Values from every recorded Pheasant Hollow sale, by floor, view and upper plan, adjusted for the roof question and membership. Free, confidential and same day.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values from the Lee County Property Appraiser field cards for all 40 Pheasant Hollow homes, read 26 September 2026, sales windows to 24 September 2026
What is your Pheasant Hollow home worth? This is McGreevy and Comisar’s valuation guide for owners of the 40 coach homes in Pheasant Hollow at Hunters Ridge, the ten two-story, four-home buildings on Hiram Street in the north parcel of the gated Hunters Ridge golf and country club community in Bonita Springs. Every home was built in 2006, every home has its own attached two-car garage, and every recorded sale since the developer closed the last home is in the county deed record we read for this page. If you are deciding whether to sell, it sits beside our guide to selling your home in Pheasant Hollow at Hunters Ridge; if you are also buying, read our guide to buying a home in Pheasant Hollow at Hunters Ridge.
Here is the short answer. Pheasant Hollow sells rarely, so a fair median needs five years of deeds: in the 60 months to September 24, 2026, 10 Pheasant Hollow homes sold in qualified, county-recorded resales at a $492,500 median, the mean of the middle pair, $490,000 and $495,000. But that median describes 2022 and 2023 more than it describes today. Seven of the ten sales recorded from February 2022 to May 2023 at $485,000 to $535,000; the three since then recorded at $385,000 in February 2024, $397,500 in November 2025 and $385,000 in July 2026. Your value starts from those three, then moves with your floor, your view, the size of your upper plan, the roof question and your condition.
Our office is on South Tamiami Trail in Bonita Springs, a short drive from the Hunters Ridge gate, and we value Hiram Street homes 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, the recorded Pheasant Hollow declaration and the Hunters Ridge association’s published documents, not a listing portal.
A Pheasant Hollow home is worth what the most recent comparable Hiram Street homes sold for, adjusted for floor, view, upper-floor plan size, the roof question, the membership attached and condition. Over the 60 months to September 24, 2026, the first window with ten or more sales, 10 resales recorded a $492,500 median; the three most recent recorded $385,000 to $397,500.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 40 Pheasant Hollow units, read 26 Sep 2026; qualified sales under override codes 01 and 02, windows to 24 Sep 2026; no Southwest Florida MLS figures in this edition).
| Pheasant Hollow window, to September 24, 2026 | Qualified sales | Median or listed prices | Range | Mean price per heated sq ft |
|---|---|---|---|---|
| 12 months | 2 | Listed: $397,500 and $385,000 | $385,000 to $397,500 | $224.48 |
| 24 months | 2 (the same two) | Listed | $385,000 to $397,500 | $224.48 |
| 36 months | 3 | Listed: $385,000, $397,500, $385,000 | $385,000 to $397,500 | $232.29 |
| 60 months (first window with 10+) | 10 | $492,500 (mean of $490,000 and $495,000) | $385,000 to $535,000 | $283.55 |
The shorter windows hold too few sales for a median, so we list them. The 60-month window is the headline because it is the first that reaches ten, and the page names that window beside every median it shows. Price per heated square foot is the mean of each sale’s own ratio, on the county’s heated area.
These are the ten facts that shape what a Pheasant Hollow coach home is worth in September 2026, each drawn from the Lee County field cards, the recorded Pheasant Hollow declaration, the Hunters Ridge Community Association’s fee sheet and budget, City of Bonita Springs permits, or a state or federal source, and each explained in the section that covers it.
This valuation guide to Pheasant Hollow runs from the short answer and the recorded sales to what moves a Hiram Street value, the fee and roof facts buyers price, the comparison with Lynx Pass, your likely net and the questions owners ask us most. Each link below jumps to its section of the page.
Valuing Your Home: What Is My Pheasant Hollow Home Worth in 2026? · Why Value Your Pheasant Hollow Home With McGreevy and Comisar? · Get Your Free Pheasant Hollow Home Valuation in 60 Seconds
How We Value: Why Does an Online Estimate Miss Pheasant Hollow Home Values? · How Do We Value a Pheasant Hollow Coach Home?
Values by Sale, Floor and Trend: What Did Pheasant Hollow Homes Sell For in the Last Five Years? · What Is a Pheasant Hollow Home Worth by Floor, View and Building? · Are Pheasant Hollow Home Values Rising or Falling? · One Home’s Public Record: A Ground-Floor Lake Home at 28140 Hiram Street, 2006 to 2023
What Moves Value: What Moves a Pheasant Hollow Home’s Value Up or Down? · How Do the $2,500 Fee, Two Associations and Insurance Affect What a Pheasant Hollow Home Is Worth? · Is the Property Appraiser’s Value the Same as Market Value?
Comparisons: Pheasant Hollow vs Lynx Pass: Which Holds Its Value Better? · How Do Pheasant Hollow Values Compare With Other Hunters Ridge Homes?
Next Steps: What Will You Net When You Sell a Pheasant Hollow Home? · Want a Free In-Person CMA for Your Pheasant Hollow Home?
Answers and Local Expertise: Frequently Asked Questions, Pheasant Hollow Home Value Edition · What Pheasant Hollow Owners Should Know About Working With Us · Why Does a Pheasant Hollow Specialist Matter When You Value Your Home? · Thinking of Selling Your Pheasant Hollow Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Pheasant Hollow homes from the recorded sales of Pheasant Hollow itself, floor by floor and view by view, 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 Hiram Street owner a number we read the field cards, the recorded declaration, the permit record 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 40 Pheasant Hollow units, and the common-element card, and tracked all 116 improved-home transfers recorded on them since the developer’s first closing in February 2006. The county coded 91 as qualified sales and 25 as not qualified, including sales by financial institutions from 2009 to 2014, quit-claim and corrective deeds, forced sales and transfers between related parties. When a Hiram Street owner asks what a home is worth, the answer starts with those 91 sales, and above all the ten since September 2021, not the $408,000 twelve-month median for all of Hunters Ridge, which mixes in single-family houses and villas.
This edition carries no Southwest Florida MLS figures: no days on market, no sale-to-list ratio, no list prices, no count of active listings and no count of Pheasant Hollow sales McGreevy and Comisar represented. Those numbers come from the MLS, which is not part of this edition, and we do not estimate them. No McGreevy and Comisar sale in Hunters Ridge is on record for this page, and we do not claim one. County records also lag: the Property Appraiser’s keying can run weeks behind the recording date, so a late-summer closing may not yet appear.
To get a free Pheasant Hollow home valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the recorded Hiram Street sales for your floor and view, and a full pricing file with the listings you would compete against after a short walk-through of your home.
A range for your home, the recorded Pheasant Hollow sales we used with their dates, buildings, floors, views, county square footage and prices, the coach-home and villa listings inside the gate you would compete with, and the adjustments we made for your floor, upper plan, view, roof, membership type, windows and condition. Because no Pheasant Hollow window shorter than 60 months holds ten sales, we show every sale individually rather than lean on a small median.
Your building and floor, whether your upper home has the bonus room over the garage, whether it carries a Social, Golf or Charter membership, the dates and permits of any window, door, shutter, air-conditioning or water-heater work, any Pheasant Hollow board or Hunters Ridge Architectural Review Board approvals, and any wind-mitigation or four-point report you already hold. If the home is leased, tell us the lease end date so we can plan showings around it.
Automated estimates from the big listing portals miss Pheasant Hollow values because 40 condominium homes trade once or twice a year, because the Hunters Ridge name also covers villas, single-family homes and two other coach-home condominiums, and because a model cannot see a building’s roof status, the bonus room in an upper plan, the membership attached to a home or the turn in prices after 2023.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; recorded Pheasant Hollow declaration and the developer’s 2005 prospectus; Hunters Ridge Community Association 2026 fee sheet; retrieved 24 to 26 Sep 2026).
Pheasant Hollow recorded one qualified sale in each of 2024, 2025 and 2026 to September 24, after five in 2022 and two in 2023. An automated model filling that gap borrows from nearby villas and houses, or leans on the 2022 prices because they are the most numerous. We fill it the way an appraiser would: with the nearest Hiram Street floor and view, then with Grand Pines, Lynx Pass and the villas, named and adjusted.
The developer’s brochure, bound into the Pheasant Hollow prospectus, shows a Laurel II upper plan of 1,667 air-conditioned square feet and a Laurel III upper plan of 2,150 with a bonus room or fourth bedroom of about 13’7” by 11’8” over the garage. The county records every second-floor home at 1,977 heated square feet. A model sees one size; a buyer standing in the home sees whether the bonus room is there. Our Pheasant Hollow neighborhood guide lays out every plan and building.
The Pheasant Hollow roofs are original 2006 concrete tile on the city’s online permit record, the Lynx Pass roofs are 2026 metal and the Grand Pines roofs were replaced between 2013 and early 2025. The $2,500 quarterly Pheasant Hollow fee includes water, sewer and Comcast, which a villa or house fee does not. Buyers price both. Automated estimates see neither.
A model that averages the last five years lands near the $492,500 median, which no sale has reached since May 2023. A model that uses only the last year sees two golf-course homes and nothing else. Both miss the question a real valuation answers: where a home with your floor, view and condition sits between $385,000 and $535,000 today.
We value a Pheasant Hollow coach home the way an appraiser would: select recorded Hiram Street sales from the same floor and, where possible, the same view, adjust each for date, plan size, roof status, membership and condition, weight the most recent, then test the result against Grand Pines, Lynx Pass and the villa listings inside the gate on the day you would launch.
Data updated: September 2026 (Lee County Property Appraiser field cards and transfer history, windows to 24 Sep 2026; qualification codes per the LeePA transfer code list and the Department of Revenue’s 2025 sale qualification codes).
This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record. We count only sales the county coded as qualified, arm’s-length sales of an improved home: override codes 01 and 02 for sales from 2009, and codes 06 and 09 for earlier sales. We use the first window that holds ten or more sales and name it beside every figure; for Pheasant Hollow that is 60 months. Every one of the ten sales in that window was coded 01 by the county, and every one was a resale.
The single largest adjustment on Hiram Street right now is time. The 2022 and 2023 sales recorded a mean of about $325 per heated square foot for first-floor homes; the two first-floor sales since recorded $247.91 each. We start from the 2024 to 2026 sales, then bring the 2022 and 2023 sales forward only with a documented market adjustment, never at face value.
A first-floor home of 1,553 heated square feet with a no-stairs entry and a second-floor home of 1,977 square feet reached by a private stair are different products, and an upper home with the bonus room is a third. The county’s view codes put Buildings 1, 2 and 6 on the preserve, Buildings 3, 4 and 5 on a lake and Buildings 7 to 10 on the golf course. We adjust for each where the record allows and say plainly where ten sales cannot measure a premium.
A buyer does not compare your home with last year’s closings; they compare it with what is for sale inside the gate now, including Grand Pines and Lynx Pass 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.
At the 60-month mean of $283.55 per heated square foot, 1,553 square feet works out near $440,400. That is arithmetic, not a valuation. The two first-floor sales since 2024, a preserve home in Building 6 in February 2024 and a golf-course home in Building 7 in July 2026, both recorded $385,000, or $247.91 per square foot. The five first-floor sales of 2022 and 2023 ran from $485,000 to $535,000. An updated first-floor lake home with a documented roof plan argues above the recent pair; original finishes argue at or near it.
The same $283.55 would put a 1,977 square foot upper home near $560,600, which overstates it badly. The three upper-floor sales in 60 months recorded $520,000 in February 2022, $495,000 in October 2022 and $397,500 in November 2025, a mean of $238.16 per square foot, and the most recent was $201.06. Upstairs, price per square foot misleads more than it helps, because the county size hides the plan and buyers pay for the stairs as well as the space. This is why a Pheasant Hollow valuation starts from the floor, not the complex.
Pheasant Hollow’s recent sales fell from a $485,000 to $535,000 band to $385,000 to $397,500 on one sale a year, so the price you launch at decides how your listing performs. Request your free Pheasant Hollow 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 Pheasant Hollow coach homes. Buying inside the gate as well? Call Marc at (239) 287-5873 or read our guide to buying a Pheasant Hollow coach home.
Pheasant Hollow homes recorded 10 qualified sales from September 25, 2021 to September 24, 2026, at a $492,500 median, from $385,000 to $535,000, and $4,706,500 in recorded volume. Every one was a resale; the developer’s first sales all recorded in 2006. Two of the ten recorded in the last 12 months, for $782,500.
Data updated: September 2026 (Lee County Property Appraiser field cards, read 26 Sep 2026, qualified sales 25 Sep 2021 to 24 Sep 2026).
| Recorded | Building address | Building | Floor | County view | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|---|---|---|
| February 18, 2022 | 28121 Hiram St | 8 | Second | Golf course | 1,977 | $520,000 | $263.02 |
| April 29, 2022 | 28140 Hiram St | 4 | First | Lake | 1,553 | $519,000 | $334.19 |
| July 13, 2022 | 28121 Hiram St | 8 | First | Golf course | 1,553 | $490,000 | $315.52 |
| September 22, 2022 | 28120 Hiram St | 2 | First | Preserve | 1,553 | $485,000 | $312.30 |
| October 19, 2022 | 28111 Hiram St | 9 | Second | Golf course | 1,977 | $495,000 | $250.38 |
| March 15, 2023 | 28140 Hiram St | 4 | First | Lake | 1,553 | $495,000 | $318.74 |
| May 18, 2023 | 28140 Hiram St | 4 | First | Lake | 1,553 | $535,000 | $344.49 |
| February 22, 2024 | 28161 Hiram St | 6 | First | Preserve | 1,553 | $385,000 | $247.91 |
| November 25, 2025 | 28101 Hiram St | 10 | Second | Golf course | 1,977 | $397,500 | $201.06 |
| July 21, 2026 | 28141 Hiram St | 7 | First | Golf course | 1,553 | $385,000 | $247.91 |
The mean of each sale’s own price per heated square foot is $283.55. Heated square feet are the county’s figure for each unit, not a listing’s total area, which also counts the 418 square foot garage and the 150 square foot screened lanai the county records on every card. One Building 4 home appears twice, in April 2022 and May 2023.
Two sales recorded from September 25, 2025 to September 24, 2026, too few for a median: $397,500 for a second-floor golf-course home of 1,977 square feet in Building 10 on November 25, 2025, and $385,000 for a first-floor golf-course home of 1,553 square feet in Building 7 on July 21, 2026. Both are golf-course homes, one up and one down, so neither says much on its own about lake or preserve homes.
The 24 months to September 24, 2026 hold the same two sales. The 36 months hold three, adding the $385,000 first-floor preserve home in Building 6 of February 22, 2024. Neither reaches ten, which is why every Pheasant Hollow figure on this page that is a median is a 60-month median.
The top sale, $535,000 in May 2023, was a first-floor lake home in Building 4, recorded at $344.49 per square foot; it is the highest qualified Pheasant Hollow sale on record. The bottom of the window, $385,000, recorded twice, in February 2024 and July 2026, both first-floor homes. Those sales mark the full band a Pheasant Hollow home has traded in for five years, and nothing recorded between $397,500 and $485,000.
| Price band, 10 qualified sales in 60 months | Sales | Where they sold |
|---|---|---|
| $385,000 to $399,999 | 3 | Buildings 6, 7 and 10, all since February 2024 |
| $400,000 to $484,999 | 0 | No sale in five years |
| $485,000 to $499,999 | 4 | Buildings 2, 4, 8 and 9, all in 2022 and 2023 |
| $500,000 and above | 3 | Buildings 4 and 8, all in 2022 and 2023 |
Every sale at $485,000 or above in five years recorded before June 2023, and every sale since recorded under $400,000. A 2026 valuation lives in the empty middle band or at its lower edge, and the argument for where is built from floor, view, plan and condition.
Pheasant Hollow values move first with the date of the comparable, then with the floor, then with the view. Over 60 months the seven first-floor sales ran from $385,000 to $535,000 and the three second-floor sales from $397,500 to $520,000, too few on either side for a median, so both are listed below.
Data updated: September 2026 (Lee County Property Appraiser field cards, unit types, floors, view codes and heated area from the cards, qualified sales in the 60 months to 24 Sep 2026).
| Units in each building | Floor | County bedrooms and baths | Heated sq ft | Garage | Screened porch | Homes | Qualified sales in 60 months |
|---|---|---|---|---|---|---|---|
| The two lower homes | First | 3 / 2 | 1,553 | 418 sq ft | 150 sq ft | 20 | 7: $519,000, $490,000, $485,000, $495,000, $535,000, $385,000, $385,000 |
| The two upper homes | Second | 4 / 2 | 1,977 | 418 sq ft | 150 sq ft | 20 | 3: $520,000, $495,000, $397,500 |
The county appears to count the den as a bedroom, so its bedroom figure runs one above the developer’s plan names. Every plan type has fewer than ten sales in 60 months, so each is listed rather than given a median.
The seven first-floor sales averaged $303.01 per heated square foot and the three second-floor sales $238.16, so the larger upper homes bring about the same total price and a much lower price per square foot. That pattern goes back to the start: in 2006 the developer’s median first sale was $328,500 for a first-floor home and $409,300 for a second-floor home, and across all 53 resales since 2006 the first-floor median is $257,500 against $268,000 upstairs. On this small record, buyers have paid more per square foot for the ground floor and its no-stairs entry. No elevator appears in the developer’s plans or brochure, so for some buyers the first floor is the only floor.
The developer’s brochure offered the second floor as a Laurel II of 1,667 air-conditioned square feet or a Laurel III of 2,150 with a bonus room or fourth bedroom over the garage. The county gives every upper home the same 1,977 heated square feet, and no public record we read shows which upper homes were built with the bonus room. That detail can move an upper home’s value by more than any view, so the walk-through, or the recorded floor plans in Exhibit B of the declaration, answers it for a specific home before we price it.
| County view | Buildings | Qualified sales in 60 months | Prices | Mean price per heated sq ft |
|---|---|---|---|---|
| Golf course | 7, 8, 9, 10 | 5 | $520,000, $490,000, $495,000, $397,500, $385,000 | $255.58 |
| Lake | 3, 4, 5 | 3 | $519,000, $495,000, $535,000 | $332.47 |
| Preserve | 1, 2, 6 | 2 | $485,000, $385,000 | $280.10 |
The lake homes look strongest, but all three lake sales were Building 4 first-floor homes in 2022 and 2023, the peak years, while three of the five golf-course sales were upper homes and two recorded after the turn. Ten sales cannot separate view from floor, date and condition. The county’s own assessed values rank golf, then lake, then preserve, by roughly $2,000 to $15,000 per home, which is a fair guide to the order and a poor guide to the size of any premium.
| Building | Address | County view | 2025 county value, first / second floor | Qualified sales in 60 months |
|---|---|---|---|---|
| 1 | 28110 Hiram St | Preserve | $317,884 / $358,025 | None |
| 2 | 28120 Hiram St | Preserve | $317,884 / $358,025 | 1 |
| 3 | 28130 Hiram St | Lake | $329,097 / $370,621 | None |
| 4 | 28140 Hiram St | Lake | $329,097 / $370,621 | 3 |
| 5 | 28160 Hiram St | Lake | $329,097 / $370,621 | None |
| 6 | 28161 Hiram St | Preserve | $317,884 / $358,025 | 1 |
| 7 | 28141 Hiram St | Golf course | $331,373 / $373,140 | 1 |
| 8 | 28121 Hiram St | Golf course | $331,373 / $373,140 | 2 |
| 9 | 28111 Hiram St | Golf course | $331,373 / $373,140 | 1 |
| 10 | 28101 Hiram St | Golf course | $331,373 / $373,140 | 1 |
One first-floor home in Building 8 carries a higher county value, $348,356, than its neighbors. Buildings 1, 3 and 5, twelve homes, have recorded no qualified sale in five years; an owner there is valued from the same floor and view in the neighboring buildings, adjusted for condition.
Pheasant Hollow home values are below their 2022 and 2023 peak. Seven sales from February 2022 to May 2023 recorded $485,000 to $535,000; the next three, one a year from 2024 to 2026, recorded $385,000, $397,500 and $385,000. Three sales cannot say how much of that drop is market, floor, view or condition, so read the direction, not the decimals.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified Pheasant Hollow sales by calendar year since 2006 and in 12, 24, 36 and 60-month windows to 24 Sep 2026; repeat-sale pairs and seasonality from the same file).
| Calendar year | Qualified resales | Range or single price |
|---|---|---|
| 2006 | 2 resales (plus 38 developer first sales) | $252,400 to $305,000 |
| 2008 | 3 | $198,900 to $268,000 |
| 2009 | 5 | $135,000 to $165,000 |
| 2010 | 2 | $140,000 to $207,400 |
| 2013 | 3 | $170,000 to $200,000 |
| 2014 | 2 | $180,000 to $265,000 |
| 2015 | 2 | $202,000 to $268,000 |
| 2016 | 4 | $200,000 to $282,500 |
| 2017 | 1 | $250,000 |
| 2018 | 6 | $139,000 to $278,000 |
| 2019 | 4 | $240,000 to $280,000 |
| 2020 | 6 | $255,000 to $296,000 |
| 2021 | 3 | $330,000 to $345,000 |
| 2022 | 5 | $485,000 to $520,000 |
| 2023 | 2 | $495,000 to $535,000 |
| 2024 | 1 | $385,000 |
| 2025 | 1 | $397,500 |
| 2026 to Sep 24 | 1 | $385,000 |
No year since 2006 reaches ten sales, so each year shows a range, not a median. From 2013 through 2020 Pheasant Hollow resales traded between about $170,000 and $296,000. The step up came in 2021 and 2022, when prices moved from the $330,000s to $485,000 and above. The 2024 to 2026 sales sit between the 2021 and 2022 levels.
| Window to September 24, 2026 | Qualified sales | Range | Median |
|---|---|---|---|
| 12 months | 2 | $385,000 to $397,500 | Listed, not reported |
| 24 months | 2 | $385,000 to $397,500 | Listed, not reported |
| 36 months | 3 | $385,000 to $397,500 | Listed, not reported |
| 60 months | 10 | $385,000 to $535,000 | $492,500 |
| All history, 2006 onward | 91 (38 developer first sales, 53 resales) | $135,000 to $535,000 | $292,500 |
The developer’s 38 qualified first sales in 2006 had a $350,600 median, from $235,800 to $457,800. The 53 resales since 2006 had a $265,000 median. The all-history figures mix 2006 new-home prices, the 2009 to 2013 downturn and the 2022 peak, so they are history, not a comparable.
The cleanest measure of appreciation is the same home sold twice. Taking every pair of consecutive qualified sales of one home at least a year apart since 2006, we tracked 49 pairs, and the median owner lost about 1.3 percent a year over a median hold of about 7.4 years. That long-run figure is weighed down by owners who bought new in 2006 near the top of the last cycle and sold between 2009 and 2014, when resales recorded as low as $135,000. It is a reminder that Pheasant Hollow values follow the wider market’s cycles.
All 10 sales in the 60-month window had an earlier qualified sale on the same card, and all 10 sold for more than that earlier price, after a median hold of about 6.7 years and a median gain of about 4.3 percent a year. The spread is wide. An upper golf-course home in Building 9 bought for $207,400 in April 2010 recorded $495,000 in October 2022, about 7.2 percent a year. A first-floor preserve home in Building 6 bought new from the developer for $359,600 in July 2006 recorded $385,000 in February 2024, about 0.4 percent a year over 17 years. The July 2026 seller in Building 7 had paid $345,000 in May 2021 and sold at $385,000, about 2.2 percent a year. Owners who bought before 2021 are well ahead; an owner who bought at the 2022 and 2023 top should price with that history in view.
| Month recorded | Qualified Pheasant Hollow sales, last 60 months (10) |
|---|---|
| February | 2 |
| March | 1 |
| April | 1 |
| May | 1 |
| July | 2 |
| September | 1 |
| October | 1 |
| November | 1 |
| January, June, August, December | 0 |
Ten sales spread across eight months, so there is no single Pheasant Hollow selling month. Over the longer record, 27 of the 53 resales since 2006 recorded from February through July and 21 from October through December. The association estimates that about a quarter of owners live here full time and the rest are seasonal, so the owners and buyers who tour are most often here from late fall through spring. A home listed by late fall or early January meets the most of them.
One ground-floor lake home in Building 4 at 28140 Hiram Street shows, in the county’s own record, how a Pheasant Hollow value moved from the developer’s 2006 price through the downturn to the highest Pheasant Hollow sale on record, $535,000 in May 2023. 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 cards and transfer history for two Building 4 units, read 26 Sep 2026; City of Bonita Springs permit record for 28140 Hiram Street).
The home is a first-floor unit of 1,553 heated square feet with a 418 square foot garage and a 150 square foot screened lanai on the county card, recorded by the county as three bedrooms and two baths, in Building 4, one of the three buildings the county codes as facing a lake. Building 4’s developer closings ran from July to August 2006. Its 2025 county market value for a first-floor home is $329,097. How the building fits the condominium is covered in our Pheasant Hollow at Hunters Ridge guide.
| Recorded | Price | County coding | What it was |
|---|---|---|---|
| July 2006 | $328,500 | Qualified, improved | First sale from the developer |
| March 2016 | $260,000 | Qualified, improved | Resale, a loss of about 2.4 percent a year over nearly ten years |
| April 2022 | $519,000 | Qualified, improved | Resale at the 2022 peak, about 12 percent a year over six years |
| May 2023 | $535,000 | Qualified, improved | Resale 13 months later, the highest Pheasant Hollow sale on record |
The other ground-floor home in the same building, the same 1,553 square feet and the same lake view, tells a different story. The developer sold it for $328,900 in August 2006. It recorded $139,000 in January 2018, a sale the county coded as qualified but which sits far below every neighbor, then $265,000 two months later in March 2018, and $495,000 in March 2023. Two months after that, the home next door recorded $535,000. Two identical homes in one building, one lake, one season: $40,000 apart.
Three lessons follow. First, your own purchase price is not your value: the same 1,553 square feet recorded $260,000 in 2016, $519,000 in 2022 and $535,000 in 2023. Second, identical county records do not mean identical values; the $40,000 gap between the two 2023 sales in one building is condition, updates and the particular buyer, which is why we walk the home before we price it. Third, the 2023 prices, $318.74 and $344.49 per square foot, were the top of a market; the two first-floor sales since recorded $247.91 per square foot, and a seller who prices from the peak prices above the evidence a buyer’s appraiser will use.
It brackets the whole question. The top of the Pheasant Hollow record and the lake view sit in this building, and so does proof that the same plan can sell $40,000 apart in the same spring. For a first-floor lake owner it sets the ceiling a buyer will test; for everyone else it shows why a Pheasant Hollow value is argued from the specific home, not the county line. See what your Pheasant Hollow home is worth against this record, or call Jesse direct at (239) 898-6072.
The biggest value drivers for a Pheasant Hollow home are the date of its comparables, its floor and upper plan, the roof question over every building, the membership attached to it, and the condition of the parts the owner maintains and insures: windows and doors, air conditioning, water heater, kitchen, baths and flooring. Anything that makes the home easier to insure and finance matters more than cosmetics.
Data updated: September 2026 (Lee County Property Appraiser field cards; City of Bonita Springs permit records 2008 to 2026; recorded Pheasant Hollow declaration and the developer’s 2005 prospectus; Hunters Ridge Community Association 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Hunters Ridge condominium | Roof on the city permit record | What a buyer sees |
|---|---|---|
| Pheasant Hollow, 10 buildings | No roof permit for any Hiram Street address in the city’s online record, which begins in 2008 | Original 2006 concrete tile, as far as the public record shows |
| Lynx Pass, 3 buildings | All three re-roofed from tile to metal, finaled June 2026 | A new roof |
| Grand Pines, 8 buildings | Every building re-roofed between 2013 and early 2025, four in metal | A roof record on every building |
The developer’s 2005 budget in the Pheasant Hollow prospectus assumed a 25-year roof life and a $120,000 replacement cost, which on its own assumption points to about 2031. Under declaration §11.2 the association, not the owner, maintains and replaces the roofs. The roof’s condition, the association’s roof plan and its reserve balance are not public. A buyer’s real question is whether a special assessment is coming, and a seller who has the board’s written answer in hand protects the price; a seller who does not will see the question priced in.
Every Pheasant Hollow home has a private attached two-car garage, 418 square feet on every county card, with interior access and its own driveway, which the association repairs under declaration §8.1(b). Lynx Pass homes have one-car garages. For a buyer comparing the two condominiums, the second bay is the clearest reason to pay more on Hiram Street, and it belongs in the first line of any listing.
Every Pheasant Hollow home carries at least a Social membership in the Hunters Ridge club, and a Golf or Charter membership, where one is attached, runs with title under Master Declaration §9.08. A home that already carries a golf membership spares a golfer the $50,000 upgrade on the 2026 fee sheet, subject to the 420-membership golf cap in §9.04. On a golf-course building the view is not a membership. Confirm your type on the master association’s estoppel certificate before listing; to a golfing buyer it can matter more than the floor.
Under declaration §5.3 the windows, window frames, glass and all doors are part of your unit, and under §11.1(b) the owner maintains them, along with the screens, the lanai, the water heater, the shower pans and the air-conditioning equipment serving the unit. That puts window and door condition squarely in your price. The city’s records show owners adding roll-down shutters or storm screens one home at a time, at five homes in Buildings 2, 4, 8, 9 and 10, four of them since 2019, and no window or door impact replacement on Hiram Street. Under declaration §24 shutters must meet the board’s specifications. A home with permitted, approved protection and a current wind-mitigation report is easier to insure and easier to sell.
Second-floor homes must keep wall-to-wall carpet over padding everywhere except kitchens, baths and foyers unless the board approves an acoustic underlayment at least equal to a quarter inch of cork (declaration §11.7, §12.21 and §12.22). An upper home with approved hard flooring and the approval letter on file is worth more to most buyers than one where the next owner has to apply. An upper home with unapproved hard flooring is a problem a buyer’s attorney will find.
Every Pheasant Hollow home was finished in 2006 to the developer’s specification, including 12 SEER air conditioning, Corian counters and GE appliances. The city record shows 16 air-conditioning change-outs on Hiram Street since 2012, so some homes have newer systems and many do not. The record shows homes of the same floor and view selling tens of thousands of dollars apart in the same year; it does not say why, but condition and updates are the likeliest reasons.
The permit record shows a 2013 permit in Building 1 to cut a doorway joining an owner’s two units, and a permit in Building 2 to add a third bathroom, finaled in June 2025. The declaration lets combined units keep counting separately for assessments and votes (§4.28). Changes like these are priced home by home: they can suit one buyer well and narrow the pool for others, and a valuation has to reflect both.
Pheasant Hollow allows two dogs and cats in the aggregate with board approval (declaration §12.20), and the Hunters Ridge fee sheet confirms two domesticated household pets for Pheasant Hollow and Lynx Pass. Grand Pines allows only dogs and cats under 10 pounds. For a Pheasant Hollow seller that is a small advantage over the older condominium; state it in the listing.
Pheasant Hollow is in the north parcel, about 0.66 to 0.81 kilometers in a straight line from the clubhouse and about three to four minutes by road by way of Fox Ridge Drive, farther than Grand Pines. The owners share their own heated pool and cabana on Hiram Street. Under its county approval, the Bernwood Park of Commerce to the north has no road stub-out into Hunters Ridge. Buyers who have read the association’s posted notice about a proposed 149-foot monopole on Fox Ridge Drive will ask; its outcome is not published, so we tell buyers what the record shows before they do.
The quarterly fee, the two associations and the insurance split affect value because they set what a buyer pays every month and what a buyer may owe later. A Pheasant Hollow buyer weighs a 2026 quarterly fee of $2,500, $4,775 in Social dues, an unpublished condominium budget and an original roof before deciding what to offer.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Membership Program and Fees sheet and 2026 Approved Budgets; Pheasant Hollow owner information sheet, May 2023; recorded Pheasant Hollow declaration §15 and §16; Florida Statutes 718.111 and 718.112; retrieved 24 to 26 Sep 2026).
The 2026 fee sheet lists “Coach Homes Quarterly … $2,500.00 (Pheasant Hollow),” or $10,000 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.” The association’s own 2023 owner sheet adds gas to heat the Pheasant Hollow pool, pool cleaning three times a week, painting of the buildings every seven to eight years and power washing of driveways and walks. Villas and single-family homes pay $61.90 a month for sewer on top of their fees; Pheasant Hollow owners do not. That saving belongs in your pricing file.
No public document says, and we will not guess. The master association’s 2026 budget books the same $2,327.50 per unit per year from each of the three condominiums, so the gap does not come from the master’s condominium income line. Pheasant Hollow heats its pool with gas; its buildings are ten small four-unit buildings rather than Lynx Pass’s three eight-unit buildings; the county’s average heated area is about the same in both. The document that answers the question is the Pheasant Hollow association’s own budget and reserve schedule. A seller who has it ready turns the fee from an objection into an explanation.
| Line, 2026, Social membership | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Pheasant Hollow quarterly fee, water and sewer included | $2,500 x 4 | $10,000.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Hunters Ridge monthly assessment through November 2035, where it applies | $41 x 12 | $492.00 |
| Total, association billing | $16,517.00 |
That is about $1,376 a month before property tax and the owner’s unit insurance. Where a Golf or Charter membership is attached, the $10,526 golf total replaces Social dues and the $50 monthly golf capital plan through January 2027 adds $600, for $22,868 a year. The fee sheet and the Treasurer’s letter label the $41 assessment differently, one as the Main Dining Room and Kitchen renovation and one as the Community Center project, and the fee sheet notes that special assessments do not apply to all properties, so confirm it for your address. A buyer comparing your home with a villa or a Lynx Pass home does this arithmetic, so we show it.
The association’s own owner sheet says: “The 2023 quarterly dues are $2214 for a yearly total of $8856.” If that figure and the fee sheet’s 2026 $2,500 describe the same charge, the rise from 2023 to 2026 is 12.9 percent. Neither document says so outright, so confirm the current figure on the estoppel certificate. The 2027 fees are not published yet.
The Pheasant Hollow association’s budget, its reserve schedule and any special assessment are member documents and are not published on the association site or in any public source we found. Florida’s section 718.112(2)(f) requires a condominium budget to carry reserves for roof replacement, building painting, pavement resurfacing and any other item over $25,000, unless owners vote to waive or reduce them, and the recorded bylaws name roof replacement, building painting and pavement resurfacing among the reserves. A buyer’s lender and attorney will read that budget. A seller who orders the condominium estoppel certificate and the current budget at listing turns an unknown into a disclosed fact, which protects price.
The recorded declaration has the association insure “all of the buildings and other insurable improvements,” including windstorm, as a common expense (§15.2 and §15.3), and on a loss to one unit only, the owner pays the deductible (§16.1). Florida’s section 718.111(11) controls where the 2005 text differs. The owner carries a unit-owner policy for the interior, contents, liability and loss assessment. Because declaration §5.3 puts windows and doors inside the unit, ask your agent how the unit-owner policy treats them. Ask the association for its master policy’s declarations page and hurricane deductible before you price a sale.
Every Pheasant Hollow 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 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 Pheasant Hollow buyer with a Citizens unit-owner policy is outside that rule, which keeps one cost off the carrying sheet.
On the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, the top roof-covering answer goes to a roof permitted on or after March 1, 2002, or to an original roof on a building built in 2004 or later, which describes Pheasant Hollow’s original 2006 tile roofs. Hunters Ridge is mapped at an ultimate design wind speed of 160 mph inside the wind-borne debris region. The form is valid for up to five years; ask the board whether a current report exists for the master policy and have one for your unit.
No. The Lee County Property Appraiser’s market value is a January 1 mass appraisal, and for Pheasant Hollow it runs well below what homes actually sell for. The 2025 county market values on the 40 Pheasant Hollow cards run from $317,884 to $373,140, while no qualified sale in five years recorded below $385,000 and the 60-month median is $492,500.
Data updated: September 2026 (Lee County Property Appraiser 2025 market values on all 40 Pheasant Hollow field cards compared with qualified Pheasant Hollow sales to 24 Sep 2026; retrieved 26 Sep 2026).
| Measure | Figure |
|---|---|
| Highest 2025 county market value on any Pheasant Hollow card | $373,140 (second floor, golf-course buildings) |
| Lowest 2025 county market value on any Pheasant Hollow card | $317,884 (first floor, preserve buildings) |
| Lowest qualified sale in 60 months | $385,000 |
| Median qualified sale in 60 months | $492,500 |
| Highest qualified sale in 60 months | $535,000 |
Every Pheasant Hollow home carries a 2025 county market value below the lowest sale of the last five years. The May 2023 top sale in Building 4 recorded $535,000 on a home the county now values at $329,097, a gap of $205,903. The county does not see your updates, your upper plan, your roof status or your membership, and it values on its own schedule.
Look up your home on the Lee County Property Appraiser site as a sanity check only, and compare it with the $317,884 to $373,140 band above. It is never a valuation, and a buyer’s appraiser will not use it.
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 Pheasant Hollow tax bill.
Pheasant Hollow versus Lynx Pass is the value comparison most Hiram Street owners face, because the two were built by the same developer in 2006, a street apart. Pheasant Hollow recorded 10 qualified sales in 60 months at a $492,500 median and a $2,500 quarterly fee; Lynx Pass recorded two sales in 60 months, both in 2022, at a $2,050 fee.
Data updated: September 2026 (Lee County Property Appraiser field cards, 60-month windows to 24 Sep 2026; recorded declarations; Hunters Ridge Community Association 2026 fee sheet; City of Bonita Springs permit records).
| Value factor | Pheasant Hollow | Lynx Pass |
|---|---|---|
| Recorded declaration | Lee Clerk Instrument 2005000172802, recorded December 16, 2005 | Lee Clerk Instrument 2006000003652, recorded January 5, 2006 |
| Homes and buildings | 40 homes in 10 two-story buildings of 4 | 24 homes in 3 two-story buildings of 8 |
| Street | Hiram Street | Donnavid Court |
| Year built | 2006 | 2006 |
| Heated area (county) | 1,553 first floor, 1,977 second floor | 1,598 to 1,633 first floor, 1,756 to 2,054 second floor |
| Garage | Private attached two-car | Private attached one-car |
| Qualified sales, 60 months | 10 | 2 ($505,000 in March 2022, $320,000 in September 2022) |
| Median sale, 60 months | $492,500 (mean of $490,000 and $495,000) | Too few for a median |
| Mean price per heated sq ft, 60 months | $283.55 | $223.06 |
| Most recent qualified sale | $385,000, July 2026 | September 2022 |
| 2026 quarterly fee | $2,500 | $2,050 |
| Roof on the city permit record | No roof permit found; original 2006 tile | All three buildings re-roofed tile to metal, finaled June 2026 |
| Own pool | Yes, heated with gas per the 2023 owner sheet | Specified in the prospectus as unheated; current status not documented |
| Pets | Two | Two |
| 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 | X | X |
Pheasant Hollow buys the two-car garage, the smaller four-home building, a heated pool on your own street and a sales record deep enough to price from. Lynx Pass buys a lower fee and a roof that was just replaced. Because Lynx Pass has recorded no qualified sale since September 2022, its buyers and appraisers lean on Pheasant Hollow and Grand Pines comparables, so every Hiram Street sale also helps set Lynx Pass values. A Pheasant Hollow seller’s strongest case against Lynx Pass is the garage; the weakest is the roof, and a written board answer on the roof narrows that gap.
Lynx Pass owners have their own valuation guide, what a Lynx Pass at Hunters Ridge home is worth, built from the same county file, and our Lynx Pass neighborhood guide covers its buildings, plans and history. Its all-history record, 47 sales from 2006 to 2022 at a $277,000 median, is history, not today’s value.
Pheasant Hollow sits at the top of the Hunters Ridge coach-home market on recorded sales: above Grand Pines and the older villas, near the newer North villas, and beside Lynx Pass, which has not recorded a qualified sale since 2022. Across all of Hunters Ridge, 37 qualified sales in the last 12 months had a $408,000 median at $257.73 per heated square foot.
Data updated: September 2026 (Lee County Property Appraiser field cards, windows to 24 Sep 2026; Hunters Ridge Community Association 2026 fee sheet and budgets).
| Product | Homes | Built | 2026 quarterly fee | First window with 10+ qualified sales | Median in that window |
|---|---|---|---|---|---|
| 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 |
| Lynx Pass coach homes | 24 | 2006 | $2,050 | No window reaches 10; 2 sales in 60 months | $505,000 and $320,000 (2022), listed |
| Hunters Ridge villas, all | 206 | 1988 to 2005 | $1,878.20 South, $1,950.95 North | 12 months, 19 sales | $372,800 |
| South villas | $1,878.20 | 12 months, 12 sales | $336,250 | ||
| North villas | $1,950.95 | 24 months, 10 sales | $450,000 | ||
| Single-family homes | 244 built | $582 | 12 months, 13 sales | $585,100 | |
| All of Hunters Ridge | 562 sites | 1988 to 2006 | 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 Pheasant Hollow home priced near its recent $385,000 to $397,500 sales competes with the Hunters Ridge villas at $372,800 and with the newer Grand Pines buildings; a home argued toward $450,000 or above competes with the North villas and the single-family entry point. The Hunters Ridge villas are one-story fee-simple homes with their own garages and no stairs, which is the choice a Pheasant Hollow upper-floor buyer weighs. Grand Pines is older and cheaper per square foot, with a lower fee and a roof record on every building. Owners of other Hunters Ridge homes can read our Hunters Ridge home valuation guide.
What you net from a Pheasant Hollow sale is the price less your mortgage payoff, the negotiated listing commission 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 and fees. The buyer, not you, customarily pays the $3,000 capital contribution.
Data updated: September 2026 (Florida Department of Revenue documentary stamp tax; Florida title insurance rule 69O-186.003; Florida Statutes 718.116, 718.503, 720.30851 and 720.401; Master Declaration §4.12(B) and the 2026 fee sheet; retrieved 24 to 26 Sep 2026).
| Seller cost line (illustration, Lee County custom) | At $385,000, the two recent first-floor sales | At $397,500, the recent upper sale | At $492,500, the 60-month median |
|---|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,695.00 | $2,782.50 | $3,447.50 |
| Owner’s title insurance, promulgated rate | $2,000.00 | $2,062.50 | $2,537.50 |
| Pheasant Hollow 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 $5,293 | about $5,443 | about $6,583 |
| Commission and any buyer-broker compensation | negotiated in your listing agreement | negotiated | negotiated |
| Taxes, quarterly fee prorations, payoff, settlement fee | set at closing | 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 per certificate. Commission is fully negotiable, and since August 17, 2024 any offer of buyer-broker compensation is made off the MLS. Our Pheasant Hollow seller’s guide carries full net sheets with commission lines.
Master Declaration §4.12(B) makes the $3,000 resale capital contribution 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; the contract should say who pays it. The Pheasant Hollow declaration sets no approval fee for a sale, because §13 places no restriction on the transfer of a unit. Any balance on the $41 monthly assessment is not addressed in published documents, so ask the office for a payoff letter before listing.
Pheasant Hollow 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, including the declaration, articles, bylaws and rules and the association’s financial information, and the Pheasant Hollow 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 what is owed to the master association; we confirm the membership attached to the home with the Hunters Ridge office at the same time. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations under the condominium chapter, and how that fork applies to a condominium unit inside a 720 master is a question for your closing agent or attorney. This is information, not legal advice.
The two declarations settle who owes what at the transfer. The Pheasant Hollow declaration says at §13 that “There are no restrictions on the transfer of ownership of Units,” and the new owner gives the association a name, address and telephone number within ten days. The master declaration at §4.12(B) makes the capital contribution the buyer’s. So the seller owes the disclosures and a clean account, and the buyer owes the master’s capital contribution at closing.
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 Pheasant Hollow, that includes any water intrusion from a unit above or beside you and any leak history you know of; hand buyers the source documents rather than a summary. We found no Pheasant Hollow permit that mentions Hurricane Ian, which is an absence of records, not proof of no damage.
Florida’s structural integrity reserve study requirement and its milestone inspection law key on condominium buildings of three habitable stories or more. Pheasant Hollow’s buildings are two stories: the recorded plans show a first and a second floor, the plot plan gives a building height of 29.6 feet, and the county codes every unit on floor 1 or 2. On the public record neither program applies, which is a selling point in a Florida condominium market where buyers now ask. Ordinary statutory reserves still apply unless the owners vote to waive them. This is our reading of the public record, not legal advice.
Yes, and it takes about 30 minutes at the home. An in-person comparative market analysis lets us see the upper plan, the bonus room if there is one, the condition, windows, lanai, air conditioning and outlook that no county card shows, and it turns a Pheasant Hollow 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 roof question, the Hiram Street sales we selected and our adjustments, the Grand Pines, Lynx Pass and villa listings you would compete with, a recommended list price, and a net sheet after deed stamps, title and both estoppels.
Many 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 Pheasant Hollow home valuation, return to the valuation form section, or call Jesse at (239) 898-6072.
These are the valuation questions Pheasant Hollow owners ask us most, answered from the Lee County field cards, the recorded Pheasant Hollow declaration and prospectus, the Hunters Ridge fee sheet and budgets, City of Bonita Springs permits and Florida law. For a number on your own home, call Jesse direct at (239) 898-6072.
It is worth what the most recent comparable Hiram Street homes sold for, adjusted for floor, view, upper plan, roof status, membership and condition. Pheasant Hollow recorded 10 qualified resales in the 60 months to September 24, 2026 at a $492,500 median, and the three since February 2024 recorded $385,000 to $397,500.
$492,500 across 10 qualified sales in the 60 months to September 24, 2026, all resales. Ten is an even count, so the median is the mean of the middle pair, $490,000 and $495,000.
Because no shorter window holds ten sales. Pheasant Hollow recorded 2 sales in 12 months, 2 in 24 and 3 in 36, and a median of two or three sales describes a few homes, not the condominium. We list the short-window sales and use the 60-month median.
Two sales: $397,500 for a second-floor golf-course home in Building 10 in November 2025 and $385,000 for a first-floor golf-course home in Building 7 in July 2026, for $782,500 in recorded volume.
A mean of $283.55 per heated square foot across the 10 sales in 60 months, and $224.48 across the two sales of the last 12 months. Heated square feet exclude the garage and screened lanai, and the county gives every upper home 1,977 square feet whatever its plan.
Down from the 2022 and 2023 peak. Seven sales in those two years recorded $485,000 to $535,000; the three since recorded $385,000, $397,500 and $385,000, one a year.
Because seven of the ten sales behind it recorded in 2022 and 2023, before the turn. No Pheasant Hollow sale has recorded above $397,500 since May 2023, so we price from the recent three and bring the older sales forward only with a documented adjustment.
About the same total price, very different price per square foot. In 60 months seven first-floor sales averaged $303.01 per heated square foot and three second-floor sales $238.16. The first floor’s no-stairs entry carries a premium per square foot.
The county’s assessed values rank golf, then lake, then preserve, by roughly $2,000 to $15,000 per home. The sales are too few to prove a premium: the three lake sales were peak-year Building 4 homes, and the two most recent sales were golf-course homes at $397,500 and $385,000.
It can add more than any view. The developer offered upper homes as a 1,667 square foot plan or a 2,150 square foot plan with a bonus room or fourth bedroom, and the county records both at 1,977. We confirm the plan at the walk-through or from the recorded Exhibit B plans before we price.
$535,000, recorded in May 2023 for a first-floor lake home of 1,553 heated square feet in Building 4, at $344.49 per square foot. It is the highest qualified Pheasant Hollow sale on record.
$385,000, recorded twice: a first-floor preserve home in Building 6 in February 2024 and a first-floor golf-course home in Building 7 in July 2026, each at $247.91 per square foot.
Two sales on January 16, 2018 recorded at $139,000 each, and both homes resold within about three months at $265,000 and $268,000. The county coded all four as qualified, so they stay in the all-history record, where they pull older medians down slightly. Neither falls inside the 60-month window.
Not very, in our experience. With one or two sales a year, automated models mix Pheasant Hollow with villas, houses and the other coach-home condominiums, lean on the 2022 prices, and cannot see the upper plan, the roof status or the membership attached. We do not link or rely on them.
Buyers ask about it first. The city’s online permit record shows no roof permit for any Hiram Street address, while Lynx Pass re-roofed in metal in 2026. The roof is the association’s to replace under declaration §11.2, so the price question is whether an assessment is coming. The board’s written roof plan answers it.
An unknown one lowers it more than a known one. A buyer who can see the roof plan, its funding and any assessment on the estoppel certificate prices a number; a buyer who cannot prices a worst case. Ask the board before you list.
It shapes what a buyer can pay each month. With a Social membership, a Pheasant Hollow home carries about $16,517 a year in 2026 association billing, but the fee includes water, sewer, Comcast and a heated private pool, which villa and house owners do not get in theirs.
No public document says. The master association books the same $2,327.50 per unit a year from each condominium, so the difference sits in the Pheasant Hollow association’s own budget, which is not published. Ask the association for it and hand it to buyers early.
It supports value. The Pheasant Hollow pool and cabana at 28110 Hiram Street serve only the 40 owners, and the association heats it with gas, per its 2023 owner sheet. It is part of what the fee pays for, and it belongs in the listing.
Yes. Every Pheasant Hollow home has a private attached two-car garage of 418 square feet on the county card, and Lynx Pass homes have one-car garages. For a buyer weighing the two, the second bay is the clearest reason to pay more on Hiram Street.
It can, to a golfer. A Golf or Charter membership runs with title under Master Declaration §9.08 and spares the buyer a $50,000 upgrade, subject to the 420-membership cap. Confirm your type on the master estoppel certificate.
Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover in a Pheasant Hollow price, and a buyer who wants golf can upgrade after closing if the golf roster is under its cap.
Florida’s milestone inspection and structural integrity reserve study laws key on condominium buildings of three habitable stories or more, and Pheasant Hollow’s buildings are two stories on the recorded plans and county cards. On the public record neither applies. This is our reading, not legal advice.
Favorably. All ten buildings are in FEMA Zone X on panel 12071C0678F, which FEMA’s 2027 Lee County revision does not change, so federal flood-insurance purchase rules do not apply, and Citizens exempts condominium unit-owner policies from its 2027 flood rule. Every building is in evacuation Zone C.
Not visibly in the record. No Pheasant Hollow permit mentions Ian or storm damage, and sales after the storm recorded $495,000 in October 2022 and $495,000 and $535,000 in 2023. Absence of a record does not prove absence of damage, so disclose what you know.
Yes, because the windows and doors are the owner’s under declaration §5.3 and they drive the wind-mitigation credit. Permitted protection installed to the board’s specifications under declaration §24 is one of the few upgrades a buyer’s insurer rewards.
Only with board approval. Upper homes must keep carpet over padding outside kitchens, baths and foyers unless the board approves an acoustic underlayment at least equal to a quarter inch of cork. Approved hard flooring with the letter on file adds value; unapproved flooring invites a problem.
For investors, yes. Every lease needs the Pheasant Hollow board’s prior written approval under declaration §14, leases run at least 30 days, and Hunters Ridge adds a limit of three leases a year and a one-year maximum. Pheasant Hollow is a seasonal or annual rental, not a vacation rental.
It helps a little. Pheasant Hollow allows two dogs and cats in the aggregate with board approval, while Grand Pines allows only dogs and cats under 10 pounds, so buyers with a larger dog can look at Hiram Street.
No. The 2025 county market values on the Pheasant Hollow cards run from $317,884 to $373,140, below every qualified sale of the last five years. Use the county figure only as a sanity check.
Not what yours are. Your homestead exemption and Save Our Homes cap do not carry over, and the assessment resets to market value the January after the sale. A buyer should ask the Lee County Tax Collector for an estimate at their price.
It depends on when the owner bought. Across 49 pairs of consecutive qualified sales of the same home since 2006, the median owner lost about 1.3 percent a year, because many 2006 buyers sold in the downturn. The ten owners who sold in the last five years gained a median of about 4.3 percent a year.
Not in the last five years. All 10 sellers since September 2021 sold above their own last qualified purchase price. The smallest gain was a first-floor preserve home bought new in 2006 for $359,600 and sold in 2024 for $385,000.
List by late fall or early January if you can. The ten sales of the last five years spread across eight months, but about three quarters of owners are seasonal per the association, so the most owners and buyers are in Hunters Ridge from late fall through spring.
The appraiser starts from the same short list of sales. A price backed by the recent Hiram Street comparables for your floor, with the adjustments documented, is the best protection; a low appraisal is then renegotiated, bridged by the buyer or disputed with better comparables.
Many seasonal buyers value a turnkey home, but price furnishings separately in the contract so the recorded price reflects the real estate. That keeps your sale a clean comparable for the next Hiram Street owner and avoids appraisal questions for a financed buyer.
They change who the buyer is. The permit record shows a 2013 doorway joining an owner’s two units and a third bathroom added under a permit finaled in 2025. Each is valued home by home, with the approvals and permits in hand.
Your quarterly statement, membership type, permit history, wind-mitigation and four-point reports, board and ARB approvals, any upstairs flooring approval, and any lease. For a sale, add both estoppel certificates, the condominium resale documents and the board’s written roof plan.
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 the recent Hiram Street sales for your floor, explains the roof, the fee and the two-association paperwork before a buyer’s agent does, and markets to the seasonal buyers who drive this market. Compare the record, then call Jesse direct at (239) 898-6072.
Jesse McGreevy is a top-reviewed Pheasant Hollow 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 who worked with our team.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
A Pheasant Hollow specialist knows which building, floor, view, upper plan and membership a home belongs to, and prices the life around it: a staffed gate, the Hunters Ridge club, a private heated pool and cabana for 40 owners, a two-car garage on every home and four homes to a building. Buyers pay for that setting, and a valuation that reflects it holds up.
Buyers weighing a Pheasant Hollow home also tour Lynx Pass, 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 home against the choices your buyer is actually weighing, and our Pheasant Hollow neighborhood guide covers the condominium’s history, rules, storm record and logistics in full.
For city-wide context, see our Bonita Springs community guide. Pheasant Hollow values follow their own record more than the city’s, because the club membership, the coach-home fee, the roof question and the upper-plan question are specific to Hiram Street.
Many Pheasant Hollow sellers buy again, inside Hunters Ridge or nearby. Read our guide to buying a home in Pheasant Hollow 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 Pheasant Hollow listing agent, or asking “what can I sell my Pheasant Hollow condo for,” McGreevy and Comisar price from the recorded Hiram Street sales for your floor and view. We tracked every one of the 91 qualified Pheasant Hollow sales 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. Only two Pheasant Hollow homes sold in the last 12 months, so if you are thinking about selling, call us first and be the next sale on Hiram Street. When you are ready to list, read how we sell Pheasant Hollow coach homes.
Pheasant Hollow sold record, last 60 months: 10 recorded resales at a $492,500 median and a mean of $283.55 per heated square foot, from $385,000 for first-floor homes in Buildings 6 and 7 to $535,000 for a first-floor lake home in Building 4, per the Lee County Property Appraiser field cards read September 26, 2026.
Enter your address in the valuation form for your free Pheasant Hollow 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 Pheasant Hollow and Lynx Pass instruments, Lee County Clerk and Property Appraiser records, the Hunters Ridge Community Association’s posted documents, City of Bonita Springs permits, Florida law and state agencies, and federal flood and storm records. We do not cite real estate brokerage or listing sites. Sources were accessed from 24 to 26 September 2026.
The official documents below are recorded with the Lee County Clerk, published by the Hunters Ridge Community Association, or issued by the State of Florida and the federal government. They are the documents that bear most directly on what a Pheasant Hollow home is worth and on what a seller hands a buyer. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it covers | Link |
|---|---|---|---|
| Declaration of Condominium of Pheasant Hollow at Hunters Ridge (recorded December 16, 2005), with Articles, Bylaws and plans | Lee County Clerk (recorded) | Unit boundaries, windows and doors, maintenance, insurance, leasing, pets, upstairs flooring, transfers | Open the declaration |
| Pheasant Hollow Condo Docs (developer prospectus, Revised 3.05) | Hunters Ridge Community Association | Laurel floor plans, 2005 budget and roof reserve assumption, fact sheet | Open the prospectus |
| Pheasant Hollow Information for Homeowners (May 2023) | Pheasant Hollow Condominium Association | Association responsibilities, 2023 dues, heated pool, rules | Open the owner sheet |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | Pheasant Hollow $2,500 quarterly fee, dues, capital contribution, transfer fee, pet line | Open the fee sheet |
| 2026 Approved Budgets | Hunters Ridge Community Association | The Pheasant Hollow master income line and reserve schedule | Open the 2026 budgets |
| Third Amended Master Declaration (recorded July 22, 2025) | Hunters Ridge Community Association, recorded with the Lee County Clerk | Membership, §4.12(B) capital contribution, §9 golf memberships, leasing | Open the master declaration |
| Lease Application Packet | Hunters Ridge Community Association | Lease approval and fees | Open the lease packet |
| LeePA Title Deed Transfer Code List | Lee County Property Appraiser | How the county codes qualified and unqualified sales | Open the code list |
| Condominium estoppel certificates, Section 718.116 | State of Florida | What the Pheasant Hollow estoppel states and what it may cost | Open Section 718.116 |
| Condominium resale disclosure, Section 718.503 | State of Florida | The documents a Pheasant Hollow 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 Pheasant Hollow association’s own budget, reserve schedule, insurance declarations and minutes are member documents and are not posted online; they come with the condominium resale documents at a sale, and the board’s roof plan should be requested in writing.
Market data from Southwest Florida MLS, pulled: not used in this edition. Pheasant Hollow values are Lee County Property Appraiser recorded sales, field cards read September 26, 2026, windows to September 24, 2026. McGreevy and Comisar, Pheasant Hollow at Hunters Ridge home valuation. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.