Values from every qualified Hunters Ridge sale on the county record, by product type, adjusted for roof, membership and condition. Free and confidential.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from the Lee County Property Appraiser recorded-sale field cards, pulled 24 September 2026
What is your Hunters Ridge home worth? This is McGreevy and Comisar’s valuation guide for owners in Hunters Ridge, the gated golf and country club community of 562 home sites on 275 acres off Bonita Beach Road in Bonita Springs. It is built from every qualified recorded sale on the county’s field cards, product type by product type, because a villa, a coach home and a single-family home here are three different markets. If you are deciding whether to sell, it sits alongside our guide to selling your home in Hunters Ridge, and if you are buying, our guide to buying a home in Hunters Ridge.
Here is the short answer. From September 25, 2025 to September 24, 2026, 37 Hunters Ridge homes sold in qualified, arm’s-length sales at a $408,000 median, or $257.73 per heated square foot. But no Hunters Ridge home is worth the community median. The 13 single-family homes in that window sold at a $585,100 median, the 19 villas at $372,800, and the coach-home condominiums sold one at a time, so few that we list each sale instead of a median. Your value lives inside those bands, set by your product type, your plat, your roof, your membership and your condition.
Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate, and we value homes the way an appraiser does: from recorded closings, before a buyer’s lender ever orders an appraisal. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every figure below comes from the Lee County Property Appraiser, the association’s own recorded and published documents, or a state or federal agency, never a listing portal.
A Hunters Ridge home is worth what comparable homes of the same product type have recently sold for, adjusted for size, plat, roof age, membership type, updates and condition. Across Hunters Ridge, 37 qualified sales closed at a $408,000 median in the 12 months to September 24, 2026, but single-family homes, villas and coach homes each trade in their own band.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR-qualified improved sales coded 01, windows ending September 24, 2026, retrieved 24 Sep 2026; coach-home windows widened to the first window holding ten or more sales).
| Hunters Ridge product type | Window used and sales (n) | Median recorded price | Median $ per heated sq ft | Price range in that window |
|---|---|---|---|---|
| Single-family homes (244 built) | 12 months, n = 13 | $585,100 | $290.65 | $275,000 to $775,000 |
| Villas, all (206) | 12 months, n = 19 | $372,800 | $253.35 | $200,000 to $480,000 |
| South villas, Hunters Ridge Villas (134) | 12 months, n = 12 | $336,250 (middle pair $335,000 and $337,500) | not separated | $200,000 to $426,500 |
| North villas, North Unit Two (72) | 24 months, n = 10 | $450,000 (middle pair $450,000 and $450,000) | not separated | $305,000 to $500,000 |
| Grand Pines coach homes (46) | 60 months, n = 17 | $365,000 | $243.18 (median of the 17 ratios) | $285,000 to $569,900 |
| Pheasant Hollow coach homes (40) | 60 months, n = 10 | $492,500 (middle pair $490,000 and $495,000) | in our Pheasant Hollow guide | in our Pheasant Hollow guide |
| Lynx Pass coach homes (24) | No sale in 12, 24 or 36 months; 2 in 60 months | listed, no median | listed, no median | $320,000 and $505,000 (both 2022) |
| All Hunters Ridge sales | 12 months, n = 37 | $408,000 | $257.73 | $200,000 to $775,000 |
Where a window held fewer than ten sales, we widened it until it held ten, and where no window ever did, we list the sales themselves, because a median of two or three sales is not a market. Lynx Pass is the extreme case: its 47 recorded sales from 2006 to 2022 have a $277,000 median, which is history, not a value for today.
Enter your address in the Hunters Ridge valuation form on this page, or call Jesse direct at (239) 898-6072. We reply the same day with a range built from recorded Hunters Ridge sales in your own product type, then a written file with the active competition after a short walk-through. There is no cost and no obligation to list.
These are the facts that decide what a Hunters Ridge home is worth in September 2026, each drawn from the Lee County deed and parcel record, the association’s recorded declaration and 2026 documents, or a state or federal source.
Your Number: What Is My Hunters Ridge Home Worth in 2026? · Why Value Your Hunters Ridge Home With McGreevy and Comisar? · How Do I Get a Free Hunters Ridge Home Valuation?
How We Value: Why Does an Online Estimate Miss Hunters Ridge Home Values? · How Do We Value a Hunters Ridge Home?
Values by Product Type and Trend: What Are Homes Worth in Each Part of Hunters Ridge? · What Did Hunters Ridge Homes Sell For in the Last 12 Months? · What Are Hunters Ridge Home Values by Price Band, Bedrooms and Size? · Are Hunters Ridge Home Values Rising or Falling? · What Does One Glen Hollow Drive Home Teach You About Hunters Ridge Value?
What Moves Value: How Does the Club Membership Change What a Hunters Ridge Home Is Worth? · What Costs Will a Hunters Ridge Buyer Price Into Your Offer? · What Moves a Hunters Ridge Home’s Value Up or Down? · How Do Flood Zone, Insurance and Condo Law Affect a Hunters Ridge Valuation? · Is the Property Appraiser’s Just Value the Same as Market Value?
Comparisons and Next Steps: Hunters Ridge vs Palmira: Which Resale Market Will Your Buyer Compare? · What Will You Net When You Sell a Hunters Ridge Home? · Want a Free In-Person CMA for Your Hunters Ridge Home?
Answers and Local Expertise: Frequently Asked Questions, Hunters Ridge Home Value Edition · What Our Clients Say About Working With Us · Why Does a Hunters Ridge Specialist Matter When You Value Your Home? · Get Your Hunters Ridge Valuation, and How to Reach Us Today · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Hunters Ridge homes from the recorded sales of each product type inside the gate, not from a ZIP code average. We are a two-partner Bonita Springs team, Top 1% Real Estate Agents Nationally Since 2008, and we read the field cards, the recorded declaration, the 2026 fee sheet and the flood map before we give an owner a number.
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. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets teams side by side on the public record.
Honors and recognition:
In the last 12 months we tracked every qualified Hunters Ridge sale on the Lee County Property Appraiser’s field cards, one recorded deed at a time: 37 in all, out of 560 built homes. Behind them sit 113 priced transfers over three years, of which the county qualified 106. When a South villa owner on Maiden Cane Lane asks what the home is worth, the answer starts with the 12 South villa sales at a $336,250 median, not the 34135 ZIP code, which mixes Hunters Ridge with communities that have no mandatory club at all.
No McGreevy and Comisar sale inside Hunters Ridge is on record for this edition, and we will not imply one. Our own Hunters Ridge listing count: Information not available at time of publishing (checked 2026-09-27). What we bring is the method on this page and the career record behind it: Top 1% nationally since 2008, the #1 Team in Southwest Florida since 2012, and a team that has worked the Bonita Beach Road golf communities for years. The county record, not our say-so, is what supports every number here.
Jesse McGreevy writes it, from the recorded sales, your home’s own permits and documents, and the association’s current fee sheet, and Marc Comisar walks the home when an in-person look will change the number. Nobody hands your valuation to software. Reach Jesse at (239) 898-6072.
Hunters Ridge medians have eased from $430,000 over 36 months to $408,000 over the last 12, and three of the four homes that sold twice since 2023 resold for less. In a market like that, the first price a listing carries becomes its reputation on a small, gated street. A valuation that is right the first time is worth more here than in a rising market.
To get a free Hunters Ridge 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 recorded sales of your own product type inside Hunters Ridge, then a full written pricing file with the active competition after a short walk-through.
A value range for your home; the recorded Hunters Ridge sales we used, with their dates, plats, sizes and prices; the active and pending listings you would compete with; the adjustments we made for roof, updates, lanai, pool, view and membership; a fee summary your buyer will underwrite; and a net estimate after Florida’s deed stamps and title charges. Where your product type had few sales, we widen the window and show every sale individually.
Your address; your membership type (Charter, Golf or Social) and, if you know it, how it was acquired; the roof material and the year it was replaced; the dates of air conditioning, window and renovation permits; any wind-mitigation or four-point report; whether your share of the Community Center assessment was paid as a lump sum or is on a monthly plan; and, for a coach home, your condominium association’s current budget and any pending assessment.
The first range usually reaches you the same business day. A written file after a walk-through takes one to two days, because we pull the current listings in your product type and confirm the fee lines with the association’s published documents before we send it.
Nothing. A McGreevy and Comisar valuation is free and confidential, and there is no obligation to list with us. Many owners ask a season or more before they sell, and that is the right time to ask.
Online estimates miss Hunters Ridge values because one community name covers single-family homes, villas and three condominiums, because the models cannot see the club membership that runs with each title, and because a few qualified sales in the county record sit far below their peers. An automated number is a starting point in Hunters Ridge, not a price.
Data updated: September 2026 (Lee County Property Appraiser field cards and ParcelInfo sales layers, sales September 25, 2023 to September 24, 2026, retrieved 24 Sep 2026).
Hunters Ridge holds 244 single-family homes, 206 villas and 110 condominium coach homes. Averaging a $585,100 single-family median with a $336,250 South villa median produces a number that describes neither home. A model that treats every Hunters Ridge sale as a comparable for every other will overvalue a villa and undervalue a house.
Under the recorded Third Amended Master Declaration §9.08, every home’s Charter, Golf or Social membership is “appurtenant to and run with the title.” The Property Appraiser’s records describe land and buildings, not club rights, so no automated estimate can tell a Golf home from a Social home, even though a buyer of the Social home who wants golf pays a $50,000 upgrade.
The county coded two June 2026 sales as qualified at prices far below their peers: a 1,487 square foot villa at 12685 Glen Hollow Drive for $200,000, and a 1,712 square foot single-family home at 12663 Buttonbush Place for $275,000. The field cards do not say why. A model that weights recent sales heavily treats those as market evidence; we treat them as signals to ask what condition those homes were in.
Lynx Pass, the 24-unit condominium on Donnavid Court, recorded no qualified sale in the 12, 24 or 36 months to September 24, 2026, and only two in 60 months, both in 2022. A model with nothing recent to learn from will reach back to old sales or borrow from other buildings, and either one can miss by a wide margin.
County records capture every recorded deed the Property Appraiser judges arm’s length, whether or not an agent was involved, and they measure heated area from the building sketch. The MLS counts listings agents entered, with agent-entered square footage. Our Hunters Ridge community guide explains the difference; the point for a seller is that two honest sources can disagree on both the count and the price per foot.
Keep it, and bring it to the conversation. We will show you which recorded sales it probably leaned on, which ones it could not see, and where your home actually sits against the sales of your own product type. The gap usually has a reason you can name.
We value a Hunters Ridge home the way an appraiser would: select recorded sales of the same product type and plat, adjust each for size, age, roof, updates, pool, view and membership, weight the most similar and most recent, then test the result against the Hunters Ridge listings a buyer can tour this week.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows ending September 24, 2026; association 2026 Membership Program and Fees sheet; retrieved 24 Sep 2026).
We never start from the community median. A single-family home starts from the 13 single-family sales of the last 12 months; a South villa from the 12 South villa sales; a North villa from the 10 North villa sales over 24 months; a coach home from its own building’s sales, widened as far as needed. This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record.
Inside the single-family homes, the original 1988 ranch homes on Glen Hollow Drive, Hunters Ridge Drive and Sweet Bay Lane are a different product from the 2005 homes on L Burton Fletcher Court or the larger Silverthorn Court homes. The villas split the same way: the 134 South villas date from 1988 to 1995, the 72 North villas from 1998 to 2005. We match plat and era first.
We price per heated square foot, the air-conditioned living area on the county field card. Total square feet adds the garage, lanai and screen enclosure and runs far larger: across the last 12 months the overall median was $257.73 per heated square foot but $161.70 per total square foot. Mixing the two is the most common pricing mistake we see.
Because 374 of 560 Hunters Ridge homes were built before the Florida Building Code took effect on March 1, 2002, the roof permit date, impact openings and air conditioning age move what a buyer’s insurer will charge, and so what a buyer can pay. A documented newer roof is often worth more than a new kitchen.
We confirm the membership type attached to your address before we set a range. A Golf or Charter home saves its buyer the $50,000 upgrade and the wait for a slot under the 420 cap; a Social home appeals to a buyer who does not golf and does not want to pay for it. Both have buyers; they are not the same buyers.
Golf course or lake frontage, a private pool, an extended lanai, updated kitchens and baths, and the distance from the I-75 edge on the west side all move value within a plat. We price each from Hunters Ridge sales where the record allows, and say so where it does not.
Of 106 qualified Hunters Ridge sales over 36 months, 56 closed between February and May. We compare your home with the same season a year earlier, and we adjust older comparables for the easing medians rather than treating a 2024 sale as today’s price.
A buyer does not compare your home with last year’s closings; they compare it with what is for sale inside the gate now and in nearby golf communities. We line up the active and pending Hunters Ridge listings in your product type so the recommended price is one a buyer would choose on the day you launch.
Suppose you own a 1,800 square foot, three-bedroom single-family home from the original 1988 plat. At the 12-month single-family median of $290.65 per heated square foot, it works out near $523,000. That is arithmetic, not a valuation: the same 1,787 square foot 1988 plan recorded $465,000 in October 2025 and $505,000 in August 2026, so roof, updates and membership decide where yours falls.
A 1,490 square foot, three-bedroom South villa from 1989 sits in the most active market in Hunters Ridge. The 12 South villa sales of the last 12 months had a $336,250 median, and same-size South villas recorded from $305,000 on Maiden Cane Lane in September 2026 to $426,500 on Maiden Cane Lane in May 2026. Interior updates, air conditioning age and the building’s position explain most of that spread.
Two 1,684 square foot Grand Pines units on Fox Ridge Drive recorded $307,500 in March 2025 and $334,500 in March 2026, while a larger 1,743 square foot unit in the same building recorded $415,000 in March 2026. With 17 Grand Pines sales over 60 months at a $365,000 median, we start from those same-plan sales and adjust for floor, updates and the building’s roof history.
Hunters Ridge medians have eased from $430,000 over 36 months to $408,000 over 12, so the price you launch at decides how your listing performs. Request your free Hunters Ridge home valuation using the form at the top of this page, or call Jesse direct at (239) 898-6072. When you are ready, read how we sell homes in Hunters Ridge. Buying inside the gate as well? Call Marc at (239) 287-5873 or read our guide to buying a home in Hunters Ridge, and see how we represent buyers.
Hunters Ridge home values depend first on the product type and the part of the community. Over the windows named below, single-family homes recorded a $585,100 median, North villas $450,000, South villas $336,250, Grand Pines coach homes $365,000 and Pheasant Hollow coach homes $492,500, while Lynx Pass has not recorded a sale since 2022.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows ending September 24, 2026, retrieved 24 Sep 2026; unit counts from the Property Appraiser’s parcel service; years built from the Florida Department of Revenue 2025 roll).
| Part of Hunters Ridge | Homes | Built | Window and sales (n) | Median recorded price | 2026 HRCA quarterly fee |
|---|---|---|---|---|---|
| Single-family homes, eight plats | 244 (plus 2 vacant lots) | 1988 to 2006 | 12 months, 13 | $585,100 | $582 |
| South villas (Hunters Ridge Villas) | 134 | 1988 to 1995 | 12 months, 12 | $336,250 | $1,878.20 |
| North villas (North Unit Two) | 72 | 1998 to 2005 | 24 months, 10 | $450,000 | $1,950.95 |
| Grand Pines coach homes | 46 | 1996 to 2005 | 60 months, 17 | $365,000 | $2,076 |
| Pheasant Hollow coach homes | 40 | 2006 | 60 months, 10 | $492,500 | $2,500 |
| Lynx Pass coach homes | 24 | 2006 | 60 months, 2 (listed) | $320,000 and $505,000, both 2022 | $2,050 |
Quarterly fees are from the association’s 2026 Membership Program and Fees sheet; every home also pays the $4,775 Social dues and the $1,250 dining minimum on top.
The 244 built single-family homes run from the original 1988 ranch homes of Plat Book 41 to the 2005 and 2006 homes of the north parcel. The 13 qualified single-family sales of the last 12 months had a $585,100 median and $290.65 per heated square foot, from $275,000 on Buttonbush Place to $775,000 on L Burton Fletcher Court. Every single-family home that sold in the window was a one-story plan, with heated area from 1,592 to 2,460 square feet.
The 134 South villas are the original attached homes of 1988 to 1995, in 44 one-story buildings of two to four homes each, on Glen Hollow Drive, Marsh Elder Court, Maiden Cane Lane, Hunters Court and Wild Coffee Court. They are the most active market in Hunters Ridge: 12 qualified sales in the last 12 months at a $336,250 median, the mean of the middle pair, $335,000 and $337,500. Our Hunters Ridge Villas guide covers the buildings and fee lines in detail, and our Hunters Ridge Villas valuation page prices them sale by sale.
The 72 North villas are paired homes in 36 two-unit buildings on Fox Ridge Drive and F B Fowler Court, built from 1998 to 2005. They are larger than the South villas, and all 72 were re-roofed in 2017 under city permits, per our Hunters Ridge Villas guide. The first window with ten North villa sales is 24 months: 10 sales at a $450,000 median, from $305,000 to $500,000. In the last 12 months seven North villas sold, from $305,000 to $480,000.
Grand Pines is the south parcel’s coach-home condominium, 46 units in eight two-story buildings on Fox Ridge Drive, built from 1996 to 2005. It recorded 17 qualified sales in the 60 months to September 24, 2026, all resales, at a $365,000 median and a range of $285,000 to $569,900. Three sold in the last 12 months, at $334,500, $415,000 and $365,000. Our Grand Pines guide and Grand Pines valuation page carry the full list.
Pheasant Hollow is 40 units in ten four-unit, two-story buildings on Hiram Street, completed in 2006. It recorded 10 qualified sales in the 60 months to September 24, 2026 at a $492,500 median, the mean of the middle pair, $490,000 and $495,000. Two sold in the last 12 months, at $397,500 (November 2025, 1,977 heated square feet) and $385,000 (July 2026, 1,553 heated square feet). See our Pheasant Hollow guide and Pheasant Hollow valuation page.
Lynx Pass is 24 units in three eight-unit, two-story buildings on Donnavid Court, completed in 2006. It recorded no qualified sale in the 12, 24 or 36 months to September 24, 2026, and two in 60 months: $505,000 on March 23, 2022 and $320,000 on September 16, 2022. Across all history, 47 recorded sales from 2006 to 2022 had a $277,000 median, which describes the past, not today. A Lynx Pass valuation leans on Pheasant Hollow and Grand Pines sales adjusted for size and condition; see our Lynx Pass guide and Lynx Pass valuation page.
In the 12 months to September 24, 2026, the county recorded 37 qualified Hunters Ridge sales: 13 single-family homes, 19 villas and 5 coach homes, from $200,000 to $775,000. Listed below, sale by sale, they are the comparables every honest Hunters Ridge valuation starts from, with dates, plats, heated sizes and recorded prices.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR-qualified improved sales coded 01, September 25, 2025 to September 24, 2026, retrieved 24 Sep 2026; price per heated square foot is our arithmetic from the card’s recorded price and heated area).
| Sale date | Street address | Plat | Heated sq ft | Built | Beds | Recorded price | $ per heated sq ft |
|---|---|---|---|---|---|---|---|
| Oct 3, 2025 | 12626 Hunters Ridge Dr | Hunters Ridge (Plat Book 41) | 1,787 | 1988 | 3 | $465,000 | $260.21 |
| Nov 5, 2025 | 12658 Buttonbush Pl | Replat, part of Tract F | 1,758 | 1995 | 3 | $620,000 | $352.67 |
| Nov 7, 2025 | 12646 Buttonbush Pl | Replat, part of Tract F | 1,992 | 1991 | 2 | $430,000 | $215.86 |
| Nov 19, 2025 | 12633 Hunters Lakes Ct | Phase 5B | 1,756 | 1995 | 3 | $630,000 | $358.77 |
| Jan 30, 2026 | 28251 L Burton Fletcher Ct | North Unit Four | 1,881 | 2005 | 3 | $410,000 | $217.97 |
| Feb 5, 2026 | 12820 Silverthorn Ct | Phase 5 | 2,460 | 1995 | 3 | $715,000 | $290.65 |
| Feb 6, 2026 | 12910 Silverthorn Ct | Phase 5 | 2,367 | 2005 | 4 | $700,000 | $295.73 |
| Mar 10, 2026 | 12787 Hunters Ridge Dr | Phase 5 | 1,696 | 1995 | 3 | $639,000 | $376.77 |
| Apr 6, 2026 | 28100 L Burton Fletcher Ct | North Unit Four | 2,243 | 2004 | 3 | $775,000 | $345.52 |
| Apr 30, 2026 | 12690 Buttonbush Pl | Replat, part of Tract F | 1,592 | 1992 | 3 | $585,100 | $367.53 |
| May 14, 2026 | 12651 Hunters Ridge Dr | Replat, part of Tract F | 1,841 | 1990 | 3 | $408,000 | $221.62 |
| Jun 29, 2026 | 12663 Buttonbush Pl | Block L | 1,712 | 1993 | 3 | $275,000 | $160.63 |
| Aug 21, 2026 | 12674 Glen Hollow Dr | Hunters Ridge (Plat Book 41) | 1,787 | 1988 | 3 | $505,000 | $282.60 |
Read the per-foot column with care. The $160.63 to $376.77 spread on homes of similar size is the clearest proof in the record that condition, roof, updates and membership, none of which the county card shows, move Hunters Ridge values more than square footage does.
| Sale date | Street address | Section | Heated sq ft | Built | Beds | Recorded price |
|---|---|---|---|---|---|---|
| Oct 24, 2025 | 12710 Fox Ridge Dr | North | 1,725 | 1999 | 2 | $450,000 |
| Dec 9, 2025 | 28559 F B Fowler Ct | North | 1,679 | 2003 | 3 | $372,800 |
| Dec 22, 2025 | 12747 Maiden Cane Ln | South | 1,419 | 1989 | 3 | $400,000 |
| Dec 22, 2025 | 12695 Fox Ridge Dr | North | 1,700 | 1999 | 2 | $305,000 |
| Jan 8, 2026 | 28504 F B Fowler Ct | North | 1,662 | 2004 | 3 | $450,000 |
| Feb 19, 2026 | 12629 Glen Hollow Dr | South | 1,423 | 1989 | 2 | $337,500 |
| Feb 20, 2026 | 12816 Maiden Cane Ln | South | 1,396 | 1994 | 2 | $395,500 |
| Apr 13, 2026 | 28508 F B Fowler Ct | North | 1,746 | 2004 | 2 | $450,000 |
| Apr 15, 2026 | 12802 Maiden Cane Ln | South | 1,597 | 1994 | 2 | $335,000 |
| Apr 15, 2026 | 12694 Fox Ridge Dr | North | 1,699 | 1998 | 3 | $480,000 |
| May 6, 2026 | 28531 F B Fowler Ct | North | 1,717 | 2004 | 2 | $435,000 |
| May 14, 2026 | 12801 Maiden Cane Ln | South | 1,490 | 1993 | 3 | $426,500 |
| May 26, 2026 | 28790 Hunters Ct | South | 1,487 | 1993 | 3 | $270,000 |
| Jun 30, 2026 | 12685 Glen Hollow Dr | South | 1,487 | 1989 | 3 | $200,000 |
| Jul 1, 2026 | 12727 Maiden Cane Ln | South | 1,186 | 1991 | 2 | $340,000 |
| Jul 7, 2026 | 28789 Wild Coffee Ct | South | 1,490 | 1989 | 3 | $306,000 |
| Aug 18, 2026 | 12655 Glen Hollow Dr | South | 1,490 | 1989 | 3 | $375,000 |
| Aug 25, 2026 | 12673 Glen Hollow Dr | South | 1,186 | 1989 | 2 | $315,000 |
| Sep 3, 2026 | 12803 Maiden Cane Ln | South | 1,490 | 1993 | 3 | $305,000 |
The seven North villa sales ran from $305,000 to $480,000, and five of the seven landed at $435,000 or more. The 12 South villa sales ran from $200,000 to $426,500. That split is why we never price a North villa from a South villa sale, or the reverse.
| Sale date | Condominium | Building address | Heated sq ft | Built | Beds | Recorded price |
|---|---|---|---|---|---|---|
| Nov 25, 2025 | Pheasant Hollow | 28101 Hiram St | 1,977 | 2006 | 4 | $397,500 |
| Mar 2, 2026 | Grand Pines | 12607 Fox Ridge Dr | 1,684 | 2001 | 3 | $334,500 |
| Mar 16, 2026 | Grand Pines | 12607 Fox Ridge Dr | 1,743 | 2001 | 3 | $415,000 |
| Apr 10, 2026 | Grand Pines | 12613 Fox Ridge Dr | 1,357 | 2001 | 2 | $365,000 |
| Jul 21, 2026 | Pheasant Hollow | 28141 Hiram St | 1,553 | 2006 | 3 | $385,000 |
Five sales across three condominiums are too few for a coach-home median, which is why the valuation of a coach home widens to its own building’s 60-month record.
The county list carries no asking prices, days on market or concessions. MLS days on market and sale-to-list for these sales: Information not available at time of publishing (checked 2026-09-27). The Property Appraiser also notes that its sale keying can run four to six weeks behind recording, so a few late-summer closings may still be added to the count.
In Hunters Ridge, most sales between $300,000 and $500,000 are villas and coach homes, and almost everything above $600,000 is a single-family home. Of the 37 qualified sales in the 12 months to September 24, 2026, 17 closed under $400,000 and 6 closed at $600,000 or more, all of them single-family homes.
Data updated: September 2026 (Lee County Property Appraiser field cards, 37 qualified sales September 25, 2025 to September 24, 2026; bedrooms and heated square feet from the cards; retrieved 24 Sep 2026).
| Price band, 37 qualified sales in 12 months | Sales | What sold there |
|---|---|---|
| Under $300,000 | 3 | Two South villas and one single-family home |
| $300,000 to $349,999 | 8 | Seven villas and one Grand Pines coach home |
| $350,000 to $399,999 | 6 | Three villas and three coach homes |
| $400,000 to $499,999 | 12 | Seven villas, four single-family homes and one Grand Pines coach home |
| $500,000 to $599,999 | 2 | Two single-family homes |
| $600,000 and above | 6 | Six single-family homes |
The $400,000 to $499,999 band is where the product types overlap most: the best North villas and the largest Grand Pines unit compete there with the lower-priced single-family homes, so a buyer in that band is often choosing between a villa’s lower upkeep and a house’s larger lot.
| Bedrooms, 37 sales in 12 months | Sales | Where they sold |
|---|---|---|
| Two | 11 | Nine villas, one single-family home, one Grand Pines unit |
| Three | 24 | Eleven single-family homes, ten villas, two Grand Pines units, one Pheasant Hollow unit |
| Four | 2 | One single-family home, one Pheasant Hollow unit |
Three bedrooms is the Hunters Ridge standard in every product type. A two-bedroom villa does not trade at a fixed discount to a three-bedroom villa here: the $430,000 two-bedroom single-family sale on Buttonbush Place and the $450,000 two-bedroom North villa sales show that plan size and section matter more than the bedroom count.
The single-family homes that sold in the last 12 months had heated areas from 1,592 to 2,460 square feet, with a median of 1,787, and the villas from 1,186 to 1,746. At the single-family median of $290.65 a foot, a 1,700 square foot home works out near $494,000 and a 2,300 square foot home near $668,000; at the villa median of $253.35, a 1,400 square foot villa works out near $355,000. That is arithmetic, not a valuation, and the sale lists above show how far real homes stray from it.
The two 1,186 square foot South villas on Maiden Cane Lane and Glen Hollow Drive recorded $340,000 and $315,000, or about $287 and $266 a foot, above many larger villas. Buyers pay a floor price for a Hunters Ridge villa with membership, gate and amenities, so price per foot rises as size falls. We adjust for that rather than multiply your square footage by a median.
Hunters Ridge values have eased. The overall median was $408,000 over the 12 months to September 24, 2026, against $415,000 over 24 months and $430,000 over 36, and median price per heated square foot fell from $276.00 to $257.73. The windows overlap and the mix of homes that sold is not controlled, so read this as direction, not a forecast.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved sales in three windows ending September 24, 2026, retrieved 24 Sep 2026).
| Window ending September 24, 2026 | All sales (n) | All median | $ per heated sq ft | Single-family (n, median) | Villas (n, median) | Coach homes |
|---|---|---|---|---|---|---|
| 36 months | 106 | $430,000 | $276.00 | 38, $599,500 | 56, $399,950 | 12, $375,000 |
| 24 months | 69 | $415,000 | $266.11 | 24, $572,500 | 37, $372,800 | 8, listed |
| 12 months | 37 | $408,000 | $257.73 | 13, $585,100 | 19, $372,800 | 5, listed |
The 36-month single-family median of $599,500 is the mean of $599,000 and $600,000; the 24-month figure of $572,500 is the mean of $570,000 and $575,000; the 36-month villa median of $399,950 is the mean of $399,900 and $400,000; and the 36-month coach-home median of $375,000 is the mean of $365,000 and $385,000.
The cleanest measure of direction is the same home sold twice. Four Hunters Ridge homes sold twice inside the 36-month window, per their field cards:
Three of the four resold for less. Condition, updates and terms at each sale are not in the public record, so treat this as context, not proof.
The 12-month single-family median of $585,100 sits above the 24-month $572,500 because of which homes sold: four Silverthorn Court, Hunters Lakes Court and L Burton Fletcher Court homes at $630,000 to $775,000 closed in the last year. The $275,000 Buttonbush Place sale pulled the other way. With 13 sales, one or two homes move the median.
| Month of closing | Qualified Hunters Ridge sales, 36 months |
|---|---|
| January | 5 |
| February | 13 |
| March | 11 |
| April | 15 |
| May | 17 |
| June | 9 |
| July | 7 |
| August | 6 |
| September | 4 |
| October | 5 |
| November | 7 |
| December | 7 |
Across 106 qualified sales over 36 months, 56 closed between February and May. Those are closing dates, so the contracts were written in the club season that runs from the late-October golf openers to the April Hunters Ridge Open in the 2026-27 Golfer’s Guide. We value your home against the same season a year earlier.
Days on market, sale-to-list ratio, active listings and months of supply for Hunters Ridge live in the MLS, not the county record. For this edition: Information not available at time of publishing (checked 2026-09-27). We would rather leave those numbers out than estimate them, and when they are added they will be labeled as MLS figures so they are never mixed with the county figures above.
One Hunters Ridge home at 12674 Glen Hollow Drive, a 1,787 square foot, three-bedroom 1988 ranch home in the original plat, recorded two qualified sales in the public record: $599,000 on May 6, 2024 and $505,000 on August 21, 2026. A near-identical home on Hunters Ridge Drive recorded $465,000 between them.
Data updated: September 2026 (Lee County Property Appraiser field cards for 12674 Glen Hollow Drive and 12626 Hunters Ridge Drive, retrieved 24 Sep 2026; no McGreevy and Comisar role in either sale is on record).
| Sale date | Address | Heated sq ft | Total sq ft | Built | Recorded price | $ per heated sq ft |
|---|---|---|---|---|---|---|
| May 6, 2024 | 12674 Glen Hollow Dr | 1,787 | 2,792 | 1988 | $599,000 | $335.20 |
| Oct 3, 2025 | 12626 Hunters Ridge Dr | 1,787 | 2,792 | 1988 | $465,000 | $260.21 |
| Aug 21, 2026 | 12674 Glen Hollow Dr | 1,787 | 2,792 | 1988 | $505,000 | $282.60 |
All three are DOR-qualified code 01 sales on the county field cards, on the same heated and total area, from the first year of Hunters Ridge building.
The same house recorded $94,000 less in August 2026 than in May 2024. The record does not say why, and we do not guess about a specific owner’s home. What the record does say is that 2024 was a stronger market for this plan: the 36-month single-family median was $599,500, and this home sold at almost exactly that figure.
The Hunters Ridge Drive home with the identical 1,787 square foot plan and the same 1988 date recorded $465,000 in October 2025, $40,000 below the August 2026 Glen Hollow sale. Between two same-plan homes, the gap is condition, roof and systems, setting and membership, which is why we walk the home before we write the number.
If you own one of the original 1988 plans, your comparables are not the 2005 homes on L Burton Fletcher Court or the larger Silverthorn Court homes, and not the 2024 peak. They are $465,000 and $505,000, adjusted for what your home has that those did not. A newer roof, impact openings and a Golf membership are the adjustments that most often put a home at the top of that range.
A buyer’s appraiser pulls the same field cards. An asking price far above the recent same-plan sales has to be explained by documented differences, or the appraisal comes in short and the price is renegotiated. Pricing inside the evidence from the start is what protects the contract.
The club membership changes Hunters Ridge values because it runs with the title. Every home carries a Charter, Golf or Social membership under the recorded declaration, and a buyer who wants golf on a Social home pays a $50,000 upgrade, if a slot is open under the 420 cap. The county record cannot see which homes carry golf.
Data updated: September 2026 (Third Amended Master Declaration, Lee Clerk Instrument 2025000196558, recorded July 22, 2025; 2026 Membership Program and Fees sheet; 2026 approved budget; retrieved 24 Sep 2026).
Declaration §9.03 of the Third Amended Master Declaration makes membership mandatory: every owner maintains a Charter, Golf or Social membership. Charter memberships were issued to owners as of November 22, 1991 and are never reissued. Golf members play without green fees. Social members use the clubhouse, Community Center, pool and courts, and may book limited paid rounds in season.
The 2026 fee sheet states that “Homes with Golf or Charter Memberships attached do not pay an upgrade fee.” For a golfing buyer, that is $50,000 not spent and no wait for a slot. It does not follow that a Golf home sells for $50,000 more: the buyer also takes on golf dues of $10,526 a year including Social dues and tax, against $4,775 for Social alone.
A Social home is the lower-cost way into a gated club with a new Community Center, a renovated pool, courts and a full events calendar. For a buyer who will not golf, a Social home’s lower annual cost is the point, and that buyer will not pay a premium for golf rights. We market each home to the buyer its membership fits.
Declaration §9.04 caps golf memberships at 420. The association’s 2026 approved budget computes golf dues on 358 payers. The cap is a ceiling, not a head count, and whether an upgrade slot is open on a given day is a question for the association office, not a listing.
Under §9.08, a Golf membership an owner surrenders can only be regained on the then-current initiation terms. Dropping golf to save a season of dues before a sale can cost the next owner the full upgrade price and cost you the buyer who wanted golf. Keep the membership in place until closing.
The Property Appraiser’s field card describes the land, the building and the sale, not the club membership. That is why every figure on this page mixes Golf, Charter and Social homes, and why we confirm your membership type before we set a range. The premium, if any, is set by which buyers are shopping the week you list.
Declaration §9.10 and §9.11 give Charter and Golf members “a proportional pro rata ownership interest in the assets owned by the Association upon dissolution,” while §9.12 gives Social members none. The interest matters only on dissolution; it does not trade separately from the home and it is not something we add to a valuation as a separate line.
A Hunters Ridge buyer prices in the mandatory Social dues of $4,775, the $1,250 dining minimum, a quarterly fee that runs from $582 to $2,500 by product type, sewer on most homes, active special assessments, and a $3,000 resale capital assessment at closing. Those costs come out of what the buyer can pay for the home.
Data updated: September 2026 (2026 Membership Program and Fees sheet; Third Amended Master Declaration §4.12(B); Treasurer’s letter on the Community Center assessment; retrieved 24 Sep 2026).
| Product type, Social membership | Social dues | Quarterly fee, a year | Sewer, a year | Dining minimum | $41 assessment, a year | Annual association billing |
|---|---|---|---|---|---|---|
| Single-family home | $4,775 | $2,328.00 | $742.80 | $1,250 | $492 | $9,587.80 |
| South villa | $4,775 | $7,512.80 | $742.80 | $1,250 | $492 | $14,772.60 |
| North villa | $4,775 | $7,803.80 | $742.80 | $1,250 | $492 | $15,063.60 |
| Grand Pines coach home | $4,775 | $8,304.00 | in the fee | $1,250 | $492 | $14,821.00 |
| Pheasant Hollow coach home | $4,775 | $10,000.00 | in the fee | $1,250 | $492 | $16,517.00 |
| Lynx Pass coach home | $4,775 | $8,200.00 | in the fee | $1,250 | $492 | $14,717.00 |
All figures are from the association’s 2026 fee sheet. A Golf or Charter home adds $5,751 in golf dues and tax, plus $50 a month through January 2027. The coach homes’ own condominium association budgets are not published, and the fee sheet does not say whether the coach-home quarterly figure includes them, so a coach-home buyer will ask for them.
Declaration §4.12(B) sets a $3,000 Resale Capital Assessment per site, collected at closing, and makes it the buyer’s obligation unless buyer and seller agree otherwise in writing. The board may raise it by up to 10 percent a year. Because the split can be negotiated, it is a contract term, and it belongs in the offer, not at the closing table.
The 2026 fee sheet lists a $400 transfer fee collected at closing on every sale. Who pays it is set by your contract. It is small against the price, but a buyer counts it with the $3,000 assessment when deciding what to offer.
The fee sheet lists a $41 monthly assessment through November 2035, labeled there as the main dining room and kitchen renovation and noted as not applying to all properties. The Treasurer’s letter ties the same $41 a month, ten-year option to the roughly $3,000,000 Community Center project, payable instead as a $4,000 lump sum or $74 a month for five years. How a remaining balance is handled at a sale is not published; the estoppel certificate will show it, and your contract should settle it.
Your buyer’s property taxes will not be yours. A homestead owner’s assessed value is capped by Save Our Homes, and both that cap and the homestead exemption reset for a new owner, as the Lee County Property Appraiser explains. Property tax per Hunters Ridge home is not published as a community figure; the Lee County Tax Collector bill for each parcel is the record, and a buyer will budget on the new taxable value.
A buyer who meets the Hunters Ridge fee stack for the first time at the estoppel stage renegotiates. A buyer who reads it in the listing qualifies themselves before they tour. Publishing the stack with its sources, as this page does, protects your price.
The biggest value drivers in Hunters Ridge are the product type and plat, the roof date and openings on a home built before 2002, the membership attached to the title, golf or lake frontage, a pool or extended lanai, interior updates, and distance from the I-75 edge. Anything that makes the home easier to insure and finance matters more than cosmetic work.
Data updated: September 2026 (Florida Department of Revenue 2025 parcel roll; Florida Office of Insurance Regulation wind-mitigation form; Lee County ADD2005-00120; Lee County Property Appraiser field cards; retrieved 24 Sep 2026).
Of 560 Hunters Ridge homes, 374 (67 percent) were built in 2001 or earlier, per the Florida Department of Revenue 2025 roll, before the Florida Building Code replaced local codes on March 1, 2002. The state’s OIR-B1-1802 wind-mitigation form credits roofs permitted on or after that date. A documented newer roof widens the buyer pool; an original roof narrows it.
Impact windows and doors or approved shutters earn wind-mitigation credits and lower a buyer’s premium. Hunters Ridge sits in a 160 mph design-wind, wind-borne debris region, so an owner with permitted openings should list the permits and a current wind-mitigation report with the home.
The master association insures the villa building exteriors and reserves for roofs and painting through the villa quarterly fee, under Declaration §5.03. That shifts part of the insurance question from the villa owner to the association, which is part of why a villa’s quarterly fee is higher and part of what a villa buyer is paying for.
Buyers pay for a long fairway or lake view, and Hunters Ridge homes back onto the course, a lake, a preserve or a neighbor. We measure the premium from paired Hunters Ridge sales on the same street and plat where the record allows, not from a flat percentage, and we say plainly when the sample is too thin to measure.
A private pool, an extended or screened lanai, and updated kitchens and baths explain much of the spread inside a plat. In the villas, a private pool is rare, and our Hunters Ridge Villas guide counts only 13 of them, all in the North section. We price each feature from Hunters Ridge sales rather than a national cost-versus-value table.
Hunters Ridge Boulevard runs along I-75 on the west edge, and FDOT’s widening project, FPID 452544-1, is in its construction phase. North of the community lies the 73.62-acre Bernwood Park of Commerce, whose approval requires “no stub-outs to Hunters Ridge subdivision” and a 25-foot buffer under Lee County ADD2005-00120. Homes near the west and north edges are priced with those facts disclosed, not hidden.
A member-owned club of this age keeps reinvesting. Golf dues rose 50 percent from 2022 to 2023, the Community Center assessment runs to 2035, and the superintendent’s report in the August 5, 2026 golf committee minutes points to “aging infrastructure, especially greens construction, drainage, and turf systems.” Buyers price that in; a newly finished Community Center and pool help offset it.
Flood zone, insurance and condo law change what a Hunters Ridge buyer can afford to pay each month, so they change price. Every parcel is in FEMA Zone X, which spares most buyers a lender flood mandate, but Citizens’ 2027 flood rule, the pre-2002 building stock and the two different legal regimes for fee-simple homes and condominiums all shape the offer a seller receives.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Map Service Center, panel 12071C0678F effective August 28, 2008; City of Bonita Springs Community Rating System notice; Citizens Property Insurance; Florida Statutes; retrieved 24 Sep 2026).
All 686 parcel points tested in the Hunters Ridge area fall in FEMA Zone X, an area of minimal flood hazard, on FIRM panel 12071C0678F, per the FEMA Map Service Center. Lee County’s revised maps effective March 2, 2027 do not revise that panel. Federally backed lenders do not require flood insurance outside a special flood hazard area, which helps a Hunters Ridge seller against communities in AE zones.
The City of Bonita Springs holds a Community Rating System Class 5, a 25 percent discount on NFIP flood policies, per the city’s notice. Hunters Ridge is in Lee County evacuation Zone C, the third tier of the county’s surge-based evacuation zones, behind the coastal A and B zones. Zone X is a lower risk, not no risk: the Imperial River gauge about a kilometer away crested at 15.32 feet in 2017.
From January 1, 2027, every Citizens personal residential policy with wind coverage needs flood coverage, even in Zone X, though condominium unit-owner policies are exempt, per Citizens Property Insurance. For a single-family or villa buyer on Citizens, that adds a premium line; in Zone X with the CRS discount it is usually modest, but it is a real cost in the buyer’s math.
Hunters Ridge single-family homes and villas are fee-simple parcels governed by the master association under Chapter 720 of the Florida Statutes. Grand Pines, Pheasant Hollow and Lynx Pass are Chapter 718 condominiums inside that Chapter 720 master. A coach-home sale therefore involves both regimes, and the paperwork a buyer receives, and when, differs from a house or villa sale.
For a Chapter 720 home, section 720.401 requires the disclosure summary before the buyer signs the contract, not at closing; on a resale the parcel owner supplies it. The contract must carry the statute’s voidability language, and if the summary is not delivered before signing, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first. The split in the recorded documents is simple: the seller owes the disclosure, and the buyer owes the $3,000 capital assessment under §4.12(B).
Section 720.401(2) says the summary rule does not apply to an association regulated under Chapter 718, or where disclosure about the association is otherwise made under Chapter 718, so a coach-home sale follows the condominium resale rules of section 718.503, with the condominium estoppel under section 718.116, alongside the master association’s own estoppel and disclosure materials, which we supply on every coach-home sale. How the two regimes apply to a specific coach-home sale is a question for your closing agent or real estate attorney. This is information, not legal advice.
The coach-home buildings are two-story on the county’s building records; Florida’s milestone inspection and SIRS rules key on three stories or more; ask the condo association for its current structural reports before you buy. For a seller, having the association’s current reserve and inspection file ready answers the question a coach-home buyer now asks first.
No. The Lee County Property Appraiser’s just value is a January 1 mass appraisal of every Hunters Ridge parcel for tax purposes, built from sales and cost models across the county. A Hunters Ridge sale price reflects one buyer, one home and one season, and the two figures often differ by a wide margin in either direction.
Data updated: September 2026 (Lee County Property Appraiser exemption and TRIM pages; Florida Statutes sections 193.011 and 193.155; retrieved 24 Sep 2026).
Florida’s section 193.011 lists the factors a property appraiser weighs in just value, including present cash value, location, size, condition and the income the property could produce. It is applied to every parcel at once, so it cannot see a new roof, a Golf membership or a dated kitchen inside one Hunters Ridge home.
Your assessed value, the figure taxes are calculated on, can sit far below just value on a homestead. The Save Our Homes cap in section 193.155 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 the January after a sale.
Your August TRIM notice from the Lee County Property Appraiser shows just, assessed and taxable value. Use just value as a rough bracket, never as a list price, and use the taxable value only to understand your own bill, not your buyer’s.
The same office’s qualified sales, coded 01 after a review of each deed, are the most reliable public record of Hunters Ridge prices, and they are what this page is built from. The Property Appraiser’s sale qualification codes explain why estate, family and quit-claim transfers are left out.
A Hunters Ridge buyer often tours Palmira Golf Club too, and the two resale markets sit far apart: a $408,000 county-recorded median on 37 Hunters Ridge sales against $725,000 on 39 Palmira closings in our August 2026 MLS pull. Hunters Ridge sells a lower entry price and optional golf; Palmira sells 27 holes at a higher price point.
Data updated: September 2026 (Hunters Ridge: Lee County Property Appraiser field cards, 12 months to September 24, 2026; Palmira: Southwest Florida MLS closed sales in our August 2026 pull, as published in our Palmira guide; retrieved 24 Sep 2026).
| Factor | Hunters Ridge | Palmira Golf Club |
|---|---|---|
| Record system for price | Lee County Property Appraiser, DOR-qualified deeds | Southwest Florida MLS closings |
| Sales counted | 37 in 12 months to September 24, 2026 | 39 in our August 2026 pull |
| Median price | $408,000 | $725,000 |
| Median $ per square foot | $257.73 per county heated sq ft | $330 per MLS living sq ft |
| Days on market and sale-to-list | Not in this edition | 64 days, 97.2% |
| Golf holes | 18, par 72, Gordon Lewis design | 27, per the Golf Club at Palmira |
| Golf model | Membership mandatory; golf attaches to specific homes or costs a $50,000 upgrade | Member-owned club; terms in our Palmira guide |
| Minimum annual club cost | $4,775 Social dues plus $1,250 dining minimum | Not in this research |
| FEMA flood zone | Zone X on every parcel, panel 12071C0678F | See our Palmira guide |
| Years built | 1988 to 2006, median 1997 | Not in this research |
| Home types | 244 single-family, 206 villas, 110 coach-home condos | See our Palmira guide |
Remember that the price rows compare county records with MLS records. The gap is real in direction, but not exact in size.
Palmira’s $725,000 median sits above even the Hunters Ridge single-family median of $585,100. A Hunters Ridge seller is not competing with Palmira on price; the seller is competing on value for a buyer who has seen both. That buyer weighs a lower price, optional golf and Zone X against 27 holes and a higher price point.
A buyer who wants a gated private club at a lower purchase price, who is unsure about golf or knows they will not play, and who values a Zone X flood map is a Hunters Ridge buyer. That buyer reads the fee stack closely, so a listing that states it clearly holds price.
A buyer for whom golf is the center of the week, who wants 27 holes and whose budget sits around the $725,000 Palmira median is a Palmira buyer. If your Hunters Ridge home carries a Golf membership, that buyer is also your buyer, and the $50,000 upgrade saving is the argument that brings them back.
We value a Hunters Ridge home against the choices its buyer is actually weighing, which for a golfer includes Palmira and for a value buyer includes other Bonita Springs golf communities. For the full side-by-side, see our Hunters Ridge community guide and our Palmira guide.
A Hunters Ridge seller nets the price less the listing commission, Florida’s deed stamps of 70 cents per $100, the owner’s title premium customarily paid by the seller in Lee County, the estoppel certificates, settlement charges, and a property tax proration credit to the buyer. The buyer normally pays the $3,000 capital assessment under the declaration.
Data updated: September 2026 (Florida Department of Revenue documentary stamp tax; Florida Administrative Code rule 69O-186.003; sections 718.116 and 720.30851; McGreevy and Comisar cost-of-selling pack, 2026; retrieved 24 Sep 2026).
| Line | At $372,800 (villa median) | At $408,000 (community median) | At $585,100 (single-family median) |
|---|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,609.60 | $2,856.00 | $4,095.70 |
| Owner’s title insurance, promulgated rate | about $1,939 | about $2,115 | about $3,001 |
| Master association estoppel, current account | up to $299 | up to $299 | up to $299 |
| Condominium estoppel, coach homes only | up to $299 | up to $299 | not applicable |
The deed stamp rate is set by section 201.02 and explained by the Florida Department of Revenue; the title premium follows the state’s promulgated schedule in rule 69O-186.003; estoppel caps are in section 720.30851 and section 718.116.
The listing commission is negotiated with the listing brokerage; there is no set rate. Since the NAR settlement took effect in August 2024, any compensation a seller offers a buyer’s agent is a separate, optional decision made off the MLS. Settlement and title search charges vary by title company, commonly $500 to $1,500 for the closing fee.
Florida property taxes are paid in arrears, so the seller credits the buyer for the days of the year the seller owned the home. Any mortgage payoff comes out of proceeds separately. We put both into the written net estimate we send with your valuation.
Under Declaration §4.12(B), the $3,000 resale capital assessment is the buyer’s, unless your contract says otherwise. If a buyer asks you to pay it, that is a price concession, and we treat it as one in the negotiation.
Yes, and it takes about 30 minutes on site. An in-person comparative market analysis lets us see the roof, openings, updates, lanai, view and condition that no record shows, and it turns a Hunters Ridge range into a recommended list price with the active competition beside it. Call Jesse direct at (239) 898-6072 to book it.
One of the two partners runs every in-person CMA personally, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It covers a walk-through, your roof, permits and insurance documents, your membership type, the recorded sales we selected and our adjustments, the listings you would compete with, a recommended list price, and a net sheet.
Every visitor to Hunters Ridge must be pre-authorized at the staffed guardhouse under the association’s Rules and Regulations. Tell us the day and time that suits you, call our names in to the gate, and we will be there.
Many owners ask a year or more before they sell. There is no obligation to list with us, and we keep every conversation confidential. Request your free Hunters Ridge valuation or call Jesse at (239) 898-6072.
These are the valuation questions Hunters Ridge owners ask us most, answered from the Lee County Property Appraiser’s recorded sales, the association’s recorded declaration and 2026 documents, and Florida law. For a number on your own home, call Jesse direct at (239) 898-6072.
It is worth what comparable homes of your product type have recently sold for, adjusted for plat, size, roof, updates, setting and membership. Across Hunters Ridge, 37 qualified sales closed at a $408,000 median in the 12 months to September 24, 2026: single-family homes at $585,100 and villas at $372,800. Request our free valuation for your address.
Pull the qualified sales of your product type from the county field cards, match them by plat, size and year, adjust for roof, openings, pool, view and membership, and test the result against the current listings inside the gate. Only an appraisal or a signed contract gives an exact figure; a good valuation anticipates both.
The median of the 37 qualified sales in the 12 months to September 24, 2026 was $408,000, per the Lee County Property Appraiser. Over 24 months it was $415,000 on 69 sales, and over 36 months $430,000 on 106 sales.
About $257.73 per heated square foot across all 37 sales of the last 12 months: $290.65 for single-family homes and $253.35 for villas. Per total square foot, including garage and lanai, the figure is far lower, $161.70, so always ask which area a number uses.
Modestly. The overall median eased from $430,000 over 36 months to $408,000 over 12, and villas from $399,950 to $372,800. Three of the four homes that sold twice since late 2023 resold for less. The mix of homes that sold is not controlled, so this is direction, not a forecast.
The Lee County Property Appraiser recorded 37 qualified sales from September 25, 2025 to September 24, 2026: 13 single-family homes, 19 villas and 5 coach homes, out of 560 built homes. The count leaves out estate, family and quit-claim transfers.
The 13 single-family sales of the last 12 months had a $585,100 median, from $275,000 to $775,000, and $290.65 per heated square foot. The original 1988 plans on Glen Hollow Drive and Hunters Ridge Drive trade well below the Silverthorn Court and L Burton Fletcher Court homes.
The 19 villa sales of the last 12 months had a $372,800 median, from $200,000 to $480,000. South villas ran a $336,250 median on 12 sales; North villas, the first window with ten sales being 24 months, ran $450,000 on 10 sales.
North villas were built from 1998 to 2005 against 1988 to 1995 for the South villas, their plans are larger, all 72 were re-roofed in 2017, and they hold the only 13 villa pools. The recorded medians reflect that: $450,000 for North villas over 24 months against $336,250 for South villas over 12.
Grand Pines recorded 17 qualified sales over 60 months at a $365,000 median, from $285,000 to $569,900. The three sales of the last 12 months were $334,500, $415,000 and $365,000, all on Fox Ridge Drive.
Pheasant Hollow recorded 10 qualified sales over 60 months at a $492,500 median, the mean of $490,000 and $495,000. The two sales of the last 12 months were $397,500 for a 1,977 square foot unit and $385,000 for a 1,553 square foot unit.
Lynx Pass has no qualified sale in 36 months, only $505,000 and $320,000 in 2022. We start from Pheasant Hollow and Grand Pines sales, the nearest two-story coach homes, adjust for size, floor and condition, and show every comparable so you and a buyer’s appraiser see the same evidence.
Not very, on its own. It cannot see the membership that runs with the title, it often mixes villas with houses, and it can be pulled down by low qualified sales such as the $200,000 villa and $275,000 house recorded in June 2026. Use it as a starting point and bring it to us.
It saves a golfing buyer the $50,000 upgrade on the 2026 fee sheet and the wait for a slot under the 420 cap, which is a real selling point. It also adds golf dues of $5,751 a year. County records do not flag membership type, so the premium is not measurable from the public record; we set it from the buyers shopping when you list.
It passes to your buyer. Under Declaration §9.08 every membership is “appurtenant to and run with the title,” and §9.03 says existing Charter memberships are transferred to the purchaser. You cannot keep a Golf membership and move it to another address.
No. Under §9.08 a surrendered Golf membership can only be regained on the then-current initiation terms, so dropping it can cost your buyer the full $50,000 upgrade and cost you the buyers who wanted golf. Keep it until closing.
The buyer, under Declaration §4.12(B), unless buyer and seller agree otherwise in writing. The board may raise it by up to 10 percent a year, so confirm the current amount on the estoppel certificate.
It is a disclosure item more than a price item. The fee sheet lists $41 a month through November 2035, and the Treasurer’s letter ties it to the Community Center project, with a $4,000 lump-sum option. If you are on a monthly plan, the estoppel certificate shows the balance and your contract settles it.
Usually more than any cosmetic update. With 374 of 560 homes built before March 1, 2002, a roof permitted on or after that date earns wind-mitigation credit and lowers a buyer’s premium. Bring the permit date and a current wind-mitigation report to your valuation.
It helps the home show and sell, but it rarely returns its full cost here. The same 1,787 square foot plan has recorded from $465,000 to $599,000 since 2024, and roof, systems and membership explain more of that spread than finishes do. We tell you which updates are worth making before you list.
Yes, buyers pay for a long fairway or lake view, but the county record does not tag views, so we measure the premium from paired sales on the same street and plat, and say so when the sample is too thin.
It can, for homes on the west edge along Hunters Ridge Boulevard, where FDOT’s I-75 widening is in its construction phase. We compare those homes with other edge homes rather than interior streets, and disclose the project to buyers up front.
No, it helps. Every parcel is in FEMA Zone X on panel 12071C0678F, so federally backed lenders do not require flood insurance, and Lee County’s March 2, 2027 map revision does not change that panel. Citizens’ 2027 rule adds flood coverage for its wind policyholders, but condo unit-owner policies are exempt.
Our research found no Hunters Ridge-specific flood reporting for Irma or Ian, and the community sits in evacuation Zone C, the third tier of the county’s surge-based evacuation zones, behind the coastal A and B zones. Buyers price insurance into every offer, which is why documented roofs and openings matter.
No. Just value is a January 1 mass appraisal for tax purposes and cannot see your roof, membership or condition. Qualified sales, the same office’s other record, are the better guide, and they are what this page is built from.
Under Save Our Homes, a homestead’s assessed value can keep rising by up to 3 percent a year, or inflation if lower, until it catches up with just value, even while sale prices ease. Assessed value is a tax figure, not a price.
Not yours. Your homestead exemption and Save Our Homes cap reset for a new owner, so the buyer’s bill follows the new taxable value. The Lee County Tax Collector’s bill for each parcel is the record, and we flag the reset in your listing so it does not surprise a buyer late.
List ahead of the club season. Of 106 qualified sales over 36 months, 56 closed between February and May, so contracts were written from late fall through early spring, when seasonal buyers are in town.
MLS days on market for Hunters Ridge: Information not available at time of publishing (checked 2026-09-27). The county record shows pace instead: about three qualified closings a month over the last year, concentrated in spring. We check the current listings in your product type before we recommend a launch date.
Sale-to-list for Hunters Ridge: Information not available at time of publishing (checked 2026-09-27), because county records hold sale prices but not asking prices. For context only, our August 2026 MLS pull showed 97.2 percent at Palmira, a different community and record system.
Active listing counts come from the MLS and are not in this edition. Before we price your home, we pull every active and pending listing in your product type, because a villa competes with villas and a coach home with coach homes.
The association runs an on-site real estate office, carried in its 2026 budget as a profit center with $160,000 in budgeted commissions. Using it is optional. You may list a Hunters Ridge home with any licensed brokerage, and your valuation should come from whoever will stand behind the number.
Our research found no buyer-approval clause for sales in the Hunters Ridge documents reviewed; leases, by contrast, need board approval under Declaration §7.10. Coach homes also sit under a condominium association, so confirm its requirements with your title company before you list.
Within limits. Leases need board approval, must run at least 30 days, and a home may be leased no more than three times a year, for no longer than a year, under Declaration §7.10, §7.25 and §7.26. While it is leased you lose amenity use except the restaurant, and dues continue.
Palmira’s August 2026 MLS median was $725,000 on 39 closings at $330 per living square foot, against Hunters Ridge’s $408,000 county-recorded median at $257.73 per heated square foot. Different record systems, so the gap is approximate, but it is wide.
For city-wide context, see our guide to home values in Bonita Springs. On the numbers we have, Hunters Ridge sells well below Palmira and Bonita National, which is why its buyers weigh the fee stack so carefully.
Yes, but as-is does not remove disclosure duties, and buyers still inspect and price in what they find. On a pre-2002 home, a pre-listing inspection and a wind-mitigation report let you price honestly and avoid renegotiation. A Florida real estate attorney can confirm your disclosure obligations.
A wind-mitigation report on the state’s OIR-B1-1802 form, roof, air conditioning and window permits, a four-point inspection, written confirmation of your membership type, your latest association statements, and for a coach home the condominium’s budget and structural reports. Each one lets a buyer’s insurer and lender say yes faster.
No. Our valuations are free and confidential, with no obligation to list. Request one online or call Jesse direct at (239) 898-6072.
We recommend an agent who prices from your own product type’s recorded sales, confirms your membership type, and publishes the fee stack and flood facts up front. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, work that way on every Hunters Ridge home.
Jesse McGreevy is a top-reviewed Hunters Ridge listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ “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.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
A Hunters Ridge specialist knows which product type, plat, membership and fee line a home belongs to, and prices the life around it: a member-owned club with 18 holes, a new Community Center, a staffed gate and Zone X ground off Bonita Beach Road. Buyers pay for that setting, and a valuation that reflects it holds up at appraisal.
Buyers weighing Hunters Ridge also tour Palmira, with 27 holes at a higher price point, and other Bonita Springs golf communities such as Bonita Fairways, where the association owns a public executive course. For how an owner-run community with no mandatory club values its homes, see our Bonita Fairways valuation guide. We value your home against the choices your buyer is actually weighing.
For city-wide context, see our Bonita Springs community guide and our guide to every golf club in Lee County, which compares how each club handles equity, dues and initiation.
When the number is settled, our guide to selling your home in Hunters Ridge covers pricing, marketing past the gate, the sign and open house rules, and how we write the membership and the $3,000 assessment into the contract.
Many sellers buy again, sometimes inside the same gate. Read our guide to buying a home in Hunters Ridge and see how we represent buyers, then call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are searching for the best Hunters Ridge listing agent, or asking “what can I sell my house for in Hunters Ridge,” McGreevy and Comisar price from the recorded sales of your own product type, and in the last 12 months we tracked every one of the 37 qualified Hunters Ridge sales, one deed at a time. 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.
Hunters Ridge sold record, last 12 months: 37 qualified recorded sales at a $408,000 median and $257.73 per heated square foot, from $200,000 for a South villa to $775,000 for a single-family home on L Burton Fletcher Court, per the Lee County Property Appraiser field cards pulled September 24, 2026.
Enter your address in the Hunters Ridge valuation form at the top of this page for your free Hunters Ridge home valuation, read how we sell Hunters Ridge homes, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Call Marc at (239) 287-5873, read our guide to buying a home in Hunters Ridge, or see how we represent buyers in Bonita Springs.
Your local real estate experts for Hunters Ridge are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the partners who lead Domain Realty Group from an office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate on Bonita Beach Road. Jesse is a top-reviewed Hunters Ridge realtor, and you can read every review on our Google Business Profile.
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 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. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Every Hunters Ridge figure on this page traces to one of the primary sources below: the Lee County Property Appraiser’s recorded sales and parcel records, the Hunters Ridge Community Association’s recorded and published documents, state and federal agencies, Florida law, the City of Bonita Springs and named news reporting. We do not cite real estate brokerage or listing sites. Each source was retrieved between 24 and 27 September 2026.
These are the recorded documents, forms and statutes that bear on what a Hunters Ridge home is worth, each linked to the official source that publishes it: the Hunters Ridge Community Association, the Lee County Property Appraiser, the State of Florida or the federal government.
Market data from Lee County Property Appraiser recorded sales, pulled September 24, 2026; Southwest Florida MLS figures for Hunters Ridge are not in this edition, and the Palmira figures come from our August 2026 MLS pull. Brokered by Domain Realty.