 and 92 | 91.36% and 94.39% | 0 of 2 |
48 months to September 23, 2026 | 4 | 1 to 92 | 91.36% to 100.00% | 2 of 4 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026. Sale-to-list is each sale’s price divided by its final list price. With fewer than 10 sales in every window, we show the sales or their range rather than a median.
The two recent sales gave up $35,000 and $30,000 from their final list prices, by our arithmetic. The record holds the final list price, not the original one, so a market time of 77 or 92 days can hide earlier reductions. Across The Forest’s 31 condominium and villa closings of the same 12 months, the median was 94.55% of list and 79 days on market, by our arithmetic, so Eagle’s Landing’s last sale sat almost exactly on the community’s line.
With nothing for sale in Eagle’s Landing on September 23, 2026, there is no months-of-supply figure to compute for the neighborhood. Across all of The Forest the same pull showed 29 active listings and 2 pending against 45 closings in 12 months, about 7.7 months of supply, by our arithmetic, which by the usual rule of thumb favors buyers. An Eagle’s Landing seller has no direct competition inside the neighborhood, but competes with every attached home a buyer sees in The Forest that week.
Eagle’s Landing’s own four sales fell in November, January, January and May, too few to name a best month. The community record is clearer: February 2026 alone carried 13 of the 45 closings across The Forest in the last 12 months, and the master association’s 2022 plan estimates about 1,000 year-round residents and about 2,000 in peak season, so a villa that is valued, documented and listed by early January meets the largest pool of buyers.
Price to where the two recent sales, the county roll and the attached listings across The Forest say a buyer will meet you, present the villa for the season, and have the disclosure summary, the governing documents, the roof permit and the elevation certificate in the file before the first showing. In a neighborhood this thin, the right price at launch usually sells faster and nets more than a high price followed by months of reductions.
Eagle’s Landing sits at the top of The Forest’s attached market on size and county value, and at the thin end on sales. Its one closing of the last 12 months, $505,000 at $209.54 a square foot, stood above the community-wide median of $308,000 and $150.74 on 31 condominium and villa closings, per the Southwest Florida MLS pulled September 23, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Neighborhood | Regime | Homes | Built | Median heated sq ft (county) | Median 2026 just value (county) | MLS closings, 48 months | Sold prices, 48 months | $/sq ft (MLS living area), 48 months | Listings, September 23, 2026 |
|---|---|---|---|---|---|---|---|---|---|
Eagle’s Landing | Fee-simple villas, homeowners’ association (Ch. 720) | 20 | 1984 | 2,002 | $358,033 | 4 | $232,000 to $505,000 | $122.23 to $209.54 | 0 |
Pheasant Court Villas | Fee-simple villas, homeowners’ association (Ch. 720) | 17 | 1981 | 1,387 | $276,707 | 3 | $190,000 to $360,000 | $102.43 to $259.55 | 0 |
Heron Coach House Villas | Land condominium (Ch. 718) | 15 | 1994 to 1996 | 1,993 | $334,217 | 8 | $375,000 to $570,000 | $176.89 to $243.35 | 0 |
Heron Coach Houses | Condominium (Ch. 718) | 48 | 1990 to 1992 | 1,679 | $246,498 | 8 | $290,000 to $385,000 | $169.89 to $221.81 | 2 |
Waters Edge at The Forest | Condominium (Ch. 718) | 36 | 1984 to 1991 | 1,989 | $300,820 | 11 | median $425,000 | median $202.91 | 1 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026, recomputed from the raw rows; Lee County parcel roll figures as published on our Eagle’s Landing guide. Rows under 10 sales show ranges, not medians; Waters Edge’s medians are observed sales (n = 11).
Eagle’s Landing has the largest median heated area and the highest median county value in the group, and the fewest recent sales but one. Its recent per-foot figures, $187.06 and $209.54, sit inside the band the Heron villas and Waters Edge have traded in, and the most recent, $209.54, sits above both Heron Coach Houses sales of the last 12 months. A buyer shopping The Forest’s attached homes will see Eagle’s Landing as the space-and-land option, and the listing has to show what that space and land are.
The Heron Coach House Villas are the closest structural cousin: 15 homes recorded as a land condominium, each unit a defined parcel of land with the home on it, but still under Chapter 718 and a Heron master layer above the unit association. Their 8 MLS closings in 48 months ran $375,000 to $570,000, and 4 of them fell in the last 12 months. They are a decade newer and trade twice as often, which is why an appraiser may reach for them. Our guide to The Heron at The Forest and our Heron valuation page set out their record in full.
Waters Edge at The Forest is the condominium most like Eagle’s Landing in size and age: 36 homes of similar median heated area, begun in the same year. Its 11 closings in 48 months carry a median of $425,000 and $202.91 a square foot, and its villas ran $425,000 to $520,000. The trade is legal form: a Waters Edge buyer gets an association-insured building and the full condominium disclosure package, an Eagle’s Landing buyer gets their own parcel, usually a private pool, and a homeowners’ association. The Waters Edge method is on what a Waters Edge at The Forest home is worth.
An Eagle’s Landing buyer most often compares Pheasant Court Villas, the only other fee-simple villa neighborhood under its own homeowners’ association inside The Forest. Eagle’s Landing offers larger homes, larger lots, pools on 17 of 20 parcels and higher county values; Pheasant Court Villas offers smaller one-story homes on smaller lots at lower recorded prices, on the lowest ground in The Forest.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, building footprint and spot elevation layers, queried September 2026)
Measure | Eagle’s Landing | Pheasant Court Villas |
|---|---|---|
Legal regime | Fee simple, homeowners’ association (Ch. 720) | Fee simple, homeowners’ association (Ch. 720) |
Homes | 20 | 17 |
Year built (county roll) | 1984 | 1981 |
County building description | Attached villa (all 20) | Ranch (all 17) |
Stories | 16 one-story, 4 up to two | All one-story |
Heated area (county) | 1,586 to 2,704 sq ft; median about 2,002 | 1,137 to 1,855 sq ft; median 1,387 |
Bedrooms (county) | 16 three-bedroom, 4 two-bedroom | 14 two-bedroom, 3 three-bedroom |
Median lot | 0.369 ac | 0.157 ac |
Pool on the parcel | 17 of 20 | 0 of 17 |
Garage | 20 of 20 | 17 of 17 |
Golf-course land | All 20 | All 17 |
Median 2026 just value (mass appraisal, not a price) | $358,033 | $276,707 |
Homestead share | 15 of 20 | 6 of 17 |
MLS closings, 48 months | 4: $232,000, $325,000, $370,000 and $505,000 | 3: $190,000, $219,000 and $360,000 |
$/sq ft of MLS living area, 48 months | $122.23 to $209.54 | $102.43 to $259.55 |
Sale-to-list, 48 months | 91.36% to 100.00% | 95.48% to 103.15% |
Days on market, 48 months | 1 to 92 | 12 to 36 |
MLS closings, last 12 months | 1: $505,000 | 0 |
Listings on September 23, 2026 | 0 | 0 |
FIRM panel and median ground, ft NAVD88 | 0438H, 6.4 | 0576H, 5.9 (lowest in The Forest) |
Flood zone | Zone AE, 11 ft base flood elevation | Zone AE, 11 ft base flood elevation |
Club membership | Optional; The Forest is non-bundled | Optional; The Forest is non-bundled |
Association fees | Not published | Not published |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll, building footprint layer and 2018 LiDAR spot elevations, as published on our Eagle’s Landing guide. Both neighborhoods are under 10 sales, so every figure is shown as its sales or its range.
A buyer should choose Eagle’s Landing for a three-bedroom villa with a garage and, in most cases, a private pool on a larger golf-course lot, as a year-round home, and should be prepared to read an attached-building declaration for who handles the shared roof. A buyer should choose Pheasant Court Villas, covered in our guide to The Forest, for the lowest entry price for a fee-simple home in The Forest, a smaller single-level plan with no pool to maintain, and should be comfortable pricing flood insurance on the lowest ground in the community. Your Eagle’s Landing valuation has to sit where a Pheasant Court shopper can see what the extra space, land and pool buy.
Pheasant Court Villas’ three sales ran $190,000 in December 2022, $219,000 in September 2023 and $360,000 in July 2024, the last two on the same home, which sold for 103.15% of its list price the second time. Eagle’s Landing’s $370,000 sale of January 2025 sat just above that $360,000 sale, on about 590 more square feet of MLS living area, by our arithmetic. Above $400,000, there is no Pheasant Court comparison: every Eagle’s Landing sale since 2025 has been priced as the larger home it is.
Pheasant Court’s three sales closed at 95.48% to 103.15% of list in 12 to 36 days. Smaller, lower-priced homes draw a wider pool of buyers, and a one-story plan with no pool is simpler to insure and to maintain. Eagle’s Landing’s recent sales took longer because the buyer pool at $370,000 to $505,000 is narrower and reads the pool, the roof and the shared-wall arrangement more closely. The answer is documentation, not a lower price.
Eagle’s Landing’s median home has about 600 more heated square feet and more than twice the lot, most parcels carry a private pool, and its median ground, 6.4 feet NAVD88, sits 0.5 feet above Pheasant Court’s 5.9 feet, by our arithmetic. It is also more owner-occupied, 15 homesteads in 20 against 6 in 17. For a buyer who wants the feel of a single-family home at an attached-villa price inside the gates, those are the lines your listing should lead with.
Online estimates miss on Eagle’s Landing villas because they average four sales of four different homes, read listing square footage that does not match the county’s, can mistake a fee-simple villa for a condominium from a legacy county label, and lean on a county roll that lags the market, while the price turns on size, pool, roof and the association file.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
A model that averages Eagle’s Landing’s record blends a $232,000 two-bedroom sale seven weeks after Hurricane Ian with a $505,000 villa with a den in 2026, and describes neither. With so few sales, one sale moves an automated figure by tens of thousands of dollars, and two years with no MLS sale at all leave a model filling the gap from other neighborhoods.
A model divides by whatever square footage its source carries. At Eagle’s Landing, two of the four MLS sales carried 450 and 196 more square feet than the county records for the same home. The same villa can look expensive or cheap per foot depending on which figure a model picked up.
Lee County’s recorded-instrument index describes the Eagle’s Landing declaration as “a condovision,” and its building footprint layer carries a legacy “Eagles Landing Condo” label. Neither makes it a condominium: every home parcel is coded single-family, each sits on its own deeded land, and the state’s condominium registry holds no Eagle’s Landing project. A model, or a buyer, that files your villa with the condominiums will compare it with the wrong homes.
An Eagle’s Landing address is a Timberlakes Drive street number plus unit 1 or unit 2, and the street number identifies the building. The legal description uses the lot number with L or R, also written A or B, and on lots 6 and 7 those letters cross. A model that treats “unit 1” and “unit 2” at one address as twins, or reads a letter as a floor, is valuing a home it has not identified.
Lee County’s 2026 just values put Eagle’s Landing’s 20 homes between $318,857 and $645,189, with a median of $358,033. The last MLS sale was $505,000. The roll covers every home, including the 16 that have not sold through the MLS in four years, which makes it useful for comparing villas and unreliable as a price.
A model cannot see a new roof and a wind-mitigation report, a resurfaced pool, a renovated kitchen, the golf-course view from the lanai, the neighbor’s half of the building, or what the declaration says about who insures and repairs the shared roof. At Eagle’s Landing those are the difference between the top and the bottom of the range.
Treat it as the number a buyer may have seen, not as your value. If it is low, your valuation should show why, with Eagle’s Landing’s sales, the county roll and your villa’s documents. If it is high, better to know before you list than after three months on the market.
An Eagle’s Landing buyer prices in two homeowners’ association assessments, the neighborhood’s and The Forest’s master assessment, whatever share of the roof and exterior the declaration leaves to the owner, a Lee County tax bill that resets at sale, the San Carlos Park fire levy, the county solid waste charge, private sewer and flood insurance. Neither association publishes its assessment.
Data updated: September 2026 (Lee County, San Carlos Park Fire Protection and Rescue Service District and Florida Statutes; retrieved September 2026)
The Eagle’s Landing homeowners’ association sets the neighborhood assessment, which is not published; it appears in the association’s budget, on the disclosure summary and on its estoppel certificate. The Forest Property Owners’ Association does not publish its master assessment either; the amount appears in its annual budget and on the estoppel certificate issued with every resale, ordered through FirstService Residential. Both certificates are governed by section 720.30851, which caps the fee an association may charge.
In a two-home building, the biggest cost question is whether the association insures, paints or re-roofs the buildings, or whether each owner does their own half. Chapter 720 does not decide it; the declaration, recorded at Official Records Book 1752, Page 2437, does. A buyer who learns that the roof is theirs will price its age; a buyer who learns that it is the association’s will read the budget and the minutes instead. We do not know the answer for Eagle’s Landing, because the declaration text is not published online, so we read it for every seller before we set a price.
Neither association publishes special assessments. The estoppel certificate must itemize every assessment and every amount scheduled to come due during its effective period under section 720.30851, and the association’s meeting minutes, which an owner may inspect under section 720.303, show any under discussion. A pending assessment is a term to negotiate openly rather than one for a buyer to discover late.
Florida’s Save Our Homes cap resets to just value on a change of ownership under section 193.155, so a buyer’s tax bill will usually be higher than a long-time homesteaded seller’s. Fifteen of Eagle’s Landing’s 20 homes carry a homestead exemption on the 2026 Lee County roll. The bill also carries the San Carlos Park Fire Protection and Rescue Service District levy of 2.3590 mills for fiscal year 2025/26 and Lee County’s Service Area 2 solid waste assessment of $348.75 per single-family unit plus a $2.55 administrative charge; there is no community development district and no county MSTBU line.
Forest Utilities, Inc., a private utility, provides sewer service, and Lee County Utilities provides water; rates are not published online, so we ask every seller for twelve months of bills. The homeowners’ association granted Hotwire Communications, Ltd. a communication easement over its 9.94 acres in 2022, and whether that service is billed through an association is not published. The Forest is a non-bundled community: buying a home does not require joining the club, so no club value is built into an Eagle’s Landing price.
Documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. By our arithmetic it is $2,590 on a $370,000 sale and $3,535 on $505,000, the two prices of the last two years. Our full cost walk-through is on our guide to selling an Eagle’s Landing home.
Each layer is set by a different party on a different billing cycle, and neither association publishes a schedule. A single total assembled from guesses would look precise and be wrong for someone. We put each layer, its source and its estoppel route side by side instead, and fill in the real figures from your association’s documents.
Florida’s homeowners’ association law, Chapter 720, shapes an Eagle’s Landing valuation by replacing the condominium rules with a lighter file: a disclosure summary instead of a condominium document package, two homeowners’ association estoppel certificates, no milestone inspection or reserve study, and building insurance set by the declaration rather than by statute. A buyer reads that file before agreeing to a price.
Data updated: September 2026 (Florida Statutes, 2026 text; Lee County parcel roll, queried September 2026)
This is information, not legal advice; a closing agent or real estate attorney should confirm how the rules apply to your villa. It belongs on a valuation page because a buyer with a way out of the contract negotiates the price again.
Topic | Eagle’s Landing: Chapter 720 homeowners’ association | If it were a condominium: Chapter 718 |
|---|---|---|
What you sell | A parcel of land and the home on it, in fee simple | A unit plus an undivided share of the common elements |
Pre-contract disclosure | A disclosure summary before the buyer signs (s. 720.401) | Declaration, articles, bylaws, rules, financial statement, budget, milestone summary, reserve study, FAQ document and governance form (s. 718.503) |
Buyer’s cancellation right | 3 days after receiving the summary, or before closing, if it was not given before signing | 7 business days after receiving the documents, unless provided more than 7 business days before signing |
Estoppel certificate | ||
Building insurance | Set by the declaration; no statutory master-policy rule | The association insures the building (s. 718.111) |
Milestone inspection | Not applicable | Buildings three habitable stories or more (s. 553.899) |
Structural integrity reserve study | Not applicable | Buildings three stories or more (s. 718.112) |
State regulator | None; the Legislature chose not to create one (s. 720.302) | The Division of Florida Condominiums, Timeshares, and Mobile Homes |
Source: Florida Statutes, 2026 text, linked in each row.
Florida’s milestone structural inspection under section 553.899 and the structural integrity reserve study under section 718.112 reach condominium and cooperative buildings of three or more stories. Eagle’s Landing is neither: its homes are fee-simple parcels under a homeowners’ association, and Lee County records 16 of them at one story and 4 at up to two. We say so in the listing, so a buyer’s lender does not hold a closing waiting for documents that do not exist, and a buyer does not discount for a building file that no Eagle’s Landing seller owes.
Before a buyer signs, the seller must present a disclosure summary in a form substantially like the one section 720.401 prints, telling the buyer they must join the association, that recorded covenants govern the property, and what the current assessments are. If it was not provided before signing, the contract is voidable by the buyer within 3 days after receiving it or before closing, whichever comes first, and a waiver of that right has no effect. A seller who hands it over, completed with real numbers, before the offer removes a second negotiation.
The association must issue its estoppel certificate within 10 business days of a written request; it is effective for 30 days if delivered by hand or e-mail and 35 days if mailed; and it must state the regular assessment, what has been paid and what is due next, any transfer or capital contribution fee, any open violation, and whether board approval of the transfer is required, under section 720.30851. The statute sets the fee cap at $250, plus $100 for delivery within three business days and $150 more if the account is delinquent, adjusted every five years; the Florida House’s staff analysis of 2024’s House Bill 979 reports the adjusted amounts as $299, $119 and $179 from July 1, 2022.
A buyer becomes jointly and severally liable with the seller for all unpaid assessments that came due up to the transfer of title, under section 720.3085. That is why the closing agent pays any balance shown on the two estoppel certificates from the seller’s proceeds, and why a clean account at listing is worth more than a promise to settle at closing.
Some lenders treat an attached villa as a condominium by default and send a condominium project questionnaire. The fix is the record: the county’s single-family coding, the villa’s own parcel with its own acreage, and the absence of any condominium project in the state registry. We put all three in the lender package at contract, so the appraisal and the loan are written on a fee-simple home.
A complete Chapter 720 file, disclosure summary, both estoppels, the declaration with every amendment, the latest budget and financial report, supports the top of Eagle’s Landing’s range, because it answers a buyer’s largest unknowns before the offer. A missing summary, an unexplained special assessment or a declaration that leaves an old roof with the owner moves the number down, and moves it further if the buyer finds it late.
The flood zone affects an Eagle’s Landing valuation at the parcel level: every home sits in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, so every financed buyer carries flood insurance. Median ground is 6.4 feet NAVD88, 4.6 feet below the base flood elevation, and each home’s elevation certificate sets its premium.
Data updated: September 2026 (FEMA National Flood Hazard Layer, effective November 17, 2022; Lee County 2018 LiDAR spot elevations; U.S. Geological Survey Short-Term Network, Hurricane Ian)
Every Eagle’s Landing parcel reads Zone AE, base flood elevation 11 feet NAVD88, inside the Special Flood Hazard Area, outside any floodway, on FEMA’s National Flood Hazard Layer and on Lee County’s republished FIRM layer. The panel is 12071C0438H. The November 2022 revision raised the base flood elevation here by one foot, from 10 to 11 feet, so older documents that describe a 10-foot elevation predate the current map. FEMA’s index shows no Letter of Map Amendment on any Eagle’s Landing parcel.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|---|
Eagle’s Landing | 0438H | 6.4 (5.0 to 7.0) | 4.6 |
Pheasant Court Villas | 0576H | 5.9 (4.8 to 6.5) | 5.1 |
Waters Edge | 0438H, 0576H | 6.6 (6.2 to 7.7) | 4.4 |
Heron Coach House Villas | 0438H | 6.6 (6.2 to 7.6) | 4.4 |
Sparrowood | 0438H | 7.5 (7.5 to 7.8) | 3.5 |
Fairway Woods I | 0438H | 9.1 (7.8 to 9.3) | 1.9 |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County’s spot elevations layer, stated accuracy plus or minus 0.57 feet, as published on our Eagle’s Landing guide. These are ground elevations, not finished floors.
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark of 9.5 feet NAVD88, about 2.9 feet above ground, on a Waters Edge building inside The Forest, per the agency’s Short-Term Network record. That water surface sits about 3.1 feet above Eagle’s Landing’s median ground, by our arithmetic. It is a comparison of two measurements, not evidence that water reached any Eagle’s Landing home; no public record we reached says whether water entered one, and we do not treat listing remarks about storm history as evidence.
A Chapter 720 homeowners’ association has no statutory master-policy rule like the condominium statute, section 718.111(11), so the declaration decides who insures the structure. A federally backed mortgage requires flood insurance in the Special Flood Hazard Area, per FEMA’s Risk Rating 2.0 page, and a Citizens homeowner policy requires flood coverage there under section 627.351(6). Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP premiums. We publish no premium, because a premium quoted without the elevation certificate, the roof age and a wind-mitigation report is a guess.
Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County, per the county’s substantial improvement page: work or damage costing 50 percent or more of a building’s market value brings the structure under current flood rules, which set the lowest floor one foot above the base flood elevation. By our arithmetic that line is 12 feet NAVD88, about 5.6 feet above the neighborhood’s median ground. In a two-home building one half cannot be raised without the other, so a buyer planning a major renovation prices that threshold into the offer.
Give buyers the elevation certificate, your homeowner and flood policy declarations and a current wind-mitigation report early, and if the association insures any part of the building, its policy declarations too. A buyer who can price flood and wind cover on day one discounts less for uncertainty.
An Eagle’s Landing seller owes every buyer the Chapter 720 disclosure summary and Florida’s flood disclosure before or at contract, and the sale then runs on two homeowners’ association estoppel certificates and the governing documents. None of the condominium resale package applies. A missed disclosure summary hands the buyer a cancellation right until closing and a second chance to negotiate.
Data updated: September 2026 (Florida Statutes, 2026 text)
Document | Why an Eagle’s Landing sale needs it | Authority |
|---|---|---|
Homeowners’ association disclosure summary, completed with current assessments | Must be presented before the buyer signs, or the buyer can cancel up to closing | |
Estoppel certificate, Eagle’s Landing homeowners’ association | States the neighborhood assessment and any balance, fee, violation or approval requirement | |
Estoppel certificate, The Forest Property Owners’ Association | States the master assessment, which is not published anywhere else | FirstService Residential resale documents; s. 720.30851 |
Residential flood disclosure | Required on every Florida residential sale at or before contract | |
Governing documents: declaration, bylaws, rules and amendments | Answers who insures and repairs the shared roof and wall, and any leasing, pet or approval rule | Recorded declaration, Official Records Book 1752, Page 2437 |
Latest budget and annual financial report | Shows the assessment and any reserve or special assessment the buyer inherits | |
Elevation certificate, if the seller has one | Every home is in Zone AE; the certificate is what a flood insurer prices | |
Roof permit, wind-mitigation report, four-point inspection | 1984 construction; insurers ask first |
Source: Florida Statutes, 2026 text; recorded instrument cited by book and page from the Lee County parcel roll.
The disclosure summary is short, and that is why it is so often done badly: the assessment line is left blank, or the summary arrives after the buyer has signed. Under section 720.401 either mistake gives the buyer a way out until closing. We complete it from the association’s figures and have it signed before the first offer is countered.
Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302, stating whether the seller knows of flood damage during their ownership, has filed a flood claim, or has received federal flood assistance. At Eagle’s Landing the zone is the same for every parcel, so a seller who adds the home’s elevation certificate turns a required form into a selling point.
Because Eagle’s Landing is not a condominium, the seller does not owe the Chapter 718 resale package: no condominium declaration package, no frequently asked questions and answers document, no governance form, no milestone inspection summary and no structural integrity reserve study. A buyer’s agent who asks for them has written the offer on condominium assumptions, and we correct that at the first request.
The items that move an Eagle’s Landing number before listing are a measured square footage, the Chapter 720 file, the roof and flood paperwork, the pool and lanai presented for the golf-course view, approval letters for past exterior work, and timing for the season. None of them changes the parcel you own; each of them changes where in the range your villa sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
Two of the four MLS sales carried a living area the county’s heated figure does not match. Measure the villa, document any enclosed or converted space and its permit, and list the county figure beside it. A buyer’s appraiser starts from the county number, and a documented measurement protects your price when the two differ.
Order the governing documents, the latest budget and financial report, and the association’s figures for the disclosure summary before the first showing, and order both estoppel certificates once a contract is in sight, because each is effective for only 30 to 35 days. Fees are not published at either layer, so the villa that answers the fee and roof questions on day one competes against villas that cannot.
Have the roof permit date, a roof inspection and a wind-mitigation report in the file. An insurer may not refuse a homeowner policy solely because a roof is under 15 years old, or, for an older roof, solely on age if an inspection shows five years of remaining life, under section 627.7011(5). If each owner maintains their own half, a new roof beside a much older one on the neighbor’s half complicates both owners’ insurance, and a buyer will ask about both.
The closed sales say size and condition explain much of the spread: $370,000 for a 1,978 square foot two-bedroom villa and $505,000 for a 2,410 square foot villa with a den. Fix what an inspector or insurer will flag, the roof, the electrical panel, the water heater, the pool equipment, and present the rest cleanly. A renovation aimed beyond the neighborhood’s recorded sales rarely returns its cost, because four sales set a low ceiling for an appraiser.
Every Eagle’s Landing parcel is recorded as land on the golf course, so the rear elevation, the lanai and the pool cage are visible from the course and inside whatever architectural review the declaration sets, under section 720.3035. Find the approval letters for any past exterior work, from a pool cage to hurricane shutters; a missing letter becomes a negotiation point.
The master association’s 2022 emergency plan estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season, and February 2026 alone carried 13 of the 45 closings across The Forest in the last 12 months. A villa valued and documented in the fall and listed by early January meets the most buyers; a listing that waits for its file to be assembled after launch loses the season it was timed for.
A free in-person Eagle’s Landing valuation starts with a call to Jesse McGreevy at (239) 898-6072 or the valuation form on this page. Marc Comisar or Jesse walks the villa, checks the size, the pool, the roof, the lanai and the golf-course view, reads the association file with you, and you receive a written opinion of value with Eagle’s Landing’s sales and a recommended list price.
Every Eagle’s Landing MLS sale and county-recorded transfer since September 2022 with dates and sources; your parcel’s county record against the other 19; the attached-home competition inside the gates, including the Heron villas, Waters Edge and Pheasant Court Villas; the association layers and tax reset your buyer will underwrite; your parcel’s flood position and ground; a list of items that would move your number before listing; and a recommended price with a defensible range.
Use the valuation form on this page, request it on the McGreevy and Comisar valuation form, or call Jesse McGreevy direct at (239) 898-6072. Email [email protected]. There is no cost and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
If you decide to sell, our Eagle’s Landing seller page sets out the marketing, negotiation, costs and the estoppels. If you are buying your next home as well, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you decide to wait, the valuation tells you what to fix, which documents to gather and when to list. About one Eagle’s Landing home sells through the MLS in a year, so the next owner who sells sets the comparable for everyone else; either way, the number is yours.
McGreevy and Comisar are a top-reviewed team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as an Eagle’s Landing sale, and we publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Eagle’s Landing owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Before writing this page we tracked all 4 Eagle’s Landing closings in the Southwest Florida MLS over four years, placed each one on its lot against the Lee County parcel roll, laid the county’s 3 recorded transfers without an MLS closing beside them, and read Chapter 720 section by section against the condominium statute a buyer often assumes applies.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the valuations. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks homes, meets contractors and inspectors, and handles showings for owners who are out of state for the summer. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Read about the partnership on our about McGreevy and Comisar page, and for the wider market see our Fort Myers real estate guide.
Ten neighborhoods inside the gates have their own guides: Dove Hollow, Dove’s Nest, Eagle’s Landing, Fairway Woods at The Forest, Partridge Court, Partridge Place, Quail Cove, Sparrowood, The Heron at The Forest and Waters Edge at The Forest. Owners in five of them have full seller, valuation and buyer pages: Fairway Woods at The Forest (sell, value, buy), Partridge Place (sell, value, buy), The Heron at The Forest (sell, value, buy), Waters Edge at The Forest (sell, value, buy) and Sparrowood (sell, value, buy). For the whole community, see selling a home in The Forest and buying a home in The Forest.
These are the questions Eagle’s Landing owners ask about value, answered from the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll and recorded transfers, FEMA’s map and Florida statute, each with its window and source stated in the sections above.
The two most recent Eagle’s Landing MLS sales closed at $370,000 in January 2025 and $505,000 in May 2026. Your villa’s size, pool, lot, roof and condition place you in or around that band, and a written valuation tells you where.
Start from Eagle’s Landing’s own sales, weighted to the most recent, reconcile the MLS and county square footage, credit the pool, lot and roof, read the association file, and test against the attached listings in The Forest. Request one on this page or call Jesse McGreevy at (239) 898-6072.
One MLS closing from September 24, 2025 to September 23, 2026: $505,000 in May 2026, a 2,410 square foot villa with a den, at 94.39% of its $535,000 list price after 77 days.
Four MLS closings in the full 48-month pull: $232,000 in November 2022, $325,000 in January 2023, $370,000 in January 2025 and $505,000 in May 2026, for $1,432,000 in total.
Because no window we hold reaches 10 sales: 1 in 12 months, 2 in 24, 2 in 36 and 4 in 48. A median of so few sales describes which homes happened to sell, not the market, so we list them.
The four MLS sales ran $122.23, $148.13, $187.06 and $209.54 a square foot of MLS living area, in date order. On county heated area, the May 2026 sale reads $257.65.
The four MLS sales rose in date order, from $232,000 to $505,000, but they were four different homes, and the two recent sales took 77 and 92 days and closed below list. Four sales cannot measure the size of the move.
The highest MLS sale in the 48-month pull is $505,000, in May 2026. Lee County also recorded a $605,000 transfer in June 2024 with no MLS closing; the roll does not say whether it was an open-market sale, so we treat it as context, not a comparable.
The county roll records three transfers with a stated price and no MLS closing between September 2022 and September 2026: $370,000 in March 2023, $605,000 in June 2024 and $301,100 in September 2024.
The MLS figure is entered by the listing agent; the county’s heated area is measured by the Property Appraiser. On two of the four sales the MLS was higher by 450 and 196 square feet. Measure and document before you list.
Not by itself. The unit number only tells you which half of the building you own; the two halves can differ by more than 900 heated square feet, so the valuation follows your parcel’s own record.
Because four sales of four different homes ran from $232,000 to $505,000, listings have carried square footage the county does not record, and a legacy county label can lead a model to file your villa with the condominiums.
No. The 2026 just values run $318,857 to $645,189, a median of $358,033, a mass-appraisal figure for tax. The last MLS sale was $505,000.
The four MLS sales took 2, 1, 92 and 77 days, in date order. The two recent sales were the slower ones; across The Forest’s condominiums and villas the median in the last 12 months was 79 days.
The two recent sales closed at 91.36% and 94.39% of their final list prices; the two earlier ones at 100%. Two of the four closed at or above list.
None on September 23, 2026, and none pending. Across The Forest there were 29 active listings and 2 pending that day. Listings change weekly.
With nothing else listed in the neighborhood, your villa would be the only Eagle’s Landing home a buyer can see. The Forest as a whole carried about 7.7 months of supply, which leans toward buyers, so the price has to be right at launch.
Eagle’s Landing’s own sales are too few to name a month. The Forest’s population roughly doubles in season, and February 2026 alone carried 13 of the community’s 45 closings of the last 12 months, so a villa listed by early January meets the most buyers.
No. It is 20 fee-simple villas governed by a homeowners’ association under Chapter 720. The county codes every home parcel single-family, and the state’s condominium registry holds no Eagle’s Landing project.
No. They reach condominium buildings of three or more stories, and Eagle’s Landing is neither a condominium nor three stories. No Eagle’s Landing seller owes a milestone summary or a structural integrity reserve study.
The Chapter 720 disclosure summary, completed with current assessments, under section 720.401, and Florida’s flood disclosure under section 689.302. If the summary is late, the buyer can cancel within 3 days of receiving it or before closing.
Two: one from the Eagle’s Landing homeowners’ association and one from The Forest Property Owners’ Association. Each must be issued within 10 business days of a written request under section 720.30851.
The statute sets a $250 base fee, plus $100 for three-business-day delivery and $150 more for a delinquent account, adjusted every five years; the Florida House’s staff analysis reports $299, $119 and $179 from July 1, 2022. Who pays is set by the contract.
Neither the Eagle’s Landing homeowners’ association nor the master association publishes its assessment. Each amount appears in the association’s budget, on the disclosure summary and on the estoppel certificate issued with every resale.
The declaration decides, recorded at Official Records Book 1752, Page 2437. Chapter 720 has no rule like the condominium statute that makes an association insure the structure, so we read your declaration before we set a price.
Not by itself, but it has to be disclosed and priced. Any adopted special assessment appears on the estoppel certificate, and who pays installments after closing is a negotiated contract term.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H, effective November 17, 2022, on median ground of 6.4 feet, per Lee County’s 2018 LiDAR spot elevations.
The public record does not say. The nearest surveyed high-water mark, on a Waters Edge building, was 9.5 feet NAVD88, about 3.1 feet above Eagle’s Landing’s median ground by our arithmetic, but nothing we reached says whether water entered any Eagle’s Landing home.
Likely higher if you hold a homestead exemption, because Florida’s Save Our Homes cap resets to just value on a change of ownership. Fifteen of the 20 homes carry a homestead exemption on the 2026 roll.
Seventeen of the 20 parcels carry a pool on the county roll, so a buyer expects one; a villa without a pool, or with pool equipment near the end of its life, is priced against that expectation.
Only toward what the recent sales support. Fix what an inspector or insurer will flag, the roof, panel, water heater and pool equipment, and present the rest cleanly; four sales set a low ceiling for an appraiser.
The Forest is a non-bundled community, so buying a home does not require joining the club, and no club value is built into an Eagle’s Landing price. A membership does not transfer with the home automatically.
Pheasant Court’s three MLS sales ran $190,000 to $360,000 on homes of 1,387 to 1,855 square feet; Eagle’s Landing’s four ran $232,000 to $505,000 on 1,898 to 2,410. The median county value is $358,033 against $276,707.
The Heron villas’ 8 MLS closings in 48 months ran $375,000 to $570,000, 4 of them in the last 12 months; they are a land condominium under Chapter 718 and a decade newer. Eagle’s Landing’s May 2026 sale, $505,000, sits inside that band, and its January 2025 sale, $370,000, just below it.
A valuation for pricing strategy; an appraisal only if you need a formal opinion for an estate, a divorce or a lender. Your buyer’s lender will order its own appraisal either way.
Read the declaration first: leasing terms are not published online, and a rental amendment adopted after July 1, 2021 binds only owners who consent and later buyers, except limits on leases under six months or more than three a year, under section 720.306(1)(h).
The one who can show you every Eagle’s Landing sale, from both the MLS and the county, with sources, who knows it is not a condominium, and who reads the declaration before setting a price. Compare teams on the public record before you choose.
Get a written valuation from Eagle’s Landing’s own sales, gather your declaration, roof permit, wind-mitigation report and elevation certificate, and measure the villa. Call Jesse McGreevy at (239) 898-6072.
Buyers comparing Eagle’s Landing with other attached homes inside The Forest’s gates ask these three questions most often, and the answers come from the same MLS pull, county roll and statutes used for the seller answers above. For a full buyer plan, call Marc Comisar at (239) 287-5873.
No. You are buying a parcel of land and the home on it, in fee simple, under a homeowners’ association governed by Chapter 720. The seller owes you a disclosure summary before you sign, under section 720.401.
The disclosure summary, the declaration and every amendment, the latest budget and financial report, the answer to who insures and repairs the shared roof, the roof permit, the elevation certificate and a wind-mitigation report. Read how we represent buyers in Southwest Florida and our Eagle’s Landing buyer guide.
Pull the panel from FEMA’s Map Service Center, ask the seller for the elevation certificate, and read the flood disclosure the seller must give you under section 689.302.
Every Eagle’s Landing figure on this page traces to a primary source below, listed as of September 2026: the Southwest Florida MLS pulled September 23, 2026, Lee County’s parcel roll, recorded transfers and map services, Florida Statutes and the Legislature’s bill records, the master association’s own publications, FEMA and the U.S. Geological Survey. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Eagle’s Landing owner always opens the official, current copy. We host nothing ourselves. The neighborhood declaration, recorded at Official Records Book 1752, Page 2437, and its later instrument at Book 2499, Page 0153, are held by the Lee County Clerk’s official records; the association’s budget and financial reports are member records provided with the estoppel certificates and on request under section 720.303, not posted publicly.
Document | What it proves for an Eagle’s Landing valuation | Official authority |
|---|---|---|
Florida Statutes 720.401, disclosure summary | What an Eagle’s Landing buyer must receive before signing, and the cancellation right | |
Florida Statutes 720.30851, estoppel certificates | Timing, contents and fee caps for both estoppels | |
Florida Statutes 720.303, records, budgets and reports | The budget, financial report and records a buyer can read | |
Florida House staff analysis of HB 979 (2024) | The inflation-adjusted estoppel fee amounts in force since July 1, 2022 | |
Eagle’s Landing common-area parcel record | The 2.4-acre common parcel and the two recorded instruments it cites | |
FEMA flood panel 12071C0438H (2022) | Zone AE and the 11-foot base flood elevation for every Eagle’s Landing parcel | |
Lee County Evacuation Zone A map | The county’s first evacuation zone, which covers all of The Forest | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5 flood-premium discount | |
San Carlos Park Fire District FY2025/26 final budget | The 2.3590-mill fire levy on an Eagle’s Landing tax bill | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, re-entry rules, Eagle’s Landing’s board seat and the population estimate | |
Florida Building Commission, code effective dates | Why every Eagle’s Landing home predates the statewide code |
McGreevy and Comisar value and sell homes across Southwest Florida from an office in Bonita Springs, and Eagle’s Landing sits inside the south Fort Myers golf market they work every week. A valuation costs nothing, commits you to nothing, and gives you the one number that decides an Eagle’s Landing sale.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your valuation with the form on this page, return to the valuation form section, or call Jesse direct. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a page at McGreevy and Comisar on Facebook.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across 4,000+ transactions. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 23, 2026 (Southwest Florida MLS Matrix), and from Lee County parcel and recorded-transfer files queried September 2026. Brokered by Domain Realty.