Values from every recorded Hunters Ridge villa sale, South and North, adjusted for plan, lot, pool and roof. 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 206 villas, read 26 September 2026, sales windows to 24 September 2026
What is your Hunters Ridge villa worth? This is McGreevy and Comisar’s valuation guide for owners of the 206 attached, one-story villas inside Hunters Ridge Villas, the villa section of the gated Hunters Ridge golf and country club community off Bonita Beach Road in Bonita Springs. It is built from every qualified villa sale the Lee County deed record shows, section by section and plan by plan. If you are deciding whether to sell, it sits beside our guide to selling your home in Hunters Ridge Villas; if you are also buying, read our guide to buying a home in Hunters Ridge Villas.
Here is the short answer. In the 12 months to September 24, 2026, 19 Hunters Ridge villas sold in qualified, county-recorded sales at a $372,800 median, or $253.35 per heated square foot, all of them resales. But a Hunters Ridge villa is not worth the villa median. The 134 South villas, built from 1988 to 1995, sold at a $336,250 median across 12 sales in those 12 months, while the 72 North villas, built from 1998 to 2005, sold at a $450,000 median across 10 sales in 24 months. Your value lives inside one of those two bands, set by your plan, your lot, your roof position, your membership and your condition.
Our office is on South Tamiami Trail in Bonita Springs, a short drive from the Hunters Ridge gate, and we value villas 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, not a listing portal.
A Hunters Ridge villa is worth what comparable villas in its own section have recently sold for, adjusted for plan size, bedrooms, a golf-course lot, a private pool, the roof position of its section and condition. South villas sold at a $336,250 median across 12 sales in the last 12 months; North villas at $450,000 across 10 sales in 24 months.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 206 villa folios, 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).
| Hunters Ridge villa section | Homes | Built | First window with 10+ qualified sales | Median sale price | Median $ per heated sq ft | Range in that window |
|---|---|---|---|---|---|---|
| South villas | 134 | 1988 to 1995 | 12 months, 12 sales | $336,250 | $244.43 | $200,000 to $426,500 |
| North villas | 72 | 1998 to 2005 | 24 months, 10 sales | $450,000 | $259.30 | $305,000 to $500,000 |
| All villas | 206 | 1988 to 2005 | 12 months, 19 sales | $372,800 | $253.35 | $200,000 to $480,000 |
With an even count the median is the mean of the middle pair, and we show the pair: the South median of $336,250 sits between sales of $335,000 and $337,500, and the North median of $450,000 between two sales of $450,000. Nineteen is an odd count, so the $372,800 all-villa median is a single observed sale, a three-bedroom villa on F B Fowler Court in December 2025.
These are the ten facts that shape what a Hunters Ridge villa is worth in September 2026, each drawn from the Lee County field cards, the Hunters Ridge Community Association’s own recorded and posted documents, or a state or federal source.
Valuing Your Villa: What Is My Hunters Ridge Villa Worth in 2026? · Why Value Your Hunters Ridge Villa With McGreevy and Comisar? · Get Your Free Hunters Ridge Villa Valuation in 60 Seconds
How We Value: Why Does an Online Estimate Miss Hunters Ridge Villa Values? · How Do We Value a Hunters Ridge Villa?
Values by Sale, Plan and Trend: What Did Hunters Ridge Villas Sell For in the Last 12 Months? · What Is a Hunters Ridge Villa Worth by Plan, Bedrooms and Price Band? · Are Hunters Ridge Villa Values Rising or Falling? · One Villa’s Public Record: A North Villa on Fox Ridge Drive, 1998 to 2026
What Moves Value: What Moves a Hunters Ridge Villa’s Value Up or Down? · How Do the Villa Fee, Roof Reserve and Insurance Affect What a Villa Is Worth? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons: Hunters Ridge Villa vs Grand Pines Coach Home: Which Holds Its Value Better? · How Do Hunters Ridge Villa Values Compare With Other Hunters Ridge Homes?
Next Steps: What Will You Net When You Sell a Hunters Ridge Villa? · Want a Free In-Person CMA for Your Hunters Ridge Villa?
Answers and Local Expertise: Frequently Asked Questions, Hunters Ridge Villas Home Value Edition · What Hunters Ridge Villa Owners Should Know About Working With Us · Why Does a Hunters Ridge Villas Specialist Matter When You Value Your Home? · Thinking of Selling Your Hunters Ridge Villa? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Hunters Ridge villas from the recorded sales of each villa section, not from a Bonita Springs or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% nationally since 2008, and before we give a villa owner a number we read the county field cards, both villa budgets, the roof minutes and the declaration.
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 tracked every one of the 206 villa parcels on the Lee County Property Appraiser’s field cards and parsed all 858 recorded transfers on them back to 1988: 610 the county coded as qualified sales, and 248 it did not. When a South villa owner on Glen Hollow Drive asks what the villa is worth, the answer starts with the 12 South sales of the last 12 months at a $336,250 median, not the $408,000 median for all of Hunters Ridge, which mixes in single-family houses on larger lots.
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 Hunters Ridge villa 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 Hunters Ridge villa 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 sales in your own villa section, and a full pricing file with the listings you would compete against after a short walk-through.
A range for your villa, the recorded Hunters Ridge villa sales we used with their dates, streets, plan sizes, bedrooms and prices, the listings inside the gate you would compete with, and the adjustments we made for your lot, pool, roof position, membership type, windows and condition. Where your plan had fewer than ten recent sales, we widen the window and show every sale individually rather than lean on a small median.
Your address, whether the villa carries a Social, Golf or Charter membership, the dates and permits of any window, door, shutter, air-conditioning or lanai work, any Architectural Review Board approvals, and any wind-mitigation or four-point report you already hold. For a North villa, add whether it has a private pool; for a South villa, tell us whether your building has two, three or four homes and which one is yours.
Automated online estimates from the big listing portals miss Hunters Ridge villa values because one community name covers single-family homes, two villa sections a decade apart and three condominium coach-home neighborhoods, and because an automated model cannot read a villa’s roof reserve, its membership type, its golf line or the condition behind a $226,500 spread in one plan.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; Hunters Ridge Community Association 2026 Approved Budgets and fee sheet; retrieved 24 to 26 Sep 2026).
The county records the 134 South villas as the subdivision HUNTERS RIDGE VILLAS and the 72 North villas as HUNTERS RIDGE NORTH UNIT TWO. Many online tools lump both, and sometimes the whole community, into one “Hunters Ridge” figure. Averaging a $336,250 South median with a $450,000 North median, or with the $585,100 median of the community’s single-family homes, produces a number that describes no villa. Our Hunters Ridge Villas guide maps all 80 villa buildings by section and street.
Every villa parcel carries the Florida Department of Revenue use code 01, single-family residential, not code 04, condominium. You own the lot and the home in fee simple, yet the master association insures the building shell and funds the roof through a villa fee. A model that prices your villa off condominium coach homes, or off detached houses with their own roofs and lawns, misses both halves of that structure.
A North villa carries a finaled 2017 tile-to-tile roof permit; no South villa building shows a whole-roof permit in the city’s records since 2008, and the South Villa Committee has put a special-assessment outlook in writing. The quarterly villa fee differs by section too: $1,878.19 South and $1,950.93 North in the 2026 budget. Buyers price those differences. Automated estimates do not see them.
The Property Appraiser writes a “SFR GOLF” land line on 120 of the 206 villa cards, and its land-type layer places 99 villa lots in a golf-course land neighborhood. The two indicators disagree on 24 lots, and neither guarantees a view. We walk the lanai and price the outlook your buyer will actually see.
We value a Hunters Ridge villa the way an appraiser would: select recorded sales from the same villa section and plan group, adjust each for size, bedrooms, lot, pool, roof position and condition, weight the most similar and most recent, then test the result against 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 villa: 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 for your section or plan group and name that window beside every figure. In the 36 months to September 24, 2026, only one villa transfer failed that test, a $150,000 sale on Maiden Cane Lane in October 2023 coded 11.
The adjustments that matter most in Hunters Ridge Villas are heated square footage within the plan group, a golf-course lot, a private pool in the North, the membership attached to the villa, the age of the air conditioning and water heater, impact windows or approved shutters, kitchen and bath updates, and the position of the villa in its building. Each is priced from paired villa sales where the record allows.
Villa sales bunch in the club season. Of the 56 qualified villa sales in the last 36 months, 27 recorded from February through May, and only one in September. We adjust older comparables for the gentle decline in villa medians since 2023 and compare your villa with the same season a year earlier, not with last month.
A buyer does not compare your villa with last year’s closings; they compare it with what is for sale inside the gate now, including the Grand Pines coach homes a few streets away. At your valuation we line up the villa and coach-home 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 most common large South plan runs 1,446 to 1,525 heated square feet, and 48 of its 54 villas have three bedrooms. At the South section’s 12-month median of $244.43 per heated square foot, a 1,490-square-foot villa works out near $364,000. That is arithmetic, not a valuation. The six South villas of 1,487 to 1,490 square feet that sold in the last 12 months recorded $200,000, $270,000, $305,000, $306,000, $375,000 and $426,500, so an updated villa on a golf lot with newer windows and air conditioning argues for the top of that band, and a dated interior argues for the bottom.
Most North two-bedroom plans measure 1,700 to 1,750 heated square feet. At the North section’s 24-month median of $259.30 per heated square foot, a 1,700-square-foot North villa works out near $441,000, close to the $450,000 North median. A golf-course lot, a newer kitchen and impact glass push it toward the $480,000 to $500,000 top of the recent North band; a lot without a golf line and original finishes pull it toward $400,000 or below, where the lowest recent North sale, $305,000, sits.
Villa medians have eased from $425,000 in 2023 to $340,000 so far in 2026, and a South villa of one plan sold across a $226,500 range this year, so the price you launch at decides how your listing performs. Request your free Hunters Ridge villa 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 Hunters Ridge villas. Buying inside the gate as well? Call Marc at (239) 287-5873 or read our guide to buying a Hunters Ridge villa.
Hunters Ridge villas recorded 19 qualified sales from September 25, 2025 to September 24, 2026, at a $372,800 median, from $200,000 to $480,000, and $6,948,300 in recorded volume: 12 South villas for $4,005,500 and 7 North villas for $2,942,800. Every one was a resale.
Data updated: September 2026 (Lee County Property Appraiser field cards, read 26 Sep 2026, qualified sales 25 Sep 2025 to 24 Sep 2026).
| Recorded | Street | Section | Price | Heated sq ft | Price per heated sq ft | Bed/bath | Homes in building | Year built |
|---|---|---|---|---|---|---|---|---|
| October 24, 2025 | Fox Ridge Dr | North | $450,000 | 1,725 | $260.87 | 2/2 | 2 | 1999 |
| December 9, 2025 | F B Fowler Ct | North | $372,800 | 1,679 | $222.04 | 3/2 | 2 | 2003 |
| December 22, 2025 | Maiden Cane Ln | South | $400,000 | 1,419 | $281.89 | 3/2 | 4 | 1989 |
| December 22, 2025 | Fox Ridge Dr | North | $305,000 | 1,700 | $179.41 | 2/2 | 2 | 1999 |
| January 8, 2026 | F B Fowler Ct | North | $450,000 | 1,662 | $270.76 | 3/2 | 2 | 2004 |
| February 19, 2026 | Glen Hollow Dr | South | $337,500 | 1,423 | $237.17 | 2/2 | 3 | 1989 |
| February 20, 2026 | Maiden Cane Ln | South | $395,500 | 1,396 | $283.31 | 2/2 | 2 | 1994 |
| April 13, 2026 | F B Fowler Ct | North | $450,000 | 1,746 | $257.73 | 2/2 | 2 | 2004 |
| April 15, 2026 | Maiden Cane Ln | South | $335,000 | 1,597 | $209.77 | 2/2 | 3 | 1994 |
| April 15, 2026 | Fox Ridge Dr | North | $480,000 | 1,699 | $282.52 | 3/2 | 2 | 1998 |
| May 6, 2026 | F B Fowler Ct | North | $435,000 | 1,717 | $253.35 | 2/2 | 2 | 2004 |
| May 14, 2026 | Maiden Cane Ln | South | $426,500 | 1,490 | $286.24 | 3/2 | 4 | 1993 |
| May 26, 2026 | Hunters Ct | South | $270,000 | 1,487 | $181.57 | 3/2 | 4 | 1993 |
| June 30, 2026 | Glen Hollow Dr | South | $200,000 | 1,487 | $134.50 | 3/2 | 4 | 1989 |
| July 1, 2026 | Maiden Cane Ln | South | $340,000 | 1,186 | $286.68 | 2/2 | 4 | 1991 |
| July 7, 2026 | Wild Coffee Ct | South | $306,000 | 1,490 | $205.37 | 3/2 | 3 | 1989 |
| August 18, 2026 | Glen Hollow Dr | South | $375,000 | 1,490 | $251.68 | 3/2 | 3 | 1989 |
| August 25, 2026 | Glen Hollow Dr | South | $315,000 | 1,186 | $265.60 | 2/2 | 4 | 1989 |
| September 3, 2026 | Maiden Cane Ln | South | $305,000 | 1,490 | $204.70 | 3/2 | 4 | 1993 |
The 12 South villa sales ranged from $200,000 to $426,500, with a median of $244.43 per heated square foot, the mean of the middle pair, $237.17 and $251.68. Twelve sales is the first window with ten or more South sales, so this is the South figure a valuation leads with. Every one was a resale of a villa built from 1989 to 1994.
Seven North sales in 12 months is too few for a median, so they are the seven North rows above: $450,000, $372,800, $305,000, $450,000, $450,000, $480,000 and $435,000. The first window with ten or more North sales is 24 months, September 25, 2024 to September 24, 2026: ten sales, a $450,000 median, a range of $305,000 to $500,000 and $259.30 per heated square foot. The three earlier North sales in that window were $430,000 on F B Fowler Court in November 2024, $500,000 on Fox Ridge Drive in February 2025 and $469,000 on F B Fowler Court in March 2025.
The $200,000 sale on Glen Hollow Drive in June 2026, $134.50 per heated square foot, is the lowest qualified villa sale in 36 months and pulls the South figures down; the county still coded it as an arm’s-length sale. That villa had last sold for $167,500 in 2017. A single low sale does not reset your value, but a buyer’s appraiser will see it, which is why a valuation has to explain it rather than ignore it.
Hunters Ridge villa values move first with the section and then with the plan group. Over the first window holding ten or more sales, the small South plans sold at a $340,000 median, the large three-bedroom South plans at $362,500, and North two-bedroom villas at $450,000, while most 12-month sales fell between $300,000 and $450,000.
Data updated: September 2026 (Lee County Property Appraiser field cards, plan sizes and bedrooms from the cards, qualified sales in 12, 24, 36 and 60-month windows to 24 Sep 2026).
The South cards fall into clear size groups, which is how buyers and appraisers compare them. For each group we use the first window with ten or more sales.
| South plan group (heated sq ft) | Villas | Typical bedrooms | Window | Sales | Median | Range |
|---|---|---|---|---|---|---|
| Small plans, 1,086 to 1,198 | 29 | Two | 60 months | 13 | $340,000 | $285,000 to $435,000 |
| Middle plans, 1,378 to 1,435 | 39 | Two | 36 months | 12 | $372,687.50 | $295,000 to $475,000 |
| Large plans, 1,446 to 1,525 | 54 | Three (48 of 54) | 24 months | 10 | $362,500 | $200,000 to $442,000 |
| Tract H large two-bedroom plans, 1,597 to 1,631 | 10 | Two | 60 months | 4 | Listed | $335,000 to $489,900 |
The middle-plan median of $372,687.50 is the mean of the middle pair, $370,000 and $375,375; the large-plan median of $362,500 is the mean of $350,000 and $375,000; the small plans needed 60 months to reach ten sales, and their $340,000 median is a single observed sale. One 922-square-foot villa on Wild Coffee Court, outside every group, sold for $258,000 in June 2025. The Tract H plans on Maiden Cane Lane recorded only four sales in five years, so they are listed: $416,000 in January 2022, $489,900 in March 2023, $440,000 in June 2025 and $335,000 in April 2026.
| Bedrooms | Section | First window with 10+ sales | Sales | Median |
|---|---|---|---|---|
| Two | South | 24 months | 16 | $324,500 |
| Three | South | 24 months | 11 | $375,000 |
| Two | North | 36 months | 10 | $450,000 |
| Three | North | 60 months | 12 | $464,500 |
In the South, a third bedroom has carried a premium over 24 months, $375,000 against $324,500 (the two-bedroom median is the mean of $315,000 and $334,000). In the North the gap is smaller: $464,500 for three bedrooms over 60 months (the mean of $460,000 and $469,000) against $450,000 for two bedrooms over 36 months. Most North two-bedroom plans have more heated space than the three-bedroom plans, which is why a North buyer often pays nearly the same for either. Over the last 12 months alone, the four two-bedroom North sales had a $442,500 median and the three three-bedroom sales $450,000.
| Price band, 19 qualified sales in the last 12 months | Sales | Where they sold |
|---|---|---|
| Under $300,000 | 2 | South, both three-bedroom plans |
| $300,000 to $349,999 | 7 | South six, North one |
| $350,000 to $399,999 | 3 | South two, North one |
| $400,000 to $449,999 | 3 | South two, North one |
| $450,000 and above | 4 | North, all four |
Most villa value sits between $300,000 and $450,000. Every sale at $450,000 or above in the last 12 months was a North villa, and eight of the nine sales under $350,000 were South villas.
In the South, the county’s “units in building” field lets us compare villas by building. Over 36 months, South villas in four-home buildings sold at a $367,687.50 median across 20 sales, villas in three-home buildings at $350,000 across 13 sales, and villas in two-home buildings at $345,250 across 6 sales. Those are small samples, and the cards do not mark end or interior position, so we compare your villa with the nearest sales of the same plan and position case by case.
Hunters Ridge villa values are easing gently from a 2023 peak. The all-villa calendar-year median was $425,000 in 2023, $406,250 in 2024, $386,400 in 2025 and $340,000 in 2026 to September 24, with the South section falling further than the North, which has held at $450,000 in 2025 and 2026.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified villa sales by calendar year and in 12, 24, 36 and 60-month windows to 24 Sep 2026; repeat-sale pairs and seasonality from the same file).
| Calendar year | All villas | South villas | North villas |
|---|---|---|---|
| 2022 | 11 sales, $410,000 | not broken out | not broken out |
| 2023 | 12 sales, $425,000 | not broken out | not broken out |
| 2024 | 20 sales, $406,250 | $399,000 | $498,750 |
| 2025 | 18 sales, $386,400 | $350,000 | $450,000 |
| 2026 to Sep 24 | 15 sales, $340,000 | $335,000 | $450,000 |
Small annual counts swing hard, so read these as direction, not a forecast. The same period saw the South roof question become a live issue in association letters and a 2024 villa fee jump driven by building insurance, both covered below.
| Window to September 24, 2026 | All villas | South villas | North villas |
|---|---|---|---|
| 12 months | 19 sales, $372,800 | 12 sales, $336,250 | 7 sales, listed individually |
| 24 months | 37 sales, $372,800 | 27 sales, $335,000 | 10 sales, $450,000 |
| 36 months | 56 sales, $399,950 | 39 sales, $360,000 | 17 sales, $455,000 |
| 60 months | 81 sales, $400,000 | 56 sales, $375,000 | 25 sales, $450,000 |
The 36-month all-villa median of $399,950 is the mean of the middle pair, $399,900 and $400,000. Across 36 months the median price per heated square foot was $268.10 for all villas, $266.79 for the South and $270.43 for the North, against $253.35 for the last 12 months. The 36-month range ran from $200,000 to $625,000, and the 60-month range to $725,000.
The cleanest measure of appreciation is the same villa sold twice. Taking every pair of consecutive qualified sales of one villa at least a year apart, back to 1988, we tracked 384 pairs: the median owner gained about 2.5 percent a year over a median hold of about 7.3 years. South pairs (277) ran a median of about 2.5 percent a year and North pairs (107) about 1.9 percent. Those long-run figures include owners who bought near the 2005 to 2006 peak and sold after the 2008 to 2011 slump.
Of the 19 villas that resold in the last 12 months, all had an earlier recorded sale. Fourteen sold for more than that earlier price, one for the same price and four for less, after a median hold of about 8.8 years and a median gain of about 3.7 percent a year. The four that sold for less had all bought from 2021 to 2024, including a Maiden Cane Lane villa that recorded $489,900 in March 2023 and $335,000 in April 2026. Across the 32 villas that resold in 2025 or later, 27 sold for more than their previous price, after a median hold of about 9.2 years. Owners who held through several cycles are ahead; owners who bought at the 2022 to 2023 top may not be.
| Month | Share of qualified villa sales, last 36 months (56 sales) |
|---|---|
| January | 3.6 percent |
| February | 12.5 percent |
| March | 3.6 percent |
| April | 14.3 percent |
| May | 17.9 percent |
| June | 12.5 percent |
| July | 7.1 percent |
| August | 7.1 percent |
| September | 1.8 percent |
| October | 5.4 percent |
| November | 5.4 percent |
| December | 8.9 percent |
February through May produced 27 of the 56 sales, and May alone ten. The contracts behind those spring recordings are written in winter, when seasonal owners and buyers are here and the club calendar is full, so a villa listed by late fall or early January meets the most buyers.
One North villa on Fox Ridge Drive shows, in the county’s own record, how a Hunters Ridge villa’s value has moved from its first sale in 1998 to the highest villa sale of the last 12 months, $480,000 in April 2026. We did not represent either side of this sale; we read it from the field card and its recorded transfers.
Data updated: September 2026 (Lee County Property Appraiser field card and transfer history for one North villa on Fox Ridge Drive, read 26 Sep 2026).
The villa is one half of a Fox Ridge Drive duplex built in 1998 on Hunters Ridge North Unit Two: one story, concrete block and stucco, concrete tile roof, three bedrooms and two baths in 1,699 heated square feet, with an attached garage. Its card carries a plain “SFR” land line, not a golf line, and it is not one of the 13 pool villas. How the North villas were platted and built from 1998 to 2005 is covered in our history of the Hunters Ridge villas.
| Recorded | Price | County coding | What it was |
|---|---|---|---|
| May 1998 | $190,700 | Qualified, improved | First sale of the new villa |
| December 1998 | $174,800 | Qualified, improved | Resale seven months later |
| May 2005 | $365,000 | Qualified, improved | Resale near the 2005 to 2006 peak |
| March 2008 | $220,000 | Qualified, improved | Resale as the market fell |
| April 2026 | $480,000 | Qualified, improved | Resale, the top villa sale of the last 12 months |
The same 1,699 square feet recorded $365,000 in 2005, $220,000 in 2008 and $480,000 in 2026. From the 2008 purchase to the 2026 sale, that is a gain of about 4.4 percent a year over about 18 years; from the 2005 purchase it would have been far less. Three lessons follow for a villa seller. First, your own purchase price is not your value; the section’s recent sales are. Second, the North band has been steady at about $450,000 through 2025 and 2026, and this sale cleared it by $30,000 without a golf line or a pool; the record does not say why, and condition and presentation are the likeliest reasons. Third, at $282.52 per heated square foot it sold well above the North 24-month median of $259.30, which is the figure a buyer’s appraiser starts from, and a well-supported contract price needs the comparables to back it.
It is the top of the current North band, so it marks the ceiling a North seller can reach for without a pool, and it shows that a North villa without a golf line can still reach the top of the band. For a South owner it marks the gap between the sections: the best South sale of the same 12 months was $426,500. See what your Hunters Ridge villa is worth against this record, or call Jesse direct at (239) 898-6072.
The biggest value drivers for a Hunters Ridge villa are its section, plan size, a golf-course lot, a private pool in the North, the membership attached to it, the roof position of its section, and the condition of the parts the owner insures: windows, doors, air conditioning, kitchen and baths. Cosmetic updates matter less than anything that makes the villa easier to insure and finance.
Data updated: September 2026 (Lee County Property Appraiser field cards and land-type layer; City of Bonita Springs permit records 2008 to 2026; Hunters Ridge Community Association Third Amended Master Declaration, 2026 budgets and minutes; retrieved 24 to 26 Sep 2026).
On the county’s valuation lines the golf premium is real: in the last 12 months, eight sales on golf-line cards had a $417,500 median against $315,000 for the eleven without, and over 36 months South golf-line villas sold at a $387,637.50 median (18 sales) against $334,000 (21 sales). North golf-line villas sold at $457,500 over 36 months (14 sales) against three other North sales. Declaration §9.16 gives the course easements over adjacent lots for ball recovery, the flight of golf balls and noise, so we price the view the lanai has today and disclose the easement.
Only 13 villas have a private pool: eleven on Fox Ridge Drive and two on F B Fowler Court. The two pool villas that sold in the last 60 months recorded $725,000 in July 2023 and $625,000 in January 2024, the top two villa sales on record. With so few pool villas, a pool villa needs its own pricing case, built from the North band and the pool sales, not from a flat per-pool figure. Under Declaration §5.03 the pool and its cage are the owner’s to insure.
All 72 North villas were re-roofed tile to tile under city permits issued from February 9 to July 5, 2017, every one finaled, paid for by a $12,500 per-villa assessment the North owners approved in January 2017. Every North villa therefore has a roof permit dated after March 1, 2002 to show a wind-mitigation inspector, which can earn roof credits on a buyer’s policy.
No South villa building shows a whole-roof permit in the city’s records since 2008, and the association’s January 2024 roof evaluation estimated twelve years of remaining life. The South Villa Committee’s letter with the 2025 ballot warned that anything less than full funding “will result in special assessments ranging from a low of $15,000 to over $20,000.” Those letters are public, so the roof outlook is likely already part of South prices, and a South seller who presents the reserve facts clearly protects the price better than one who waits for a buyer’s agent to find them.
Every villa carries at least a Social membership, and the membership type runs with title (Declaration §9.08). A villa that already carries a Golf or Charter membership spares a golfer the $50,000 upgrade, subject to the 420-membership golf cap. Confirm your membership type on the association’s estoppel certificate before listing, because it can matter a great deal to a golfing buyer.
On a Hunters Ridge villa the windows sit on the owner’s side of the insurance line: Declaration §5.03 excludes windows, window treatments, air conditioning equipment and interior finishes from the association’s building policy. The city’s permit portal holds 62 window and entry-door permits and 56 shutter permits on villa addresses since 2008, so opening protection varies villa by villa, and a villa with impact glass and a current wind-mitigation report is easier to insure.
By the county cards, 168 of the 206 villas were built in 2001 or earlier, before the statewide Florida Building Code took effect on March 1, 2002: all 134 South villas and 34 North villas. Eight North villas were finished in 2002 and 30 from 2003 to 2005. Code era affects the wind-mitigation form and therefore a buyer’s premium; the North villas’ 2017 roofs offset part of that for the North.
The record shows villas of the same plan selling tens of thousands of dollars apart. It does not say why, but condition and updates are the likeliest reasons. The permit portal shows 182 air-conditioning permits and 22 remodels on villa addresses since 2008. Air conditioning age, water heater, flooring, kitchen and baths are what buyers price; an owner’s paint project outside is limited, because the association repaints villa exteriors on the section’s schedule.
North owners have added 19 screen enclosures since construction, and South owners 23 patios and a number of screened and enclosed porches, all recorded on the cards. A permitted, ARB-approved lanai enclosure adds living space a buyer can use; an unpermitted one becomes an inspection question. Lanai improvements are the owner’s to insure under §5.03.
The villa fee, roof reserve and insurance split affect value because they set what a buyer pays every month and what a buyer may owe later. A Hunters Ridge villa buyer weighs a 2026 South quarterly fee of $1,878.19 or a North fee of $1,950.93, $4,775 in Social dues, and the roof outlook of the section before deciding what to offer.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Approved Budgets and reserve schedule, 2026 Membership Program and Fees sheet, board minutes 2017 to August 2026; retrieved 24 to 26 Sep 2026).
| Component, per villa per month, 2026 budget | South villa | North villa |
|---|---|---|
| Common area share | $193.26 | $193.26 |
| Villa operating expenses, including building insurance and landscaping | $332.80 | $347.05 |
| Exterior reserve (painting, soffits, roof repairs) | $45.00 | $45.00 |
| Roof replacement reserve | $55.00 | $65.00 |
| Total per month | $626.06 | $650.31 |
| Quarterly fee in the 2026 budget | $1,878.19 | $1,950.93 |
The fee sheet rounds the quarterly fees to $1,878.20 and $1,950.95. Sewer is billed separately at $61.90 a month, and water comes from Bonita Springs Utilities. From 2020 to 2026 the South fee rose about 41 percent and the North about 38 percent, most of it in a 2024 jump of about 29 percent driven by the villa building insurance lines.
With a Social membership, a South villa runs about $14,773 a year in 2026 association billing and a North villa about $15,064, before property taxes, insurance and utilities: Social dues of $4,775, four quarterly villa fees, sewer, the $1,250 food and beverage minimum and a $41 monthly assessment that the fee sheet says “does not apply to all properties.” With a Golf or Charter membership attached, the totals rise to about $21,124 and $21,415. A buyer who compares your villa with a coach home or a single-family house does this arithmetic, so we show it in your pricing file.
| South villa roof line | Figure |
|---|---|
| Replacement cost in the 2026 reserve schedule | $4,221,000, about $31,500 per villa |
| Estimated life and remaining life | 25 years, 9 remaining |
| Roof reserve balance, September 30, 2025 | $653,737, about $4,879 per villa |
| 2026 monthly roof contribution | $55 per villa |
| Committee’s target replacement date | January 1, 2034 (2023 letter); January 1, 2036 (2024 letter) |
| Committee’s special-assessment range if not fully funded | $15,000 to over $20,000 per villa |
Our own arithmetic, for illustration only: at $31,500 per villa, a $4,879 balance and $55 a month for nine more years, a South villa would still be roughly $20,700 short per villa before interest and cost increases, in line with the committee’s range. The actual figure depends on future ballots, investment returns, the bid price and the timing the board sets.
The 2026 reserve schedule carries the North villa roofs at $1,739,000, a 30-year life and 22 years remaining, with $339,164 in the North roof reserve on September 30, 2025, about $4,711 per villa. North owners voted in August 2026 to move about $38,500 of surplus into that reserve. A North buyer is buying a roof with most of its life ahead of it, which is part of why the North band holds.
The 2017 North assessment also paid for repainting F B Fowler Court in 2017 and the Fox Ridge Drive villas in 2020. For the South, the committee’s letters say painting “is currently scheduled for 2027,” with $430,000 needed by January 1, 2027 in the 2024 letter; the South exterior reserve held $268,777 on September 30, 2025. The painting contract and any painting assessment are not published, and the 2027 villa fees are not published yet; ask the association office, (239) 992-4900, before you price a South villa for a 2027 sale.
The association insures all 80 villa buildings’ exterior shell, the concrete block walls and roof structure, under one policy, at about $2,100 per villa a year inside the villa fee. The Rules the board approved on May 8, 2024 state that each building carries a 5 percent windstorm deductible and that “all 206 villa owners are responsible to provide the deductible amount,” with no deductible reserve on record. A buyer’s insurance agent will ask about loss assessment coverage, so have the master policy’s declarations page ready.
No. The Lee County Property Appraiser’s market value is a January 1 mass appraisal, and for Hunters Ridge villas it runs below what villas actually sell for. The 2025 county market values on the villa cards had a median of $273,095 in the South and $384,455 in the North, against recent sale medians of $336,250 and $450,000.
Data updated: September 2026 (Lee County Property Appraiser 2025 market values on all 206 villa field cards compared with qualified villa sale medians to 24 Sep 2026; retrieved 26 Sep 2026).
| Section | Median 2025 county market value | Recent sale median | Sale median divided by market-value median |
|---|---|---|---|
| South villas | $273,095 (range $210,957 to $322,671) | $336,250 (12 months, 12 sales) | about 1.23 |
| North villas | $384,455 (range $317,327 to $438,638) | $450,000 (24 months, 10 sales) | about 1.17 |
These ratios are our division of one median by another, not a sale-by-sale study, so treat them as a rough sanity check only.
Look up your villa on the Lee County Property Appraiser site and multiply its market value by your section’s ratio for a rough check. A South villa with a $275,000 county value times 1.23 points to about $338,000; a North villa with a $385,000 value times 1.17 points to about $450,000. It is never a valuation: the county does not see your updates, your lot or your membership.
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 villa tax bill.
A Hunters Ridge villa versus a Grand Pines coach home is the value comparison most villa owners face, because the two trade in the same price range a few streets apart. Villas sold at a $372,800 median over 12 months and $253.35 per heated square foot; Grand Pines at $365,000 over 60 months and $243.18 per square foot, on far fewer sales.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; Grand Pines Declaration of Condominium; Hunters Ridge Community Association 2026 fee sheet and budgets).
| Value factor | Hunters Ridge villa | Grand Pines coach home |
|---|---|---|
| Ownership | Fee-simple lot and home under the master declaration | Condominium unit under its own Declaration of Condominium (1996) |
| Associations | Hunters Ridge Community Association only | Grand Pines condominium association plus the master association |
| Homes and buildings | 206 in 80 one-story buildings of two to four | 46 in 8 two-story buildings of four or six |
| Stairs | None | 23 ground-floor and 23 second-floor units |
| Heated area | 922 to 1,854 sq ft (South median 1,430; North 1,699) | 1,331 to 1,743 sq ft |
| First window with 10+ qualified sales | 12 months, 19 sales | 60 months, 17 sales |
| Median sale price in that window | $372,800 | $365,000 |
| Median $ per heated sq ft | $253.35 | $243.18 |
| 2026 master quarterly fee | $1,878.19 South, $1,950.93 North, sewer billed apart | $2,076, water and sewer included |
| Roofs | North re-roofed 2017; South replacement estimated for the mid-2030s | Every building re-roofed 2013 to January 2025, four of them in metal |
| Resale disclosure regime | Chapter 720 homeowners association disclosure summary | Chapter 718 condominium resale disclosure and condominium estoppel, plus the master association |
| Milestone inspection and SIRS | Not a condominium; do not apply | Two-story buildings on the county’s records; the statutes key on three stories or more |
| FEMA flood zone | X | X |
Villas are the more liquid product: 19 qualified sales in 12 months against 17 at Grand Pines in five years, so a villa value rests on current evidence while a Grand Pines value leans on older sales. Per square foot the two sit close, $253.35 against $243.18, but a villa buyer pays for one-story living and fee-simple ownership, while a Grand Pines buyer pays for a newer roof across every building today. A South villa’s roof outlook is the main thing that can narrow the gap; a North villa’s 2017 roof is the main thing that widens it.
Grand Pines owners have their own valuation guide, what a Grand Pines at Hunters Ridge home is worth, built from the same county file, and our Grand Pines neighborhood guide covers each building’s roof, plans and sales.
Hunters Ridge villas are the community’s middle price point: below the single-family homes, close to the Grand Pines coach homes and below Pheasant Hollow, with the most sales of any product in Hunters Ridge. Across all of Hunters Ridge, 37 qualified sales in the last 12 months had a $408,000 median, and 19 of them were villas.
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 master quarterly fee | First window with 10+ qualified sales | Median in that window |
|---|---|---|---|---|---|
| South villas | 134 | 1988 to 1995 | $1,878.19 | 12 months, 12 sales | $336,250 |
| North villas | 72 | 1998 to 2005 | $1,950.93 | 24 months, 10 sales | $450,000 |
| Single-family homes | 244 built | 1988 to 2023 | $582 | 12 months, 13 sales | $585,100 |
| 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) |
The windows differ because each product needed a different span to reach ten sales, so compare medians with that in mind. The Pheasant Hollow median of $492,500 is the mean of $490,000 and $495,000. The coach-home fees include water and sewer; the villa and single-family fees do not.
A North villa at $450,000 competes with the lower end of Pheasant Hollow, newer 2006 coach homes with two-car garages, and a South villa at $336,250 competes with Grand Pines. Lynx Pass has recorded only two sales in five years, both in 2022, so it rarely sets the bar. Owners of a single-family Hunters Ridge home can read our Hunters Ridge home valuation guide.
What you net from a Hunters Ridge villa 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, the association estoppel fee and prorated taxes and dues. 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 720.30851 and 720.401; Hunters Ridge Declaration §4.12(B) and 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Seller cost line (illustration, Lee County custom) | South villa at $336,250 | North villa at $450,000 |
|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,354.10 | $3,150.00 |
| Owner’s title insurance, promulgated rate | about $1,756 | about $2,325 |
| HOA estoppel certificate, standard cap | up to $299 | up to $299 |
| Subtotal of these three lines | about $4,409 | about $5,774 |
| Commission and any buyer-broker compensation | negotiated in your listing agreement | negotiated in your listing agreement |
| Taxes, dues and villa fee prorations, payoff, settlement fee | set at closing | set at closing |
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. Commission is fully negotiable, and since August 17, 2024 any offer of buyer-broker compensation is made off the MLS.
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. An unpaid balance on the $41 monthly assessment is not addressed in published documents, so ask the office for a payoff letter before listing.
Hunters Ridge villas sit under the Chapter 720 master association, so a villa sale follows Florida’s homeowners association disclosure rule, Section 720.401. The disclosure summary is due before the buyer signs, “before executing the contract for sale,” not at closing, and on a resale the seller supplies it. The contract must carry the statute’s voidability clause in conspicuous type; if the summary is not given before signing, the buyer may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” a right that cannot be waived and ends at closing. Section 720.401(2) excludes associations under the condominium chapter, which is why the Grand Pines, Pheasant Hollow and Lynx Pass coach homes follow Chapter 718 instead. This is information, not legal advice; your closing agent or attorney handles the form.
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 a South villa, the South Villa Committee’s reserve letters are public documents; ask your attorney how to disclose them, and hand buyers the source documents rather than a summary.
Yes, and it takes about 30 minutes at the villa. An in-person comparative market analysis lets us see the condition, updates, windows, lanai and outlook that no county card shows, and it turns a Hunters Ridge villa 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 ARB approvals, your membership type, the section’s roof and reserve position, the sales we selected and our adjustments, the listings you would compete with, a recommended list price, and a net sheet after deed stamps, title and association costs.
Many owners ask a year or more before they sell; for a villa owner, the South roof ballots and the fall budget are natural moments to ask. There is no obligation to list with us, and we keep every conversation confidential. Request your free Hunters Ridge villa valuation, return to the valuation form section, or call Jesse at (239) 898-6072.
These are the valuation questions Hunters Ridge villa owners ask us most, answered from the Lee County field cards, the association’s recorded declaration, budgets and minutes, and Florida law. For a number on your own villa, call Jesse direct at (239) 898-6072.
It is worth what comparable villas in your own section have recently sold for, adjusted for plan, lot, pool, roof position, membership and condition. South villas sold at a $336,250 median across 12 sales in the last 12 months; North villas at $450,000 across 10 sales in 24 months. Request our free valuation for your address.
Pull the qualified sales in your section and plan group from the first window with ten or more, match them by size and bedrooms, adjust for lot, updates, windows and roof position, and check the result against the villas and coach homes for sale inside the gate. Only an appraisal or a signed contract gives an exact figure.
$372,800 across 19 qualified sales in the 12 months to September 24, 2026, all resales. Nineteen is an odd count, so that median is one observed sale. By section: $336,250 in the South over 12 months and $450,000 in the North over 24 months.
About $253.35 per heated square foot across the 19 sales of the last 12 months, $244.43 in the South over the same 12 months and $259.30 in the North over 24 months. Heated square feet exclude the garage, lanai and screened areas.
Gently down from a 2023 peak. The all-villa calendar-year median was $425,000 in 2023, $406,250 in 2024, $386,400 in 2025 and $340,000 in 2026 to September 24. The North has held at $450,000 in 2025 and 2026; the South has eased further.
Nineteen qualified sales recorded from September 25, 2025 to September 24, 2026: 12 South and 7 North, for $6,948,300 in recorded volume. Over 60 months, 81 villas sold.
North villas are a decade newer (1998 to 2005 against 1988 to 1995), larger (a median of 1,699 heated square feet against 1,430), carry 2017 roofs, include the only 13 private pools, and sit on larger lots, a median of 4,781 square feet against 2,860.
Start with the 12 South sales of the last 12 months, a $336,250 median, then your plan group: small two-bedroom plans sold at a $340,000 median over 60 months, middle plans at $372,687.50 over 36 months and large three-bedroom plans at $362,500 over 24 months. A golf line, updates and newer windows move you up the band.
Start with the 10 North sales of the last 24 months, a $450,000 median, from $305,000 to $500,000. North two-bedroom villas sold at $450,000 over 36 months and three-bedroom villas at $464,500 over 60 months. A pool villa needs its own pricing case.
On the county record, yes: golf-coded villa sales had a $417,500 median in the last 12 months against $315,000 for the rest, and South golf-coded villas sold at $387,637.50 over 36 months against $334,000. The county’s golf coding is a valuation line, not a view guarantee.
The top of the record says so: the two highest villa sales on record, $725,000 and $625,000, were North pool villas. With only 13 pools among 206 villas, a pool villa has few direct comparables, so we build its price from the pool sales and the North band.
In the South it has: three-bedroom South villas sold at a $375,000 median over 24 months against $324,500 for two bedrooms. In the North the gap is small, because most North two-bedroom plans are larger than the three-bedroom plans.
The county cards do not mark end or interior position, so the record cannot answer that directly. End units share one wall rather than two, which many buyers prefer; we compare each villa with the nearest sales of the same plan and position case by case.
Not very, in our experience. Automated estimates often mix the two villa sections, the coach homes and the single-family homes, and cannot see the roof position, the membership attached or the condition behind a $226,500 spread in one South plan this year.
The appraiser will start from the same recorded villa sales, including the $200,000 South outlier of June 2026. A price backed by comparables from your own section and plan group, with the adjustments documented, is the best protection; a low appraisal is then renegotiated, bridged by the buyer or disputed with better comparables.
No. The 2025 county market values on the villa cards had medians of $273,095 South and $384,455 North, against recent sale medians of $336,250 and $450,000, roughly 1.23 and 1.17 times. Use the county figure only as a sanity check.
Because assessed value follows its own caps. A homestead’s assessment can rise by up to 3 percent or inflation each year until it catches up with market value, even while sale prices ease, under the Save Our Homes rule.
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 look up the parcel and ask the Lee County Tax Collector for an estimate at their price.
Across 384 pairs of consecutive qualified sales of the same villa at least a year apart since 1988, the median gain was about 2.5 percent a year over a median hold of about 7.3 years. Owners who sold in the last 12 months gained a median of about 3.7 percent a year over about 8.8 years.
Yes, a few. Of the 19 villas that resold in the last 12 months, four sold for less than their previous recorded price, all bought from 2021 to 2024, including one on Maiden Cane Lane that recorded $489,900 in 2023 and $335,000 in 2026. Fourteen sold for more.
List by late fall or early January if you can. Of the 56 qualified villa sales in the last 36 months, 27 recorded from February through May, and only one in September, so the buyers who close in spring are touring from November on.
It is part of every informed buyer’s offer. The committee’s public letters estimate a mid-2030s replacement and warn of $15,000 to over $20,000 per villa in special assessments unless reserves are fully funded. Price with that in view and present the reserve facts clearly.
It supports it. Every North villa has a 2017 tile roof under a finaled city permit, which answers the roof question on the state wind-mitigation form and most insurers’ applications, and the North band has held at $450,000 while the South eased.
It can, to a golfer. A Golf or Charter membership runs with title under Declaration §9.08 and spares the buyer a $50,000 upgrade, subject to the 420-membership cap. Confirm your type on the estoppel certificate and say so in the listing.
Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover in a price, and a buyer who wants golf can upgrade after closing if the golf roster is under its cap.
They shape what a buyer can pay each month. A South villa with a Social membership carries about $14,773 a year in 2026 association billing and a North villa about $15,064, before taxes and insurance. Buyers compare that with the coach homes and the single-family homes.
Not usually. Declaration §4.12(B) makes the $3,000 Resale Capital Assessment the buyer’s unless the parties agree otherwise in writing. Some buyers ask the seller to cover it in negotiation, which is a price conversation, not a rule.
It can surface in a buyer’s insurance questions. The Rules approved May 8, 2024 put the windstorm deductible at 5 percent per building, shared by all 206 villa owners, with no deductible reserve on record. Have the master policy’s declarations page ready.
No. Florida’s structural integrity reserve study and milestone inspection laws apply to condominium and cooperative buildings of three or more habitable stories. The villas are one-story, fee-simple homes, not condominium units.
Every villa parcel sits in FEMA Zone X, the area of minimal flood hazard, on panel 12071C0678F, so federally backed lenders do not require flood insurance, although Citizens requires flood coverage on most new and renewing wind policies by January 1, 2027. Every villa is in Lee County evacuation Zone C.
Not visibly in the record. The general manager reported minimal damage to the community after Ian in October 2022, and no villa permit cites Ian. Villa prices peaked in 2023, after the storm, and have eased since; the record does not say why, and in our reading the 2024 insurance-driven fee jump and the South roof outlook are likelier factors than storm damage.
Focus on what buyers price: air conditioning age, impact windows or approved shutters, water heater, flooring and kitchen. Exterior changes need Architectural Review Board approval before work starts, and the association repaints villa exteriors on the section’s schedule.
Yes. It documents roof covering, roof-to-wall attachment and opening protection on the state form OIR-B1-1802, which insurers use to set wind-mitigation credits. North villas can show a 2017 roof permit; any villa with impact openings should document them.
Many seasonal buyers value a turnkey villa, 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.
Renting is limited to three leases a year of 30 days or more, each approved by the board, and you lose amenity use while it is leased. Compare the rent against the full carrying cost and the South roof outlook before deciding.
Your quarterly statement, membership type, permit history, wind-mitigation and four-point reports, ARB approvals, and for a South villa the committee’s reserve letters. For a sale, add the estoppel certificate and the HOA disclosure summary.
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 section’s recorded sales, explains the roof and insurance position 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 Hunters Ridge Villas 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 sellers, buyers and repeat clients across Southwest Florida.
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
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A Hunters Ridge Villas specialist knows which section, plan group, building, lot and membership a villa belongs to, and prices the life around it: a staffed gate, a club with a 13,500 square foot clubhouse, and every villa under two-thirds of a mile by road from the association office. Buyers pay for that setting, and a valuation that reflects it holds up.
Buyers weighing a Hunters Ridge villa also tour the coach homes at Grand Pines, Pheasant Hollow and Lynx Pass, and the single-family homes covered in our Hunters Ridge community guide. As Top 1% Real Estate Agents Nationally Since 2008, we value your villa against the choices your buyer is actually weighing, and our Hunters Ridge Villas neighborhood guide covers the villas’ history, rules, schools and logistics in full.
For city-wide context, see our Bonita Springs community guide. Villa values here follow their own record more than the city’s, because the club membership, the villa fee and the roof programs are specific to this gate.
Many sellers buy again, inside Hunters Ridge or nearby. Read our guide to buying a home in Hunters Ridge Villas 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 Hunters Ridge Villas listing agent, or asking “what can I sell my villa for in Hunters Ridge,” McGreevy and Comisar price from the recorded sales of your own villa section. In the last 12 months we tracked every one of the 19 qualified villa sales, 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. Few Hunters Ridge villas come up for sale in any one month, so if you are thinking about selling, call us first.
Hunters Ridge Villas sold record, last 12 months: 19 recorded sales at a $372,800 median and $253.35 per heated square foot, from $200,000 for a South villa on Glen Hollow Drive to $480,000 for a North villa on Fox Ridge Drive, per the Lee County Property Appraiser field cards read September 26, 2026.
Enter your address in the valuation form for your free Hunters Ridge villa valuation, read how we sell Hunters Ridge villas, 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 Bonita Beach Road, 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
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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.
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Every fact on this page traces to one of the primary sources below: the Hunters Ridge Community Association’s recorded and posted documents, Lee County Clerk and Property Appraiser records, 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 published by the Hunters Ridge Community Association, recorded with the Lee County Clerk, or issued by the State of Florida. They are the documents that bear most directly on what a Hunters Ridge villa is worth and what its seller owes, and each link opens the issuing authority’s own copy.
| Document | Issued by | What it covers | Link |
|---|---|---|---|
| Third Amended Master Declaration (recorded July 22, 2025) | Hunters Ridge Community Association, recorded with the Lee County Clerk | Villa party walls, building insurance and maintenance; membership; §4.12(B) capital assessment; leasing | Open the Declaration |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | Villa quarterly fees, dues, sewer, capital assessment and transfer fee | Open the fee sheet |
| 2026 Approved Budgets and reserve schedule | Hunters Ridge Community Association | North and South villa budgets; villa roof and exterior reserves | Open the 2026 budgets |
| Minutes of October 23, 2024 with the South Villa Committee letter | Hunters Ridge Community Association | South roof evaluation, replacement estimate, special-assessment outlook, 2027 painting | Open the minutes |
| Minutes of May 8, 2024 with approved Rules | Hunters Ridge Community Association | Villa building deductibles and owner insurance exclusions | Open the minutes |
| 2017 board minutes | Hunters Ridge Community Association | North villa $12,500 roof and painting assessment | Open the 2017 minutes |
| ARB Paint Policy and Exterior Change Policy | Hunters Ridge Community Association | What needs approval before you update a villa | Open the ARB policy |
| Plat of Hunters Ridge North, Unit Two | Lee County Clerk of Court | The North villa lots and common tracts | Open the plat |
| LeePA Title Deed Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | Open the code list |
| HOA Disclosure Summary, Section 720.401 | State of Florida | The summary a villa seller gives before the buyer signs | Open Section 720.401 |
| 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 a buyer’s insurer reads | Open the form |
| IRS Publication 523, Selling Your Home | Internal Revenue Service | Federal rules for the home-sale gain exclusion | Open Publication 523 |
Market data from Southwest Florida MLS, pulled: not used in this edition. Villa values are Lee County Property Appraiser recorded sales, field cards read September 26, 2026, windows to September 24, 2026. McGreevy and Comisar, Hunters Ridge Villas home valuation. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.