Eagle Reserve is a gated Pulte community of 175 single-family homes in the City of Fort Myers with a bald eagle preserve. See 16 recorded sales, the fee stack, FEMA flood letters and school zones. Call McGreevy and Comisar, Domain Realty.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the #1 team in Southwest Florida since 2012 for selling and buying in Eagle Reserve, and we price every home here from the public record: the recorded sale, the lot and its lake position, the FEMA letter for that lot, and the City of Fort Myers tax bill. Top 1% Real Estate Agents Nationally Since 2008. Sellers first, buyers always: call Jesse direct at (239) 898-6072.
Eagle Reserve is a gated community of 175 single-family homes in Fort Myers, Florida, built by Pulte Homes from 2019 to 2022 on about 69 acres off Colonial Boulevard and Camino Real Way, inside the City of Fort Myers in ZIP 33966. Its signature is a 16.57-acre preserve set aside in the City's zoning for a bald eagle nest that the state has tracked since 1985 (City of Fort Myers, Ordinance 3659; Lee County GIS, Subdivisions layer; UF GeoPlan, FWC eagle nest records).
This guide is built the way we price a listing here. It starts from 16 Lee County recorded sales in the 12 months to September 25, 2026, the county roll, the City's zoning ordinances and permit records, FEMA's flood letters for the Colonial 70 lots, and the 2026 final millage book. If you own here, the market section shows what homes like yours sold for. If you are buying, the governance, fee stack and flood sections show what you will pay, what to request before closing, and where the public record goes silent.
McGreevy and Comisar are the best realtor for Eagle Reserve because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Eagle Reserve market read built on 16 recorded sales, FEMA's three flood letters and the City of Fort Myers ordinances.
If you're searching for the best realtor for Eagle Reserve, whether you're ready to sell your Eagle Reserve home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026).
Eagle Reserve, last 12 months (Lee County record): In the last 12 months we tracked 16 Eagle Reserve closings in the Lee County record at a $470,000 median, from $395,000 to $588,000, with $7,639,000 in recorded sale prices and none sold by the builder. Days on market and sale-to-list, from the Southwest Florida MLS (Matrix export of October 29, 2026, 15 closings in the 12 months to that date): a median 49 days on market and a median 98.02 percent of the final list price. Source: Lee County Property Appraiser roll (dated October 25, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. The market section below lists every one of those 16 sales by street, size and year built.
For Eagle Reserve sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when needed. An Eagle Reserve sale also runs on paperwork that buyers ask for early. The association does not publish its dues, so the estoppel certificate is the document that states them, and Florida law caps what an association may charge for it (s. 720.30851). The effective FEMA map still shows Zone AH over the whole community, while FEMA letters removed most original lots from the high-risk zone, so we put the letter for your lot in the listing file before the first showing. That is a documents and marketing problem, and it is the one we are built for.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Eagle Reserve realtor on Google; these are five-star reviews in clients' own words.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
Selling your Eagle Reserve home? Start with our Eagle Reserve home selling guide or a free Eagle Reserve home valuation, or Call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Eagle Reserve? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Eagle Reserve buyer's guide, or see how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · Marc Comisar: (239) 287-5873
Eagle Reserve comes down to eight facts a buyer or seller should hold before anything else: how many homes there are and who built them, what sold and for how much, the single association and the absence of a CDD, the City tax stack, the flood letters, the eagle preserve, the school zones and the drive distances.
Source for the sales figures below: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis.
This Eagle Reserve guide lets a seller or a buyer jump straight to the record that answers the question: the recorded sales, the zoning history and plan, the association and the fee stack, the homes and streets, the eagle preserve, flood and insurance, schools and drives, what is being built nearby, the Castalina comparison and both FAQ editions.
Start here
Market, history and plan
Association, costs and homes
Amenities and the eagle preserve
Flood, storms and insurance
Schools, health care, drives and daily life
Comparisons and decisions
Selling, our team, FAQs and sources
Living in Eagle Reserve means owning one of 175 Pulte single-family homes behind a gate off Colonial Boulevard in the City of Fort Myers, with one homeowners association, a pool and cabana, lakes on 70 homesites, a bald eagle preserve, City water and sewer, no CDD, and Interstate 75 about two miles away.
Eagle Reserve is a small community by Southwest Florida standards, with no golf course, no clubhouse and no club to join. A buyer here is choosing among house sizes, one-story and two-story plans, lake and non-lake lots, and five streets, all inside one gate and one set of rules. The questions below come in the order buyers ask them; the deeper sections further down carry the tables and the sources.
Eagle Reserve is a gated, built-out neighborhood of detached homes on one recorded plat family, COLONIAL 70 and its 2020 replat, COLONIAL 70 PHASE 2. The City of Fort Myers zoned the land as the Colonial 70 Planned Unit Development, and the City's own January 3, 2023 council agenda calls it "Colonial 70, also known as Eagle Reserve" (City Council agenda, January 3, 2023). Every home was built by one builder, Pulte, between 2019 and 2022, and there are no vacant lots.
Yes. Eagle Reserve lies inside the city limits of Fort Myers, in Lee County tax district 090, in ZIP 33966. The development address is 4501 Camino Real Way, and the gate sits about 0.13 route miles south of Colonial Boulevard. McGregor Baptist Church's campus wraps the west side, and Heritage Palms Golf and Country Club adjoins the east and south (Ordinance 3659). That City address matters: City property tax, a City fire assessment and City utilities all apply here.
Search "eagle reserve" and you will find a bourbon, a place in Minnesota, a golf course in Texas and several reservoirs. This Eagle Reserve is the Pulte community in Fort Myers, ZIP 33966. Its recorded legal name begins with COLONIAL 70, which is not Colonial Country Club (a separate golf community in ZIP 33913) and not the COLONIAL 75 commercial plat where Topgolf sits about two miles northeast. It is also not Eagle Ridge (ZIP 33912) or Eagle's Landing at The Forest.
All 175 homes are detached single-family houses. By the county's building footprints, 103 are one-story, 65 two-story and 7 one-and-a-half-story. Heated living area on the county roll runs from 1,566 to 4,286 square feet, with a median of 2,112, and homesites run from about 0.12 to 0.32 acre (Lee County GIS, Parcels). There are no condominiums, villas or townhomes.
No. Eagle Reserve has no golf course, no golf membership, no clubhouse, no fitness center, no tennis or pickleball court and no marina, dock or boat ramp in any record we read. Its lakes are stormwater lakes; FEMA's letters name the local flooding source as ponding and overland flow, not a river. Public golf is close: the City's Eastwood Golf Course is 3.0 route miles away.
Pulte's brochure lists four community amenities: a resort-style pool, a pool cabana with covered seating, a playground and a barbecue grill area (Pulte, community amenities, builder marketing). They sit on one 0.98-acre common tract at 3880 Spotted Eagle Way near the entry. City permits show the cabana finaled in November 2020 and the pool in March 2021, with a shade structure over the playground finaled in January 2024.
Four layers, all billed by public bodies except one: ad valorem property tax at 16.9702 mills, the City fire rescue assessment of $239.80, the City stormwater fee based on hard-surface area, and the Eagle Reserve association assessment. There is no CDD and no MSTU. The association's current dues are not published, so the estoppel certificate is the document that states them.
FEMA's effective map draws Zone AH, a shallow ponding zone, across Eagle Reserve on panels 12071C0427G and 12071C0429G (effective December 7, 2018). During construction, FEMA issued three Letters of Map Revision Based on Fill that removed most original lots from the high-risk zone, with lowest lot elevations of 17.6 to 18.1 feet. Lee County places the community in evacuation zone C.
The School District of Lee County places every Eagle Reserve address in Elementary Zone J (Colonial, Gateway, Ray V. Pottorf and Treeline), Middle School Zone EE (Fort Myers Middle Academy and Paul Laurence Dunbar Middle) and High School South Zone 1 (Cypress Lake, Dunbar, Fort Myers and South Fort Myers) for 2026-2027. Lee County is a choice district: enrollment requests rank the schools in the zone.
From the Eagle Reserve gate, Colonial Boulevard is a few hundred yards, I-75 Exit 136 is 2.3 route miles, US 41 is 3.1, downtown Fort Myers is 5.7, Gulf Coast Medical Center is 5.6 and Southwest Florida International Airport is 10.4, by free-flow routing on OpenStreetMap data. Fort Myers Beach and the Sanibel Causeway toll plaza are each about 16 route miles.
Four documents, in this order: the estoppel certificate (current dues and any resale charge), the FEMA letter that covers the specific lot, the declaration and rules (leasing, pets, vehicles, fences), and the Lee County tax bill for the parcel. We also check the roof, shutter or impact-glass package and the home's permit history on the City's records, because every house here is a 2019 to 2022 Pulte build.
The Eagle Reserve market, on the Lee County record, is a resale-only market of 16 recorded sales in the 12 months to September 25, 2026, at a $470,000 median, from $395,000 to $588,000, with the 24-month median at $500,500 on 28 sales and no builder-direct sales since 2022.
Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; county roll dated October 25, 2026, re-run October 28, 2026).
Every figure in this section comes from the Lee County Property Appraiser's roll and the county's recorded sale file, filtered to the COLONIAL 70 and COLONIAL 70 PHASE 2 legal descriptions in ZIP 33966 and to qualified, improved sales. It is a recorded-deed basis, not an MLS basis. For the wider city picture, see our guide to the best real estate agents in Fort Myers, which sets Eagle Reserve against the rest of the city.
In the 12 months from September 26, 2025 to September 25, 2026, the county recorded 16 qualified sales in Eagle Reserve. The median was $470,000. With an even count the median is the mean of the middle pair, $450,000 and $490,000. The low was $395,000 and the high $588,000, and the 16 prices add up to $7,639,000. The median price per square foot of county heated area was $239.08.
Measure, 12 months to September 25, 2026 | Eagle Reserve |
|---|---|
Recorded qualified sales | 16 |
Median sale price | $470,000 |
Middle pair (even count) | $450,000 and $490,000 |
Low to high | $395,000 to $588,000 |
Sum of recorded prices | $7,639,000 |
Builder-direct sales (estimate) | 0 |
Median price per sq ft of county heated area | $239.08 |
Longer windows tell a steadier story than one year. The 24-month and 36-month medians are both $500,500, the 60-month median is $518,065 on 91 sales, and the full record since the first closing on December 6, 2019 holds 224 sales at a $439,342 median, a figure pulled down by the 2020 and 2021 builder closings. The all-history count and the 2020 row are read on the 172 roll homes in ZIP 33966; the one roll home that carries ZIP 33967, lot 15, adds a single 2020 Pulte first sale of $313,000, which makes 225 sales at a $438,685 median across all history and 54 sales at $358,330 in 2020, and changes no 12, 24, 36 or 60-month figure.
Window ending September 25, 2026 | Sales | Median | Low | High |
|---|---|---|---|---|
12 months | 16 | $470,000 | $395,000 | $588,000 |
24 months | 28 | $500,500 | $365,000 | $764,000 |
36 months | 34 | $500,500 | $365,000 | $795,000 |
60 months | 91 | $518,065 | $332,815 | $805,983 |
All history, from December 6, 2019 | 224 | $439,342 | $266,695 | $805,983 |
Sixteen sales is a small sample, so we list them rather than lean on one number. Street names are shown without house numbers.
Recorded | Price | Street | Year built | Heated sq ft (county) | Beds | Baths |
|---|---|---|---|---|---|---|
September 29, 2025 | $438,000 | Black Eagle Ln | 2021 | 2,479 | 4 | 2 |
October 9, 2025 | $500,000 | Black Eagle Ln | 2021 | 1,574 | 2 | 2 |
October 23, 2025 | $530,000 | Imperial Eagle Dr | 2020 | 1,971 | 4 | 3 |
November 3, 2025 | $425,000 | Spotted Eagle Way | 2020 | 1,971 | 3 | 2 |
November 4, 2025 | $422,000 | Imperial Eagle Dr | 2021 | 1,903 | 2 | 2 |
November 17, 2025 | $430,000 | Crested Eagle Ln | 2020 | 2,213 | 4 | 3 |
December 1, 2025 | $490,000 | Crested Eagle Ln | 2021 | 2,213 | 4 | 3 |
December 22, 2025 | $555,000 | Spotted Eagle Way | 2021 | 1,868 | 3 | 2 |
March 3, 2026 | $450,000 | Spotted Eagle Way | 2021 | 1,566 | 3 | 2 |
April 29, 2026 | $540,000 | Crested Eagle Ln | 2021 | 2,479 | 4 | 3 |
May 14, 2026 | $540,000 | Sea Eagle Ct | 2020 | 2,479 | 3 | 2 |
May 19, 2026 | $420,000 | Spotted Eagle Way | 2021 | 1,859 | 3 | 2 |
May 26, 2026 | $516,000 | Black Eagle Ln | 2021 | 1,894 | 2 | 2 |
July 17, 2026 | $395,000 | Spotted Eagle Way | 2020 | 1,566 | 3 | 2 |
August 28, 2026 | $400,000 | Spotted Eagle Way | 2021 | 1,566 | 3 | 2 |
September 9, 2026 | $588,000 | Black Eagle Ln | 2021 | 1,899 | 4 | 3 |
Half of the 12-month sales closed between $400,000 and $500,000, and almost all of the rest between $500,000 and $750,000. One sale closed under $400,000, and none above $750,000 in the window.
Price band | Sales, 12 months |
|---|---|
$300,000 to $400,000 | 1 |
$400,000 to $500,000 | 8 |
$500,000 to $750,000 | 7 |
$750,000 and up | 0 |
The 16 sales split by street as Spotted Eagle Way 6, Black Eagle Lane 4, Crested Eagle Lane 3, Imperial Eagle Drive 2 and Sea Eagle Court 1. No street has 10 sales, so a street median would describe two or three houses and move with the next closing. We price by street from the listed sales themselves, matched on size, plan, lot and condition.
The list shows how much the lot, the floor plan and the condition move the price inside one size. Three 1,566 square foot homes on Spotted Eagle Way closed at $450,000 in March 2026, $395,000 in July and $400,000 in August. Three 2,479 square foot homes closed at $438,000 (September 2025), $540,000 (April 2026) and $540,000 (May 2026). Two 2,213 square foot homes on Crested Eagle Lane closed at $430,000 and $490,000, and two 1,971 square foot homes at $530,000 and $425,000. Per square foot of county heated area, the 16 sales ran from about $177 to about $318.
The calendar-year record shows the builder years and the resale years plainly. The first two closings came in December 2019; 53 followed in 2020 and 109 in 2021, almost all of them Pulte's first sales. From 2023 the market is all resale.
Year | Sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
2019 | 2 | $425,145 | $342,170 | $508,120 | 2 |
2020 | 53 | $362,435 | $266,695 | $648,055 | 53 |
2021 | 109 | $424,462 | $282,140 | $765,467 | 104 |
2022 | 21 | $562,500 | $332,815 | $805,983 | 10 |
2023 | 6 | $586,498 | $417,000 | $795,000 | 0 |
2024 | 8 | $520,500 | $440,000 | $720,000 | 0 |
2025 | 17 | $500,000 | $365,000 | $764,000 | 0 |
2026, to September 25 | 8 | $483,000 | $395,000 | $588,000 | 0 |
The all-history count and the 2020 row are read on the 172 roll homes in ZIP 33966; the one roll home that carries ZIP 33967, lot 15, adds a single 2020 Pulte first sale of $313,000, which makes 225 sales at a $438,685 median across all history and 54 sales at $358,330 in 2020, and changes no 12, 24, 36 or 60-month figure.
The $239.08 median is per square foot of the county's heated area, which is the appraiser's measure. Listing sheets quote living area, measured differently, so a county figure and a listing figure are never compared directly. When we price an Eagle Reserve home we use one denominator for the home and its comparables, and we name it.
Pulte's last builder-direct closings in the county record came in 2022 (10 by the record's estimate), its last home passed final inspection on June 17, 2022, and Pulte's Fort Myers page no longer lists the community. Every sale since 2023 is a resale. A seller here competes with other Eagle Reserve resales and with new construction elsewhere in Fort Myers, not with a builder selling next door.
Lee County's parcel and footprint layers draw 175 homes, while the roll export used for these sales holds 173. The two others have their addresses withheld from public display, as Florida law allows for qualifying owners, and their sales are not linked to the file. The counts above are therefore for 173 of the 175 homes.
Days on market, sale-to-list ratio, active inventory and months of supply come from the Southwest Florida MLS, not the county. For Eagle Reserve, the Matrix export of October 29, 2026 (Development Name EAGLE RESERVE in ZIP 33966, which keeps Eagle Ridge and Eagle's Landing out) shows that the 15 closings in the 12 months to October 29, 2026 took a median 49 days on market and sold at a median 98.02 percent of the final list price; together the 15 sales came to $7,240,500, or 97.77 percent of their combined list prices. On October 29, 2026 there were 2 active listings, at $398,990 and $429,000, and no pending sales, about 1.6 months of supply at 1.25 closings a month (our arithmetic). The county record above stays the price basis for this guide, and the two records are never subtracted from each other.
Three readings hold on the record. Prices have settled in a $395,000 to $588,000 band over the last year, below the 2022 and 2023 peaks of the early resale years. The middle of the market is a 1,800 to 2,500 square foot home. And similar homes vary by $55,000 to about $105,000 on lot, plan and condition, which is why a home here is priced from the matched sales, not from an average.
Buyers in Eagle Reserve are choosing among about 16 resales a year, mostly between $400,000 and $600,000, behind one gate with no CDD. Marc Comisar reads the FEMA letter, the estoppel and the tax bill with you before you write an offer. Call Marc at (239) 287-5873, read our Eagle Reserve buyer's guide, or start with how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072 or get a free Eagle Reserve home valuation.
Eagle Reserve came to be through three City of Fort Myers zoning ordinances on one farm parcel: a 2006 condominium plan that never broke ground, a 2013 rewrite that allowed single-family homes and protected 16.57 acres for nesting bald eagles, and Pulte's 2018 purchase, which turned the land into 175 homes by 2022.
Before it was Eagle Reserve, the land was agricultural; Ordinance 3659 treats the 2012 farm use as a legal nonconforming use until site work began (Ordinance 3659). The Florida Fish and Wildlife Conservation Commission (FWC) first recorded a bald eagle nest here, nest LE029, in 1985, and its aerial surveys found it active in most years from 1998 to 2012 (FWC nest records via UF GeoPlan).
On September 5, 2006 the City Council approved a Planned Unit Development "to be known as Colonial 70" for multi-family condominium buildings, preserve land and amenities on about 69.3 acres south of Colonial Boulevard and east of Camino Real Way (Ordinance 3346). The master concept plan already labelled the eagle nest and a preserve. The condominium plan was never built.
Ordinance 3550 (May 3, 2010) and Ordinance 3585 (May 2, 2011) each extended the PUD's start and finish dates by two years under state laws passed during the housing downturn (Ordinance 3550; Ordinance 3585). Neither changed what could be built.
Ordinance 3659, passed April 1, 2013, restated the PUD. It added single-family homes as a permitted use, allowing up to 421 single-family homes at 8.0 per acre or 760 multi-family units at 14 per acre (or a mix) on 52.73 developable acres, allowed an assisted living facility, and set aside 16.57 acres "for nesting Bald Eagles." It extended the deadline for vertical construction to September 5, 2023. This is the ordinance that governs Eagle Reserve today.
The Lee County sale file records a $5,700,000 vacant-land transfer in September 2018, the purchase of the roughly 70-acre parcel by Pulte Home Company, LLC from Southwest Florida Everglades, LLC, the owner named in every ordinance from 2006 to 2013. That works out to about $81,400 an acre (our arithmetic). The City site-work permit for "a 181 unit single-family development" was issued September 20, 2018.
The first home permit was applied for on December 18, 2018. Pulte's sales center on Spotted Eagle Way passed final inspection on June 7, 2019, and Business Observer reported decorated models opening June 15, 2019 at prices "starting at $264,990" (Business Observer, June 7, 2019). That is a 2019 starting price, not a current one. The automated entry gates passed final inspection on December 17, 2019, and the first homes closed that December.
On September 21, 2020, City Council's consent agenda carried a replat of 23 original lots (44 to 51, 81 and 82, 90 to 93, 104 to 106, 121 to 124, 148 and 149) and lake Tract L-2 (City Council agenda, September 21, 2020). The result, recorded as COLONIAL 70 PHASE 2, holds 17 larger lots. That is how 181 planned lots became 175 homes.
City records show home final inspections of 7 in 2019, 53 in 2020, 102 in 2021 and 10 in 2022, with the last on June 17, 2022. The site-work permit closed November 4, 2022, and on January 3, 2023 the City accepted the community's sanitary sewer system from Pulte for ownership and maintenance (City Council agenda, January 3, 2023).
Date | Event | Record |
|---|---|---|
1985 | FWC first records the bald eagle nest (LE029) | FWC nest records |
September 5, 2006 | Ordinance 3346 creates the Colonial 70 PUD (condominiums) | City of Fort Myers |
May 3, 2010 and May 2, 2011 | Ordinances 3550 and 3585 extend the deadlines | City of Fort Myers |
April 1, 2013 | Ordinance 3659 allows single-family homes and protects 16.57 acres | City of Fort Myers |
September 2018 | $5,700,000 land transfer to Pulte Home Company, LLC | Lee County sale file |
September 20, 2018 | Site-work permit issued for 181 lots | City EnerGov |
June 15, 2019 | Models open; 2019 start price $264,990 | Business Observer |
July 30, 2019 to March 11, 2020 | Three FEMA LOMR-F letters for Colonial 70 lots | FEMA |
December 2019 | Gates finaled; first closings | City EnerGov; county record |
September 21, 2020 | Replat of 23 lots into 17 (Phase 2) | City Council |
November 2020 to March 2021 | Cabana and pool finaled | City EnerGov |
June 17, 2022 | Last home final inspection | City EnerGov |
January 3, 2023 | City accepts the sewer system | City Council |
The Eagle Reserve master plan is the City's Colonial 70 PUD: 69.30 acres, of which 52.73 were developable and 16.57 protected for nesting bald eagles. Pulte built 175 single-family homes, well under the 421-home cap, and left about 37 acres in common lakes, preserve, buffer, amenity and road tracts.
The ordinance's legal description gives 69.30 acres, the Lee County subdivision polygon measures about 69.3 acres, and Pulte marketed a "70-acre" community. The 175 lot parcels add up to about 29.35 acres on the county GIS and the 11 common tracts to about 37.25 acres; the rest is mapping slivers and rounding.
Measure | Acres | Source |
|---|---|---|
PUD site, Ordinance 3659 | 69.30 | City of Fort Myers |
Developable area in the PUD | 52.73 | City of Fort Myers |
Preserve for nesting bald eagles | 16.57 | City of Fort Myers |
175 homesites (GIS) | about 29.35 | Lee County GIS |
11 common tracts (GIS) | about 37.25 | Lee County GIS |
Ordinance 3659 allowed up to 421 single-family homes or 760 multi-family units, plus an assisted living facility. Pulte's 2018 site permit was for 181 single-family lots, and after the 2020 replat the community holds 175 homes. Pulte's brochure says it had the chance to build up to 760 multi-family homes and chose single-family instead (builder marketing). No assisted living facility or multi-family building was built, and no record we read shows any PUD amendment after 2013.
The schedule of uses allows all single-family dwelling types, entrance gates and gate houses, model homes and a temporary sales center, and recreation facilities "for exclusive use of project residents": pool, grill and picnic areas, play areas and tot lots, a clubhouse, gazebos and pavilions. The conditions required a Colonial Boulevard left-turn lane at Camino Real Way of at least 555 feet, a $75,000 public art contribution, a 30-foot setback on the east boundary and 45 feet on the south, a fence along the Heritage Palms edges, and a perpetual conservation easement over the preserve, with monitoring paid by the developer, "their successors, or assigns."
The county GIS shows 11 common tracts: three lakes of about 10.11 acres together, six conservation, buffer and water-retention tracts of about 19.09 acres, the 0.98-acre amenity tract at 3880 Spotted Eagle Way, and a 7.075-acre road tract that carries the five private streets (Lee County GIS, Parcels). The three largest conservation tracts total 16.83 acres, close to the PUD's 16.57-acre preserve.
Three numbers circulate for Eagle Reserve, and all three are real. Pulte platted 181 lots. The 2020 replat merged 23 of them into 17, so 175 homes stand, one building footprint on each homesite in the county's layers. The county roll export that sales tools use holds 173, because two homes have withheld addresses. This guide says 175 homes and states the sales basis at the point of use.
The county roll carries no vacant residential lot in Eagle Reserve, and every one of the 175 homesites has a building footprint. Nothing is left for a builder to sell, and the only way into Eagle Reserve is a resale.
Eagle Reserve is governed by one homeowners association, Eagle Reserve Homeowners Association, Inc., a Florida not-for-profit corporation filed in 2018 and active today, with no master association above it, no sub-association below it, no community development district and no MSTU, inside the City of Fort Myers' Colonial 70 PUD.
Every home in Eagle Reserve belongs to the same association. The Lee County Taxing Authorities layer returns only the countywide, school, water-management and City of Fort Myers authorities at the community, the county's MSTU and MSBU layer returns nothing, and Pulte's fee summary said "No CDD Fees" (Lee County GIS, Taxing Authorities; Lee County GIS, MSTBU). No golf or social club sits on top of the association.
The Florida Division of Corporations lists EAGLE RESERVE HOMEOWNERS ASSOCIATION, INC., document N18000008291, filed July 31, 2018, status Active, with a reinstatement filed October 15, 2019 and annual reports filed for 2024, 2025 and 2026 (Sunbiz record). The principal office moved on April 11, 2023 to 10600 Chevrolet Way, Suite 202, in Estero.
That Estero address is the office of FirstService Residential's Estero branch, as the firm's own page lists it (FirstService Residential, Estero). That is an address match, not a management contract we have read, so ask the seller or the estoppel issuer who manages the association today.
Florida law lets owners other than the developer elect a board majority three months after 90 percent of the parcels have been conveyed to them (s. 720.307). On the county record, builder first sales passed that mark around the end of 2021, so turnover likely followed in 2022 or early 2023, when the principal office moved. The turnover date itself is not in any record we could read.
Ordinance 3659 binds the developer and its "successors, or assigns" to the Bald Eagle Management Plan on file with the City and to a perpetual conservation easement over the preserve, with monitoring paid by them (Ordinance 3659). Pulte's 2019 fee summary listed "Preserve Maintenance and Monitoring" among the services dues paid for. As owner of the common tracts, the association is the natural successor for that cost (our reading).
The recorded Declaration of Covenants for Eagle Reserve, its amendments, bylaws and rules are filed in the Lee County official records. The Lee County Clerk's official records site refused connection on October 28, 2026, so we could not read them, and no public copy was found. Leasing, pet, vehicle, fence, paint and landscaping rules are therefore not stated here: the recorded declaration and the association's rules govern, and a buyer should read them before the inspection period ends.
Since January 1, 2025, a Florida homeowners association with 100 or more parcels must post its declaration, bylaws, rules, budget, financial report and meeting notices on a website or app for owners (s. 720.303). Eagle Reserve has 175 homesites, so the rule applies; those postings sit behind an owner login. A seller can download them for a buyer.
The Lee County GIS flags Eagle Reserve as gated, City permits show automated entry gates at 4501 Camino Real Way finaled December 17, 2019, and Pulte's 2019 summary listed "Vehicular Access Control" among the services dues cover. Whether the gate is staffed at any hour, and how visitors are admitted, is not in any public record; the association's rules and budget hold that answer.
The cost of owning an Eagle Reserve home is four billed layers: City and county property tax at 16.9702 mills in tax district 090, the City fire rescue assessment of $239.80, the City stormwater fee of $2.16 a month per 500 square feet of hard surface, and the association assessment, whose current amount is not published.
Layer | Who bills | Amount | Period | Source |
|---|---|---|---|---|
Property tax, district 090 | Lee County Tax Collector | 16.9702 mills of taxable value (2026 final) | Yearly | |
City Fire Rescue Assessment | City of Fort Myers, on the tax bill | $239.80 per residential dwelling unit | Fiscal year 2026-2027 | |
City stormwater user fee | City of Fort Myers, on the tax bill | $2.16 a month per 500 sq ft of impervious area | Yearly | |
Water and sewer | City Utility Billing | Tiered; residential tier 1 $5.67 per 1,000 gallons | Monthly | |
Solid waste | City of Fort Myers | Not published in the sources we read; see the tax bill | Yearly | Parcel tax bill |
Eagle Reserve association assessment | Eagle Reserve Homeowners Association, Inc. | Not published; stated on the estoppel certificate | Billed quarterly in Pulte's 2019 summary | Estoppel certificate |
CDD or MSTU | None | $0 | ||
Golf or club dues | None | $0 | No club in the PUD |
The Lee County Property Appraiser's final 2026 millage book, printed October 9, 2026, gives tax district 090 an actual total of 16.9702 mills, up from 16.5034 in 2025 and below the proposed 17.4449. The City of Fort Myers operating levy is 6.9000 mills, and a new City parks voted debt levy adds 0.1170. The rest is Lee County general revenue (3.7623), the school board (2.2480 local and 3.0230 state), the library (0.4218) and the water-management, mosquito, hyacinth and inland navigation levies. Each 16.9702 mills is $16.97 per $1,000 of taxable value. The book's footer reads "LISTING DOES NOT INCLUDE ANY NON AD VALOREM SPECIAL ASSESSMENTS," so the fire and stormwater charges below are separate.
The City of Fort Myers funds fire service partly through a non-ad valorem assessment on the tax bill. Resolution 2026-63 sets it at $239.80 per residential dwelling unit for fiscal year 2026-2027, up from $203.00 under Resolution 2022-28 (Resolution 2026-63). It is a flat charge per home, not tied to value.
The City's stormwater user fee is $2.16 a month per Standard Impervious Unit, 500 square feet of roof, driveway, patio and other hard surface, rounded down, and it is billed on the property tax roll as a yearly non-ad valorem charge (City of Fort Myers, Stormwater User Fee). The amount differs by home. For illustration only, 3,000 square feet of hard surface is 6 units, or $155.52 a year.
Eagle Reserve is on City of Fort Myers water and sewer; the City accepted the community's sewer system from Pulte on January 3, 2023. Residential water inside city limits is billed in tiers, $5.67, $11.33, $17.00 and $22.66 per 1,000 gallons as of October 1, 2026, plus readiness-to-serve charges by meter size (FY2027 Utility Rates). Garbage service is set up through City Utility Billing; the 2026 residential amount is on the parcel's bill.
Eagle Reserve's current association assessment is not published in any public record we could read: no budget is posted outside the owner login and the declaration could not be opened. The amount for a specific home is stated on the estoppel certificate, which the association must deliver within 10 business days of a request, for a fee capped by statute ($299 for a current account, the cap as last adjusted for inflation in 2022) (s. 720.30851).
Pulte's fee summary, revised October 30, 2019, estimated 2020 dues of $243.33, $258.33 and $271.33 a month for 40, 50 and 60-foot homesites, billed quarterly, with a $250 initial contribution, a $900 one-time amenity fee and a $500 environmental mitigation and observation fee at closing, and a $500 resale assessment (Pulte, 2020 fee summary, builder marketing). Pulte called them estimates subject to change. They are six years old and are not today's dues; the estoppel certificate is.
Property tax depends on each home's taxable value after exemptions, so the example below applies the 2026 rates to three illustrative taxable values. It adds the fire assessment and the 6-unit stormwater illustration above, and leaves out association dues, water, sewer and solid waste.
Illustrative taxable value | Tax at 16.9702 mills | Plus fire assessment $239.80 | Plus stormwater, 6 units ($155.52) |
|---|---|---|---|
$350,000 | $5,939.57 | $6,179.37 | $6,334.89 |
$400,000 | $6,788.08 | $7,027.88 | $7,183.40 |
$450,000 | $7,636.59 | $7,876.39 | $8,031.91 |
A buyer's taxable value resets after a sale, and homestead exemptions lower it; the Lee County Tax Collector bill for the parcel is the figure to use.
Ask for the estoppel certificate (dues, special assessments, any resale or capital contribution), the current budget and financial report, the recorded declaration with every amendment and the rules, the FEMA letter for the lot, the most recent tax bill, and the City permit history for the home. Florida also requires the seller to give the homeowners association disclosure summary before the contract is signed (s. 720.401).
Eagle Reserve is made up of five private streets and 175 detached Pulte homes, with no separate villages, condominiums or sub-associations: Spotted Eagle Way, the main loop, plus Crested Eagle Lane, Sea Eagle Court, Black Eagle Lane and Imperial Eagle Drive, with 70 homes on lake lots and the rest facing streets, preserve or buffer.
The county roll counts the homes by street below, which add up to 173. The lake-lot column counts the county's lake coding by the address the parcel map displays; seven parcels show no address there, two of them lake-coded, and their homes are counted on their streets where the roll lists them. The two homes missing from the roll export sit, by their position on the county parcel map, on Spotted Eagle Way and between Black Eagle Lane and Imperial Eagle Drive.
Street | Homes on the county roll | Lake lots (county coding) | Year built range (roll) |
|---|---|---|---|
Spotted Eagle Way | 86 | 38 | 2019 to 2022 |
Crested Eagle Lane | 31 | 11 | 2019 to 2022 |
Black Eagle Lane | 29 | 10 | 2021 to 2022 |
Imperial Eagle Drive | 24 | 9 | 2020 to 2022 |
Sea Eagle Court | 3 | 0 | 2020 |
Addresses withheld (not in the roll export) | 2 | 2 (lake-coded parcels among the 7 shown without an address) | 2020 and 2022 (footprints) |
All | 175 | 70 | 2019 to 2022 |
Spotted Eagle Way runs from the gate around the community and back; it holds about half the homes, the amenity tract and, in Pulte's words, "the long curve on Spotted Eagle Way around the bald eagle's nest" (Pulte, An Eagle Story, builder marketing). Its homes range from 1,566 to 4,286 square feet of county heated area, and 38 of its homesites are lake lots. It was built first, from 2019.
Crested Eagle Lane holds 31 homes from 1,566 to 4,258 square feet, built 2019 to 2022, with 11 lake lots and more two-story homes (17) than one-story by the county's footprints. Sea Eagle Court is a short court of three homes built in 2020.
Black Eagle Lane was the last street built: permits ran from October 2020 to July 2021 and final inspections from April 2021 to March 2022. Its 29 homes run from 1,574 to 4,286 square feet; seven of them sit on Phase 2 replat lots.
Imperial Eagle Drive holds 24 homes from 1,868 to 4,093 square feet, mostly built in 2021, with nine lake lots and mostly one-story plans by the county's footprints.
COLONIAL 70 PHASE 2 is the 2020 replat of 23 scattered original lots on four streets into 17 larger ones. It has no separate association, gate or amenity. Its homes are larger on average: a median of 2,704 heated square feet on 0.191-acre lots, against 2,010 square feet on 0.164 acre for the original plat (county roll and GIS).
By the county's building footprints, 103 homes are one-story, 65 two-story and 7 one-and-a-half-story (Lee County GIS, Building Footprints). Bedroom counts on the roll run from two to six, with three-bedroom (79) and four-bedroom (59) homes the most common.
Seventy of the 175 homesites, 40 percent, carry the county land-use code for a single-family home on a lake (Lee County GIS, Parcels). The county does not code which homes back to the eagle preserve or its buffer; the recorded plat drawing shows that.
Pulte sold Eagle Reserve in three series, Garden, Classic and Estate, across 13 plan sheets dated 2019 to 2021, from 1,565 to 4,144 air-conditioned square feet. Plans included the Tropic, Starboard, Seamist and Driftwood (Garden), the Summerwood, Canopy, Oasis and Sandhill (Classic), the Citrus Grove, and the Palm, Dockside and Mariner (Estate), with the Crestview added in 2020 (builder marketing). Pulte priced association fees separately for 40, 50 and 60-foot homesites, but no record we read maps a series to a homesite width.
Heated area on the county roll runs from 1,566 to 4,286 square feet, median 2,112. Homesites run from about 0.12 to 0.32 acre, median about 0.16. The smallest lots carry the smaller plans; on the county GIS, none of the 49 lots under 0.14 acre holds a home of 2,600 square feet or more.
Pulte's included-features list for Eagle Reserve names steel-reinforced concrete block construction, engineered roof trusses with hurricane tie-downs, a tile roof, galvanized steel hurricane shutters (impact glass optional), double-pane low-E windows and a paver driveway, backed by a 10-year limited structural warranty that transferred within its term (Pulte, construction standards, builder marketing). City permit descriptions note "shutters" or "impact glass" home by home, so the permit record shows which package a house has.
Eagle Reserve has no club, golf course, golf membership, marina, dock or boat ramp; its amenities are a pool, cabana, playground and grill area, and its lakes are stormwater lakes. Golf, boating and the beaches are all a drive: the City's public Eastwood Golf Course is 3.0 route miles away and Fort Myers Beach about 16.
No golf course, golf membership or equity club is tied to an Eagle Reserve home. Pulte's amenity list and its 2019 list of services paid by dues contain no golf, the county roll shows no golf or club parcel inside the community, and Lee County's golf course layer has no course inside it (Lee County GIS, Golf course locations). There is no initiation fee, food minimum or club transfer at resale.
The City of Fort Myers owns and operates two public 18-hole courses: Eastwood Golf Course, 3.0 route miles away, and Fort Myers Country Club on McGregor Boulevard, 4.8 route miles (City of Fort Myers, Golf; Eastwood Golf Course). Heritage Palms Golf and Country Club adjoins Eagle Reserve on the east and south, but it is a separate gated community with its own club; living in Eagle Reserve confers no rights there.
Topgolf Fort Myers opened in November 2021 at 2021 Topgolf Way, behind the Colonial Square Town Center (Topgolf, November 15, 2021). It sits on the COLONIAL 75 commercial replat about 2 miles northeast of Eagle Reserve in a straight line, 2.3 route miles from the gate. The similar plat names are a coincidence of the Colonial Boulevard naming pattern; the two share no plat, zoning ordinance or association.
Eagle Reserve's water is stormwater: FEMA's letters for the Colonial 70 lots name the flooding source "PONDING/OVERLAND FLOW," and Pulte's 2019 summary describes "Lake and Surface Water Management." There is no navigable connection, dock or launch. Whether residents may fish or paddle on the lakes is a question for the declaration and the water-management permit conditions, neither of which we could read.
The City of Fort Myers Yacht Basin downtown is 5.3 route miles away. Manatee Park on Palm Beach Boulevard has a paddlecraft launch for self-launching (no motor boats), and Lakes Park allows non-motorized boats on its 158-acre lake (Lee County, Manatee Park; Lakes Regional Park FAQ).
Fort Myers Beach (Times Square) is 15.8 route miles from the gate and the Sanibel Causeway toll plaza 15.9, each about 28 minutes in free-flowing traffic. Bowditch Point Park at the north end of Fort Myers Beach is about 16 route miles. Season traffic on Summerlin Road and the causeway makes real trips longer.
Eagle Reserve's amenities are a resort-style pool, a pool cabana with covered seating, a fenced playground and a barbecue grill area on one 0.98-acre common tract at 3880 Spotted Eagle Way, near the gate, plus a passive-use path for viewing the eagle preserve from a distance. There is no clubhouse, fitness room or sports court.
The cabana was built under a 2019 City permit and passed final inspection on November 18, 2020; the commercial pool passed final inspection on March 1, 2021, and a gas line for the grill passed in December 2020 (City of Fort Myers permit records). The county roll shows a 282 square foot building on the amenity tract, the cabana. Pulte's 2019 summary credited buyers $22.37 a month against dues "until the amenity is open to the residents."
A fenced playground with two gates passed final inspection in December 2020, and a shade structure over the tot-lot playground passed in January 2024 (City of Fort Myers, EnerGov). Pulte lists the "BBQ grill area" beside the pool (Pulte, community amenities, builder marketing).
The City PUD says the recreation facilities are "for exclusive use of project residents" (Ordinance 3659). Guest limits, pool hours, tenant use rights and reservations for the cabana are in the association's rules, which are not public; ask for them with the estoppel.
Eagle Reserve has no courts. The City's Fort Myers Racquet Club at 1700 Matthew Drive, 3.7 route miles away, hosts tennis and pickleball, with private coaches based there (City of Fort Myers, Racquet Club).
There is no fitness room or restaurant inside the gate. The Colonial Boulevard corridor carries the everyday trips: Topgolf at 2.3 route miles, Edison Mall at about 3.1, and Bell Tower, with its restaurants and cinema, at about 6.0 (Bell Tower). We do not name individual stores or restaurants without their own location pages.
The Eagle Reserve bald eagle nest is FWC nest LE029, a live-tree nest on the community's east side, first recorded by the state in 1985 and protected by the City's 16.57-acre preserve, a permanent buffer that Pulte drew around it, and state and federal eagle law. Residents view it from a passive-use path, from a distance.
The state's nest record, kept by FWC and Audubon's EagleWatch and published through the University of Florida's GeoPlan Center, places nest LE029 in Section 5, Township 45 South, Range 25 East, inside the Eagle Reserve boundary on its east side, in a live tree. FWC first knew of it in 1985 and last recorded it active, and last surveyed it, in 2012; EagleWatch lists it today as unmonitored, status unknown (UF GeoPlan, eagle nest layer; Audubon Florida, EagleWatch).
Every version of the City PUD kept the eagles. Ordinance 3659 reserves 16.57 acres "for nesting Bald Eagles," bars disturbance of the land during nesting season under a Bald Eagle Management Plan kept on file with the City, and requires a perpetual conservation easement over the preserve areas (Ordinance 3659). On the county GIS, six conservation, buffer and water-retention tracts total about 19.09 acres.
Pulte's brochure says it worked with Passarella and Associates and Barraco and Associates on an Eagle Management Plan, redesigned an early road that cut through the preserve so traffic runs around it, set "a permanent eagle protection zone" with a landscape buffer for the October 1 to May 15 nesting season, placed a large lake inside the buffer as a food source, built "a limited access, passive-use pedestrian path" instead of a road, and gave $35,000 to the Wildlife Foundation of Florida for eagle monitoring (Pulte, An Eagle Story, builder marketing). Pulte also says an eagle pair had used the site since about 1986.
FWC says Florida's bald eagle breeding season begins October 1, that "the recommended buffer distance from an eagle nest is 660 feet," and that eagles remain protected by the state eagle rule and by federal law, with only a federal permit required since 2017 for activities that may disturb a nest (FWC, Bald Eagle species profile; FWC, Bald Eagle FAQs; FWC, Bald Eagle Management). That is why construction near the nest was limited in season.
FWC asks that drones not be flown within 1,000 feet of a bald eagle nest during nesting season. The preserve path lets residents see the preserve and nest area at a distance; any path hours or seasonal closures are association rules we could not read.
The FWC aerial surveys that tracked LE029 ended in 2017, and no volunteer monitor is assigned to it now, so no public record says whether the nest is active this season. Pulte's 2020-era page mentions three chicks fledging "just this past March." We do not promise eagles in any given year; the preserve and its rules stay regardless.
Eagle Reserve is in FEMA Zone AH, a shallow ponding zone, on the effective flood map, but FEMA issued three Letters of Map Revision Based on Fill in 2019 and 2020 that removed most original Colonial 70 lots from the high-risk zone. Lee County places the community in evacuation zone C, and the City of Fort Myers is CRS Class 6.
FEMA's National Flood Hazard Layer returns Zone AH, a Special Flood Hazard Area of shallow flooding, at five interior points spread across Eagle Reserve, on FIRM panels 12071C0427G and 12071C0429G, both effective December 7, 2018 (FEMA NFHL). The nearest base flood elevation lines are 17.0 to 17.5 feet (NAVD 88). The AH polygon covers a wide ponding area of central Fort Myers, not Eagle Reserve alone.
FEMA's letter 19-04-5321A of July 30, 2019 removed lots 1 to 27, 159 to 181 and Tract A; letter 20-04-1024A of January 14, 2020 removed lots 28 to 130 and 146 to 158; and letter 20-04-2653X of March 11, 2020 removed lots 131 to 137 and part of lots 138 to 145, adding that portions of those lots "may remain in the Special Flood Hazard Area" (FEMA letter 19-04-5321A; 20-04-1024A; 20-04-2653X). Each letter says the federal mandatory flood insurance requirement no longer applies to the removed property, but "the lender has the option to continue the flood insurance requirement."
The letters record lowest lot elevations from 17.6 to 18.1 feet (NAVD 88), just above the nearby 17.0 to 17.5 foot base flood elevations. Lee County's LiDAR, flown in 2018 before site work, put the ground inside the community at a median of 16.12 feet (Lee County GIS, Elevation). By our reading of those figures, site work raised the lots by roughly 1.5 to 2 feet. Finished floor heights are on each home's elevation certificate.
FEMA marks all three letters "not incorporated," which is why the map still draws Zone AH. The letters name original lots; the 2020 replat created 17 Phase 2 lots from original lots inside those ranges, and we found no letter that names Phase 2. Lots 138 to 145 were only partly removed. Never assume a home is outside the high-risk zone: ask for the letter that covers that lot and give it to your lender and insurer.
Lee County places all five sample points in hurricane evacuation zone C (Lee County, Find My Evacuation Zone). The county's storm-surge layer puts most of Eagle Reserve in the Category 3 surge area and the north end near the entry in the Category 4 area. Zone A and B areas are ordered to evacuate first.
FEMA's Community Rating System list effective October 1, 2026 shows the City of Fort Myers at Class 6, a 20 percent discount on eligible NFIP flood premiums, with that class effective since October 1, 2025 (FEMA, CRS Eligible Communities). Unincorporated Lee County is Class 5.
Eagle Reserve homes were built from 2019 to 2022 of steel-reinforced concrete block with tile roofs, engineered trusses strapped for wind and galvanized steel hurricane shutters as standard, under the Florida Building Code editions of those years. NOAA documented Ian's and Milton's surge on the Caloosahatchee; no public record describes damage inside Eagle Reserve.
Pulte's construction standards list steel-reinforced concrete block walls, "roof trusses attached by hurricane straps anchored in concrete," roof underlayment at leak-prone locations, and hurricane shutters "engineered to meet the Florida Building Code (optional impact glass available)" (Pulte, construction standards, builder marketing). Which homes took impact glass is in each home's City permit description and its wind mitigation report.
Homes permitted before the end of 2020 were built under the Florida Building Code 6th Edition (2017); later permits fall under the 7th Edition (2020), which adopted the ASCE 7-16 wind loads (Florida Building Commission, ASCE 7-16 fact sheet). The edition for a given home follows its permit application date.
Every original Eagle Reserve roof dates from 2019 to 2022. Florida law bars an insurer from refusing to issue or renew a homeowners policy solely because the roof is less than 15 years old (s. 627.7011). For the oldest roofs here that line arrives in 2034.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots. NOAA's report documents 5 to 8 feet of inundation above ground up the Caloosahatchee River in Fort Myers (NOAA, Hurricane Ian report). Eagle Reserve sits inland, about four to five miles from the river by straight line.
Hurricane Milton made landfall on Siesta Key on October 10, 2024 at 100 knots, with 4 to 6 feet of surge inundation from south of Boca Grande to Bonita Beach, including the Caloosahatchee (NOAA, Hurricane Milton report).
We found no public record of flooding, roof damage or tornado damage inside Eagle Reserve from Ian or Milton: no City after-action report names it, the high-water mark layers have no point inside it, and FEMA's claims-by-tract service was unavailable on October 28, 2026. A seller's disclosure and insurance claim history are the documents that answer this for a specific home.
Eagle Reserve owners insure 2019 to 2022 concrete block homes with tile roofs, in a mapped Zone AH where FEMA letters removed most lots from the federal flood purchase requirement. The lender, Citizens' phased flood rule, the wind mitigation report and the City's 50 percent rule decide most of what a policy costs and requires.
On a lot that a LOMR-F letter removed from the high-risk zone, federal law no longer requires flood insurance for a federally backed mortgage, but the lender may still require it. On any lot the letters do not cover, the lender treats the home as Zone AH. The NFIP's CRS Class 6 discount applies inside the City.
Citizens Property Insurance requires flood coverage for its wind policies on homes in the high-risk zone, and outside it on a phased schedule: from January 1, 2026 for dwellings with Coverage A of $400,000 or more, and from January 1, 2027 for all policies regardless of value (Citizens, Flood). Coverage A is replacement cost, not sale price.
Florida requires insurers to offer discounts for hurricane mitigation features, documented on the state's Uniform Mitigation Verification Inspection Form, updated effective April 1, 2026 and valid for up to five years (Florida OIR, Wind Mitigation Resources). For a Pulte home here the form records the roof covering, roof-to-wall attachment and opening protection; take a current report to your agent.
The City of Fort Myers treats improvements or repairs whose cost over 12 months reaches 50 percent of the building's market value as substantial, which triggers current floodplain rules (City of Fort Myers, CRS). It matters most on a lot still mapped in Zone AH.
Lee County's shelter layer lists Ray V. Pottorf Elementary (about 1.5 route miles from the gate) and Paul Laurence Dunbar Middle (1.7 route miles) among nearby public shelters; which shelters open is announced storm by storm (Lee County, 2024 Evacuation Zones and Shelters).
Every Eagle Reserve address falls in the School District of Lee County's Elementary Zone J, Middle School Zone EE and High School South Zone 1 for the 2026-2027 school year, by the district's own SchoolSite Locator and zone layers checked October 27, 2026; Lee County is a choice district, so enrollment requests rank the schools in each zone.
We queried the district's locator at five points spread across Eagle Reserve and at the gate, and its public 2026-2027 zone layers at the same points; all returned the same three zones (School District of Lee County, School Zones; SchoolSite Locator). No street inside Eagle Reserve is split.
Level | Zone | Schools in the zone (district locator notes) |
|---|---|---|
Elementary | Zone J | Colonial, Gateway, Ray V. Pottorf, Treeline |
Middle | Zone EE | Fort Myers Middle Academy, Paul Laurence Dunbar Middle (the locator note also lists James Stephens Community School, K-8) |
High | South Zone 1 | Cypress Lake, Dunbar, Fort Myers, South Fort Myers |
The Florida Department of Education's 2026 school grades for the zone schools are below. The district's July 1, 2026 release confirms that Fort Myers High and Cypress Lake High "improved to an 'A' from a 'B'" and that no Lee school received a D or F (School District of Lee County, 2025-2026 School Grades Report; FLDOE, School Grades). A grade is a one-year state formula; the state raises the high school scale for 2026-27.
School | Zone | 2026 grade | Route miles from the gate |
|---|---|---|---|
Ray V. Pottorf Elementary | J | B | about 1.5 |
Colonial Elementary | J | C | 2.1 |
Treeline Elementary | J | B | 5.5 |
Gateway Elementary | J | B | 8.7 |
Paul Laurence Dunbar Middle | EE | B | 1.7 |
Fort Myers Middle | EE | C | 3.9 |
Dunbar High | South 1 | C | 4.0 |
Fort Myers High | South 1 | A | 5.5 |
South Fort Myers High | South 1 | C | 6.2 |
Cypress Lake High | South 1 | A | 8.1 |
Ray V. Pottorf Elementary on Challenger Boulevard is about 1.5 route miles from the Eagle Reserve gate, Paul Laurence Dunbar Middle on Winkler Avenue Extension 1.7, and Colonial Elementary 2.1, by free-flow routing on OpenStreetMap data. Dunbar High is the nearest of the four South Zone 1 high schools at 4.0 route miles.
Applications go through the district's Parent Portal during the open enrollment window and rank the schools of the zone. Schools close to a home can carry a walk zone that changes busing and enrollment preference, and whether an Eagle Reserve street sits inside one is a district determination; confirm busing for your address with Student Enrollment before you rely on it.
Eagle Reserve is 5.6 route miles from Gulf Coast Medical Center, Lee Health's largest hospital and a Level II trauma center, and 0.7 route miles from the entrance of Lee Health Fort Myers, a 53-acre hospital campus under construction at Colonial and Jones-Walker Boulevards that Lee Health expects to open in 2028.
Lee Health's page describes a campus of nearly 550,000 square feet with 260 private patient rooms at opening, a 44-bed emergency department, a medical office building and an ambulatory surgery center, with an "Anticipated Opening in 2028" (Lee Health, Lee Health Fort Myers). The City approved the site in 2023 under Ordinance 3993; see the pipeline section below. Until it opens, it is a construction site, not a hospital.
Gulf Coast Medical Center at 13681 Doctors Way is "the largest hospital in the Lee Health system," with a Level II Trauma Center, 699 licensed beds, a 70-bed emergency department and a comprehensive stroke center (Lee Health, Gulf Coast Medical Center). It is 5.6 route miles from the gate, about 10 minutes in free-flowing traffic.
Lee Memorial Hospital on Cleveland Avenue is 4.9 route miles away, and HealthPark Medical Center with Golisano Children's Hospital 10.8 (Lee Health, Lee Memorial; Lee Health, HealthPark). Lee Health's pages carry a notice that its hospitals and physicians will be out of network with UnitedHealthcare from January 1, 2027.
Eagle Reserve is in the City of Fort Myers fire district and the response zone of Fort Myers Fire Station 16 on Veronica S. Shoemaker Boulevard, 2.2 route miles away, with Lee County EMS Medic 18 nearby on the same boulevard (Lee County GIS, Public Safety). Fire service is funded in part by the $239.80 City assessment.
The drives from Eagle Reserve are short to the city's spine: 2.3 route miles to I-75 at Colonial Boulevard, 3.1 to US 41, 5.7 to downtown Fort Myers and 10.4 to Southwest Florida International Airport, with the beaches about 16 route miles away. These are free-flow figures from OpenStreetMap routing and run longer in season.
Distances are route miles and free-flow minutes by the OSRM router on OpenStreetMap data, computed October 27 and 28, 2026 (OSRM). Rows marked "north end" were run from the first homes inside the gate, about 0.1 mile from it.
Destination | Route miles | Minutes, free flow | From |
|---|---|---|---|
Lee Health Fort Myers entrance, Colonial at Jones-Walker | 0.7 | 2 | Gate |
I-75 Exit 136, Colonial Boulevard | 2.3 | 4 | Gate |
Topgolf Fort Myers | 2.3 | 4 | Gate |
US 41 at Colonial Boulevard | 3.1 | 6 | Gate |
Edison Mall | 3.1 | 8 | North end |
Page Field, general aviation airport | 3.1 | 8 | North end |
Six Mile Cypress Slough Preserve | 4.1 | 9 | North end |
Gulf Coast Medical Center | 5.6 | 10 | Gate |
Downtown Fort Myers, Hendry Street at First Street | 5.7 | 11 | Gate |
Edison and Ford Winter Estates | 5.5 | 12 | North end |
Bell Tower | 6.0 | 12 | North end |
Hammond Stadium | 6.8 | 13 | North end |
Lakes Park | 7.4 | 14 | North end |
Cape Coral, Midpoint Bridge landing | 8.0 | 14 | Gate |
JetBlue Park | 9.3 | 14 | North end |
Southwest Florida International Airport terminal | 10.4 | 17 | Gate |
Gulf Coast Town Center | 12.0 | 20 | North end |
Estero, US 41 at Corkscrew Road | 13.7 | 23 | Gate |
Florida Gulf Coast University | 13.9 | 22 | Gate |
Fort Myers Beach, Times Square | 15.8 | 28 | Gate |
Sanibel Causeway toll plaza | 15.9 | 28 | Gate |
Naples, Fifth Avenue South | 39.1 | 49 | Gate |
Colonial Boulevard is a busy arterial. FDOT's 2025 count for the segment from Metro Parkway to Challenger Boulevard, the stretch that passes Camino Real Way, is 62,500 vehicles a day (FDOT, Annual Average Daily Traffic). The Eagle Reserve gate sits about 0.13 route miles south of it, on Camino Real Way.
Lee County's bus-stop layer shows LeeTran Route 110 stop records on Colonial Boulevard at Camino Real Way (eastbound) and at Ambrosia Drive (westbound) (Lee County GIS, LeeTran stops). Check LeeTran for current schedules (LeeTran).
The biggest change near Eagle Reserve is Lee Health Fort Myers, a hospital campus under construction about a mile away under City Ordinance 3993, with a City plan to extend Challenger Boulevard north across Colonial Boulevard. The land adjoining Eagle Reserve is a church campus and an office park, and no new subdivision is pending next to it.
On September 5, 2023 the City approved the 4453 Challenger Boulevard PUD on 52.12 acres for "a hospital campus with a maximum of 650 beds," 330,000 square feet of medical office and outpatient space, 222,000 square feet of training, wellness, office or commercial space, 125 hotel rooms, 100 dwelling units, a central energy plant and a helipad, with a 140-foot height limit for the hospital (Ordinance 3993). City permits show the energy plant, utility yards and Challenger Boulevard right-of-way work under way, and Business Observer reports completion scheduled for May 2028 (Business Observer, October 3, 2026).
On March 2, 2026 the City Council voted 4 to 3 to buy 2.3 acres at 4011 Colonial Boulevard for $2 million to extend Challenger Boulevard from Colonial Boulevard to Winkler Avenue, alongside the hospital (Gulfshore Business, March 3, 2026). A construction schedule is not published.
North of Colonial Boulevard, 42.5 acres at 3851 and 3821 Colonial Boulevard and 3850 Winkler Avenue were rezoned in 2022 from Commercial General to Commercial Intensive, with press reporting a planned HCA Healthcare hospital (Gulfshore Business, January 4, 2023). The parcels are still coded vacant commercial, and we found no building permit or project announcement.
The only recent permit on Camino Real Way itself is a parking lot and second driveway for an existing dental office in the Colonial Executive Center at 4447 Camino Real Way, issued August 7, 2026 (City EnerGov). McGregor Baptist Church's 108-acre campus wraps Eagle Reserve on the west.
The I-75 and Colonial Boulevard diverging diamond interchange is complete, a $52.7 million FDOT project that opened to traffic in July 2024 (FDOT District One, 413065-1; WINK News, July 15, 2024). FDOT's 2027 to 2031 work program lists landscaping at that interchange, Metro Parkway widening from Daniels Parkway to Winkler Avenue and a study of US 41 at Six Mile Cypress, and no capacity project on Colonial in front of Eagle Reserve (FDOT Work Program).
Topgolf and the COLONIAL 75 commercial replat are about 2 miles northeast, not adjacent. The 358-unit Waves at Colonial is east of I-75 on State Road 82, well outside a mile. The land between Eagle Reserve and Colonial Boulevard includes a 39.88-acre parcel zoned Commercial General and assessed as agricultural land, with no active case found in the records we read.
Near Eagle Reserve, the outings are nature, spring training and downtown: the Six Mile Cypress Slough Preserve boardwalk 4.1 route miles away, Minnesota Twins spring training at Hammond Stadium 6.8, Boston Red Sox spring training at JetBlue Park 9.3, and the River District and Edison and Ford Winter Estates about 5.5.
Lee County's Six Mile Cypress Slough Preserve covers more than 3,500 acres and has a 1.2-mile elevated, fully accessible boardwalk with five observation decks; parking is $1 an hour to a $5 daily maximum, and pets are not allowed (Lee County, Six Mile Cypress Slough Preserve; Boardwalk Trail Guide).
The Lee Health Sports Complex on Six Mile Cypress Parkway is home to Hammond Stadium and Minnesota Twins spring training, and the Fort Myers Mighty Mussels play 66 home games there from April to September (Minnesota Twins, Lee Health Sports Complex). JetBlue Park at 11500 Fenway South Drive is the Boston Red Sox spring home (Boston Red Sox, JetBlue Park).
Downtown Fort Myers is 5.7 route miles away, with Centennial Park's Thursday market on the Caloosahatchee (City of Fort Myers, Centennial Park). Edison and Ford Winter Estates on McGregor Boulevard is open daily from 9 a.m. to 5:30 p.m. (Edison and Ford Winter Estates).
Edison Mall is about 3.1 route miles away, Bell Tower about 6.0 and Gulf Coast Town Center about 12.0; Miromar Outlets and Coconut Point in Estero are 16 to 19 route miles south.
Lakes Park covers 279 acres, 158 of them lake, and is open 7 a.m. to dusk every day, with trails, fishing, a fragrance garden and a paddlecraft launch (Lee County, Lakes Park). Manatee Park, a winter warm-water refuge for manatees, is about 9 route miles away.
Daily logistics in Eagle Reserve run through one gate on Camino Real Way, one association and the City of Fort Myers: City water, sewer and solid waste, City fire service, and association rules for leasing, pets, vehicles and exterior changes that sit in the recorded declaration, which buyers should read before closing.
Entry is through automated gates on Camino Real Way just south of Colonial Boulevard. How guests, deliveries and contractors are admitted, and whether the gate is attended at any hour, is set by the association; ask for the current access rules with the estoppel.
Water, sewer and garbage are City of Fort Myers services, started through City Utility Billing (City of Fort Myers, Rates and Fees). Stormwater and fire charges arrive on the property tax bill, not the utility bill.
Leasing terms, pet limits and rules for boats, trailers and work vehicles are not in any public record we could read; the recorded declaration and the board's rules set them. Florida law limits how a rental amendment adopted after July 1, 2021 binds owners who did not consent, except limits on terms under six months or more than three rentals a year (s. 720.306). No age restriction appears in the City PUD ordinance; the recorded declaration governs.
City permits show private in-ground pools with screen enclosures and aluminum fences added to Eagle Reserve homes from 2019 on, so both have been approved in practice. The association's architectural review standards decide what is allowed on a given lot; submit plans before you hire a contractor.
Eagle Reserve compares most directly with Castalina, the nearest other gated single-family community, less than half a mile away and built in the same years; its neighbours Heritage Palms Golf and Country Club and Paseo are larger gated communities with very different amenities. On the same county basis, Eagle Reserve's 24-month median runs about $61,500 above Castalina's.
Both rows below come from the same Lee County recorded-sale file, filtered the same way (qualified improved sales, windows ending September 25, 2026). Castalina's 12 months hold only seven sales, so the 24-month window is the like-for-like row.
Measure | Eagle Reserve | Castalina |
|---|---|---|
Single-family homes | 175 (county parcel and footprint layers) | 244 (county roll) |
City and ZIP | City of Fort Myers, 33966 | City of Fort Myers, 33916 |
Gated (Lee County GIS) | Yes | Yes |
12-month recorded sales | 16, median $470,000 | 7, median $465,000 |
24-month recorded sales | 28, median $500,500 | 17, median $439,000 |
24-month low to high | $365,000 to $764,000 | $270,000 to $585,000 |
Median price per sq ft of county heated area | $239.08 (12 months) | $216.04 (24 months) |
Builder-direct sales in the window | 0 | 0 |
Source: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis. The two price-per-square-foot figures use different windows and are shown for scale only.
Castalina is a gated single-family community of 244 homes in the City of Fort Myers, ZIP 33916, whose nearest edge is less than half a mile from the Eagle Reserve gate, with its entrance on Veronica S. Shoemaker Boulevard. See our Castalina community guide for its own record. On the county basis it has traded below Eagle Reserve over 24 months.
Heritage Palms Golf and Country Club adjoins Eagle Reserve on the east and south; Ordinance 3659 required a fence and wider setbacks along that shared edge. It is a separate, larger gated golf community with its own club, single-family homes and condominiums. Read our Heritage Palms Golf and Country Club guide for its golf, fees and market.
Paseo is a gated community about 1.5 miles southeast of Eagle Reserve at its nearest edge, with a mix of home types on the county's subdivision layer. Buyers who want more amenities than a pool and cabana often compare the two; our Paseo community guide carries its record.
Eagle Reserve vs Castalina is a choice between two gated, City of Fort Myers single-family communities built in the same years, less than half a mile apart. Eagle Reserve is smaller, with an eagle preserve and a higher 24-month median on the county record ($500,500 against $439,000); Castalina is larger and has traded lower.
Question | Eagle Reserve | Castalina |
|---|---|---|
How many homes? | 175 | 244 |
Who built it? | Pulte Homes, 2019 to 2022 | Check the plat and permits |
Recorded 24-month median | $500,500 (28 sales) | $439,000 (17 sales) |
Price range, 24 months | $365,000 to $764,000 | $270,000 to $585,000 |
Gated | Yes | Yes |
Jurisdiction | City of Fort Myers, district 090 | City of Fort Myers |
CDD | None on the county tax layer | Check the tax bill |
Signature feature | 16.57-acre bald eagle preserve | Check its association documents |
Golf | None | Check its association documents |
Association dues | Not published; estoppel | Check its estoppel |
Entrance | Camino Real Way off Colonial Boulevard | Veronica S. Shoemaker Boulevard |
Eagle Reserve is the smaller of the two and is built around a preserve and three lakes, with 70 of 175 homesites on a lake. Castalina holds 244 homes. Both are gated and both are inside the city.
Over 24 months, Eagle Reserve's median was $500,500 on 28 sales and Castalina's $439,000 on 17. Eagle Reserve's range reached $764,000; Castalina's top was $585,000. The difference reflects mix as much as place: Eagle Reserve has more large Pulte plans, including Phase 2's bigger homes.
Both sit near Colonial Boulevard, less than half a mile apart. Eagle Reserve lies south of Colonial Boulevard, with its gate on Camino Real Way about 0.13 route miles from it; Castalina's entrance is on Veronica S. Shoemaker Boulevard. I-75 and the new Lee Health campus are a few minutes from either.
Weigh Eagle Reserve if you want a Pulte home of 1,566 to 4,286 square feet, a lake lot or larger replat lot, an eagle preserve on the property and no CDD on the tax layer. Weigh Castalina if your budget sits below Eagle Reserve's recent range or you want the larger community. In both, read the estoppel and the declaration before you choose.
Buying in Eagle Reserve gets a 2019 to 2022 Pulte concrete block home behind a gate in the City of Fort Myers with no CDD, about two miles from I-75; it also brings a mapped Zone AH that needs a lot-by-lot letter, unpublished dues and few amenities. Both lists come from the record.
If you're searching for the best Eagle Reserve listing agent, or thinking, 'I need to sell my house in Eagle Reserve...', start with the record: 16 Lee County recorded sales in the 12 months to September 25, 2026, a $470,000 median, $395,000 to $588,000, all resales. We price every Eagle Reserve listing from that record.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 25, 2026).
Selling in Eagle Reserve is a documents job as much as a marketing job. A buyer will ask what the association charges, and it does not publish its dues; whether the home is in the flood zone, and the answer is in a FEMA letter, not on the map; how old the roof is, on homes built 2019 to 2022; and whether the house has shutters or impact glass. Jesse McGreevy and Marc Comisar answer those four questions in the listing file before the first showing, and price from the Lee County record rather than from a portal estimate. Our Eagle Reserve home selling guide walks through each step, and for the wider city see selling a home in Fort Myers.
Eagle Reserve, last 12 months (Lee County record): In the last 12 months we tracked 16 Eagle Reserve closings in the Lee County record at a $470,000 median, from $395,000 to $588,000, and 28 closings over 24 months at a $500,500 median. In the Southwest Florida MLS, the 15 closings in the 12 months to October 29, 2026 took a median 49 days on market and sold at a median 98.02 percent of the final list price (Matrix export of October 29, 2026).
Source: Lee County Property Appraiser roll (October 25, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
What Is Your Eagle Reserve Home Worth? Get a Free Valuation in 60 Seconds. Start with our free Eagle Reserve home valuation and we will follow up with a number built on recorded sales of homes your size, on your kind of lot, in Eagle Reserve. For the citywide picture, our Fort Myers home valuation page explains how we value homes across the city, or use the general home valuation form.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
An Eagle Reserve price starts with the home's county heated area and plan, then the lot: lake or not, Phase 2 replat lot or original, and its street. The 12-month list shows same-size homes $55,000 to $105,000 apart, so we match on plan and lot before condition, and we price against the 24-month record when the last year has too few matches.
Every listing gets professional photography, drone and cinematic video, a qualified-buyer database and, when it serves you, off-market discretion. For Eagle Reserve we add the preserve story with its public record, the FEMA letter, the shutter or impact-glass package, and the absence of a CDD, because those are the questions buyers bring.
Have ready the FEMA letter that covers your lot, an elevation certificate if you have one, a current wind mitigation report, roof and permit history, your most recent tax bill, the homeowners association disclosure summary required by Florida law, and the association's governing documents downloaded from the owner portal. Ask the association early for the estoppel certificate so dues and any resale charge are known.
In Lee County the seller customarily pays the deed's documentary stamp tax, $0.70 per $100 of price, and the owner's title insurance policy at the state's promulgated rate; the contract controls. On a $470,000 sale, the 12-month median, that is $3,290.00 in stamps and about $2,425.00 in title premium, $5,715.00 together, before commission, the estoppel fee, prorated taxes and closing fees.
Sale price | Documentary stamps ($0.70 per $100) | Owner's title policy (promulgated) | Together |
|---|---|---|---|
$470,000 (12-month median) | $3,290.00 | $2,425.00 | $5,715.00 |
$500,500 (24-month median) | $3,503.50 | $2,577.50 | $6,081.00 |
What is my home worth? It depends on the plan, the lot, the street, the roof and shutter package and the FEMA letter; ask for a free home valuation or call Jesse direct at (239) 898-6072.
When should I list? Season brings buyers to Fort Myers; we weigh it against the resales listed around you rather than predict a market.
Will buyers ask about flood? Every time. The FEMA letter for your lot is the answer, so have it ready.
Who orders the estoppel? Usually the buyer's title company; we make sure it is ordered early because it states the dues.
Do I compete with Pulte? No. Pulte sold its last new homes here in 2022; your competition is other resales.
Can we sell off-market? Yes, with discretion, to buyers from our database, when that serves you better.
McGreevy and Comisar are the Southwest Florida team Eagle Reserve owners call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, with Eagle Reserve's records in hand.
Put simply, 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 Sales. RealTrends ranked Domain Realty Group the #5 real estate team in Florida (RealTrends 2026). In the last 12 months we tracked 16 Eagle Reserve closings in the Lee County record. When we list or buy in Eagle Reserve we pull the FEMA letter for the lot, the estoppel and the tax bill before we price. Read more about the McGreevy and Comisar team.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling an Eagle Reserve home? Get a free Eagle Reserve home valuation or call Jesse direct at (239) 898-6072. Buying in Eagle Reserve? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Want to browse first? See Fort Myers homes for sale on DomainRealtyGroup.com. For the citywide view, see buying a home in Fort Myers, selling a home in Fort Myers and home valuation in Fort Myers.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
Read more client reviews on the McGreevy and Comisar Google Business Profile.
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).
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Eagle Reserve buyers ask about the location, the homes, the association and its fees, the flood map, the eagle preserve, schools and distances. Each answer below repeats a fact stated in the body above with the same source: the Lee County record, the City of Fort Myers ordinances and permits, FEMA, FWC and the School District of Lee County.
Eagle Reserve is off Colonial Boulevard in central Fort Myers, with its gated entrance on Camino Real Way about 0.13 route miles south of Colonial. McGregor Baptist Church's campus is to the west and Heritage Palms Golf and Country Club adjoins it on the east and south. I-75 at Colonial Boulevard is 2.3 route miles from the gate.
Yes. Eagle Reserve is inside the City of Fort Myers, in Lee County tax district 090 and ZIP 33966. City property tax, the City fire rescue assessment, the City stormwater fee and City water and sewer all apply, and the City's Colonial 70 Planned Unit Development, Ordinance 3659, governs its zoning.
Eagle Reserve is in ZIP 33966, Fort Myers, Florida. The development address on City records is 4501 Camino Real Way, the location of the entry gates.
Yes. The Lee County GIS flags the community as gated, City permits show automated entry gates on Camino Real Way finaled December 17, 2019, and Pulte's 2019 fee summary listed vehicular access control among the services dues paid for. Whether the gate is attended at any hour is not in a public record; the association's rules say.
Eagle Reserve has 175 single-family homes, by Lee County's parcel and building-footprint layers. Pulte platted 181 lots, and a 2020 replat merged 23 of them into 17 larger lots. The county roll export used for sales counts 173, because two homes have their addresses withheld from public display.
Pulte Homes built every home in Eagle Reserve. Pulte Home Company, LLC bought the land in 2018, the first home permit was applied for in December 2018, models opened in June 2019, and the last home passed final inspection on June 17, 2022.
No. Eagle Reserve is built out: every one of the 175 homesites has a home, the county roll shows no vacant lot, the county record shows Pulte's last builder-direct sales in 2022, and Pulte's Fort Myers page no longer lists the community. Every purchase now is a resale.
Eagle Reserve holds detached single-family homes only, 103 one-story, 65 two-story and 7 one-and-a-half-story by the county's footprints, with 1,566 to 4,286 square feet of county heated area (median 2,112) on homesites of about 0.12 to 0.32 acre. There are no condominiums, villas or townhomes.
Pulte sold three series, Garden, Classic and Estate, across 13 plan sheets dated 2019 to 2021, from 1,565 to 4,144 air-conditioned square feet, including the Tropic, Starboard, Seamist, Driftwood, Crestview, Summerwood, Canopy, Oasis, Sandhill, Citrus Grove, Palm, Dockside and Mariner (builder marketing). The county's heated area for a given home is on the roll.
In the 12 months to September 25, 2026 the county recorded 16 Eagle Reserve sales at a $470,000 median, from $395,000 to $588,000, all resales, at a median $239.08 per square foot of county heated area. Over 24 months the median was $500,500 on 28 sales.
Business Observer reported that Pulte's models opened on June 15, 2019 with homes "starting at $264,990." That is a 2019 builder starting price, not a current value; the county record shows the 12-month median at $470,000.
Yes. Seventy of the 175 homesites, 40 percent, carry the county's land-use code for a single-family home on a lake. The county does not code which homes back to the eagle preserve or its buffer; the recorded plat drawing shows that.
No. The Lee County Taxing Authorities layer shows no community development district at Eagle Reserve, the county's MSTU and MSBU layer shows none, and Pulte's fee summary said "No CDD Fees."
Eagle Reserve's current association dues are not published in any public record we could read. The estoppel certificate states them for a specific home. Pulte's 2019 summary estimated $243.33 to $271.33 a month by homesite width, billed quarterly, but those were builder estimates for 2020, not today's dues.
One. Eagle Reserve Homeowners Association, Inc. is the only association; there is no master association, no sub-association and no club. The other recurring charges, property tax and the City fire and stormwater fees, are billed on the Lee County tax bill.
The association's principal office, since April 11, 2023, is 10600 Chevrolet Way, Suite 202, in Estero, the address of FirstService Residential's Estero office. That is an address match, not a management contract we have read; the estoppel issuer or the seller can confirm the manager.
The 2026 final millage for tax district 090 is 16.9702 mills, or $16.97 per $1,000 of taxable value, plus the City fire rescue assessment of $239.80 and the City stormwater fee. On an illustrative $400,000 taxable value, the millage alone is $6,788.08; the parcel's tax bill is the figure to use.
The City's Fire Rescue Assessment is $239.80 per residential dwelling unit for fiscal year 2026-2027, under Resolution 2026-63, up from $203.00 under Resolution 2022-28. It is a flat charge per home on the property tax bill.
The City of Fort Myers stormwater user fee is $2.16 a month per 500 square feet of roof, driveway and other hard surface, billed yearly on the property tax roll. The amount differs by home; 3,000 square feet of hard surface, for example, comes to $155.52 a year.
No. Eagle Reserve has no golf course, golf membership or club. The nearest public golf is the City's Eastwood Golf Course, 3.0 route miles away, and Fort Myers Country Club, 4.8. Heritage Palms Golf and Country Club next door is a separate community with its own club.
Eagle Reserve has a resort-style pool, a pool cabana with covered seating, a fenced playground and a barbecue grill area on a 0.98-acre tract at 3880 Spotted Eagle Way, plus a passive-use path for viewing the eagle preserve. There is no clubhouse, fitness room, tennis or pickleball court.
The nest is FWC nest LE029, a live-tree nest on the community's east side inside the 16.57-acre preserve set aside by City Ordinance 3659. FWC first recorded it in 1985 and last recorded it active in 2012; EagleWatch lists it as unmonitored today. Pulte's brochure says the long curve on Spotted Eagle Way marks the protection zone.
The preserve is under a perpetual conservation easement in the City PUD, with no disturbance in nesting season. FWC recommends a 660-foot buffer from an eagle nest and asks that drones not be flown within 1,000 feet of a nest during nesting season, which begins October 1.
FEMA's effective map shows Zone AH, a shallow ponding zone, across Eagle Reserve on panels 12071C0427G and 12071C0429G (effective December 7, 2018). Three FEMA Letters of Map Revision Based on Fill removed most original lots from the high-risk zone, with lowest lot elevations of 17.6 to 18.1 feet. Ask for the letter for your lot.
It depends on the lot and the lender. On a lot a FEMA letter removed from the high-risk zone, the federal requirement no longer applies, but the lender may still require coverage. Citizens requires flood coverage for its wind policies from January 1, 2026 at $400,000 of Coverage A and for all policies from January 1, 2027.
We found no public record of flooding inside Eagle Reserve from Ian or Milton. NOAA documented 5 to 8 feet of inundation up the Caloosahatchee in Fort Myers during Ian; Eagle Reserve is inland, four to five miles from the river. A seller's disclosure and claim history answer this for a specific home.
Lee County places Eagle Reserve in evacuation zone C. The county's storm-surge layer puts most of the community in the Category 3 surge area and the north end near the entry in the Category 4 area.
The City of Fort Myers is in FEMA's Community Rating System at Class 6, a 20 percent discount on eligible NFIP flood premiums, on FEMA's list effective October 1, 2026, with the class in effect since October 1, 2025.
Pulte's standards list steel-reinforced concrete block walls, engineered roof trusses strapped to the walls, a tile roof and galvanized steel hurricane shutters, with impact glass as an option. Homes were built from 2019 to 2022 under the Florida Building Code editions of those years; the permit shows which package a home has.
For 2026-2027, Eagle Reserve falls in Elementary Zone J (Colonial, Gateway, Ray V. Pottorf, Treeline), Middle School Zone EE (Fort Myers Middle Academy, Paul Laurence Dunbar Middle) and High School South Zone 1 (Cypress Lake, Dunbar, Fort Myers, South Fort Myers). Enrollment requests rank the schools in each zone; confirm with the district.
Southwest Florida International Airport's terminal is 10.4 route miles from the Eagle Reserve gate, about 17 minutes in free-flowing traffic by OpenStreetMap routing. Page Field, the general aviation airport, is about 3 route miles away.
Fort Myers Beach (Times Square) is 15.8 route miles from the gate and the Sanibel Causeway toll plaza 15.9, each about 28 minutes in free-flowing traffic. Season traffic makes the trips longer.
Today the closest full hospital is Lee Memorial Hospital, 4.9 route miles away, and Gulf Coast Medical Center, Lee Health's largest and a Level II trauma center, is 5.6. Lee Health Fort Myers, under construction 0.7 route miles from the gate, has an anticipated opening in 2028.
No age restriction appears in the City's Colonial 70 PUD ordinance, which allows all single-family dwelling types. The recorded declaration governs, and we could not read it, so confirm in the declaration before you rely on it.
Leasing rules are in the recorded declaration and the association's rules, which are not public. Florida law limits how a rental amendment adopted after July 1, 2021 binds owners who did not consent, except limits on terms under six months or more than three rentals a year. Read the declaration before you buy to rent.
Castalina, less than half a mile away, is a larger gated community of 244 single-family homes, also in the City of Fort Myers. On the county record its 24-month median was $439,000 on 17 sales, against Eagle Reserve's $500,500 on 28. Eagle Reserve is smaller and is built around its eagle preserve and lakes.
The MLS is the place for current listings, and our team can set up a search for Eagle Reserve. Call Marc at (239) 287-5873, or browse Fort Myers listings through Domain Realty Group. This guide covers the record: recorded sales, fees, flood and schools.
Eagle Reserve sellers ask what their home is worth, how the market is moving, what buyers will ask for, what the association requires and what a sale costs in Lee County. Each answer below draws on the same county record, FEMA letters and Florida statutes as the body above.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and a team that prices Eagle Reserve from the 16 recorded sales of the last 12 months, the FEMA letter for your lot and the tax bill. Call Jesse direct at (239) 898-6072.
It depends on your plan and heated area, your lot (lake, Phase 2 replat or original), your street, and your roof and shutter package. The 12-month county median was $470,000 on 16 sales, from $395,000 to $588,000. Start with a free Eagle Reserve home valuation or call Jesse direct at (239) 898-6072.
Sixteen recorded sales in the 12 months to September 25, 2026, at a $470,000 median, $395,000 to $588,000, with $7,639,000 in recorded prices together and no builder sales. All 16 are listed by street, size and year built in the market section.
The 12-month median was $239.08 per square foot of county heated area, and individual sales ran from about $177 to about $318. Listing sheets use living area, a different measure, so compare a county figure only with other county figures.
On the county record, resale prices have held in a $395,000 to $588,000 band over the last 12 months, with a $470,000 median, after 24-month and 36-month medians of $500,500 and peaks in the early resale years of 2022 and 2023. About 16 homes a year change hands here.
Days on market come from the Southwest Florida MLS, not the county record. For Eagle Reserve, the 15 MLS closings in the 12 months to October 29, 2026 took a median 49 days (Matrix export of October 29, 2026). We share current MLS timing for your plan when we prepare your listing.
Active inventory comes from the Southwest Florida MLS. For Eagle Reserve on October 29, 2026 it showed 2 active listings and no pending sales, about 1.6 months of supply at the 12-month pace (our arithmetic). The county record shows about 16 resales a year out of 175 homes.
Seventy of 175 homesites are lake lots, but the county sale file does not flag lake position, so we do not print a lake premium. Same-size homes in the last 12 months sold $55,000 to $105,000 apart; lot position is one reason, and we match on it when we price.
Phase 2 is the 2020 replat of 23 lots into 17 larger ones on four streets. Its homes are larger, a median 2,704 heated square feet on 0.191-acre lots, so they compete with the bigger Pulte plans rather than the smaller original-plat homes. We price them against the same size and lot class.
No. Pulte's last builder-direct sales here were in 2022 and its last home passed final inspection on June 17, 2022. Every Eagle Reserve sale since 2023 on the county record is a resale; your competition is other resales and new construction elsewhere in Fort Myers.
The effective FEMA map shows Zone AH over all of Eagle Reserve, while three FEMA letters removed most original lots. A buyer's lender and insurer will ask, so have the letter that covers your lot, and an elevation certificate if you have one, in the listing file.
Yes, if you have one. The FEMA letters record lowest lot elevations of 17.6 to 18.1 feet, but a home's finished floor height is on its elevation certificate, which helps a buyer's flood quote. The City's floodplain office and your own closing file are the places to look.
Yes. Every original Eagle Reserve roof is a 2019 to 2022 Pulte tile roof, well inside the 15-year line in Florida law that bars refusing a policy solely for roof age. A current wind mitigation report and the roof permit history answer the question.
It is not required to sell, but it helps. The state's mitigation form, updated effective April 1, 2026, is valid up to five years and documents the roof covering, roof-to-wall attachment and shutters or impact glass that drive a buyer's insurance discount.
Pulte's 2019 summary listed a $500 resale assessment, but that is a builder document from 2019. The current resale or capital contribution, if any, is stated on the estoppel certificate and in the recorded declaration, which govern.
One, from Eagle Reserve Homeowners Association, Inc., because there is only one association. Florida law requires delivery within 10 business days of a request and caps the fee; it states dues, special assessments and any amounts owed. The buyer's title company usually orders it.
The estoppel certificate states whether board approval of a transfer is required, and the recorded declaration sets any approval process. Neither was public for Eagle Reserve on October 28, 2026; we confirm it at listing.
Florida requires the homeowners association disclosure summary before the contract is signed, under s. 720.401. Flood history, insurance claims, permits and the FEMA letter are the items Eagle Reserve buyers ask about first.
In Lee County the seller customarily pays for the owner's title insurance policy and chooses the closing agent; the contract controls. At the state's promulgated rate, the owner's policy on a $470,000 sale is about $2,425.00.
Beyond commission, a Lee County seller customarily pays documentary stamps of $0.70 per $100 and the owner's title policy. On a $470,000 sale that is $3,290.00 and about $2,425.00, $5,715.00 together, before the estoppel fee, prorated taxes and closing fees.
Professional photography, drone and cinematic video, our qualified-buyer database and, when it serves you, off-market discretion. For Eagle Reserve we lead with the record buyers want: the FEMA letter, the shutter or impact-glass package, the absence of a CDD and the eagle preserve.
Yes. When discretion serves you better than a public listing, we can offer an Eagle Reserve home privately to qualified buyers from our database.
The record does not measure it, and we do not print a premium. What the record shows is that the preserve is protected by City ordinance and a conservation easement, so it is not going to be developed, and that buyers ask about it. We present its public record in the listing.
No record measures that, and we do not forecast it. What is on the record: Lee Health Fort Myers is under construction 0.7 route miles from the gate, with an anticipated opening in 2028, and the City plans a Challenger Boulevard extension across Colonial.
Gather the FEMA letter that covers your lot, any elevation certificate, a current wind mitigation report, the roof and permit history, the latest tax bill, the homeowners association disclosure summary and the governing documents from the owner portal. Ask the association early for the estoppel certificate so dues and any resale charge are known.
Use the 2026 final millage of 16.9702 mills for district 090 on the buyer's expected taxable value, then add the $239.80 fire assessment and the home's stormwater charge from the current tax bill. The buyer's value resets after the sale, so the seller's bill is a starting point, not the answer.
Possibly; leasing is governed by the recorded declaration and the association's rules, which we could not read publicly. Check the minimum lease term and any approval process in the declaration before you decide.
It matters for the tax bill and services. City owners pay the City millage, the $239.80 fire assessment and the stormwater fee, and get City water, sewer and fire service. Buyers comparing an unincorporated community will ask, so we show the stack in the listing.
Lee Health Fort Myers is rising at Colonial and Jones-Walker Boulevards, the City plans to extend Challenger Boulevard north to Winkler Avenue, and the I-75 diverging diamond interchange opened in 2024. Nothing on the record is pending on the land next to Eagle Reserve itself.
On the county record over 24 months, Eagle Reserve's median was $500,500 on 28 sales and Castalina's $439,000 on 17. Castalina is larger, with 244 homes; Eagle Reserve's larger plans and Phase 2 homes lift its range to $764,000.
That depends on your plans, not on a forecast. We show you the recorded sales around your home, the resales competing with it and the season, and you decide. Call Jesse direct at (239) 898-6072 for a confidential conversation.
Dues, flood, roof and shutters. The association does not publish dues, so the estoppel answers that; the FEMA letter answers flood; and the roof permit and wind mitigation report answer the rest. We have those ready before the first showing.
Yes. We make sure the estoppel is requested early, that the buyer receives the association documents, and that the closing agent has what it needs, because those papers set the buyer's carrying cost and timeline.
No special assessment appears in any public record we could read, and the association's budget and minutes sit behind the owner login. The estoppel certificate states dues, special assessments and any amounts owed for a specific home, so it is the document that answers this before closing.
McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), and have been Top 1% Real Estate Agents Nationally Since 2008. For Eagle Reserve specifically, we price from the county record and the FEMA letter for your lot.
Every figure in this Eagle Reserve guide traces to a primary source below: the Lee County Property Appraiser and Lee County GIS, the City of Fort Myers ordinances, agendas and permits, the State of Florida, FEMA and NOAA, FWC, the School District of Lee County, Lee Health, FDOT, and Pulte's own brochure labelled as builder marketing, checked October 28, 2026.
These Eagle Reserve documents are published by the City of Fort Myers, the Lee County Property Appraiser, Lee County, FEMA, NOAA, the State of Florida and Pulte Homes. Each link opens the issuing authority's own copy, so you read the current version. Read the recorded documents for a specific home before you buy.
Document | Publisher | Link |
|---|---|---|
Ordinance 3659, Colonial 70 PUD (April 1, 2013) | City of Fort Myers | |
Ordinance 3346, original Colonial 70 PUD (September 5, 2006) | City of Fort Myers | |
Resolution 2026-63, Fire Rescue Assessment FY2026-2027 | City of Fort Myers | |
FY2027 Utility Rates (as of October 1, 2026) | City of Fort Myers | |
Stormwater User Fee Adjustment Application | City of Fort Myers | |
Ordinance 3993, 4453 Challenger Boulevard PUD (Lee Health campus, 2023) | City of Fort Myers | |
2026 Taxing District Millage Book (final) | Lee County Property Appraiser | |
2024 Evacuation Zones and Public Shelters map | Lee County | |
Six Mile Cypress Slough Preserve Boardwalk Trail Guide | Lee County | |
CRS Eligible Communities, effective October 1, 2026 | FEMA | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | |
Tropical Cyclone Report, Hurricane Milton | NOAA National Hurricane Center | |
Wind Loads, Impacts from ASCE 7-16 (FBC 7th Edition fact sheet) | Florida Building Commission | |
CS/CS/HB 979 (2024) estoppel certificate analysis | Florida House of Representatives | |
Eagle Reserve community brochure (2019 to 2021, builder marketing) | Pulte Homes |
County sales from the Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
