Values built from every recorded Lynx Pass sale, adjusted for plan, floor, time and the 2026 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 24 Lynx Pass units, read 24 to 26 September 2026, sales windows to 24 September 2026
What is your Lynx Pass home worth? This is McGreevy and Comisar’s valuation guide for owners of the 24 coach-home condominium units in Lynx Pass at Hunters Ridge, the three two-story buildings on Donnavid Court inside the gated Hunters Ridge golf and country club community in Bonita Springs. It is built from every recorded Lynx Pass transfer since the first closing in July 2006. If you are deciding whether to sell, it sits beside our guide to selling your home in Lynx Pass at Hunters Ridge; if you are also buying, read our guide to buying a home in Lynx Pass at Hunters Ridge.
Here is the short answer, and it is not the one an online estimate gives you. No Lynx Pass unit has sold in a qualified, county-recorded sale in the last 12, 24 or 36 months, and no deed of any kind has recorded on any of the 24 units since September 16, 2022. The last two qualified sales, both in 2022, recorded $505,000 for a 2,054-square-foot second-floor corner unit and $320,000 for a 1,598-square-foot first-floor interior unit. The only window with ten or more sales is all of history, 47 qualified sales from July 2006 to September 2022 at a $277,000 median, and that figure is a history of the buildings, not what your unit is worth today.
So a Lynx Pass value has to be built, not looked up. We build it from the ten Lynx Pass sales of 2021 and 2022, adjusted for time, plan, floor and condition, and test it against the recent recorded sales in Pheasant Hollow and Grand Pines, the two other coach-home condominiums inside the gate. Our office is on South Tamiami Trail in Bonita Springs, a short drive from the Hunters Ridge gate, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Every figure below comes from the county’s own field cards, the recorded Lynx Pass Declaration and the City of Bonita Springs permit record, not a listing portal.
A Lynx Pass unit is worth what a well-informed buyer will pay for your plan, floor, building and condition when no Lynx Pass sale has recorded in four years. The recent evidence is two 2022 sales, $320,000 and $505,000, and the sibling coach-home record since; all history, 47 sales from 2006 to 2022, has a $277,000 median.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 Lynx Pass units, read 24 to 26 Sep 2026; qualified sales under the county’s codes, windows to 24 Sep 2026; no Southwest Florida MLS figures in this edition).
| Lynx Pass sales window (Lee County qualified sales) | From | Sales | What the window shows |
|---|---|---|---|
| 12 months | September 25, 2025 | 0 | No sale to measure |
| 24 months | September 25, 2024 | 0 | No sale to measure |
| 36 months | September 25, 2023 | 0 | No sale to measure |
| 60 months | September 25, 2021 | 2, listed | $505,000 (March 2022) and $320,000 (September 2022) |
| All history, the first window with 10 or more sales | July 26, 2006 | 47 | $277,000 median, $146,000 to $505,000, a mean of $154.93 per heated square foot |
Forty-seven is an odd count, so the $277,000 all-history median is one observed sale, the 24th of 47. Twenty-three of those 47 sales closed in 2006, most of them the developer’s first sales, which is why we never present that median as today’s value. The two 60-month sales are too few for a median, so we list them and explain each one below.
These are the ten facts that shape what a Lynx Pass unit is worth in September 2026, each drawn from the Lee County field cards, the recorded Lynx Pass Declaration, City of Bonita Springs permits, the Hunters Ridge Community Association’s posted documents, or a state or federal source.
Valuing Your Unit: What Is My Lynx Pass Home Worth in 2026? · Why Value Your Lynx Pass Home With McGreevy and Comisar? · Get Your Free Lynx Pass Home Valuation in 60 Seconds
How We Value: Why Does an Online Estimate Miss Lynx Pass Home Values? · How Do We Value a Lynx Pass Coach Home When Nothing Has Sold Since 2022?
Values by Sale, Plan and Trend: What Have Lynx Pass Units Sold For Since 2006? · What Did the Last Ten Lynx Pass Sales Show? · What Is a Lynx Pass Unit Worth by Plan, Floor and Building? · Are Lynx Pass Home Values Rising or Falling? · One Unit’s Public Record: A Second-Floor Corner Unit at 28140 Donnavid Court, 2006 to 2022 · Why Has No Lynx Pass Unit Sold Since 2022, and What Does It Mean for Your Price?
What Moves Value: What Moves a Lynx Pass Unit’s Value Up or Down? · How Do the Coach-Home Fee, Two Associations and Insurance Affect What a Lynx Pass Unit Is Worth? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons: Lynx Pass vs Pheasant Hollow: Which Holds Its Value Better? · How Do Lynx Pass Values Compare With Other Hunters Ridge Homes?
Next Steps: What Will You Net When You Sell a Lynx Pass Unit? · Want a Free In-Person CMA for Your Lynx Pass Home?
Answers and Local Expertise: Frequently Asked Questions, Lynx Pass Home Value Edition · What Lynx Pass Owners Should Know About Working With Us · Why Does a Lynx Pass Specialist Matter When You Value Your Home? · Thinking of Selling Your Lynx Pass Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Lynx Pass units from the recorded history of Lynx Pass itself, all 68 improved-unit transfers since 2006, not from a Hunters Ridge or ZIP-code average. We are a two-partner Bonita Springs team, Top 1% nationally since 2008, and before we give a Lynx Pass owner a number we read the field cards, the recorded Declaration, the 2026 roof permits and the fee sheet.
We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which scores agents on license dates, Google reviews and production.
Honors and recognition:
We read the Lee County Property Appraiser’s field card for every one of the 24 Lynx Pass units, and the card for the condominium’s common elements, and followed every recorded transfer back to the developer’s first closing on July 26, 2006. Of 68 transfers of an improved unit, the county coded 47 as qualified, arm’s-length sales. We set aside the other 21: ten corrective, quit-claim or nominal deeds, six transfers to or from a lender between 2010 and 2015, four disqualified transfers in 2006 and one atypical sale in 2009. When a Lynx Pass owner asks what a unit is worth, the answer starts from those 47 sales, read one at a time, not from the $408,000 median for all of Hunters Ridge, which mixes in single-family houses and villas.
In most neighborhoods a valuation starts from last quarter’s sales on your street. In Lynx Pass there are none: the newest comparable is four years old, and the building will not produce a fresh one until an owner lists. That makes the next seller the price-setter for the building, and it makes the valuation work, the time adjustment, the plan and floor adjustments and the sibling comparables, the part that decides whether that price holds up with a buyer’s appraiser.
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 Lynx Pass 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, and none had keyed on a Lynx Pass unit when we read the cards on September 24 to 26, 2026.
To get a free Lynx Pass home valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the Lynx Pass sales of your plan and floor, adjusted to today, and a full pricing file with the coach-home and villa listings you would compete against after a short walk-through.
A range for your unit; every Lynx Pass sale we used, with its date, building, floor, heated size and price; the recent Pheasant Hollow and Grand Pines sales we tested it against; the time adjustment from 2021 and 2022 to today and how we derived it; and the adjustments we made for your floor, plan, view, membership type, windows and condition. Because no Lynx Pass window shorter than all of history holds ten sales, we show every sale individually rather than lean on a small median.
Your building and floor, whether the unit carries a Social, Golf or Charter membership, the dates and permits of any window, door, shutter, air-conditioning or water-heater work, any Lynx Pass board or Architectural Review Board approvals, the flooring on an upstairs unit, and any wind-mitigation or four-point report you already hold. If the unit is leased, tell us the lease end date so we can plan showings around it.
We have already done the slow part. The 24 field cards, the 47 qualified sales, the four roof permits, the recorded Declaration and the sibling sales are read and filed before you ask, so your valuation starts from the record rather than from a search. The walk-through is what turns that record into a list price.
Automated estimates from the big listing portals miss Lynx Pass values because 24 condominium units in four plans have produced no sale in four years, because one Hunters Ridge name also covers villas, single-family homes and two other coach-home condominiums, and because a model cannot read a 2026 roof permit, a one-car garage or the membership attached to a unit.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; recorded Lynx Pass Declaration; City of Bonita Springs permits; Hunters Ridge Community Association 2026 fee sheet; retrieved 24 to 26 Sep 2026).
An automated valuation leans on recent nearby sales. With no Lynx Pass sale since September 2022, a model fills the gap with whatever sold nearby: villas on Fox Ridge Drive, single-family homes, or a Grand Pines unit of a different era and size. An appraiser does the same thing more carefully, with named comparables and written adjustments. We do what the appraiser will do, before the appraiser does it.
A model that sees the $505,000 sale of March 2022 and the $320,000 sale of September 2022 sees a $185,000 spread inside one small complex. The spread is mostly plan and floor: the first was the largest plan, a 2,054-square-foot second-floor corner unit, and the second the smallest, a 1,598-square-foot first-floor interior unit. A single averaged number describes neither, and it certainly does not describe a 1,633 or 1,756 square foot unit in between.
All three buildings carry metal roofs finaled in June 2026, and the $2,050 quarterly coach-home fee includes water, sewer and bulk Comcast under the association’s 2026 Membership Program and Fees sheet, which a villa or house fee does not. Buyers price both. Automated estimates see neither.
The county records heated areas of 1,598 to 2,054 square feet; the developer’s 2005 brochure drew the plans at 1,627 to 2,021 air-conditioned square feet, and the upstairs county figures include a small ground-level entry area, 66 or 69 square feet, which is why a 1,756 square foot unit is sometimes quoted at 1,690. A listing that quotes a brochure figure and a model that divides by a county figure can disagree on price per square foot. We price on the county’s heated area, the number a buyer’s appraiser starts from, and say so.
Every Lynx Pass unit has a one-car garage, and the four upstairs units in each building are reached by stairs; the developer’s 2005 standard-features sheet lists no elevator. Both facts change which buyers a unit reaches, and neither appears in a model’s inputs. Our Lynx Pass neighborhood guide maps every building, plan and outlook.
We value a Lynx Pass coach home the way an appraiser would with no recent in-building sale: start from the Lynx Pass sales of your plan and floor, adjust them from 2021 and 2022 to today, then test the result against recent Pheasant Hollow and Grand Pines sales and the 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; sibling coach-home sales from the same county file).
This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record. We count only sales the county coded as qualified, arm’s-length sales of an improved unit: codes 06 and 09 for sales before 2009, and Department of Revenue codes 01 and 02 from 2009 on. For Lynx Pass the first window with ten or more sales is all of history, so we start from the ten most recent Lynx Pass sales, the eight of 2021 and the two of 2022, and weight the ones in your plan and on your floor most heavily.
The newest Lynx Pass sale recorded in September 2022. The sibling record since shows the direction: Grand Pines’ yearly medians ran $450,000 in 2022 and $307,500 in 2025 before $365,000 in 2026, and Pheasant Hollow’s two sales in the last 12 months, $397,500 and $385,000, sit below its $492,500 median for 60 months. We measure the adjustment from those named sales rather than apply a published index, and we show you the arithmetic.
Pheasant Hollow and Grand Pines are the only other condominiums inside the Hunters Ridge gate, and they are the comparables a buyer’s appraiser will reach for. Pheasant Hollow shares Lynx Pass’s developer, architect and 2006 build year, with two-car garages; Grand Pines has smaller units and a deeper recent record, 17 sales in 60 months. We adjust each for size, garage, floor, roof and fee, and we say which way each adjustment runs.
A buyer does not compare your unit with a 2022 closing; they compare it with what is for sale inside the gate now, including Pheasant Hollow and Grand Pines coach homes and the villas. At your valuation we line up those listings in your price band so the recommended list price is one a buyer would choose over the alternatives on the day you launch.
The two 2022 sales recorded $200.25 and $245.86 per heated square foot. Applied to each Lynx Pass plan, that band is simple arithmetic, not a valuation, and it shows why plan size matters more than any single sale.
| Lynx Pass plan (county heated area) | Floor | At $200.25 per sq ft (the September 2022 sale) | At $245.86 per sq ft (the March 2022 sale) |
|---|---|---|---|
| 1,598 sq ft, interior | First | $320,000 | $392,884 |
| 1,633 sq ft, corner | First | $327,008 | $401,489 |
| 1,756 sq ft, interior | Second | $351,639 | $431,730 |
| 2,054 sq ft, corner | Second | $411,314 | $504,996 |
Neither end of that band is a price for your unit today. The lower row figures reproduce the two sales themselves; everything else is the same per-foot rate applied to a different plan. The time adjustment in step two, and your unit’s condition, decide where inside or outside the band a 2026 price belongs.
A buyer who wants no stairs compares a Lynx Pass first-floor unit with a Pheasant Hollow first-floor unit of 1,553 heated square feet and a two-car garage. Pheasant Hollow’s most recent sales, $397,500 in November 2025 for a second-floor unit of 1,977 square feet and $385,000 in July 2026, set the ceiling that buyer sees. A Lynx Pass first-floor unit is slightly larger, carries a newer roof and a $450 lower quarterly fee, and has half the garage. We price those four differences one at a time, in writing.
With no Lynx Pass sale since September 2022, the price you launch at becomes the building’s next comparable, so it has to be right on the first day. Request your free Lynx Pass home valuation with the form at the top of this page, or call Jesse direct at (239) 898-6072. When you are ready, read how we sell Lynx Pass coach homes. Buying inside the gate as well? Call Marc at (239) 287-5873 or read our guide to buying a Lynx Pass coach home.
Lynx Pass units have sold for a median of $277,000 across 47 qualified county-recorded sales from July 2006 to September 2022, from $146,000 to $505,000. The developer’s 20 first sales had a $293,500 median, the 27 resales $243,700. No shorter window reaches ten sales, and nothing has recorded since.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 units, read 24 to 26 Sep 2026; qualified improved sales, all windows ending 24 Sep 2026).
| Window (Lee County qualified sales) | From | Sales | Median | Range | Mean $ per heated sq ft |
|---|---|---|---|---|---|
| 12 months | September 25, 2025 | 0 | None | None | None |
| 24 months | September 25, 2024 | 0 | None | None | None |
| 36 months | September 25, 2023 | 0 | None | None | None |
| 60 months | September 25, 2021 | 2 | Listed below | $320,000 to $505,000 | Listed below |
| All history | July 26, 2006 | 47 | $277,000 | $146,000 to $505,000 | $154.93 |
| All history, developer first sales | July 2006 to February 2007 | 20 | $293,500 (middle pair $292,800 and $294,200) | $219,000 to $397,100 | $169.91 |
| All history, resales | 2006 to 2022 | 27 | $243,700 | $146,000 to $505,000 | $143.83 |
Medians are the middle sale, or for an even count the mean of the middle pair. Price per heated square foot is the mean of each sale’s own ratio, using each unit’s current heated area on the county card; the median of those ratios over all history is $164.39. Heated area excludes the garage and the 127-square-foot screened lanai, so a listing’s total area will be larger.
Two sales are too few for a median, so here they are, each read from its county field card:
Together they account for $825,000 in recorded volume over five years, against $0 in the last 36 months.
Twenty-one of the 68 improved-unit transfers are not in these figures because the county did not code them as arm’s-length sales: ten corrective, quit-claim or nominal deeds, six transfers to or from a financial institution between 2010 and 2015, four transfers the county disqualified in 2006, and one 2009 sale coded for atypical market exposure. The lender transfers of 2010 to 2015 ran as low as $98,500. A buyer’s appraiser may see those deeds on a title search, so we explain them rather than ignore them, and we never use them as evidence of value.
The top sale, $505,000 in March 2022, was the largest plan at the peak of the 2022 market. The bottom qualified sale, $146,000 in January 2010, was a first-floor interior unit of 1,598 square feet in Building 2, recorded at the bottom of the post-2008 market. Those two sales mark the full band a Lynx Pass unit has traded in, and they are twelve years apart.
| Year (Lee County qualified sales) | Sales | Median or single price | Range |
|---|---|---|---|
| 2006 | 23 | $294,000 median | $219,000 to $420,000 |
| 2007 | 1 | $269,000 | Single sale |
| 2008 and 2009 | 0 | None | None |
| 2010 | 2 | $146,000 and $155,000 | Two sales |
| 2011 | 1 | $165,000 | Single sale |
| 2012 | 0 | None | None |
| 2013 | 2 | $190,100 and $240,000 | Two sales |
| 2014 | 2 | $180,000 and $212,000 | Two sales |
| 2015 | 0 | None | None |
| 2016 | 1 | $223,000 | Single sale |
| 2017 | 1 | $200,000 | Single sale |
| 2018 | 1 | $220,000 | Single sale |
| 2019 | 2 | $192,000 and $251,000 | Two sales |
| 2020 | 1 | $225,000 | Single sale |
| 2021 | 8 | $284,500 median | $210,000 to $310,000 |
| 2022 | 2 | $320,000 and $505,000 | Two sales |
| 2023 to September 24, 2026 | 0 | None | None |
Three periods stand out. The 2006 and early 2007 closings were the developer’s first sales plus four quick resales. From 2010 to 2020 Lynx Pass traded no more than twice a year, and in 2012 and 2015 not at all, between $146,000 and $251,000. Then 2021 brought eight qualified sales in eight months, and 2022 brought the highest price on record. Nothing has recorded since.
The last ten Lynx Pass sales, eight in 2021 and two in 2022, are the core of any Lynx Pass valuation: they ran from $210,000 to $505,000, and the eight 2021 sales had a $284,500 median. Read one at a time, they show how far plan, floor, building and condition can move a price inside the same three buildings.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified sales recorded January 2021 to September 2022, read 24 to 26 Sep 2026).
| Recorded | Building address | Building | Floor and position | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|---|---|
| January 7, 2021 | 28140 Donnavid Ct | 2 | Second, corner | 2,054 | $310,000 | $150.93 |
| April 19, 2021 | 28141 Donnavid Ct | 3 | First, corner | 1,633 | $210,000 | $128.60 |
| April 19, 2021 | 28120 Donnavid Ct | 1 | First, corner | 1,633 | $284,000 | $173.91 |
| April 23, 2021 | 28120 Donnavid Ct | 1 | Second, interior | 1,756 | $293,500 | $167.14 |
| April 30, 2021 | 28140 Donnavid Ct | 2 | Second, interior | 1,756 | $292,000 | $166.29 |
| May 28, 2021 | 28140 Donnavid Ct | 2 | First, interior | 1,598 | $285,000 | $178.35 |
| July 16, 2021 | 28141 Donnavid Ct | 3 | First, interior | 1,598 | $269,000 | $168.34 |
| August 31, 2021 | 28141 Donnavid Ct | 3 | Second, interior | 1,756 | $265,000 | $150.91 |
| March 23, 2022 | 28140 Donnavid Ct | 2 | Second, corner | 2,054 | $505,000 | $245.86 |
| September 16, 2022 | 28141 Donnavid Ct | 3 | First, interior | 1,598 | $320,000 | $200.25 |
On April 19, 2021 two first-floor corner units of the same 1,633-square-foot plan recorded $210,000 in Building 3 and $284,000 in Building 1. The deed record does not show what separated them. Condition, updates, view and the terms of each sale are the likeliest reasons, and they are exactly the things a walk-through sees and a county card does not.
The two sales of the largest plan in this set were both second-floor corner units in Building 2: $310,000 in January 2021 and $505,000 in March 2022. Part of that gap may be the market, which the Lynx Pass per-foot prices show rising through 2021 and early 2022; part may be the units themselves, and the deed record does not say. Either way, it is why we never let one Lynx Pass sale stand as the value of a plan.
Paired with each unit’s previous qualified sale, six of the ten 2021 and 2022 sales recorded more and four less, a median gap of about 14.5 years and a median change of about 0.5 percent a year. But five of those units had first sold new in 2006 and then passed through lender or corrective transfers between 2010 and 2015, so only five pairs show one owner’s result: the one owner who bought new in 2006 and held to 2021 sold $49,800 below the 2006 price, and the owners who bought from 2013 on all sold for more: a 2,054 square foot unit bought for $240,000 in 2013 sold for $310,000 in 2021, and the one bought for $212,000 in 2014 sold for $505,000 in 2022.
The two 2022 sales moved the per-foot evidence: $200.25 for the smallest plan and $245.86 for the largest, against a 2021 range of $128.60 to $178.35. Any valuation that relies only on the 2021 sales understates a 2026 unit in good condition; any that relies only on the March 2022 sale overstates a typical one.
Lynx Pass values move first with the plan and floor, then with the building and its outlook. Over all history, second-floor sales carry a $289,000 median and first-floor sales $273,000, while the first floor earns more per square foot, $159.95 against $150.52, because its plans are smaller.
Data updated: September 2026 (Lee County Property Appraiser field cards, unit types, floors and heated area from the cards, all 47 qualified sales July 2006 to September 2022).
| Plan (county heated area) | Floor and position | Garage sq ft (county) | Units | Developer plan that appears to match | Qualified sales, all history | All-history median |
|---|---|---|---|---|---|---|
| 1,598 sq ft | First, interior | 278 | 6 | Buttonwood I | 10 | $278,450 |
| 1,633 sq ft | First, corner | 248 | 6 | Poinciana I | 12 | $234,350 |
| 1,756 sq ft | Second, interior | 224 | 6 | Buttonwood II | 13 | $292,000 |
| 2,054 sq ft | Second, corner | 258 | 6 | Poinciana III with bonus room | 12 | $269,000 |
These plan medians mix 2006 prices with 2021 prices, so they describe the record, not the value of any plan today. The match between county sizes and the developer’s brochure plans is our reading of size and position, not a recorded fact; the brochure itself says “All dimensions and specifications are approximate and subject to change.”
| Floor (all history) | Qualified sales | Median | Mean $ per heated sq ft |
|---|---|---|---|
| First floor | 22 | $273,000 | $159.95 |
| Second floor | 25 | $289,000 | $150.52 |
Upstairs units are larger, 1,756 and 2,054 heated square feet, with a small ground-level entry. Downstairs units trade size for no stairs, and because the developer’s 2005 standard-features sheet lists no elevator, the first floor is the only floor for some buyers. That is why the two floors price closer together than their sizes suggest.
| Building (all history) | Address | County view coding | Qualified sales | Median |
|---|---|---|---|---|
| Building 1 | 28120 Donnavid Ct | Lake and golf course | 15 | $293,500 |
| Building 2 | 28140 Donnavid Ct | Preserve | 15 | $289,000 |
| Building 3 | 28141 Donnavid Ct | Golf course | 17 | $265,000 |
The building medians mix years and plans, and Building 3 closed its first sales last, into early 2007, so we do not read a building premium from them. What a particular lanai actually looks out on varies by unit, and we price the outlook we see on the walk-through, not the building number. Buildings 1 and 2 sit on the west side of Donnavid Court and Building 3 on the east side.
The recorded Declaration describes every unit as two bedrooms with a den and two baths, or three bedrooms and two baths. The county counts the den as a bedroom and lists every unit as three bedrooms and two baths, so the bedroom count does not separate one Lynx Pass unit from another. What does is whether the den has been finished as a true third bedroom, and whether the 2,054-square-foot plan’s bonus room has been kept open or closed in, both of which we note on the walk-through.
| Price band, last ten qualified sales (2021 and 2022) | Sales | Plans |
|---|---|---|
| Under $250,000 | 1 | 1,633 first-floor corner |
| $250,000 to $299,999 | 6 | 1,598, 1,633 and 1,756 |
| $300,000 to $349,999 | 2 | 2,054 and 1,598 |
| $350,000 and above | 1 | 2,054 second-floor corner |
Nine of the last ten Lynx Pass sales recorded between $210,000 and $320,000. The $505,000 sale stands alone, which is why we treat it as a data point, not a new floor for the building.
Lynx Pass home values cannot be measured directly for 2023 to 2026, because no unit has sold. The recorded path runs from a 2006 median of $294,000, down to $146,000 and $155,000 in 2010, back to a $284,500 median in 2021 and $505,000 in March 2022; the sibling coach homes show softening since that peak.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified Lynx Pass sales by calendar year since 2006; repeat-sale pairs from the same cards; Hunters Ridge, Pheasant Hollow and Grand Pines windows to 24 Sep 2026).
The cleanest measure of appreciation is the same unit sold twice. Taking every pair of consecutive qualified sales of one Lynx Pass unit at least a year apart, we tracked 22 pairs since 2006. The median pair lost about 1.4 percent a year over a median hold of about 9 years. That long-run figure is weighed down by units first sold new in 2006 and next sold in a qualified sale between 2010 and 2014: every one of the six such pairs recorded a lower price. A pair measures the unit’s price, not necessarily one owner’s result, because some units passed through lender transfers between sales.
Each of the ten units sold in 2021 and 2022 has an earlier qualified sale on its card; six recorded more than that earlier sale and four less. The four lower prices were all on units first sold new in 2006, from $219,000 to $314,800, and all recorded in 2021 within about $49,800 of the 2006 price. Three of those four units had passed through lender or corrective transfers in between, so only one, a unit held from 2006 to 2021 that sold $49,800 lower, reflects a single owner’s loss. The best result on the record is the unit bought for $212,000 in July 2014 and sold for $505,000 in March 2022, about 12 percent a year over 7.7 years.
| Hunters Ridge measure, windows to September 24, 2026 | Figure |
|---|---|
| All Hunters Ridge qualified sales, 36 months | 106 sales, $430,000 median |
| All Hunters Ridge qualified sales, 24 months | 69 sales, $415,000 median |
| All Hunters Ridge qualified sales, 12 months | 37 sales, $408,000 median, $257.73 per heated sq ft |
| Grand Pines yearly median, 2022 and 2025 | $450,000 and $307,500 |
| Grand Pines yearly median, 2026 to September 24 | $365,000 on three sales |
| Pheasant Hollow, 60 months | 10 sales, $492,500 median |
| Pheasant Hollow, last 12 months | 2 sales, $397,500 and $385,000 |
The direction is consistent: coach-home and community-wide prices in Hunters Ridge are below where they stood in 2022. A Lynx Pass seller who prices from the March 2022 sale alone prices above the evidence a buyer’s appraiser will use; a seller who prices from the 2021 sales alone leaves the 2022 recovery and a new roof on the table.
Across the 23 Lynx Pass resales since 2010, April produced the most recordings, six, followed by September and October with three each; no month dominates. Across all of Hunters Ridge, 17 of the 37 qualified sales in the last 12 months recorded from February through May, and the association’s 2026 to 2027 Events Guide runs from October through May. A Lynx Pass unit listed by late fall or early January meets the most buyers inside the gate.
One second-floor corner unit in Building 2 at 28140 Donnavid Court shows, in the county’s own record, how a Lynx Pass unit’s value has moved from its first sale in 2006 to the $505,000 sale of March 2022, the highest qualified price in Lynx Pass history. We did not represent either side of any of these sales; we read them from the field card and its recorded transfers.
Data updated: September 2026 (Lee County Property Appraiser field card and transfer history for one Building 2 unit, read 24 to 26 Sep 2026).
The unit is the largest Lynx Pass plan: 2,054 heated square feet on the county card, with a 258-square-foot garage and a 127-square-foot screened lanai, a size that appears to match the developer’s Poinciana III plan with its 12 by 20 foot bonus room. It sits on the second floor of Building 2, the building the county codes for a preserve outlook, and like every Lynx Pass building it went from concrete tile to a metal roof in 2026. How the building fits the complex is covered in our Lynx Pass at Hunters Ridge guide.
| Recorded | Price | Price per heated sq ft | County coding | What it was |
|---|---|---|---|---|
| January 2005 | Land only | Not applicable | Vacant land | The developer’s purchase of the 1.67-acre Lynx Pass land, before the condominium existed |
| October 20, 2006 | $261,500 | $127.31 | Qualified, improved | First sale from the developer, Parker Hunters Ridge, LLC |
| July 17, 2014 | $212,000 | $103.21 | Qualified, improved | Resale, $49,500 below the 2006 price |
| March 23, 2022 | $505,000 | $245.86 | Qualified, improved | Resale, the highest qualified Lynx Pass sale on record |
The same 2,054 square feet recorded $261,500 new in 2006, $212,000 in 2014 and $505,000 in 2022. From the 2006 first sale to 2022 that is about 4.4 percent a year over nearly 16 years; from the 2014 purchase it is about 12 percent a year over 7.7 years. Three lessons follow. First, your own purchase price is not your value; the recent sales of your plan are, adjusted to today. Second, the 2022 price was set in a rising market, fourteen months after the other second-floor corner unit in the same building recorded $310,000, so it measures a moment and a unit, not the plan. Third, this is the first sale a buyer’s appraiser will find for any upstairs Lynx Pass unit, and a seller who explains it, rather than prices from it, keeps the appraisal on track.
For an owner of a 2,054-square-foot unit, it marks the top of the evidence and the level a well-presented unit reached at the 2022 peak. For an owner of a 1,756-square-foot upstairs unit, it is an upper bound to adjust down from for size. For a first-floor owner, it is a reminder that the September 2022 sale, $320,000 for the smallest plan, is the closer comparable. See what your Lynx Pass home is worth against this record, or call Jesse direct at (239) 898-6072.
No public record explains why no Lynx Pass unit has sold since September 2022. What the record shows is that owners have held: ten of the 24 units changed hands in the 2021 and 2022 wave, five have not transferred since 2006, and the median unit has been with its current owner about 7.3 years.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 units, every recorded transfer, years since last transfer measured to 24 Sep 2026; county parcel mailing addresses, September 2026).
| Years since each unit’s last recorded transfer (to September 24, 2026) | Units |
|---|---|
| 4 to 6 years (last transfer 2021 or 2022) | 10 |
| 6 to 9 years (2017 to 2020) | 4 |
| 11 to 17 years (2010 to 2014) | 5 |
| About 20 years (2006) | 5 |
The shortest hold is 4.0 years and the longest 20.2; the median is 7.3. We do not guess at why any owner has stayed, and no recorded document says.
Six of the 24 owners receive their tax mail at their Lynx Pass unit and 18 elsewhere: 10 in Florida in total, 13 in other states and 1 in Ontario, per the county parcel records. A mailing address is not proof of residency, but it tells a seller that out-of-state buyers are part of the Lynx Pass market, and that the next buyer may be touring from far away.
It means the next Lynx Pass seller sets the price for the building. There is no recent in-building sale for a buyer’s agent to point to, which cuts both ways. A well-supported price, built from the ten recent Lynx Pass sales and the named sibling sales, has no competing Lynx Pass listing to undercut it and reaches every buyer who has waited for one. A price that is not supported meets an appraiser with the same four-year gap and a lender who will not lend past the appraisal.
It means your listing is likely to be the only Lynx Pass listing when it launches, so launch timing and presentation carry more weight than usual. Owners who have held since 2006, and there are five, may also have a large gap between their cost and today’s value, which matters for the federal home-sale exclusion and for how they think about the sale; that is a question for your tax adviser, and IRS Publication 523 is the starting point.
An appraiser looks first for closed sales in the same building within the last year or so; for Lynx Pass there are none. Expect older Lynx Pass sales adjusted for time and recent Pheasant Hollow and Grand Pines sales adjusted for size, garage and floor. We give the appraiser that package, with every sale named, so nothing is guessed.
The biggest value drivers for a Lynx Pass unit are its plan and floor, the new roof over every building, the one-car garage, the membership attached to the unit, and the condition of the parts the owner maintains and insures under the Declaration: windows, doors, air conditioning, water heater, kitchen, baths and, upstairs, the flooring.
Data updated: September 2026 (City of Bonita Springs permit records 2008 to 2026; recorded Lynx Pass Declaration; Lee County Property Appraiser field cards; Hunters Ridge Community Association 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Permit (City of Bonita Springs) | Building | Work on the permit | Applied | Finaled | Permitted value |
|---|---|---|---|---|---|
| TRA26-131858-BOS | Building 1, 28120 Donnavid Ct | Tile to metal re-roof, pitch 6/12 | April 9, 2026 | June 26, 2026 | $160,334 |
| TRA26-131859-BOS | Building 2, 28140 Donnavid Ct | Tile to metal re-roof, pitch 6/12 | April 9, 2026 | June 26, 2026 | $160,334 |
| TRA26-131860-BOS | Building 3, 28141 Donnavid Ct | Tile to metal re-roof, pitch 6/12 | April 9, 2026 | June 26, 2026 | $160,334 |
| TRA26-131856-BOS | Common-element parcel | Tile to metal re-roof, structure not named | April 9, 2026 | June 26, 2026 | $10,000 |
A roof permitted after March 1, 2002 earns the best roof-covering answer on the state’s wind-mitigation form, and Florida Statute 627.7011 bars an insurer from refusing a homeowner policy solely because of the age of a roof less than 15 years old. A 2026 roof has almost all of that life ahead of it. Under Florida Statute 553.844, a roof built to the 2007 Florida Building Code or later needs only the repaired portion brought to current code after damage; the 2006 tile roofs did not qualify, and the 2026 metal roofs do. For a Lynx Pass seller, the permit numbers belong in the listing. How the roofs were paid for, from reserves, a special assessment or a loan, is not in any public source we reached, and the Lynx Pass estoppel certificate is where it will show.
Every Lynx Pass unit has a private attached one-car garage, and each driveway is a limited common element that the association repairs under Declaration Section 8.1(b). Pheasant Hollow’s 40 units each have an attached two-car garage. For a buyer with two cars, that is the single biggest physical difference between the two buildings, and it is a real discount to price against Pheasant Hollow, one we measure from sales rather than assume. The Declaration bars parking “on the grass, common ground or streets,” so the second car lives in the driveway.
Upstairs units are larger; downstairs units have no stairs. Sections 11.7 and 12.21 of the recorded Declaration require upper-floor units to have wall-to-wall carpet over padding except in kitchens, baths and foyers, unless the board approves an acoustic underlayment. An upstairs unit with board-approved hard flooring and the approval letter in hand is worth more to many buyers than one whose owner must start that process after closing, so keep the approval.
Under Declaration Section 5.3 the windows, window frames and glass, and the doors are part of your unit, and under Section 11.1(b) the owner maintains them along with the air conditioner serving the unit, the water heater and the shower pans. That puts window and door condition squarely in your price. The city’s records show three Lynx Pass owners replacing six windows each with impact product: in Building 3 in August 2022, in Building 2 in January 2023, and in Building 3 in October 2023, the last with two impact sliding glass doors as well. A unit with permitted impact openings and a current wind-mitigation report is easier to insure and easier to sell.
Every Lynx Pass unit carries at least a Social membership in the Hunters Ridge club, and the membership type runs with title under Section 9.08 of the Third Amended Master Declaration. A unit that already carries a Golf or Charter membership spares a golfer the $50,000 upgrade on the 2026 fee sheet, subject to the 420-membership golf cap in Section 9.04. Two Lynx Pass units can carry different memberships, so confirm yours on the master association’s estoppel certificate before you price; to a golfing buyer it can matter more than the floor.
The record shows units of the same plan selling tens of thousands of dollars apart in the same year, $74,000 apart on the same April day in 2021. It does not say why, but condition and updates are the likeliest reasons. The city lists ten air-conditioning change-out permits on Lynx Pass units from 2014 to 2025, and a unit with a recent permitted system prices differently from one on its 2006 equipment. The association already handles the roof, the exterior walls and their painting under Section 11.2, so the buyer’s attention goes to what is inside.
Lynx Pass allows two dogs and cats in total per unit with board approval, plus small caged birds and aquarium fish, under Section 12.20 of the Declaration. Grand Pines limits dogs and cats to under 10 pounds. That makes Lynx Pass one of the two coach-home condominiums inside the gate a buyer with a larger dog can consider, which widens the buyer pool; say so in the listing.
The developer’s 2005 prospectus promised an unheated pool with a cabana and restrooms for Lynx Pass owners, and the recorded plot plan shows the cabana. We could not confirm from any current public record whether it stands and operates today. If it does, and it is in good order, it belongs in the listing; if it does not, buyers who read the 2005 documents will ask, and the answer should be ready.
City of Bonita Springs case PD25-124697-BOS proposed a 149-foot wireless monopole on Fox Ridge Drive, the street that links Donnavid Court to the main gate. Its outcome is not published in any source we found. Buyers who have read the association’s posted notice will ask, so we answer with what the record shows before they do.
Section 14 of the Declaration bars leases under 30 days and requires the Lynx Pass board’s prior written approval of every lease, and the master association adds its own approval, a three-lease-a-year cap and a one-year maximum term, with the owner giving up amenity use while the unit is leased. Lynx Pass is a seasonal or annual rental, not a vacation rental, which limits short-term investor demand.
The coach-home fee, the two associations and the insurance split affect Lynx Pass value because they set what a buyer pays every month and what a buyer may owe later. A Lynx Pass buyer weighs a 2026 quarterly fee of $2,050, $4,775 in Social dues, a new roof and an unpublished condominium budget before deciding what to offer.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Membership Program and Fees sheet and 2026 Approved Budgets; recorded Lynx Pass Declaration Sections 10, 11, 15 and 16; Florida Statutes 718.111 and 718.112; retrieved 24 to 26 Sep 2026).
The 2026 fee sheet lists “Coach Homes Quarterly: $2,050 (Lynx Pass),” or $8,200 a year, and says the coach-home fee pays for the “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” Villas and single-family homes pay $61.90 a month for sewer on top of their fees; Lynx Pass owners do not. It is the lowest of the three coach-home fees: Grand Pines pays $2,076 and Pheasant Hollow $2,500.
The master association’s public 2026 approved budget books “Other Income, Lynx Pass (24)” of $55,860 a year, which is $2,327.50 a unit, about $582 a quarter, the same per-unit amount it books for Pheasant Hollow and Grand Pines. If the $2,050 is the whole quarterly bill, about $1,468 of it would fund the Lynx Pass condominium’s own costs. That split is our arithmetic, not a published figure, and Declaration Section 10 lets the condominium association collect and remit master assessments if required.
| Line, 2026, Social membership | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Coach-home quarterly fee, water and sewer in the fee | $2,050 x 4 | $8,200.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment, where it applies | $41 x 12 | $492.00 |
| Total, Hunters Ridge billing | $14,717.00 |
That is about $1,226 a month before property tax, the owner’s unit insurance and anything the Lynx Pass association bills on its own. The same arithmetic gives $14,821 for Grand Pines and $16,517 for Pheasant Hollow, so a Lynx Pass buyer carries about $1,800 a year less than a Pheasant Hollow buyer. The fee sheet labels the $41 monthly assessment a dining room and kitchen renovation and says it “does not apply to all properties,” while the association’s Treasurer’s letter ties it to the roughly $3,000,000 Community Center project; ask the office whether your unit carries it. A unit with a Golf membership adds $5,751 a year in golf dues and tax.
The Lynx Pass association’s budget, its reserve schedule, its financial statements and any special assessment are not published on the association site or in any public source we found. Florida’s section 718.112, paragraph (2)(f), requires a condominium budget to carry reserves for roof replacement, building painting, pavement resurfacing and any other item over $25,000, unless owners vote to waive or reduce them. With a $491,002 re-roof just finished, a buyer’s lender and attorney will read that budget closely. A seller who orders the condominium estoppel certificate and the current budget at listing turns an unknown into a disclosed fact, which protects price.
We do not publish a Lynx Pass fee trend, because the only earlier Lynx Pass figure we found, $1,728 a quarter in 2023, comes from a secondary copy of the association’s schedule that conflicts with Pheasant Hollow’s own 2023 owner sheet. For history, the developer’s October 2004 FAQ sheet estimated the Lynx Pass condominium assessment at $720.88 a quarter without reserves, plus $600 a year to the master association, and the Declaration’s developer guaranty capped the total at $3,483.52 for 2005 and $4,006.04 for 2006. The 2027 fees are not published yet.
Section 15.2 of the recorded Declaration has the association insure “all of the buildings and other insurable improvements” against fire and extended coverage “(including Windstorm),” with premiums as a common expense, and Section 16.1 puts the deductible on a loss confined to one unit on that unit’s owner. Current Florida law, section 718.111, subsection (11), sets which items the owner insures: floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, plus contents and liability. Because Section 5.3 puts windows and doors inside the unit’s boundaries, ask your agent how the unit-owner policy treats them, and ask the association for its master policy’s declarations page and hurricane deductible before you price a sale. A new roof is the fact most likely to have helped that master premium.
Every Lynx Pass building sits in FEMA Zone X on panel 12071C0678F, and Citizens Property Insurance, which is phasing in a flood requirement on most personal residential policies with wind coverage by January 1, 2027, states on its flood page that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Lynx Pass buyer with a Citizens unit-owner policy is outside that rule, which keeps one cost off the carrying sheet.
No. The Lee County Property Appraiser’s market value is a January 1 mass appraisal, and for Lynx Pass it rests on a building with no sale in four years. The 2025 county market values on the Lynx Pass cards run from $322,272 for an interior first-floor unit in Building 2 to $383,135 for a corner second-floor unit in Building 3.
Data updated: September 2026 (Lee County Property Appraiser 2025 market values on the Lynx Pass field cards compared with qualified Lynx Pass sales to 24 Sep 2026; retrieved 24 to 26 Sep 2026).
| Measure | Figure |
|---|---|
| Lowest 2025 county market value on a Lynx Pass card | $322,272 |
| Highest 2025 county market value on a Lynx Pass card | $383,135 |
| Last qualified sale, September 2022, smallest plan | $320,000 |
| Last qualified sale of the largest plan, March 2022 | $505,000 |
| All-history median, 47 sales 2006 to 2022 | $277,000 |
The county’s values sit inside the band the 2022 sales mark, and the county’s spread between plans, about $61,000, is narrower than the $185,000 spread between the 2022 sales. The county does not see your updates, your flooring, your windows or your membership, and it values on its own schedule, so its figure is a sanity check, never a valuation.
Look up your unit on the Lee County Property Appraiser site and compare it with the $322,272 to $383,135 band above. If your unit is updated, expect market value to sit above the county figure; if it carries original 2006 finishes, the county figure may be closer than you expect.
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 under Florida Statute 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 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 Lynx Pass tax bill.
Lynx Pass versus Pheasant Hollow is the value comparison every Lynx Pass owner faces, because the two were built the same year by the same developer. Pheasant Hollow recorded ten qualified sales in 60 months at a $492,500 median; Lynx Pass recorded two, both in 2022, and none since, at a quarterly fee $450 lower.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; recorded declarations; Hunters Ridge Community Association 2026 fee sheet; City of Bonita Springs permit records).
| Value factor | Lynx Pass | Pheasant Hollow |
|---|---|---|
| Recorded declaration | Lee Clerk Instrument 2006000003652, recorded January 5, 2006 | Lee Clerk Instrument 2005000172802, recorded December 16, 2005 |
| Developer | Parker Hunters Ridge, LLC | Parker Hunters Ridge, LLC |
| Units and buildings | 24 in 3 two-story buildings of 8 | 40 in 10 two-story buildings of 4 |
| Street | Donnavid Court | Hiram Street |
| Heated area (county) | 1,598, 1,633, 1,756 and 2,054 sq ft | 1,553 first floor, 1,977 second floor |
| Garage | Attached one-car | Attached two-car |
| 2026 quarterly coach-home fee | $2,050 | $2,500 |
| Roof on the city permit record | Tile to metal, all three buildings, finaled June 26, 2026 | No re-roof permit found |
| Qualified sales, last 12 months | 0 | 2 ($397,500 and $385,000) |
| Qualified sales, last 60 months | 2 ($505,000 and $320,000, both 2022) | 10, median $492,500 (mean of $490,000 and $495,000) |
| Range, 60 months | $320,000 to $505,000 | $385,000 to $535,000 |
| All-history median and mean $ per heated sq ft | $277,000 on 47 sales, $154.93 | $292,500 on 91 sales, $179.75 |
| Most recent qualified sale | September 16, 2022 | July 21, 2026 |
| Median years since each unit last transferred | 7.3 | 7.7 |
| Pets | Two dogs and cats in total | Two dogs and cats in total |
| Resale disclosure regime | Chapter 718 condominium resale documents and estoppel, plus the Chapter 720 master | Same |
| Milestone inspection and SIRS | Two stories; the statutes key on three stories or more | Two stories; same test |
| FEMA flood zone and evacuation zone | X, Zone C | X, Zone C |
Pheasant Hollow buys a two-car garage, a heated condominium pool on the record and a building with recent sales to anchor an appraisal. Lynx Pass buys a 2026 metal roof, a $450 lower quarterly fee and a larger range of plans, including the 2,054-square-foot second-floor corner plan Pheasant Hollow does not have. Per heated square foot Pheasant Hollow has sold higher, and its two most recent sales, $397,500 and $385,000, are the ceiling a Lynx Pass buyer compares against. A Lynx Pass seller can put a June 2026 roof beside a Pheasant Hollow building with no re-roof permit on the city record, and that is a pricing argument an appraiser will note.
On the record, neither building has a clean answer, because Lynx Pass has not traded since 2022. Owners in both have held about as long, a median of 7.3 years in Lynx Pass and 7.7 in Pheasant Hollow; Lynx Pass set its all-history high in March 2022 and Pheasant Hollow in May 2023, at $535,000. What we can say is that Lynx Pass carries lower costs and a newer roof into its next sale, and Pheasant Hollow carries fresher comparables. The first Lynx Pass sale after the re-roof will test how much buyers pay for that roof.
Pheasant Hollow owners have their own valuation guide, what a Pheasant Hollow at Hunters Ridge home is worth, built from the same county file, and our Pheasant Hollow neighborhood guide covers its buildings, plans and sales.
Lynx Pass sits among the coach-home condominiums of Hunters Ridge: the smallest of the three, with the lowest fee and the thinnest recent record. Across all of Hunters Ridge, 37 qualified sales in the last 12 months had a $408,000 median at $257.73 per heated square foot; Lynx Pass contributed none.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; Hunters Ridge Community Association 2026 fee sheet and budgets).
| Product | Homes | Built | 2026 quarterly fee | First window with 10+ qualified sales | Median in that window |
|---|---|---|---|---|---|
| Lynx Pass coach homes | 24 | 2006 | $2,050 | All history, 47 sales 2006 to 2022 (none since) | $277,000, history not today’s value |
| Pheasant Hollow coach homes | 40 | 2006 | $2,500 | 60 months, 10 sales | $492,500 |
| Grand Pines coach homes | 46 | 1996 to 2005 | $2,076 | 60 months, 17 sales | $365,000 |
| Hunters Ridge villas, all | 206 | 1988 to 2005 | $1,878.20 South, $1,950.95 North | 12 months, 19 sales | $372,800 |
| South villas | 134 | 1988 to 1995 | $1,878.20 | 12 months, 12 sales | $336,250 |
| North villas | 72 | 1998 to 2005 | $1,950.95 | 24 months, 10 sales | $450,000 |
| Single-family homes | 244 built | 1988 to 2023 | $582 | 12 months, 13 sales | $585,100 |
| All Hunters Ridge | 562 sites | 1988 to 2006 | By product | 12 months, 37 sales | $408,000 |
The windows differ because each product needed a different span to reach ten sales, so compare medians with that in mind. The coach-home fees include water and sewer; the villa and single-family fees do not.
A Lynx Pass unit competes with Pheasant Hollow’s recent $385,000 to $397,500 sales, with Grand Pines’ $365,000 median, and with the villas, one-story fee-simple homes at a $372,800 median over 12 months. The Grand Pines comparison is the one an appraiser reaches for when a larger sample is needed; see our Grand Pines at Hunters Ridge guide. The Hunters Ridge villas trade one-story living on a lot for a condominium’s lower upkeep. Owners of other Hunters Ridge homes can read our Hunters Ridge home valuation guide, and the whole community is covered in our Hunters Ridge community guide.
Over all history Lynx Pass’s mean of $154.93 per heated square foot sits beside Grand Pines’ $154.37 and below Pheasant Hollow’s $179.75. The two 2022 Lynx Pass sales, $200.25 and $245.86, sit below the 12-month Hunters Ridge figure of $257.73 and Pheasant Hollow’s 60-month mean of $283.55, which is what you would expect of larger condominium units with one-car garages against a community figure that includes houses.
What you net from a Lynx Pass sale is the price less your mortgage payoff, the negotiated listing and any buyer-side compensation, Florida’s deed tax of 70 cents per $100, the owner’s title policy that Lee County sellers customarily buy, two association estoppel certificates and prorated taxes, dues and fees. The buyer, not you, customarily pays the $3,000 capital assessment.
Data updated: September 2026 (Florida Department of Revenue documentary stamp tax; Florida title insurance rule 69O-186.003; Florida Statutes 718.116, 718.503, 720.30851 and 720.401; Master Declaration Section 4.12(B) and the 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Seller cost line (illustration, Lee County custom) | At $320,000 | At $400,000 | At $505,000 |
|---|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,240.00 | $2,800.00 | $3,535.00 |
| Owner’s title insurance, promulgated rate | about $1,675 | about $2,075 | about $2,600 |
| Lynx Pass condominium estoppel certificate, standard cap | up to $299 | up to $299 | up to $299 |
| Hunters Ridge master estoppel certificate, standard cap | up to $299 | up to $299 | up to $299 |
| Subtotal of these four lines | about $4,513 | about $5,473 | about $6,733 |
| Commission and any buyer-broker compensation | negotiated in your listing agreement | negotiated | negotiated |
| Taxes, dues and fee prorations, payoff, settlement fee | set at closing | set at closing | set at closing |
The $320,000 and $505,000 columns are the two 2022 Lynx Pass sales; the $400,000 column is a round figure between them. None is a valuation of your unit. The documentary stamp tax is computed per $100 of price, rounded up. The owner’s title premium is the state-promulgated rate of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above that; settlement and lien-search fees vary by title company. An expedited estoppel can add $119 per certificate. Commission is fully negotiable, and since August 17, 2024 any offer of buyer-broker compensation is made off the MLS.
Master Declaration Section 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. Section 13 of the Lynx Pass Declaration states that “There are no restrictions on the transfer of ownership of Units,” so no condominium board approval of the sale is needed; the new owner gives the association a name, address and phone number within 10 days.
Lynx Pass is a Chapter 718 condominium inside the Chapter 720 Hunters Ridge master association, so a sale runs on both regimes. On the condominium side, the seller furnishes the resale documents that section 718.503 lists: the declaration, articles, bylaws and rules, the most recent year-end financial information and budget, and the frequently asked questions and answers sheet; since December 31, 2024 the contract must also state whether the association must have a milestone inspection or structural integrity reserve study. The buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them. The Lynx Pass association issues its estoppel certificate under section 718.116. On the master side, the Hunters Ridge association issues its estoppel under section 720.30851, which states the master charges and the membership attached to the unit. Section 720.401, subsection (2), says the homeowners association disclosure summary does not apply to associations under the condominium chapter, and how that fork applies to a condominium unit inside a 720 master is a question for your closing agent or attorney. This is information, not legal advice.
Florida also requires residential sellers to give a flood disclosure at or before contract under section 689.302, stating whether the seller knows of flood damage during ownership, has filed a flood claim or received federal flood assistance, whatever the zone. Case law also requires sellers to disclose known facts that materially affect value and are not readily observable. For Lynx Pass, that includes any unit storm or water history you know of. The city shows no roof or structural repair permit on Donnavid Court between Hurricane Ian and the April 2026 re-roof, which is an absence of records, not proof of no damage.
If the association funded the 2026 roofs with a special assessment, any unpaid installment on your unit will appear on the Lynx Pass estoppel certificate, and the contract should say who pays any assessment levied before closing. Order the estoppel at listing, not at contract, so the answer is on the table before a buyer’s attorney asks.
Yes, and it takes about 30 minutes at the unit. An in-person comparative market analysis lets us see the condition, windows, flooring, lanai, air conditioning and outlook that no county card shows, and it turns a Lynx Pass range into a recommended list price with the competing listings beside it. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It covers a walk-through, your permits and board approvals, your membership type, the ten recent Lynx Pass sales and our time adjustment, the Pheasant Hollow, Grand Pines and villa listings you would compete with, a recommended list price, and a net sheet after deed stamps, title and both estoppels.
Eighteen of the 24 Lynx Pass owners receive their tax mail somewhere other than their unit. If you are one of them, we can run the walk-through with a video call, coordinate gate access through the guardhouse, and send the full pricing file by email. Tell us who holds keys and the garage opener.
Some 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 Lynx Pass home valuation, return to the valuation form section, or call Jesse at (239) 898-6072.
These are the valuation questions Lynx Pass owners ask us most, answered from the Lee County field cards, the recorded Lynx Pass Declaration, the 2026 roof permits, the Hunters Ridge fee sheet and budgets, and Florida law. For a number on your own unit, call Jesse direct at (239) 898-6072.
It is worth what the Lynx Pass sales of your plan and floor support once adjusted from 2021 and 2022 to today, tested against recent Pheasant Hollow and Grand Pines sales. No Lynx Pass unit has sold since September 2022; the last two sales recorded $505,000 and $320,000, and the eight 2021 sales a $284,500 median.
Because no window short of all history holds ten sales. Lynx Pass recorded no qualified sale in 12, 24 or 36 months and two in 60 months, and a median of two sales describes two units, not the building. We list those sales and build the value from them.
$277,000 across 47 qualified sales from July 2006 to September 2022, at a mean of $154.93 per heated square foot. Twenty-three of those sales closed in 2006, so the figure is a history of the buildings, not an estimate of today’s value.
None sold. The Lee County qualified-sale record shows no Lynx Pass sale from September 25, 2025 to September 24, 2026, and none in 24 or 36 months either. The last qualified sale recorded September 16, 2022, at $320,000.
September 16, 2022, when a first-floor interior unit of 1,598 heated square feet in Building 3 recorded $320,000. It is the last recorded transfer of any kind, sale or otherwise, on any of the 24 Lynx Pass units.
$505,000, recorded March 23, 2022 for a second-floor corner unit of 2,054 heated square feet in Building 2, at $245.86 per heated square foot. It is the highest qualified Lynx Pass sale on record, and one sale of the largest plan, not a floor for the building.
Over all history, a mean of $154.93 per heated square foot, with $159.95 on the first floor and $150.52 on the second. The two 2022 sales recorded $200.25 and $245.86. Heated area excludes the garage and the screened lanai.
Lynx Pass itself has no sale since 2022 to measure. The sibling record shows softening since then: Hunters Ridge medians stepped from $430,000 over 36 months to $408,000 over 12, and Grand Pines’ yearly median fell from $450,000 in 2022 to $307,500 in 2025 before $365,000 in 2026.
Only if your unit is the same 2,054-square-foot plan in comparable condition, and even then the time adjustment since March 2022 applies. That sale was one unit at the market’s peak; the other unit of the same plan in the same building recorded $310,000 fourteen months earlier.
On total price, usually upstairs, because the plans are larger: over all history 25 second-floor sales carry a $289,000 median and 22 first-floor sales $273,000. Per square foot the first floor runs higher, and no elevator is listed in the developer’s 2005 standard features, which keeps first-floor demand strong.
Every plan has sold, and none dominates. Over all history the 1,756-square-foot upstairs interior plan has the most sales, 13, and the highest plan median, $292,000; the 2,054-square-foot plan set the record in 2022. Those medians mix years, so we value your plan from its recent sales.
Less than your plan and condition. The county codes Building 1 for lake and golf-course views, Building 2 for preserve and Building 3 for golf course, and the all-history building medians are $293,500, $289,000 and $265,000, but those mix years and plans. We price the outlook we see.
Not very, in our experience. With no Lynx Pass sale in four years, an automated estimate leans on villas, houses and other coach-home condominiums, and cannot see the 2026 roof, the one-car garage or the membership attached. We do not link or rely on it.
It supports it. All three buildings carry tile-to-metal roofs finaled June 26, 2026, which answers the roof question on the wind-mitigation form and most insurers’ applications for years to come. No Lynx Pass unit has sold since, so the record cannot yet show a price effect. Put the permit number in the listing.
We found no public record of one. The four permits total $491,002 in permitted value, and how the association paid for them is not in any public source. Any assessment owed on your unit will appear on the Lynx Pass estoppel certificate; order it at listing.
It shapes what a buyer can pay each month, and it is the lowest coach-home fee in Hunters Ridge. With a Social membership, a Lynx Pass unit carries about $14,717 a year in 2026 Hunters Ridge billing, about $1,800 less than Pheasant Hollow, and the fee includes water, sewer and bulk Comcast.
It can, if a buyer meets it late. The budget, reserves and financial statements are not public, so order the condominium estoppel and current budget at listing and hand them over early; a disclosed number is priced, an unknown one is discounted.
Against Pheasant Hollow, yes, for buyers with two cars; its units have two-car garages. Against Grand Pines and the villas the garage is a smaller factor. Lynx Pass offsets it with a newer roof and a lower fee, and we price the difference from sales rather than assume it.
It can, to a golfer. A Golf or Charter membership runs with title under Master Declaration Section 9.08 and spares the buyer a $50,000 upgrade, subject to the 420-membership golf cap. Confirm your type on the master estoppel certificate before you price.
Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover in a Lynx Pass price, and a buyer who wants golf can upgrade after closing if the golf roster is under its cap.
Yes, because the windows and doors are the owner’s under Declaration Section 5.3 and they drive the wind-mitigation credit. Three Lynx Pass owners have installed permitted impact windows since 2022. Impact glass installed with the board’s approval is one of the few upgrades a buyer’s insurer rewards.
It can, with the paperwork. Declaration Sections 11.7 and 12.21 require carpet on upper floors except in kitchens, baths and foyers unless the board approves an acoustic underlayment. Board-approved hard flooring, with the approval letter, is worth more to most buyers than an open question.
Florida’s milestone inspection and structural integrity reserve study laws key on condominium buildings of three habitable stories or more, and the Lynx Pass buildings are two stories on the recorded plans and county cards. The resale contract states whether they are required. Ask the association for any structural reports, and let your attorney confirm the reading.
Favorably. All three buildings are in FEMA Zone X on panel 12071C0678F, so federally backed lenders generally do not require flood insurance, and Citizens exempts condominium unit-owner policies from its 2027 flood rule. Every building is in evacuation Zone C.
Not visibly in the record. The last Lynx Pass sale recorded $320,000 on September 16, 2022, twelve days before Ian’s landfall, and nothing has sold since. The city shows no roof or structural repair permit on Donnavid Court between Ian and the 2026 re-roof, which is an absence of records, not proof of no damage.
No. The 2025 county market values on the Lynx Pass cards run from $322,272 to $383,135, a mass appraisal as of January 1. Use the county figure only as a sanity check against the sales record.
Not what yours are. Your homestead exemption and Save Our Homes cap do not carry over, and the assessment resets to market value the January after the sale. A buyer should ask the Lee County Tax Collector for an estimate at their price.
It depends on when the owner bought. Across 22 pairs of consecutive qualified sales of the same unit since 2006, the median pair lost about 1.4 percent a year, because many units first sold new in 2006 and next sold, in a qualified sale, by 2014. The unit bought in 2014 for $212,000 sold for $505,000 in 2022.
One owner did on the record: a unit bought new in 2006 for $314,800 and held to August 2021 sold for $265,000, $49,800 less. Three other 2021 sales recorded below their units’ 2006 prices, most within about $11,000, but each of those units had passed through a lender or corrective transfer in between, so the 2021 seller was not the 2006 buyer.
List by late fall or early January if you can. Across Hunters Ridge, 17 of the 37 qualified sales in the last 12 months recorded from February through May, and the association’s Events Guide runs from October through May, when the club calendar is fullest.
With no Lynx Pass sale in four years, the appraiser works from the same older Lynx Pass sales and sibling sales we use. A price backed by named comparables and documented adjustments is the best protection; a low appraisal is then renegotiated, bridged by the buyer or disputed with better comparables.
Both. You face no competing Lynx Pass listing, and buyers who have waited for the building will see yours. The risk is an appraisal with no recent in-building comparable, which we meet by handing the appraiser the full record, adjusted and documented.
It is a question buyers ask. City case PD25-124697-BOS proposed a 149-foot monopole on Fox Ridge Drive, the street between Donnavid Court and the main gate, and its outcome is not published. We tell buyers what the record shows rather than let the question sit.
For investors, yes. Declaration Section 14 allows leases of 30 days or more with the board’s prior written approval, and the master rules add a three-lease-a-year cap, a one-year maximum term and the owner’s loss of club use while leased. Those limits rule out short-term rental investing.
No. Declaration Section 13 states “There are no restrictions on the transfer of ownership of Units.” Your buyer gives the association a name, address and phone number within 10 days, and the master association collects its $400 transfer fee and the buyer’s $3,000 capital assessment at closing.
Some buyers value a turnkey unit, but price furnishings separately in the contract so the recorded price reflects the real estate. With each Lynx Pass sale likely to be the building’s benchmark for years, a clean comparable matters more here than in most places.
Your quarterly statement, membership type, permit history, wind-mitigation and four-point reports, board and Architectural Review Board approvals, any flooring approval for an upstairs unit, and any lease. For a sale, add both estoppel certificates and the condominium resale documents.
No. The online valuation and the in-person CMA are free and carry no obligation to list. We keep every conversation confidential.
This edition has no MLS days-on-market figure for Lynx Pass, and the county record shows sale dates, not listing dates. What the record does show is demand when units appear: eight qualified Lynx Pass sales in eight months of 2021. Price, presentation and timing matter more than any average.
The one who prices from your plan’s recorded sales, adjusts them honestly for four years of time, explains the roof, the budget and the two-association paperwork before a buyer’s agent does, and markets beyond Florida, where 14 of the 24 owners of record receive their tax mail. Compare the record, then call Jesse direct at (239) 898-6072.
Jesse McGreevy is a top-reviewed Lynx Pass listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. A few, in the clients’ own words, from buyers and sellers across Southwest Florida.
★★★★★ “Marc was everything we needed for our house-hunting journey in Southwest Florida.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
We have not represented a Lynx Pass sale on the county record, and we say so. What we bring to a Lynx Pass valuation is the record itself, read unit by unit, and the pricing discipline of a team that has sold over $900 million in real estate personally.
A Lynx Pass specialist knows which plan, floor, building and membership a unit belongs to, knows that the newest in-building comparable is four years old, and prices the life around it: a staffed gate, the Hunters Ridge club, a 2026 roof, a private garage, and Donnavid Court’s short street about four minutes by car from the clubhouse.
Buyers weighing a Lynx Pass unit also tour Pheasant Hollow, Grand Pines and the villas, and the single-family homes covered in our Hunters Ridge community guide. As Top 1% Real Estate Agents Nationally Since 2008, we value your unit against the choices your buyer is actually weighing, and our Lynx Pass neighborhood guide covers the building’s history, rules, schools and logistics in full.
For city-wide context, see our Bonita Springs community guide. Lynx Pass values follow their own record more than the city’s, because the club membership, the coach-home fee, the 2026 roof and the four-year gap in sales are specific to these three buildings.
Pheasant Hollow and Grand Pines produce new comparables every year. Lynx Pass does not. When the building’s next price is built rather than read off a recent sale, the agent who has read all 68 transfers, the Declaration and the permits is the one whose number holds up, first with a buyer and then with the buyer’s appraiser.
Many Lynx Pass sellers buy again, inside Hunters Ridge or nearby. Read our guide to buying a home in Lynx Pass at Hunters Ridge or how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you’re searching for the best Lynx Pass listing agent, or asking “what can I sell my Lynx Pass condo for,” McGreevy and Comisar price from the recorded sales of your own plan, adjusted to today. We tracked every one of the 68 recorded Lynx Pass transfers since 2006, 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. No Lynx Pass unit has sold in four years, so if you are thinking about selling, call us first: the next owner who sells sets the price for the building. When you are ready to list, read how we sell Lynx Pass coach homes.
Lynx Pass sold record: no qualified sale in the last 12, 24 or 36 months; two in 60 months, $505,000 for a second-floor corner unit in Building 2 and $320,000 for a first-floor interior unit in Building 3, both in 2022; 47 qualified sales from 2006 to 2022 at a $277,000 median, per the Lee County Property Appraiser field cards read September 24 to 26, 2026.
Enter your address in the valuation form for your free Lynx Pass home valuation, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar of McGreevy and Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate on Hunters Ridge Boulevard, and have represented buyers and sellers across Southwest Florida since 2008. Read how the team was built on our about McGreevy and Comisar page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the recorded Lynx Pass Declaration, Lee County Clerk and Property Appraiser records, the Hunters Ridge Community Association’s posted documents, City of Bonita Springs permits, Florida law and state agencies, and federal flood and storm records. We do not cite real estate brokerage or listing sites. Sources were accessed from 24 to 26 September 2026.
The official documents below are recorded with the Lee County Clerk, published by the Hunters Ridge Community Association, or issued by the State of Florida and the federal government. They are the documents that bear most directly on what a Lynx Pass unit is worth and what its seller owes, and each link opens the issuing authority’s own copy.
| Document | Issued by | What it covers | Link |
|---|---|---|---|
| Declaration of Condominium of Lynx Pass at Hunters Ridge, Instrument 2006000003652 (recorded January 5, 2006), with Articles and Bylaws | Lee County Clerk (recorded) | Unit boundaries, maintenance, insurance, flooring, pets, leasing, transfer | Open the Declaration |
| Lynx Pass condominium documents (developer prospectus package, revised March 2005) | Hunters Ridge Community Association | Floor plans, standard features, 2005 budget, pool and cabana | Open the Lynx Pass documents |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | Lynx Pass $2,050 quarterly fee, dues, capital assessment, transfer fee, pet line | Open the fee sheet |
| 2026 Approved Budgets | Hunters Ridge Community Association | The Lynx Pass master income line | Open the 2026 budgets |
| Third Amended Master Declaration (recorded July 22, 2025) | Hunters Ridge Community Association, recorded with the Lee County Clerk | Membership, Section 4.12(B) capital assessment, leasing | Open the master declaration |
| Lease Application Packet | Hunters Ridge Community Association | Lease approval and fees | Open the lease packet |
| Request for Architectural Change | Hunters Ridge Community Association | Master approval for windows, shutters and exterior changes | Open the request form |
| LeePA Title Deed Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | Open the code list |
| Condominium estoppel certificates, Section 718.116 | State of Florida | What the Lynx Pass estoppel states and what it may cost | Open Section 718.116 |
| Condominium resale disclosure, Section 718.503 | State of Florida | The documents a Lynx Pass seller furnishes a buyer | Open Section 718.503 |
| Florida Flood Disclosure, Section 689.302 | State of Florida | The flood disclosure every residential seller gives at or before contract | Open Section 689.302 |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind-mitigation form that drives a buyer’s premium | Open the form |
| IRS Publication 523, Selling Your Home | Internal Revenue Service | Federal rules for the home-sale gain exclusion | Open Publication 523 |
The Lynx Pass association’s own budget, reserve schedule and financial statements are not posted online; they come with the condominium resale documents at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled: not used in this edition. Lynx Pass values are Lee County Property Appraiser recorded sales, field cards read September 24 to 26, 2026, windows to September 24, 2026. McGreevy and Comisar, Lynx Pass at Hunters Ridge home valuation. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.