Values from every recorded Grand Pines sale, building by building, adjusted for floor, plan, roof and membership. Free, confidential and same day.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from the Lee County Property Appraiser field cards for all 46 Grand Pines units, read 26 September 2026, sales windows to 24 September 2026
What is your Grand Pines home worth? This is McGreevy and Comisar’s valuation guide for owners of the 46 coach-home condominium units in Grand Pines at Hunters Ridge, the eight two-story buildings on Fox Ridge Drive inside the gated Hunters Ridge golf and country club community in Bonita Springs. It is built from every qualified Grand Pines sale the Lee County deed record shows, building by building and plan by plan. If you are deciding whether to sell, it sits beside our guide to selling your home in Grand Pines at Hunters Ridge; if you are also buying, read our guide to buying a home in Grand Pines at Hunters Ridge.
Here is the short answer. Grand Pines sells slowly, so a fair median needs five years of deeds: in the 60 months to September 24, 2026, 17 Grand Pines units sold in qualified, county-recorded sales at a $365,000 median, or $243.18 per heated square foot, every one a resale. But a Grand Pines unit is not worth the complex median. The 12 sales in Buildings 3, 4 and 7, which use the larger plans of the 2000 First Amendment, had a $422,500 median, while the five sales in Buildings 1 and 8, which use the original 1996 plans, ran from $285,000 to $350,000. Your value lives inside one of those two bands, then moves with your floor, your plan, your building’s roof and your condition.
Our office is on South Tamiami Trail in Bonita Springs, a short drive from the Hunters Ridge gate, and we value Grand Pines units the way an appraiser does, from recorded closings, before a buyer’s lender orders one. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every figure below comes from the county’s own field cards and the recorded Grand Pines Declaration, not a listing portal.
A Grand Pines unit is worth what comparable units in its own building group recently sold for, adjusted for floor, plan, bedrooms, the building’s roof, the membership attached and condition. Over the 60 months to September 24, 2026, the first window with ten or more sales, 17 resales recorded a $365,000 median at $243.18 per heated square foot.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 46 Grand Pines units, read 26 Sep 2026; qualified sales under override codes 01 and 02, windows to 24 Sep 2026; no Southwest Florida MLS figures in this edition).
| Grand Pines building group | Units | Built | First window with 10+ qualified sales | Median sale price | Median $ per heated sq ft | Range in that window |
|---|---|---|---|---|---|---|
| Buildings 3, 4, 5, 6 and 7 (2000 plans) | 28 | 2001 to 2005 | 60 months, 12 sales (all in Buildings 3, 4 and 7) | $422,500 | $270.75 | $307,500 to $569,900 |
| Buildings 1, 2 and 8 (1996 plans) | 18 | 1996 to 2000 | No window reaches 10; 5 sales in 60 months, listed below | Listed | Listed | $285,000 to $350,000 |
| All Grand Pines units | 46 | 1996 to 2005 | 60 months, 17 sales | $365,000 | $243.18 | $285,000 to $569,900 |
Seventeen is an odd count, so the $365,000 complex median is one observed sale, the ninth of seventeen: a ground-floor two-bedroom in Building 3 that recorded in April 2026. The $422,500 median for the newer buildings is the mean of the middle pair, $415,000 and $430,000. The shorter windows hold too few sales for a median, so we list them: 3 sales in the last 12 months, 6 in 24 months and 9 in 36 months.
These are the ten facts that shape what a Grand Pines unit is worth in September 2026, each drawn from the Lee County field cards, the recorded Grand Pines Declaration and amendments, the Hunters Ridge Community Association’s posted documents, or a state or federal source.
Valuing Your Unit: What Is My Grand Pines Home Worth in 2026? · Why Value Your Grand Pines Home With McGreevy and Comisar? · Get Your Free Grand Pines Home Valuation in 60 Seconds
How We Value: Why Does an Online Estimate Miss Grand Pines Home Values? · How Do We Value a Grand Pines Coach Home?
Values by Sale, Building and Trend: What Did Grand Pines Units Sell For in the Last Five Years? · What Is a Grand Pines Unit Worth by Building, Floor and Plan? · Are Grand Pines Home Values Rising or Falling? · One Unit’s Public Record: A Ground-Floor Two-Bedroom at 12613 Fox Ridge Drive, 2002 to 2026
What Moves Value: What Moves a Grand Pines Unit’s Value Up or Down? · How Do the Coach-Home Fee, Two Associations and Insurance Affect What a Grand Pines Unit Is Worth? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons: Grand Pines vs Pheasant Hollow: Which Holds Its Value Better? · How Do Grand Pines Values Compare With Other Hunters Ridge Homes?
Next Steps: What Will You Net When You Sell a Grand Pines Unit? · Want a Free In-Person CMA for Your Grand Pines Home?
Answers and Local Expertise: Frequently Asked Questions, Grand Pines Home Value Edition · What Grand Pines Owners Should Know About Working With Us · Why Does a Grand Pines Specialist Matter When You Value Your Home? · Thinking of Selling Your Grand Pines Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Grand Pines units from the recorded sales of Grand Pines itself, building group by building group, not from a Hunters Ridge or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% nationally since 2008, and before we give a Grand Pines owner a number we read the field cards, the 1996 Declaration and its amendments, the roof permits and the fee sheet.
We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which scores agents on license dates, Google reviews and production.
Honors and recognition:
We read the Lee County Property Appraiser’s field card for every one of the 46 Grand Pines units and parsed all 153 transfer rows on them back to the first unit sale in April 1996: 97 the county coded as qualified sales of an improved unit, and 56 it did not, including bulk developer deeds, multi-unit transfers and estate deeds. When an owner in Building 4 asks what a unit is worth, the answer starts with the 12 sales in the newer buildings at a $422,500 median, not the $408,000 median for all of Hunters Ridge, which mixes in single-family houses and villas.
This edition carries no Southwest Florida MLS figures: no days on market, no sale-to-list ratio, no count of active listings and no count of Grand Pines sales McGreevy and Comisar represented. Those numbers come from the MLS, which is not part of this edition, and we do not estimate them. When they are added they will carry their own pull date. County records also lag: the Property Appraiser’s keying can run several weeks behind the recording date, so a late-summer closing may not yet appear.
To get a free Grand Pines home valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the recorded Grand Pines sales in your building group and on your floor, and a full pricing file with the listings you would compete against after a short walk-through.
A range for your unit, the recorded Grand Pines sales we used with their dates, buildings, floors, plan sizes, bedrooms and prices, the coach-home and villa listings inside the gate you would compete with, and the adjustments we made for your floor, plan, roof, membership type, windows and condition. Because no Grand Pines window shorter than 60 months holds ten sales, we show every sale individually rather than lean on a small median.
Your building and floor, whether the unit carries a Social, Golf or Charter membership, the dates and permits of any window, door, shutter, air-conditioning or water-heater work, any board or Architectural Review Board approvals, and any wind-mitigation or four-point report you already hold. If the unit is leased, tell us the lease end date so we can plan showings around it.
Automated estimates from the big listing portals miss Grand Pines values because 46 condominium units in two plan families trade a few times a year, because one Hunters Ridge name also covers villas, single-family homes and two other coach-home condominiums, and because a model cannot read a building’s roof date, the membership attached to a unit or a floor plan that the county and the developer describe differently.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; recorded Grand Pines Declaration and First Amendment; Hunters Ridge Community Association 2026 fee sheet; retrieved 24 to 26 Sep 2026).
The 1996 Declaration drew the original plans used in Buildings 1, 2 and 8. The First Amendment of May 2000 replaced them with the larger “Grand Pines 6-Plex” and “Grand Pines 4-Plex” plans used in Buildings 3 to 7, with end-unit garages drawn at 19 by 22 feet against about 11 feet 4 inches by 21 feet in the 1996 plans. A model that averages a $299,000 sale in Building 8 with a $569,900 sale in Building 7 produces a number that describes neither. Our Grand Pines neighborhood guide maps every building, plan and phase.
Grand Pines recorded two to five qualified sales a year from 2021 to 2026, and none at all in Buildings 2, 5 and 6 in the last five years. An automated model filling that gap borrows from nearby villas and houses. We fill it the way an appraiser would: with the nearest Grand Pines plan, the nearest Grand Pines building and the two other Hunters Ridge coach-home condominiums, named and adjusted.
Four buildings have 2024 metal roofs, one has a 2017 roof, one a 2018 roof and two carry 2013 permits. The $2,076 quarterly coach-home fee includes water and sewer, which villa and single-family owners pay separately at $61.90 a month. Buyers price both. Automated estimates see neither.
The county records heated area of 1,331 to 1,743 square feet; the developer’s recorded plans draw the same units at up to 1,911 gross square feet. A listing that quotes a plan figure and a model that divides by a county figure can disagree by 10 percent or more on price per square foot. We price on the county’s heated area, the number a buyer’s appraiser starts from, and say so.
We value a Grand Pines coach home the way an appraiser would: select recorded sales from the same building group, floor and plan, adjust each for size, bedrooms, roof, membership and condition, weight the most similar and most recent, then test the result against Pheasant Hollow, Lynx Pass and the villa listings inside the gate on the day you would launch.
Data updated: September 2026 (Lee County Property Appraiser field cards and transfer history, windows to 24 Sep 2026; qualification codes per the LeePA transfer code list and the Department of Revenue’s 2025 sale qualification codes).
This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record. We count only sales the county coded as qualified, arm’s-length sales of an improved unit: override codes 01 and 02 for sales from 2009, and codes 06 and 09 for earlier sales. We use the first window that holds ten or more sales and name it beside every figure; for Grand Pines that is 60 months. In those 60 months only one transfer failed the test, a $299,000 estate deed in Building 4 in December 2024 that the county coded 19, a sale by an executor or trustee.
The adjustments that matter most in Grand Pines are the building group, the floor, heated square footage inside the plan, the roof over the building, the membership attached to the unit, the age of the air conditioning and water heater, impact windows or approved shutters, kitchen and bath updates, and the unit’s position in the building. Each is priced from paired Grand Pines sales where the record allows, and from Pheasant Hollow where it does not.
Grand Pines sales bunch in the club season. Of the 17 qualified sales in 60 months, 15 recorded from February through June, and seven in March. We adjust older comparables for the swing from the 2022 peak to the softer 2025 sales and compare your unit with the same season a year earlier, not with last month.
A buyer does not compare your unit with last year’s closings; they compare it with what is for sale inside the gate now, including Pheasant Hollow and Lynx Pass coach homes and the villas a few doors away on Fox Ridge Drive. At your valuation we line up those listings in your price band so the recommended list price is one a buyer would choose over the alternatives on the day you launch.
The 1,357-square-foot ground-floor two-bedroom plan appears in Buildings 3, 4, 6 and 7. At the newer buildings’ 60-month median of $270.75 per heated square foot, 1,357 square feet works out near $367,000. That is arithmetic, not a valuation. The five sales of this plan in 60 months recorded $330,000 in February 2022, $413,000 in June 2022, $430,000 in March 2023, $430,000 in January 2024 and $365,000 in April 2026, so an updated unit under a 2024 metal roof argues for the upper half of that band, and original finishes argue for the lower half.
The 1,692-square-foot upper-floor three-bedroom plan is in Buildings 1, 2 and 8. The complex-wide $243.18 per square foot would put it near $411,000, which overstates it. The five sales in the older buildings had a median of $206.86 per heated square foot, which puts the plan near $350,000, and its two recent sales recorded exactly that neighborhood: $350,000 in Building 1 in June 2023 and $330,000 in Building 8 in May 2025. This is why a Grand Pines valuation starts from the building group, not the complex.
Grand Pines yearly medians have swung from $450,000 in 2022 to $307,500 in 2025 and back to $365,000 in 2026, on a handful of sales, so the price you launch at decides how your listing performs. Request your free Grand Pines home valuation with the form at the top of this page, or call Jesse direct at (239) 898-6072. When you are ready, read how we sell Grand Pines coach homes. Buying inside the gate as well? Call Marc at (239) 287-5873 or read our guide to buying a Grand Pines coach home.
Grand Pines units recorded 17 qualified sales from September 25, 2021 to September 24, 2026, at a $365,000 median, from $285,000 to $569,900, and $6,543,900 in recorded volume. Every one was a resale; the last builder-direct sales recorded in 2005. Three of the 17 recorded in the last 12 months, for $1,114,500.
Data updated: September 2026 (Lee County Property Appraiser field cards, read 26 Sep 2026, qualified sales 25 Sep 2021 to 24 Sep 2026).
| Recorded | Building address | Building | Floor | Bed/bath | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|---|---|---|
| November 22, 2021 | 12618 Fox Ridge Dr | 8 | Ground | 3/2 | 1,397 | $299,000 | $214.03 |
| February 2, 2022 | 12606 Fox Ridge Dr | 7 | Ground | 2/2 | 1,357 | $330,000 | $243.18 |
| February 22, 2022 | 12607 Fox Ridge Dr | 4 | Ground | 3/2 | 1,572 | $450,000 | $286.26 |
| March 29, 2022 | 12613 Fox Ridge Dr | 3 | Upper | 2/2 | 1,743 | $475,000 | $272.52 |
| March 29, 2022 | 12606 Fox Ridge Dr | 7 | Upper | 2/2 | 1,743 | $569,900 | $326.97 |
| June 23, 2022 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $413,000 | $304.35 |
| March 3, 2023 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $430,000 | $316.88 |
| June 2, 2023 | 12625 Fox Ridge Dr | 1 | Upper | 3/2 | 1,692 | $350,000 | $206.86 |
| January 8, 2024 | 12607 Fox Ridge Dr | 4 | Ground | 2/2 | 1,357 | $430,000 | $316.88 |
| April 24, 2024 | 12625 Fox Ridge Dr | 1 | Ground | 3/2 | 1,397 | $325,000 | $232.64 |
| May 28, 2024 | 12607 Fox Ridge Dr | 4 | Upper | 3/3 | 1,743 | $435,000 | $249.57 |
| March 13, 2025 | 12625 Fox Ridge Dr | 1 | Upper | 2/2 | 1,591 | $285,000 | $179.13 |
| March 13, 2025 | 12613 Fox Ridge Dr | 3 | Upper | 3/2 | 1,684 | $307,500 | $182.60 |
| May 5, 2025 | 12618 Fox Ridge Dr | 8 | Upper | 3/2 | 1,692 | $330,000 | $195.04 |
| March 2, 2026 | 12607 Fox Ridge Dr | 4 | Upper | 3/2 | 1,684 | $334,500 | $198.63 |
| March 16, 2026 | 12607 Fox Ridge Dr | 4 | Upper | 3/3 | 1,743 | $415,000 | $238.10 |
| April 10, 2026 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $365,000 | $268.98 |
The median price per heated square foot, $243.18, is the median of each sale’s own ratio; the mean of those ratios is $248.98. Heated square feet are the county’s current figure for each unit, not a listing’s total area, which also counts the garage and screened lanai.
Three sales recorded from September 25, 2025 to September 24, 2026, too few for a median: $334,500 for an upper-floor three-bedroom of 1,684 square feet in Building 4 on March 2, 2026; $415,000 for the upper-floor three-bedroom, three-bath unit of 1,743 square feet in Building 4 on March 16, 2026; and $365,000 for a ground-floor two-bedroom of 1,357 square feet in Building 3 on April 10, 2026. All three sit in the newer buildings, and all three recorded in the spring.
The 24 months to September 24, 2026 hold six sales, from $285,000 to $415,000: the three above and the three 2025 sales in Buildings 1, 3 and 8. The 36 months hold nine, from $285,000 to $435,000, adding the three 2024 sales. Neither reaches ten, which is why every Grand Pines figure on this page that is a median is a 60-month median.
One transfer inside the 60 months is not in the table: a $299,000 deed in Building 4 in December 2024 that the county coded 19, a sale by an executor, trustee or personal representative. Estate sales can be priced for speed rather than market, so the county does not treat them as arm’s-length evidence, and neither do we. A buyer’s appraiser may still see it, so we explain it rather than ignore it.
The top sale, $569,900 in March 2022, was an upper-floor two-bedroom of 1,743 square feet in Building 7, one of the three largest upper plans in the complex, recorded at the peak of the 2022 market. The bottom sale, $285,000 in March 2025, was an upper-floor two-bedroom of 1,591 square feet in Building 1, one of the 1996 plans, recorded in the softest year of the run. Those two sales mark the full band a Grand Pines unit has traded in for five years.
Grand Pines values move first with the building group and then with the plan. Over 60 months the 12 sales in Buildings 3, 4 and 7 recorded a $422,500 median and $270.75 per heated square foot, while the five sales in Buildings 1 and 8 ran from $285,000 to $350,000 at a median of $206.86 per heated square foot.
Data updated: September 2026 (Lee County Property Appraiser field cards, unit types, floors, bedrooms and heated area from the cards, qualified sales in the 60 months to 24 Sep 2026).
| County unit type | Bed/bath | Floor | Heated sq ft | Units | Buildings | Qualified sales in 60 months |
|---|---|---|---|---|---|---|
| I01 | 2/2 | Ground | 1,331 | 3 | 1, 2, 8 | None |
| J01 | 3/2 | Ground | 1,397 | 6 | 1, 2, 8 | 2: $299,000 and $325,000 |
| I02 | 2/2 | Upper | 1,591 | 3 | 1, 2, 8 | 1: $285,000 |
| J02 | 3/2 | Upper | 1,692 | 6 | 1, 2, 8 | 2: $350,000 and $330,000 |
| I03 | 2/2 | Ground | 1,357 | 4 | 3, 4, 6, 7 | 5: $330,000 to $430,000 |
| J03 | 3/2 | Ground | 1,572 | 10 | 3, 4, 5, 6, 7 | 1: $450,000 |
| J04 and J05 | 3/2 | Upper | 1,684 | 10 | 3, 4, 5, 6, 7 | 2: $307,500 and $334,500 |
| I04 | 2/2 | Upper | 1,743 | 3 | 3, 6, 7 | 2: $475,000 and $569,900 |
| M01 | 3/3 | Upper | 1,743 | 1 | 4 | 2: $435,000 and $415,000 |
The 46 units are 33 three-bedroom and 13 two-bedroom, 23 on the ground floor and 23 upstairs. Every plan has fewer than ten sales in 60 months, so each is listed rather than given a median.
| Building group | Window | Sales | Median | Range | Median $ per heated sq ft |
|---|---|---|---|---|---|
| Buildings 3, 4 and 7 (2000 plans) | 60 months | 12 | $422,500 | $307,500 to $569,900 | $270.75 |
| Buildings 1 and 8 (1996 plans) | 60 months | 5, listed | $299,000, $350,000, $325,000, $285,000, $330,000 | $285,000 to $350,000 | $206.86 across the five |
| Buildings 2, 5 and 6 | 60 months | None | No qualified sale in five years | Priced from their plan twins | Not available |
Sixteen units, in Buildings 2, 5 and 6, have recorded no qualified sale in five years. An owner there is valued from the same plans in the neighboring buildings: Building 2 from Buildings 1 and 8, and Buildings 5 and 6 from Buildings 3, 4 and 7, adjusted for the roof each building carries.
The 17 sales split almost evenly by floor: eight ground-floor sales from $299,000 to $450,000 and nine upper-floor sales from $285,000 to $569,900, too few on either side for a median. Inside the newer buildings the two floors sold evenly: six ground-floor sales from $330,000 to $450,000 and six upper-floor sales from $307,500 to $569,900. Upper units are larger, up to 1,743 heated square feet against 1,331 to 1,572 below, with ceilings near 10 feet against about 9 feet on the recorded Building 3 and 4 plans, while ground-floor units trade those for no stairs. No recorded document we read shows an elevator in any Grand Pines building, so for some buyers the ground floor is the only floor.
Two-bedroom units have sold higher than three-bedroom units in Grand Pines, which surprises owners. The eight two-bedroom sales ran from $285,000 to $569,900 and the nine three-bedroom sales from $299,000 to $450,000, because most two-bedroom sales were the 1,357-square-foot ground plan and the 1,743-square-foot upper plan in the newer buildings, while most three-bedroom sales were in the older buildings. The bedroom count follows the building, and the building sets the price.
| Price band, 17 qualified sales in 60 months | Sales | Where they sold |
|---|---|---|
| Under $300,000 | 2 | Buildings 1 and 8, both 1996 plans |
| $300,000 to $349,999 | 5 | Buildings 1, 3, 4, 7 and 8 |
| $350,000 to $399,999 | 2 | Buildings 1 and 3 |
| $400,000 to $449,999 | 5 | Buildings 3 and 4, all 2000 plans |
| $450,000 and above | 3 | Buildings 3, 4 and 7, all 2000 plans |
Every sale at $400,000 or above in five years was in the newer buildings, and both sales under $300,000 were in the older ones.
Grand Pines home values are below their 2022 peak and steadier in 2026. Yearly medians ran $450,000 in 2022 on five sales, $390,000 in 2023, $430,000 in 2024, $307,500 in 2025 and $365,000 in 2026 to September 24, each on two or three sales, so read the direction, not the decimals.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified Grand Pines sales by calendar year since 2005 and in 12, 24, 36 and 60-month windows to 24 Sep 2026; repeat-sale pairs and seasonality from the same file).
| Calendar year | Qualified sales | Median or single price |
|---|---|---|
| 2005 | 20 | $225,250 (mostly first sales in Buildings 5, 6 and 7) |
| 2007 | 2 | $285,000 |
| 2008 | 1 | $232,000 |
| 2010 | 1 | $191,500 |
| 2011 | 1 | $158,000 |
| 2013 | 1 | $165,000 |
| 2014 | 3 | $175,000 |
| 2015 | 3 | $225,000 |
| 2017 | 2 | $228,000 |
| 2018 | 8 | $259,500 |
| 2020 | 2 | $232,000 |
| 2021 | 3 | $299,000 |
| 2022 | 5 | $450,000 |
| 2023 | 2 | $390,000 |
| 2024 | 3 | $430,000 |
| 2025 | 3 | $307,500 |
| 2026 to Sep 24 | 3 | $365,000 |
From 2008 through 2020 Grand Pines traded between about $158,000 and $260,000 at the yearly median. The step up came in 2022, when five sales recorded from $330,000 to $569,900. The 2025 sales were the softest of the recent run, $285,000 to $330,000, all three in upper units, two of them in the 1996 plans; the three 2026 sales recovered to $334,500 to $415,000, all in the newer buildings. Part of every swing is the mix of buildings that happened to sell.
| Window to September 24, 2026 | Qualified sales | Range | Median |
|---|---|---|---|
| 12 months | 3 | $334,500 to $415,000 | Listed, not reported |
| 24 months | 6 | $285,000 to $415,000 | Listed, not reported |
| 36 months | 9 | $285,000 to $435,000 | Listed, not reported |
| 60 months | 17 | $285,000 to $569,900 | $365,000 |
| All history, April 1996 onward | 97 (42 builder-direct, 53 resales, 2 uncertain) | $114,700 to $569,900 | $225,000 |
The 42 builder-direct first sales from 1996 to 2005 had a $186,100 median, the mean of $185,700 and $186,500. Two units first passed in a 2004 insider deed, which is why they are counted as uncertain rather than as builder sales.
The cleanest measure of appreciation is the same unit sold twice. Taking every pair of consecutive qualified sales of one unit at least a year apart, back to 1996, we tracked 49 pairs: the median owner gained about 2.7 percent a year over a median hold of about 7.5 years. Those long-run figures include owners who bought near the 2005 to 2007 peak and sold in the 2010 to 2014 trough, when yearly medians fell as low as $158,000.
Of the 17 sales in 60 months, 16 had an earlier qualified sale on the same card. Thirteen sold for more than that earlier price and three for less, after a median hold of about 13.8 years and a median gain of about 3.9 percent a year. One example: an upper-floor two-bedroom in Building 7 bought new in July 2005 for $263,700 recorded $569,900 in March 2022, about 4.7 percent a year. The three that sold for less had all bought from 2021 to 2024: an upper unit in Building 8 bought at $339,900 in September 2021 and sold at $330,000 in May 2025; the three-bath upper unit in Building 4 bought at $435,000 in May 2024 and sold at $415,000 in March 2026; and a ground-floor two-bedroom in Building 3 bought at $430,000 in March 2023 and sold at $365,000 in April 2026. Owners who held through several cycles are ahead; owners who bought at the 2022 to 2024 top may not be.
| Month recorded | Qualified Grand Pines sales, last 60 months (17) |
|---|---|
| January | 1 |
| February | 2 |
| March | 7 |
| April | 2 |
| May | 2 |
| June | 2 |
| July to October | 0 |
| November | 1 |
| December | 0 |
February through June produced 15 of the 17 sales. The contracts behind those spring recordings are written in winter, when seasonal owners and buyers are in Hunters Ridge and the club calendar is full, so a Grand Pines unit listed by late fall or early January meets the most buyers.
One ground-floor two-bedroom in Building 3 at 12613 Fox Ridge Drive shows, in the county’s own record, how a Grand Pines unit’s value has moved from its first sale in 2002 to the $365,000 sale of April 2026 that is today’s 60-month median. We did not represent either side of any of these sales; we read them from the field card and its recorded transfers.
Data updated: September 2026 (Lee County Property Appraiser field card and transfer history for one Building 3 unit, read 26 Sep 2026; City of Bonita Springs permit record for 12613 Fox Ridge Drive).
The unit is a ground-floor two-bedroom, two-bath plan of 1,357 heated square feet with a 323-square-foot garage on the county card, in Building 3, the first building JAK Development finished under the 2000 plans. The recorded Second Amendment carries a surveyor’s certificate of substantial completion dated September 24, 2001, and labels the building “2 STORY CBS,” concrete block. Building 3 received a tear-off, tile-to-tile re-roof under a city permit issued October 13, 2017 and finaled February 12, 2018. How the building fits the complex is covered in our Grand Pines at Hunters Ridge guide.
| Recorded | Price | County coding | What it was |
|---|---|---|---|
| February 2002 | $166,700 | Qualified, improved | First sale from the developer |
| May 2018 | $37,500 | Not qualified | A transfer the county excluded from its sales evidence |
| November 2018 | $259,000 | Qualified, improved | Resale, nine months after the new roof was finaled |
| June 2022 | $413,000 | Qualified, improved | Resale at the 2022 peak |
| March 2023 | $430,000 | Qualified, improved | Resale nine months later |
| April 2026 | $365,000 | Qualified, improved | Resale, today’s 60-month Grand Pines median |
The same 1,357 square feet recorded $259,000 in 2018, $430,000 in 2023 and $365,000 in 2026. From the 2002 first sale to 2026 that is about 3.3 percent a year over 24 years; from the 2018 purchase it is about 4.7 percent a year; the March 2023 buyer sold three years later $65,000 lower. Three lessons follow. First, your own purchase price is not your value; the recent sales in your building group are. Second, at $268.98 per heated square foot the 2026 sale landed almost exactly on the newer buildings’ $270.75 median, which is what a well-supported Grand Pines price looks like. Third, the 2022 and 2023 prices, $304.35 and $316.88 per square foot, were the top of a market, and a seller who prices from them in 2026 prices above the evidence a buyer’s appraiser will use.
It is the middle of the current Grand Pines market, so it anchors any ground-floor valuation in the newer buildings, and it shows that the plan’s $100,000 spread over five years was mostly timing, not the unit. For an owner in the older buildings it marks the gap between the groups: no sale in Buildings 1, 2 or 8 has reached $365,000 in five years. See what your Grand Pines home is worth against this record, or call Jesse direct at (239) 898-6072.
The biggest value drivers for a Grand Pines unit are its building group, its floor and plan, the roof over its building, the membership attached to it, and the condition of the parts the owner maintains and insures: windows, air conditioning, water heater, kitchen, baths and flooring. Cosmetic updates matter less than anything that makes the unit easier to insure and finance.
Data updated: September 2026 (Lee County Property Appraiser field cards; City of Bonita Springs permit records 2008 to 2026; recorded Grand Pines Declaration and First Amendment; Hunters Ridge Community Association 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Building | Address | Roof permit | Issued | Finaled | Work described |
|---|---|---|---|---|---|
| 1 | 12625 Fox Ridge Dr | TRA13-06646-BOS | July 8, 2013 | July 13, 2018 | Tear-off re-roof |
| 2 | 12619 Fox Ridge Dr | TRA13-06647-BOS | July 8, 2013 | July 13, 2018 | Tear-off re-roof |
| 3 | 12613 Fox Ridge Dr | TRA17-41769-BOS | October 13, 2017 | February 12, 2018 | Tear-off, tile to tile |
| 8 | 12618 Fox Ridge Dr | TRA18-51415-BOS | July 13, 2018 | January 15, 2019 | Tear-off, tile to tile |
| 4 | 12607 Fox Ridge Dr | TRA24-117420-BOS | October 22, 2024 | January 16, 2025 | Concrete tile to metal |
| 5 | 12601 Fox Ridge Dr | TRA24-117425-BOS | October 24, 2024 | January 16, 2025 | Concrete tile to metal |
| 6 | 12600 Fox Ridge Dr | TRA24-117549-BOS | October 25, 2024 | January 16, 2025 | Concrete to metal |
| 7 | 12606 Fox Ridge Dr | TRA24-117553-BOS | October 25, 2024 | January 16, 2025 | Concrete to metal |
A roof permit dated after March 1, 2002 is what a wind-mitigation inspector records, and every Grand Pines building has one. The difference is age. Florida law, as the Senate’s SB 808 analysis summarizes section 627.7011(5), bars an insurer from refusing a homeowner policy solely for roof age when the roof is under 15 years old; the Building 1 and 2 roofs, permitted in July 2013, pass 15 years in 2028, while the 2024 metal roofs have most of their life ahead. For a seller in Buildings 4 to 7, the permit number belongs in the listing. How the 2024 roofs were paid for, from reserves, a loan or an assessment, is not in the public record, so ask the association before you price.
Buildings 1, 2, 8 and 3, 24 units, were finished before the statewide Florida Building Code took effect on March 1, 2002; Buildings 5, 6 and 7, 16 units, were finished in 2005, after it. Building 4 was certified complete in February 2003, and its permit timing against the code date is not shown in the records we read. Code era affects the wind-mitigation form and therefore a buyer’s premium, which is part of why the 2005 buildings and the newer roofs support price.
Every Grand Pines unit carries at least a Social membership, and the membership type runs with title under Master Declaration §9.08. A unit that already carries a Golf or Charter membership spares a golfer the $50,000 upgrade on the 2026 fee sheet, subject to the 420-membership golf cap in Master Declaration §9.04. Confirm your membership type in writing with the master association before listing; to a golfing buyer it can matter more than the floor.
Under Grand Pines Declaration §5.2 the windows and exterior glass, with their frames, are part of your unit, and under §9.1 the owner maintains them along with the air conditioning, water heater, electrical, plumbing and interior surfaces. That puts window and door condition squarely in your price. The city’s records show owners’ own permits across the complex: impact windows in Building 2 in 2014, window and door replacements in Building 6 in 2024, ten impact windows in Building 8 in 2025, and roll-down screens or shutters in Buildings 3 to 7 from 2018 to 2023. A unit with permitted impact glass and a current wind-mitigation report is easier to insure and easier to sell.
No balcony or lanai enclosure is allowed unless the developer installed it (Declaration §11.1 and §18.4), and nothing may be attached to exterior walls, doors or windows, including storm shutters, without the association’s consent and the Hunters Ridge approval (§18.9). So in Grand Pines you cannot add value by enclosing a lanai the way an owner of a detached house might; value comes from inside the unit and from permitted, approved openings. A city permit does not show the association’s consent, so keep both.
The record shows units of the same plan selling tens of thousands of dollars apart in the same year. It does not say why, but condition and updates are the likeliest reasons. Air-conditioning age, water heater, flooring, kitchen and baths are what Grand Pines buyers price, because the association already handles the roof, exterior paint and lawns through the fee.
Grand Pines has the strictest pet rule in Hunters Ridge: under Declaration §18.3 only dogs and cats under 10 pounds, with the board’s prior written consent, and no animals at all for tenants and guests. Pheasant Hollow and Lynx Pass allow two household pets. That narrows the Grand Pines buyer pool a little, and a seller who states the rule in the listing avoids losing a buyer after an offer.
Grand Pines is the closest of the three coach-home condominiums to the clubhouse, about 210 to 375 meters in a straight line from the association office to the nearest and farthest buildings, against about 660 to 810 meters for Pheasant Hollow. The county cards leave the view field blank, and an association lake lies about 21 meters from the condominium land, so what your windows look out on is priced at the walk-through, not from the card.
City of Bonita Springs case PD25-124697-BOS proposed a 149-foot monopole wireless facility on Fox Ridge Drive inside Hunters Ridge, with hearings set for spring 2026, and a later hearing was reported for 12760 Fox Ridge Drive, the association’s sewer plant site. The outcome is not published in any source we found. Buyers who have read the association’s posted notice will ask, so we answer it with what the record shows before they do.
The coach-home fee, the two associations and the insurance split affect value because they set what a buyer pays every month and what a buyer may owe later. A Grand Pines buyer weighs a 2026 quarterly fee of $2,076, $4,775 in Social dues, and an unpublished condominium budget before deciding what to offer.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Membership Program and Fees sheet and 2026 Approved Budgets; recorded Grand Pines Declaration §9, §14 and §15; Florida Statutes 718.111 and 718.112; retrieved 24 to 26 Sep 2026).
The 2026 fee sheet lists “Coach Homes Quarterly … $2,076.00 (Grand Pines),” or $8,304 a year, and says it pays for the “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” Villas and single-family homes pay $61.90 a month for sewer on top of their fees; Grand Pines owners do not. That is a real monthly saving a buyer comparing a villa should see in your pricing file.
The Hunters Ridge 2026 Approved Budgets book “Other Income, Grand Pines (46)” at $107,065, which is $2,327.50 a unit a year, about $582 a quarter. By our arithmetic, roughly $1,494 of each $2,076 quarter would fund the Grand Pines condominium’s own costs, but neither the fee sheet nor any public budget states that split, and the Grand Pines association’s own budget is not published. Treat the split as our arithmetic, not a published number.
| Line, 2026, Social membership | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Coach-home quarterly fee, water and sewer included | $2,076 x 4 | $8,304.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Monthly assessment through November 2035, where it applies | $41 x 12 | $492.00 |
| Total, Hunters Ridge billing | $14,821.00 |
That is about $1,235 a month before property tax, the owner’s unit insurance and anything the Grand Pines association bills on its own. The fee sheet notes the $41 assessment “does not apply to all properties,” so ask the office whether your unit carries it. A unit with a Golf membership adds $5,400 in golf dues plus $351 tax, and $50 a month in the golf capital assessment through January 2027. A buyer comparing your unit with a villa or a Pheasant Hollow coach home does this arithmetic, so we show it.
The Grand Pines association’s budget, its reserve schedule and any special assessment are not published on the association site or in any public source we found. Florida’s section 718.112(2)(f) requires a condominium budget to carry reserves for roof replacement, building painting, pavement resurfacing and any other item over $25,000, unless owners vote to waive or reduce them. A buyer’s lender and attorney will read that budget. A seller who orders the condominium estoppel certificate and the current budget at listing turns an unknown into a disclosed fact, which protects price.
A secondary copy of the association’s 2023 fee schedule, reproduced in its welcome guide, showed Grand Pines quarterly fees of $1,851 to $1,944 depending on building group; the 2026 sheet shows one $2,076 figure, an increase of roughly 7 to 12 percent over three years. The association no longer posts the 2023 sheet, so treat that starting point as secondary. The 2027 fees are not published yet.
Declaration §15 has the association insure the buildings at full insurable replacement value, and Florida’s section 718.111(11)(f) now controls the split: the master policy covers the condominium property as originally installed, and the owner insures floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments, plus contents and liability. Because Declaration §5.2 puts windows inside the unit’s boundaries, ask your agent how the unit-owner policy treats them. Loss-assessment coverage matters when the master deductible is shared; ask the association for its master policy’s declarations page and hurricane deductible before you price a sale.
Every Grand Pines parcel sits in FEMA Zone X, and Citizens Property Insurance, which is phasing in a flood requirement on most personal residential policies with wind coverage by January 1, 2027, states that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Grand Pines buyer with a Citizens unit-owner policy is outside that rule, which keeps one cost off the carrying sheet.
No. The Lee County Property Appraiser’s market value is a January 1 mass appraisal, and for Grand Pines it runs well below what units actually sell for. The 2025 county market values on the 46 Grand Pines cards run from $226,793 to $304,801, while the 60-month sale median is $365,000 and no qualified sale in five years recorded below $285,000.
Data updated: September 2026 (Lee County Property Appraiser 2025 market values on all 46 Grand Pines field cards compared with qualified Grand Pines sales to 24 Sep 2026; retrieved 26 Sep 2026).
| Measure | Figure |
|---|---|
| Highest 2025 county market value on any Grand Pines card | $304,801 |
| Lowest 2025 county market value on any Grand Pines card | $226,793 |
| Lowest qualified sale in 60 months | $285,000 |
| Median qualified sale in 60 months | $365,000 |
| Highest qualified sale in 60 months | $569,900 |
Every Grand Pines unit carries a 2025 county market value below the 60-month sale median; even the highest, $304,801, sits about $60,000 under it. The county does not see your updates, your roof date or your membership, and it values on its own schedule.
Look up your unit on the Lee County Property Appraiser site as a sanity check only, and compare it with the $226,793 to $304,801 band above. It is never a valuation.
Your assessed value, the figure your taxes are calculated on, can be far below market value if you have homestead. The Save Our Homes cap limits a homestead’s annual assessment increase to 3 percent or inflation, whichever is lower, and non-homestead residential property has a 10 percent annual cap on non-school levies. Both reset to market value the January after a sale, so your tax bill tells a buyer little about theirs. Florida lets you transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the period the law allows. Hunters Ridge has no community development district, so no CDD line appears on a Grand Pines tax bill.
Grand Pines versus Pheasant Hollow is the value comparison most Grand Pines owners face, because the two are the largest coach-home condominiums inside the Hunters Ridge gate. Grand Pines recorded a $365,000 median on 17 sales in 60 months at a $2,076 quarterly fee; Pheasant Hollow recorded $492,500 on 10 sales in the same window at $2,500 a quarter.
Data updated: September 2026 (Lee County Property Appraiser field cards, 60-month windows to 24 Sep 2026; recorded declarations; Hunters Ridge Community Association 2026 fee sheet; City of Bonita Springs permit records).
| Value factor | Grand Pines | Pheasant Hollow |
|---|---|---|
| Recorded declaration | O.R. Book 2687, Page 2325, executed March 18, 1996, plus amendments | Lee Clerk Instrument 2005000172802, recorded December 16, 2005 |
| Units and buildings | 46 units in 8 two-story buildings (seven of six, one of four) | 40 units in 10 two-story buildings of four |
| Street | Fox Ridge Drive | Hiram Street |
| Year built | 1996 to 2005, by building | 2006 |
| Heated area (county) | 1,331 to 1,743 sq ft | 1,553 ground and 1,977 upper sq ft |
| 60-month qualified sales | 17 | 10 |
| Median sale, 60 months | $365,000 | $492,500 (mean of $490,000 and $495,000) |
| Range, 60 months | $285,000 to $569,900 | $385,000 to $535,000 |
| Price per heated sq ft | $243.18 median of ratios | $283.55 mean of ratios |
| Sales since September 25, 2025 | 3 ($334,500 to $415,000) | 2 ($385,000 and $397,500) |
| 2026 quarterly coach-home fee | $2,076 | $2,500 |
| Pet rule | Dogs and cats under 10 pounds, board consent | Two household pets |
| Roofs on the city permit record | All 8 buildings re-roofed 2013 to 2024; 4 metal since 2024 | No re-roof permit found |
| Clubhouse distance, straight line | About 210 to 375 meters | About 660 to 810 meters |
| Resale disclosure regime | Chapter 718 condominium resale documents and estoppel, plus the Chapter 720 master | Same |
| Milestone inspection and SIRS | Two-story on the recorded surveys; the statutes key on three stories or more | Two-story; same test |
| FEMA flood zone | X | X |
Pheasant Hollow buys newer, larger units: a 2006 building and upper units near 1,977 square feet. Grand Pines buys a lower entry price, a lower fee, a shorter walk to the clubhouse and a roof record on every building. Per heated square foot Pheasant Hollow has sold higher, but its two most recent sales, $385,000 and $397,500, sit inside the Grand Pines newer-building band, so the two now compete directly for the same buyer at $400,000 and below. A Grand Pines seller in Buildings 4 to 7 can put a January 2025 metal roof beside a Pheasant Hollow building with no re-roof permit on the city record, and that is a pricing argument.
Pheasant Hollow owners have their own valuation guide, what a Pheasant Hollow at Hunters Ridge home is worth, built from the same county file, and our Pheasant Hollow neighborhood guide covers its buildings, plans and sales.
Grand Pines sits at the entry point of Hunters Ridge ownership with a garage: below Pheasant Hollow and the single-family homes, close to the villas, and beside Lynx Pass, which has not recorded a qualified sale since 2022. Across all of Hunters Ridge, 37 qualified sales in the last 12 months had a $408,000 median at $257.73 per heated square foot.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; Hunters Ridge Community Association 2026 fee sheet and budgets).
| Product | Homes | Built | 2026 quarterly fee | First window with 10+ qualified sales | Median in that window |
|---|---|---|---|---|---|
| Grand Pines coach homes | 46 | 1996 to 2005 | $2,076 | 60 months, 17 sales | $365,000 |
| Pheasant Hollow coach homes | 40 | 2006 | $2,500 | 60 months, 10 sales | $492,500 |
| Lynx Pass coach homes | 24 | 2006 | $2,050 | No window reaches 10; 2 sales in 60 months | $505,000 and $320,000 (2022) |
| Hunters Ridge villas, all | 206 | 1988 to 2005 | $1,878.20 South, $1,950.95 North | 12 months, 19 sales | $372,800 |
| South villas | 134 | 1988 to 1995 | $1,878.20 | 12 months, 12 sales | $336,250 |
| North villas | 72 | 1998 to 2005 | $1,950.95 | 24 months, 10 sales | $450,000 |
| Single-family homes | 244 built | 1988 to 2023 | $582 | 12 months, 13 sales | $585,100 |
The windows differ because each product needed a different span to reach ten sales, so compare medians with that in mind. The coach-home fees include water and sewer; the villa and single-family fees do not. Lynx Pass has recorded no qualified sale since September 2022; its all-history record, 47 sales from 2006 to 2022 at a $277,000 median, is history, not today’s value.
A newer-building Grand Pines unit at $422,500 competes with North villas at $450,000 and with Pheasant Hollow’s recent $385,000 to $397,500 sales; an older-building unit in the $285,000 to $350,000 band competes with the South villas at $336,250. Lynx Pass buyers compare it with Grand Pines too, because Lynx Pass rarely trades. The Hunters Ridge villas, some of them Grand Pines’ immediate neighbors on Fox Ridge Drive, are one-story fee-simple homes with their own garages. Owners of other Hunters Ridge homes can read our Hunters Ridge home valuation guide.
What you net from a Grand Pines sale is the price less your mortgage payoff, the negotiated listing and any buyer-side compensation, Florida’s deed tax of 70 cents per $100, the owner’s title policy that Lee County sellers customarily buy, two association estoppel certificates and prorated taxes, dues and fees. The buyer, not you, customarily pays the $3,000 capital assessment.
Data updated: September 2026 (Florida Department of Revenue documentary stamp tax; Florida title insurance rule 69O-186.003; Florida Statutes 718.116, 718.503, 720.30851 and 720.401; Master Declaration §4.12(B) and the 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Seller cost line (illustration, Lee County custom) | Older building at $325,000 | Complex median $365,000 | Newer building at $422,500 |
|---|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,275.00 | $2,555.00 | $2,957.50 |
| Owner’s title insurance, promulgated rate | about $1,700 | about $1,900 | about $2,188 |
| Grand Pines condominium estoppel certificate, standard cap | up to $299 | up to $299 | up to $299 |
| Hunters Ridge master estoppel certificate, standard cap | up to $299 | up to $299 | up to $299 |
| Subtotal of these four lines | about $4,573 | about $5,053 | about $5,743 |
| Commission and any buyer-broker compensation | negotiated in your listing agreement | negotiated | negotiated |
| Taxes, dues and fee prorations, payoff, settlement fee | set at closing | set at closing | set at closing |
The $325,000 column is the median of the five older-building sales in 60 months. The documentary stamp tax is computed per $100 of price, rounded up. The owner’s title premium is the state-promulgated rate of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above that; settlement and lien-search fees vary by title company. An expedited estoppel can add $119 per certificate. Commission is fully negotiable, and since August 17, 2024 any offer of buyer-broker compensation is made off the MLS.
Master Declaration §4.12(B) makes the $3,000 Resale Capital Assessment the buyer’s, unless buyer and seller expressly agree otherwise in writing, and the board may raise it by up to 10 percent a year. The association also collects a $400 transfer fee at closing; confirm in the contract who pays it. Any balance on the $41 monthly assessment is not addressed in published documents, so ask the office for a payoff letter before listing.
Grand Pines is a Chapter 718 condominium inside the Chapter 720 Hunters Ridge master association, so a sale runs on both regimes. On the condominium side, the seller furnishes the resale documents that section 718.503 lists, the declaration, articles, bylaws and rules, the annual financial statement and annual budget, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions and answers sheet, and the Grand Pines association issues its estoppel certificate under section 718.116. On the master side, the Hunters Ridge association issues its estoppel under section 720.30851, which states the master charges; the statute does not require it to state the membership, so ask the office to confirm that in writing. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations under the condominium chapter, and how that fork applies to a condominium unit inside a 720 master is a question for your closing agent or attorney. This is information, not legal advice.
Florida also requires residential sellers to give a flood disclosure at or before contract under section 689.302, and case law requires sellers to disclose known facts that materially affect value and are not readily observable. For Grand Pines, that includes any unit storm or water history you know of; hand buyers the source documents rather than a summary. We found no Grand Pines permit that mentions Hurricane Ian, which is an absence of records, not proof of no damage.
The recorded amendments we could read are the First, Second and Sixth; the instruments that brought Buildings 5, 6 and 7 into the condominium in 2005 were not found in the sources we searched, and the state still carries two Grand Pines project files, 30 units and 16 units. Recorded deeds describe the 2005 units as phases of the original condominium. A buyer’s title agent may ask; a seller who requests the full amendment set from the association with the condominium documents answers the question before it slows a closing.
Yes, and it takes about 30 minutes at the unit. An in-person comparative market analysis lets us see the condition, windows, lanai, air conditioning and outlook that no county card shows, and it turns a Grand Pines range into a recommended list price with the competing listings beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It covers a walk-through, your permits and board approvals, your membership type, your building’s roof date, the Grand Pines sales we selected and our adjustments, the Pheasant Hollow, Lynx Pass and villa listings you would compete with, a recommended list price, and a net sheet after deed stamps, title and both estoppels.
Many Grand Pines owners ask a year or more before they sell, often after a fee notice or a roof project. There is no obligation to list with us, and we keep every conversation confidential. Request your free Grand Pines home valuation, return to the valuation form section, or call Jesse at (239) 898-6072.
These are the valuation questions Grand Pines owners ask us most, answered from the Lee County field cards, the recorded Grand Pines Declaration and amendments, the Hunters Ridge fee sheet and budgets, and Florida law. For a number on your own unit, call Jesse direct at (239) 898-6072.
It is worth what comparable units in your building group recently sold for, adjusted for floor, plan, roof, membership and condition. Grand Pines recorded 17 qualified resales in the 60 months to September 24, 2026 at a $365,000 median; the newer Buildings 3, 4 and 7 at $422,500, the older Buildings 1 and 8 from $285,000 to $350,000.
$365,000 across 17 qualified sales in the 60 months to September 24, 2026, all resales. Seventeen is an odd count, so that median is one observed sale, a ground-floor two-bedroom in Building 3 in April 2026.
Because no shorter window holds ten sales. Grand Pines recorded 3 sales in 12 months, 6 in 24 and 9 in 36, and a median of three or six sales describes a few units, not the complex. We list the short-window sales and use the 60-month median.
Three sales: $334,500 and $415,000 in Building 4 in March 2026, both upper units, and $365,000 for a ground-floor two-bedroom in Building 3 in April 2026, for $1,114,500 in recorded volume.
A median of $243.18 per heated square foot across the 17 sales in 60 months, $270.75 in Buildings 3, 4 and 7 and $206.86 across the five sales in Buildings 1 and 8. Heated square feet exclude the garage and screened lanai.
Down from a 2022 peak and steadier in 2026. Yearly medians ran $450,000 in 2022, $390,000 in 2023, $430,000 in 2024, $307,500 in 2025 and $365,000 in 2026 to September 24, each on two to five sales.
Neither consistently. Inside the newer buildings, six ground-floor sales ran from $330,000 to $450,000 and six upper-floor sales from $307,500 to $569,900. Upper units are larger with higher ceilings; ground units have no stairs, and no Grand Pines building has an elevator on the recorded documents.
Yes. Every sale at $400,000 or above in five years was in Buildings 3, 4 or 7, which use the larger 2000 plans with larger garages, and no sale in Buildings 1, 2 or 8 topped $350,000.
Not by itself. Two-bedroom sales have run higher than three-bedroom sales because most were larger or newer-building plans. The building and plan set the price; the bedroom count follows them.
$569,900, recorded in March 2022 for an upper-floor two-bedroom of 1,743 heated square feet in Building 7, at $326.97 per square foot. It is the highest qualified Grand Pines sale on record.
$285,000 in March 2025 for an upper-floor two-bedroom of 1,591 square feet in Building 1. A $299,000 estate deed in Building 4 in December 2024 was coded not qualified and is not counted.
Not very, in our experience. Automated estimates often mix Grand Pines with villas, houses and the other coach-home condominiums, and cannot see the building’s roof date, the plan family or the membership attached. We do not link or rely on it.
It supports it. Buildings 4, 5, 6 and 7 carry metal roofs under permits finaled January 16, 2025, which answers the roof question on the wind-mitigation form and most insurers’ applications for years to come. Put the permit number in the listing.
They are permitted and finaled, and they turn 15 years old in 2028. Section 627.7011(5) bars an insurer from refusing a policy solely for the age of a roof under 15 years old; past 15, an insurer may require a roof inspection, but still may not refuse solely for age if the inspection shows at least 5 years of useful life left. A buyer’s insurer will ask; have the permit and any association roof plan ready.
It shapes what a buyer can pay each month. With a Social membership, a Grand Pines unit carries about $14,821 a year in 2026 Hunters Ridge billing, but the fee includes water and sewer, which villa and single-family owners pay separately at $61.90 a month.
It can, if a buyer meets it late. The budget and reserves are not public, so order the condominium estoppel and current budget at listing and hand them over early; a disclosed number is priced, an unknown one is discounted.
Yes. Any special assessment appears on the Grand Pines estoppel certificate, and how the 2024 roofs were funded is not public. Ask the association before you price, and settle in the contract who pays any assessment levied before closing.
It narrows the buyer pool a little. Declaration §18.3 allows only dogs and cats under 10 pounds with board consent. Pheasant Hollow and Lynx Pass allow two household pets, so buyers with larger dogs look there. State the rule in the listing.
For investors, yes. Declaration §18.8 allows whole-unit leases of 30 days or more, and the master rules add board approval, three leases a year and a one-year maximum term, with the owner losing club use while leased. Grand Pines is a seasonal or annual rental, not a vacation rental.
It can, to a golfer. A Golf or Charter membership runs with title under Master Declaration §9.08 and spares the buyer a $50,000 upgrade, subject to the 420-membership cap. Confirm your type in writing with the master association.
Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover in a Grand Pines price, and a buyer who wants golf can upgrade after closing if the golf roster is under its cap.
Florida’s milestone inspection and structural integrity reserve study laws key on condominium buildings of three habitable stories or more, and the Grand Pines buildings are two-story on the recorded surveys and county cards. Ask the association whether it holds any structural reports, and let your attorney confirm the reading.
Favorably. Every Grand Pines parcel is in FEMA Zone X on panel 12071C0678F, so federally backed lenders generally do not require flood insurance, and Citizens exempts condominium unit-owner policies from its 2027 flood rule. Every parcel is in evacuation Zone C.
Not visibly in the record. No Grand Pines permit mentions Ian or storm damage, and the sales after the storm recorded $430,000 in March 2023 and again in January 2024. The October 2024 roof permits give no reason for the work, so we do not call them storm repairs.
Yes, because the windows are the owner’s under Declaration §5.2 and they drive the wind-mitigation credit. Permitted impact glass installed with the association’s consent is one of the few upgrades a Grand Pines owner can make that a buyer’s insurer rewards.
No. Declaration §11.1 and §18.4 bar a balcony or lanai enclosure unless the developer installed it. Value in Grand Pines comes from inside the unit and from approved openings, not from added space.
No. The 2025 county market values on the Grand Pines cards run from $226,793 to $304,801, below the $365,000 sale median. Use the county figure only as a sanity check.
Not what yours are. Your homestead exemption and Save Our Homes cap do not carry over, and the assessment resets to market value the January after the sale. A buyer should ask the Lee County Tax Collector for an estimate at their price.
Across 49 pairs of consecutive qualified sales of the same unit at least a year apart since 1996, the median gain was about 2.7 percent a year over a median hold of about 7.5 years. Owners who sold in the last five years gained a median of about 3.9 percent a year.
Yes, three owners. All three bought from 2021 to 2024 and sold from 2025 to 2026, including a Building 3 ground-floor unit bought at $430,000 in 2023 and sold at $365,000 in 2026. Thirteen of the 16 recent sellers with an earlier sale gained.
List by late fall or early January if you can. Of the 17 qualified sales in 60 months, 15 recorded from February through June and seven in March, so the buyers who close in spring are touring from November on.
The appraiser starts from the same 17 sales. A price backed by comparables from your own building group and plan, with the adjustments documented, is the best protection; a low appraisal is then renegotiated, bridged by the buyer or disputed with better comparables.
It is a question buyers ask. City case PD25-124697-BOS proposed a 149-foot monopole on Fox Ridge Drive, and its outcome is not published. We tell buyers what the record shows rather than let the question sit.
It can slow a closing if it surprises a title agent. The instruments that added Buildings 5, 6 and 7 were not found in the public sources we searched. Request the complete recorded amendment set from the association with the condominium documents.
Many seasonal buyers value a turnkey unit, but price furnishings separately in the contract so the recorded price reflects the real estate. That keeps your sale a clean comparable and avoids appraisal questions for a financed buyer.
Your quarterly statement, membership type, permit history, wind-mitigation and four-point reports, board and ARB approvals, your building’s roof permit, and any lease. For a sale, add both estoppel certificates and the condominium resale documents.
No. The online valuation and the in-person CMA are free and carry no obligation to list. We keep every conversation confidential.
The one who prices from your own building group’s recorded sales, explains the roof, the budget and the two-association paperwork before a buyer’s agent does, and markets to the seasonal buyers who drive this market. Compare the record, then call Jesse direct at (239) 898-6072.
Jesse McGreevy is a top-reviewed Grand Pines listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. A few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
A Grand Pines specialist knows which building, plan family, floor, roof and membership a unit belongs to, and prices the life around it: a staffed gate, the Hunters Ridge club, a private Grand Pines pool and cabana under Declaration §23, and the shortest walk to the clubhouse of any coach-home condominium in the community. Buyers pay for that setting, and a valuation that reflects it holds up.
Buyers weighing a Grand Pines unit also tour Pheasant Hollow, Lynx Pass and the villas, and the single-family homes covered in our Hunters Ridge community guide. As Top 1% Real Estate Agents Nationally Since 2008, we value your unit against the choices your buyer is actually weighing, and our Grand Pines neighborhood guide covers the complex’s history, rules, schools and logistics in full.
For city-wide context, see our Bonita Springs community guide. Grand Pines values follow their own record more than the city’s, because the club membership, the coach-home fee and the building-by-building roof record are specific to this gate.
Many Grand Pines sellers buy again, inside Hunters Ridge or nearby. Read our guide to buying a home in Grand Pines at Hunters Ridge or how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you’re searching for the best Grand Pines listing agent, or asking “what can I sell my Grand Pines condo for,” McGreevy and Comisar price from the recorded sales of your own building group. We tracked every one of the 17 qualified Grand Pines sales of the last five years, one field card at a time, and that record is the starting point of every valuation we send. 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. Only three Grand Pines units sold in the last 12 months, so if you are thinking about selling, call us first. When you are ready to list, read how we sell Grand Pines coach homes.
Grand Pines sold record, last 60 months: 17 recorded resales at a $365,000 median and $243.18 per heated square foot, from $285,000 for an upper unit in Building 1 to $569,900 for an upper unit in Building 7, per the Lee County Property Appraiser field cards read September 26, 2026.
Enter your address in the valuation form for your free Grand Pines home valuation, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate on Hunters Ridge Boulevard, and have represented buyers and sellers across Southwest Florida since 2008. Read how the team was built on our about McGreevy and Comisar page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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 DBPR license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Follow our Southwest Florida sales on Instagram, Facebook and YouTube.
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 recorded Grand Pines instruments, Lee County Clerk and Property Appraiser records, the Hunters Ridge Community Association’s posted documents, City of Bonita Springs permits, Florida law and state agencies, and federal flood and storm records. We do not cite real estate brokerage or listing sites. Sources were accessed from 24 to 26 September 2026.
The official documents below are recorded with the Lee County Clerk, published by the Hunters Ridge Community Association, or issued by the State of Florida and the federal government. They are the documents that bear most directly on what a Grand Pines unit is worth and what its seller owes, and each link opens the issuing authority’s own copy.
| Document | Issued by | What it covers | Link |
|---|---|---|---|
| Declaration of Condominium of Grand Pines Condominium at Hunters Ridge (1996), with Bylaws and Articles | Lee County Clerk (recorded) | Unit boundaries, maintenance, insurance, pets, leasing, pool | Open the Declaration |
| First Amendment (May 2000) | Lee County Clerk (recorded) | The larger 6-Plex and 4-Plex plans for Buildings 3 to 7 | Open the First Amendment |
| Second Amendment (October 2001) | Lee County Clerk (recorded) | Adds Building 3; the two-story survey | Open the Second Amendment |
| Sixth Amendment (February 2003) | Lee County Clerk (recorded) | Adds Building 4 | Open the Sixth Amendment |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | Grand Pines $2,076 quarterly fee, dues, capital assessment, transfer fee, pet line | Open the fee sheet |
| 2026 Approved Budgets | Hunters Ridge Community Association | The Grand Pines master income line | Open the 2026 budgets |
| Third Amended Master Declaration (recorded July 22, 2025) | Hunters Ridge Community Association, recorded with the Lee County Clerk | Membership, §4.12(B) capital assessment, leasing | Open the master declaration |
| Lease Application Packet | Hunters Ridge Community Association | Lease approval and fees | Open the lease packet |
| LeePA Title Deed Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | Open the code list |
| Condominium estoppel certificates, Section 718.116 | State of Florida | What the Grand Pines estoppel states and what it may cost | Open Section 718.116 |
| Condominium resale disclosure, Section 718.503 | State of Florida | The documents a Grand Pines seller furnishes a buyer | Open Section 718.503 |
| Florida Flood Disclosure, Section 689.302 | State of Florida | The flood disclosure every residential seller gives at or before contract | Open Section 689.302 |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind-mitigation form that drives a buyer’s premium | Open the form |
| IRS Publication 523, Selling Your Home | Internal Revenue Service | Federal rules for the home-sale gain exclusion | Open Publication 523 |
The Grand Pines association’s own budget, reserve schedule and any later amendments are not posted online; they come with the condominium resale documents at a sale, and recorded amendments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled: not used in this edition. Grand Pines values are Lee County Property Appraiser recorded sales, field cards read September 26, 2026, windows to September 24, 2026. McGreevy and Comisar, Grand Pines at Hunters Ridge home valuation. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.