Hunters Ridge - Grand Pines

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

McGreevy and Comisar are the team Grand Pines sellers call first, and the team Grand Pines buyers call when they want the public record instead of a listing brochure: what each of the 17 recorded Grand Pines resales since September 2021 actually paid, which of the eight buildings got new roofs and when, what the $2,076 quarterly fee pays for, and what the recorded 1996 Declaration says about pets, leases and windows. Grand Pines Condominium at Hunters Ridge is a 46-unit coach-home condominium inside the master-planned community of Hunters Ridge in Bonita Springs, Florida. It is eight two-story buildings on Fox Ridge Drive, built in phases from 1996 to 2005, with its own pool and cabana, and it is the oldest and largest of the three coach-home condominiums inside the Hunters Ridge gate. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This guide is built from the Lee County Property Appraiser’s parcel service and all 47 Grand Pines field cards, the recorded Declaration of Condominium at Official Records Book 2687, Page 2325 and its recorded amendments, the developer deeds in the Lee County Clerk’s records, the state’s condominium and corporation filings, the City of Bonita Springs permit portal, the Hunters Ridge Community Association’s 2026 fee sheet and approved budget, and FEMA’s flood map service. Where the public record stops, we say so and name the document that answers the question.

If you own in Grand Pines and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, building and comparison sections will tell you whether a Grand Pines coach home fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Grand Pines

McGreevy and Comisar are the best realtor for Grand Pines because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Grand Pines market read built from every qualified Grand Pines deed, the recorded Declaration and amendments, and the association’s own fee sheet.

If you’re searching for the best realtor for Grand Pines in Hunters Ridge, in Bonita Springs, whether you’re ready to sell your Grand Pines 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.

That matters in Grand Pines for a specific reason. Forty-six condominium units in eight buildings produce a handful of sales in a typical year, and the units are not interchangeable: a 1996 ground-floor unit in Building 1 and a 2005 upper-floor end unit in Building 7 are different products with different garages, floor plans and roofs. A listing agent who prices a Grand Pines unit off a Hunters Ridge average, or off the last sale in the complex, is guessing.

Recent Grand Pines track record (last 12 months): In the last 12 months Grand Pines has seen 3 resales in the Lee County qualified-deed record (September 25, 2025 through September 24, 2026): $334,500 on March 2, 2026, $415,000 on March 16, 2026, and $365,000 on April 10, 2026, the highest being $415,000. Three sales are too few for a median, so they are listed individually. Over the 60-month window, the first window with ten or more sales, the record shows 17 resales at a median of $365,000. The Southwest Florida MLS pull for this edition is pending, so this page does not state days on market, a sale-to-list ratio or a represented-sale count for Grand Pines; we tracked every qualified deed instead, and we will walk you through each one.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Grand Pines home? Get a free home valuation at our Grand Pines home valuation page OR call Jesse direct at (239) 898-6072. Or read how we sell a Grand Pines home.

Buying a home in Grand Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Bonita Springs.

Selling in Grand Pines also runs through the Bonita Springs market as a whole, and our comparison of the best real estate agents in Bonita Springs sets out how we compare with the other teams working this corridor, on license dates, reviews and production.

Key Takeaways

• Grand Pines Condominium at Hunters Ridge is 46 condominium units in eight two-story buildings on Fox Ridge Drive, on a 4.748-acre condominium parcel, under a Declaration recorded in 1996 at Official Records Book 2687, Page 2325.
• The buildings went up in phases: Building 1 in 1996, Building 2 in 1997, Building 8 in 2000, Building 3 in 2001, Building 4 in 2002 to early 2003, and Buildings 5, 6 and 7 in 2005.
• Heated area runs 1,331 to 1,743 square feet on the county cards; 33 units have three bedrooms and 13 have two, 23 are ground-floor and 23 are upper-floor, and every unit has its own garage.
• The Lee County qualified-deed record shows 17 Grand Pines sales in the 60 months to September 24, 2026, all resales, at a median of $365,000, a range of $285,000 to $569,900 and a median of $243.18 per heated square foot.
• The 2026 Hunters Ridge fee sheet lists $2,076 a quarter for Grand Pines coach homes, a fee that pays for water and sewer, the Comcast bulk agreement, exterior insurance, lawn care and roof and paint reserves; every home also pays $4,775 a year in social dues.
• Grand Pines has the strictest pet rule in Hunters Ridge: only dogs and cats under 10 pounds, with prior written board consent, under Declaration §18.3.
• Every building has a tear-off re-roof on the City of Bonita Springs permit record since 2013, and Buildings 4, 5, 6 and 7 went from concrete tile to metal under permits issued in October 2024.
• Florida’s milestone inspection and structural integrity reserve study laws apply to buildings of three habitable stories or more, and the recorded surveys show Grand Pines buildings as two-story.
• Every Grand Pines parcel sits in FEMA Zone X, an area of minimal flood hazard, and in Lee County evacuation Zone C.
• McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group; call Jesse direct at (239) 898-6072.

Table of Contents

Grand Pines at Hunters Ridge, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the building-by-building roof record, the comparison with Pheasant Hollow, the seller section and the sources behind every figure on the page.

What Is It Like to Live in Grand Pines as a Homebuyer?

Grand Pines Market Snapshot: What Do Grand Pines Condos Sell For?

How Did Grand Pines Come to Be?

The Homes: What Is a Grand Pines Coach Home?

What Amenities Come With a Grand Pines Condo?

What Are the HOA and Condo Fees at Grand Pines?

Grand Pines Layered Costs: Club Dues, Assessments and Property Tax

Grand Pines Condominium Documents, Bylaws and Architectural Control

Do Florida’s Milestone Inspection and SIRS Laws Apply to Grand Pines?

Is Grand Pines a 55+ Community?

Can You Rent Out a Grand Pines Condo?

What Are the Pet Rules at Grand Pines?

Hurricanes, Flood Zone and Insurance at Grand Pines

Which Schools Serve Grand Pines?

City Permits for Grand Pines Homes

What Is Around Grand Pines? Zoning and Neighbors

Daily Logistics at Grand Pines

How Does Grand Pines Compare With Other Hunters Ridge Neighborhoods?

Grand Pines vs Pheasant Hollow: Which Hunters Ridge Coach-Home Condo Should You Choose?

Honest Pros and Cons of Owning in Grand Pines

Thinking of Selling Your Grand Pines Home? List With the #1 Team in Southwest Florida Since 2012

Your Local Real Estate Experts

Frequently Asked Questions, Buyer Edition

Frequently Asked Questions, Seller Edition

Sources and Authoritative References

Downloadable Documents

What Is It Like to Live in Grand Pines as a Homebuyer?

Living in Grand Pines means owning a two-story coach-home condominium unit with its own garage on Fox Ridge Drive, a short walk from the Hunters Ridge clubhouse, with a private pool for Grand Pines owners and a condominium association that looks after the roofs, exteriors, lawns and insurance on the buildings.

What Kind of Home a Grand Pines Unit Is

A Grand Pines unit is a condominium unit, not a villa or a single-family house. The Lee County Property Appraiser codes all 46 units as condominiums in a low-rise building of one to three floors, and the recorded Declaration submits each unit, with an equal undivided share of the common elements, to Florida’s Condominium Act. In Hunters Ridge the association’s own fee sheet calls these units coach homes: each building holds units on two floors, each unit has a private entry, and every unit has a garage of its own.

Ground Floor or Upper Floor

The single biggest choice inside Grand Pines is the floor. Twenty-three units are on the ground floor and 23 are on the second floor, and the two floors are different products. Upper units are larger on the county cards, up to 1,743 heated square feet against 1,331 to 1,572 below, and the recorded plans for Buildings 3 and 4 show upper-floor ceilings of about 10 feet against about 9 feet below. Ground-floor units trade those for no stairs. No recorded document we read shows an elevator in any Grand Pines building.

Who Buys in Grand Pines

The typical Grand Pines buyer wants the Hunters Ridge club, a private garage and a lock-and-leave home, at a price well below the community’s single-family homes. That profile suits seasonal owners who want the association to handle the outside of the building while they are away, full-time retirees who want a smaller home near the clubhouse, and buyers stepping into Hunters Ridge who plan to use the club more than a yard. Children are permitted under Declaration §18.2, so the buyer pool is not limited by age.

A Day in Grand Pines

A Grand Pines morning can start with a walk to the clubhouse: our measurement puts the nearest Grand Pines building about 210 meters from the association office at 28400 Hunters Ridge Boulevard in a straight line, and the farthest about 375 meters. Afternoons can be spent at the condominium’s own pool, which the Declaration reserves for Grand Pines owners, or at the Hunters Ridge club pool, courts and Community Center. Evenings run through the clubhouse calendar. Golf is a separate membership question, explained in the amenities section.

Where Grand Pines Sits Inside Hunters Ridge

Every Grand Pines address is on Fox Ridge Drive, and the eight building addresses are 12600, 12601, 12606, 12607, 12613, 12618, 12619 and 12625. The common-element parcel, which holds the pool, carries the address 12612 Fox Ridge Drive. The Hunters Ridge Community Association’s 2026 budget names this stretch “Fox Ridge Drive South (Grand Pines)” in its sewer reserve schedule, and the county parcel map shows the condominium land bordered by association common tracts and by villa lots of Hunters Ridge North Unit Two.

Grand Pines Market Snapshot: What Do Grand Pines Condos Sell For?

Data updated: September 2026. The Grand Pines market is steady and small: the Lee County qualified-deed record shows 17 Grand Pines sales in the 60 months from September 25, 2021 to September 24, 2026, all resales, at a median of $365,000, with every sale between $285,000 and $569,900 and a median of $243.18 per heated square foot.

The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified, arm’s-length sales of improved condominium units, read from the field card of every one of the 46 Grand Pines units. The MLS pull for this edition is pending, so MLS days on market and sale-to-list ratios are not in this edition, and we do not estimate them. The window is 60 months because it is the shortest window with ten or more Grand Pines sales; the 12, 24 and 36-month windows hold too few to report a median, so their sales are listed instead. Builder-direct first sales are counted separately, and there were none in any recent window, which fits a condominium finished in 2005.

Heated square feet are the county’s current figures from each unit’s field card, not a listing’s total area, and the per-square-foot figures divide each price by that heated area. The median convention is the middle sale of an odd count; for an even count we would report the mean of the middle pair and both sales.

The 17 Recorded Grand Pines Sales Since September 2021

Every row above is read from the unit’s own field card, for example folio 10465489 for unit 3102 and folio 10470000 for unit 4202. One transfer inside the window was left out: an executor or trustee deed for 12607 Fox Ridge Drive #4203 on December 5, 2024 at $299,000, which the county coded as not qualified (code 19) under its sale qualification codes.

Sales by Window: 12, 24, 36 and 60 Months

Data updated: September 2026. The table below shows every window we measured, ending September 24, 2026. A window with fewer than ten sales gets a count and a range only, because a median of three or six sales describes a few units, not the complex.

Ground Floor, Upper Floor, Older Buildings and Newer Buildings

The 17 sales split almost evenly by floor: 8 ground-floor sales from $299,000 to $450,000 and 9 upper-floor sales from $285,000 to $569,900. The sharper split is by building. The five sales in Buildings 1 and 8, which use the original 1996 floor plans, ran from $285,000 to $350,000. The 12 sales in Buildings 3, 4 and 7, which use the larger plans introduced by the 2000 First Amendment, ran from $307,500 to $569,900, at a median of $422,500 (the mean of the middle pair, $415,000 and $430,000). Two of the three highest prices were upper-floor two-bedroom units of 1,743 heated square feet in Buildings 3 and 7. Each subgroup is small, so read these as patterns, not prices.

Grand Pines Prices Year by Year

Data updated: September 2026. The county file follows Grand Pines back to its first sale in April 1996; the table starts in 2005, the year the last buildings first sold, and the all-history row above covers every qualified sale since 1996. Counts are qualified improved-unit deeds only, and a year with two or three sales is a data point, not a trend.

From 2008 through 2020, Grand Pines traded between about $158,000 and $260,000 at the yearly median, and 2018’s eight sales were the last time it traded in volume. The step up came in 2022, when five sales recorded from $330,000 to $569,900. The 2025 sales were the softest of the recent run, $285,000 to $330,000, and the three 2026 sales recovered to $334,500 to $415,000. One unit tells the story on its own: 12613 Fox Ridge Drive #3102, a 1,357-square-foot ground-floor two-bedroom, sold for $413,000 in June 2022, $430,000 in March 2023 and $365,000 in April 2026. The deed record does not show what was updated between sales.

How the County Record and the MLS Differ

The county deed record and the Southwest Florida MLS are two different systems. The county counts deeds it has qualified as arm’s-length sales and divides by its own heated area; the MLS counts agent-reported closings and divides by the listing’s living area. A private sale appears only in the deed record, and a recorded price can differ from an MLS sold price when furnishings or credits are separated out. The MLS pull for this edition is pending, so every sale figure on this page is from the county record, and we will add MLS days on market and sale-to-list ratios when that pull is complete.

Our Read of the Grand Pines Market

Grand Pines is a small market that rewards precise pricing. With 46 units and two to five qualified sales a year since 2021, the next listing competes with very little inside the complex, and its buyer has 17 recent deeds to compare it with. The spread inside the range comes mostly from which building and plan the unit is in, whether it is up or down, and its condition, far more than from the complex as a whole. In the last 12 months we tracked each of the three Grand Pines closings against its field card, its building’s roof permit and its floor plan, because that is the work a Grand Pines price needs. If you are selling, get a Grand Pines-specific number from our free home valuation page or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our buyer representation page.

How Did Grand Pines Come to Be?

Grand Pines came to be as a six-phase condominium declared by Hunters Ridge master developer BBA Development Corp. on March 18, 1996, then finished by two later developers: JAK Development, LLC built Buildings 8, 3 and 4 from 1999 to 2003, and Parker Hunters Ridge, LLC sold Buildings 5, 6 and 7 in 2005.

BBA Development Corp. and the 1996 Declaration

The Declaration of Condominium of Grand Pines Condominium at Hunters Ridge was executed on March 18, 1996 by BBA Development Corp., the master developer of Hunters Ridge, and recorded at Official Records Book 2687, Page 2325, a 90-page instrument with the unit plans, Bylaws and Articles of Incorporation attached. It submitted Phase 1, Buildings 1, 2 and 8, and said “Five additional phases are proposed.” The land is a 4.7486-acre tract in Section 6, Township 48 South, Range 26 East, described from Tract G of the Hunters Ridge plat. The first recorded unit sale, unit 1103 in Building 1, is dated April 11, 1996 at Official Records Book 2695, Page 1520.

The association’s Articles name three first directors, Alfred Moore, Donald Huprich and F. Boyd Fowler. Two of those names are also Hunters Ridge street names, Alfred Moore Court and F B Fowler Court.

JAK Development and the New Floor Plans

BBA sold Building 8 to JAK Development, LLC of Naples on March 17, 1999 (Official Records Book 3092, Page 2759), and its units first sold in April and May 2000. In May 2000 JAK recorded the First Amendment, which replaced the plans for Phases 2 to 6 with new “Grand Pines 6-Plex” and “Grand Pines 4-Plex” plans drawn by MY Architects Inc. and allowed Phase 4 to hold as few as four units. JAK then added Building 3 through the Second Amendment, with a surveyor’s certificate of substantial completion dated September 24, 2001, and Building 4 through the Sixth Amendment, with a certificate dated February 5, 2003. BBA had conveyed the Building 4 land to JAK on May 29, 2002 (Official Records Book 3658, Page 474). In June 2004 JAK conveyed units 4101 and 4202 together to two individuals, one of whom signed for JAK’s manager (Official Records Book 4361, Page 1490), an insider transfer the county did not treat as a single-unit qualified sale.

Parker Hunters Ridge and the 2005 Buildings

The last three buildings came from a third developer. BBA sold Buildings 6 and 7 to Parker Hunters Ridge, LLC of Fort Myers on January 28, 2004 (Official Records Book 4196, Page 1150) and the four units of Building 5 on March 26, 2004 (Official Records Book 4239, Page 1493). Parker’s first unit sales recorded from June to September 2005. Parker’s deed for unit 6103, dated August 19, 2005 (Official Records Book 4858, Page 3795), describes it as “Building 6, Phase 5, GRAND PINES CONDOMINIUM AT HUNTERS RIDGE,” under the 1996 Declaration “and as amended.” Parker Hunters Ridge is the same developer that built Pheasant Hollow and Lynx Pass in 2006.

What the Record Shows, and Does Not Show, About the Later Phases

The public record has two gaps a careful buyer should know about. First, the recorded amendments we could read are the First, Second and Sixth. The numbering implies a Third, Fourth and Fifth Amendment between October 2001 and February 2003, and the instruments that brought Phases 4, 5 and 6 (Buildings 5, 6 and 7) into the condominium in 2005 were not found in the sources we could search; the Lee County Property Appraiser’s legal descriptions cite only the four instruments above. The Declaration itself (§23) required every added phase to be completed within seven years of recording, and the 2005 buildings came later than that, so how they were added is part of the same open question.

Second, the state carries two registrations. The Florida Division of Condominiums lists “Grand Pines Condo at Hunters Ridge,” project PR1P023692, with 30 units recorded, and a separate “Grand Pines Condo II at Hunters Ridge,” project PR70063, filed by Parker Hunters Ridge in January 2005 with 16 units, on its licensee search. Thirty plus 16 is 46. A “Grand Pines Condominium II at Hunters Ridge Condominium Association, Inc.” (Sunbiz N05000004871) was filed in May 2005 and administratively dissolved in September 2007, while the original association’s officers today include owners in Buildings 5 and 6. The recorded deeds describe the 2005 units as phases of the original condominium; which instrument formally joined them, and how the state’s two project files are reconciled, is not shown in the public record we reached. A buyer should ask the association for the complete set of recorded amendments with the condominium documents.

Grand Pines Timeline at a Glance

Thinking of Selling or Buying in Grand Pines at Hunters Ridge? Start With the 17 Recorded Sales

Grand Pines is the 46-unit coach-home condominium on Fox Ridge Drive inside Hunters Ridge, and its 17 recorded resales since September 2021 ran from $285,000 to $569,900 at a $365,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Grand Pines unit against its own building, plan and floor. Get your free Grand Pines home valuation or call Jesse direct at (239) 898-6072. Buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.

The Homes: What Is a Grand Pines Coach Home?

A Grand Pines coach home is a two- or three-bedroom condominium unit of about 1,330 to 1,740 heated square feet, on the ground or second floor of a two-story concrete block building of four or six units, with its own garage and a screened lanai, built between 1996 and 2005 on Fox Ridge Drive.

Sizes, Bedrooms and Floors on the County Roll

The totals are 46 units: 33 three-bedroom and 13 two-bedroom, 23 on the ground floor and 23 upstairs. Heated area is the county’s figure for air-conditioned living space and leaves out the garage and the screened lanai the cards also list, so a listing’s “total” square footage will be larger. The county’s 2025 market values on the cards run from $226,793 to $304,801, which are tax values, not sale prices. The unit types come from the field cards the Lee County Property Appraiser publishes for each folio, such as unit 1101.

Buildings, Addresses, Phases and Years

The building years come from the building-level year on each card, confirmed by the recorded surveyor’s certificates and first-sale deeds. A quick look at a single card can mislead: the card’s headline “actual year built” follows the unit model, so some 2005 units show 2001 there. Read the building year, not the model year, and the complex runs from 1996 to 2005. That puts 18 units in buildings finished before 2001, 12 in 2001 to 2003, and 16 in 2005.

The 1996 Plans in Buildings 1, 2 and 8

The original plans in the 1996 Declaration drew four unit plans: a ground-floor end unit with three bedrooms (the third shown as “Den / Bedrm 3”) at 1,527 air-conditioned square feet, a ground-floor interior two-bedroom at 1,445, a second-floor end unit at 1,738 and a second-floor interior two-bedroom at 1,594. The plans draw each garage at about 11 feet 4 inches by 21 feet, and the garages for the second-floor units are on the ground floor. The developer’s plan areas run larger than the county’s heated area because they measure differently.

The 2000 Plans in Buildings 3 to 7

The First Amendment’s “6-Plex” plans, used in Buildings 3, 4, 6 and 7, and the “4-Plex” plan used in Building 5, are larger. The ground-floor end unit is a three-bedroom, two-bath plan with 1,700 gross square feet of living area and a 19 by 22-foot garage; the ground-floor middle unit is 1,480; the second-floor end unit is a three-bedroom of 1,789 with a 19 by 22-foot garage; and the second-floor middle unit is drawn as a three-bedroom with a media room at 1,911 gross square feet and a 13 by 26-foot garage. The county records most of those upper middle units as two-bedroom, two-bath units of 1,743 heated square feet, so ask how a specific unit is laid out today.

Construction, Elevations and Ceilings

The recorded 2001 survey labels the buildings “2 STORY CBS,” concrete block construction. The recorded plans for Buildings 3 and 4 put the first-floor slab at 17.05 and 17.07 feet (NGVD 1929) and the second floor at about 27.0 to 27.7 feet, with ceilings of about 9 feet on the ground floor and about 10 feet upstairs. The original roofs were concrete tile; four buildings now have metal roofs (see the permits section). The general contractor for the buildings is not named in any recorded document we read; the documents name the developers, the surveyors and the architect of the 2000 plans.

What to Check on a 20 to 30-Year-Old Condominium Unit

Under the Declaration, much of what a buyer’s inspector looks at belongs to the owner, not the association: windows and exterior glass with their frames sit inside the unit’s boundaries, and the owner maintains the air conditioning, water heater, electrical and plumbing serving the unit. So the practical questions are the age of the air handler and condenser, whether the windows and sliders are impact-rated and permitted, the water heater’s age, and the condition of the lanai. The building questions, roof, paint and structure, belong to the association and are answered by its budget, its reserves and the permit record.

What Amenities Come With a Grand Pines Condo?

A Grand Pines condo brings two sets of amenities: the condominium’s own swimming pool, deck and cabana on the common-element parcel, reserved for Grand Pines owners, and the Hunters Ridge club through the mandatory social membership, with golf as a separate membership, not bundled with every home under Master Declaration §9.08.

The Grand Pines Pool and Cabana

Declaration §23 of the recorded Declaration describes “a swimming pool and deck with necessary pool maintenance and safety equipment” built by the developer “for the use and benefit of all owners of the residential Units within this condominium.” The recorded 2001 survey plots a pool and a cabana near Building 3, and a City of Bonita Springs permit (FNC21-82081-BOS) put up a 4-foot aluminum pool fence with two walk gates at 12612 Fox Ridge Drive in 2021. Whether the pool is heated, its hours and its rules are set by the Grand Pines association and are not published.

The Hunters Ridge Club Through the Social Membership

Every Hunters Ridge home carries a club membership that runs with title under Third Amended Master Declaration §9.03 and §9.08, at the Social level at minimum. The Social membership opens the clubhouse and its dining rooms, the club pool with lap lanes and its spa, the Community Center with 24-hour fitness, 4 tennis courts, 8 pickleball courts, 4 bocce courts and croquet, and the social calendar. The 2026 social dues are $4,775 a year on the 2026 Membership Program and Fees sheet.

Golf Is a Separate Membership

Golf at Hunters Ridge is the association’s own 18-hole, par-72 Gordon Lewis course, and it is not bundled with every home. A Grand Pines unit may already carry a Golf or Charter membership, which then runs with the title under Master Declaration §9.08; if it carries only a Social membership, adding golf costs a $50,000 upgrade under the 2026 fee sheet, subject to the 420 golf-membership cap in Master Declaration §9.04. Golf dues are $5,400 plus tax, or $10,526 a year with social dues. The membership attached to each unit is the single biggest value question in a Grand Pines listing, so confirm it in writing with the association’s estoppel certificate.

What Grand Pines Owners Pay For Separately

Dining is charged to the member account, and every site has a $1,250 food and beverage minimum a year under the fee sheet. Golf carts, guest golf and events are paid as used, and the club does not accept cash. The club’s golf page lists the season guest rate at $130 plus tax with cart from November 2026 to April 2027.

What Are the HOA and Condo Fees at Grand Pines?

Grand Pines fees in 2026 start with a $2,076 quarterly fee on the Hunters Ridge fee sheet, which pays for water and sewer, the Comcast bulk agreement, exterior insurance, lawn care and roof and paint reserves, plus $4,775 a year in social dues; the Grand Pines association’s own budget is not published.

The $2,076 Quarterly Fee and What It Pays For

The 2026 Membership Program and Fees sheet lists “Coach Homes Quarterly … $2,076.00 (Grand Pines),” or $8,304 a year. Under the coach-home column it lists what the fee pays for: “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” Its sewer line adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes,” where villas and single-family homes pay $61.90 a month for sewer on top. The Comcast package the sheet describes is fiber internet with a router, an X1 whole-home DVR and three companion receivers, and a basic plus HD starter channel lineup.

How Much of That Goes to the Master Association?

The Hunters Ridge Community Association’s public 2026 Approved Budgets book “Other Income, Grand Pines (46)” at $107,065 for 2026, up from $104,453 in 2025. Divided by 46 units, that is $2,327.50 a unit a year, or about $582 a quarter, the same as the single-family quarterly fee. The budget books the same per-unit amount from Pheasant Hollow and Lynx Pass. By arithmetic, then, roughly $1,494 of each $2,076 quarter would fund the Grand Pines condominium’s own costs, but neither the fee sheet nor any public budget states that split, and the Grand Pines association’s own budget is not published. Treat the split as our arithmetic, not a published number.

The Grand Pines Association’s Own Budget and Reserves

The Grand Pines association’s budget, its reserve schedule and any special assessment are not published on the association site or any public source we found. That matters, because the association replaced four roofs in late 2024, and how that work was paid for, from reserves, a loan or an assessment, is not in the public record. Florida’s Condominium Act, section 718.112, requires a condominium budget to carry reserves for roof replacement, building painting, pavement resurfacing and any other item over $25,000, so ask for the current budget and reserve schedule before you sign.

How the Fee Has Changed Since 2023

A secondary copy of the association’s 2023 fee schedule, reproduced in its welcome guide, showed Grand Pines quarterly fees of $1,851 to $1,944 depending on building group; the 2026 sheet shows one $2,076 figure, an increase of roughly 7 to 12 percent over three years. The association no longer posts the 2023 sheet, so treat that starting point as secondary.

How to Get the Real Numbers Before You Sign

Three documents give a buyer the real numbers. The Grand Pines association’s estoppel certificate, which Florida law requires on request under section 718.116, states the regular assessment, the amount owed and any special assessment. The Hunters Ridge Community Association’s estoppel certificate, under section 720.30851, states the master charges and the membership attached to the unit. The seller’s condominium documents package, required for a resale under section 718.503, carries the budget and financial report. We request all three at listing so a Grand Pines buyer never meets a new number at the closing table.

Thinking about selling? See what your Grand Pines home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.

Grand Pines Layered Costs: Club Dues, Assessments and Property Tax

Grand Pines ownership in 2026 stacks the $2,076 quarterly fee, $4,775 in social dues, a $1,250 dining minimum and a $41 monthly Community Center assessment, about $14,821 a year in Hunters Ridge billing for a unit with a Social membership, and then Lee County property tax and the owner’s insurance on top.

Every Billed Layer for a Grand Pines Unit, 2026

A Worked Example: Grand Pines Unit With a Social Membership

That is about $1,235 a month in Hunters Ridge billing, before property tax, the owner’s unit insurance and anything the Grand Pines association bills on its own. The fee sheet labels the $41 assessment as dining room and kitchen renovations while the Treasurer’s letter ties it to the Community Center project, and the sheet notes that it “does not apply to all properties,” so ask the office whether a specific unit carries it and what the payoff would be at a sale. A unit with a Golf membership adds $5,751 in golf dues and tax, and $600 a year in the golf capital assessment through January 2027.

One-Time Costs at a Sale

When a Grand Pines unit sells, the buyer pays a $3,000 resale capital assessment under Master Declaration §4.12(B), unless the contract says otherwise in writing, and the association collects a $400 transfer fee under the 2026 fee sheet. The board may raise the capital assessment by up to 10 percent a year. Any charge the Grand Pines association sets for its estoppel certificate is capped by statute and shown on the certificate itself.

Property Taxes on a Grand Pines Unit

Property tax is not published per unit, and it varies with taxable value, homestead exemption and the Save Our Homes cap, so a neighbor’s bill tells you little about yours. Look up the unit on the Lee County Property Appraiser site for its assessed and taxable value, then read the bill on the Lee County Tax Collector site. A buyer should budget on the new taxable value after purchase, because a seller’s homestead exemption and cap do not carry over. Hunters Ridge has no community development district, so there is no CDD line on a Grand Pines tax bill.

Grand Pines Condominium Documents, Bylaws and Architectural Control

Grand Pines is governed by two recorded layers: the 1996 Declaration of Condominium at Official Records Book 2687, Page 2325, with its Bylaws and later amendments, administered by the Grand Pines association, and the Third Amended Master Declaration of Hunters Ridge, administered by the Hunters Ridge Community Association with its rules and Architectural Review Board.

What the Grand Pines Declaration Says

The Declaration names the association “Grand Pines Condominium at Hunters Ridge Condominium Association, Inc.” (§4.2) and the Hunters Ridge Community Association as the master association (§4.16), and gives one vote per unit (§7.2). Each unit owns an equal fraction of the common elements, one divided by the number of units submitted; Exhibit F says each unit would own 1/48 if every proposed phase were built, and with 46 units built the same formula gives 1/46, though no recorded instrument we read states 1/46. Capital improvements over $10,000 a year need a majority vote of owners (§10), and terminating the condominium needs owners of at least 80 percent of the common-element interests plus the primary institutional first mortgagee (§20).

Who Maintains What

The maintenance split is the part of the Declaration a buyer lives with. Under §9.1 the owner maintains everything in or to the unit and its limited common elements, “whether structural or nonstructural,” including screens, windows, the interior side of the entry door, electrical, plumbing, air conditioning, appliances, floor coverings and interior surfaces. Owners with a lanai, terrace, balcony or patio maintain its paint, surfaces, sliding glass doors and light fixtures (§9.3). The association maintains the common elements as a common expense (§9.2). Because the unit’s boundaries in §5.2 run to the unfinished surfaces of the ceiling, floor and perimeter walls, the roof and exterior walls sit outside every unit, which is why the fee sheet lists roof and paint reserves in the coach-home fee.

Unit Boundaries, Garages and Limited Common Elements

A Grand Pines unit runs from the unfinished lower surface of the structural ceiling to the unfinished upper surface of the concrete floor and the unfinished interior surfaces of the perimeter walls, and the windows and exterior glass, with their frames, are part of the unit (§5.2). Courts, balconies, terraces, lanais and patios are limited common elements (§5.3). The 2000 First Amendment’s plans add that garages “are limited common elements to the units they serve,” and that the exterior entry porches leading to second-floor units are limited common elements too.

Alterations, Shutters and the Architectural Review Board

No owner may change the common or limited common elements without the board’s prior written consent, and no balcony or lanai enclosure is allowed unless the developer installed it (§11.1 and §18.4). Nothing may be attached to exterior walls, doors, balconies or windows, “including … awnings, signs, storm shutters, screens,” and no planting may go in outside the unit without the association’s consent and the Hunters Ridge approval (§18.9). Any exterior change also needs the Hunters Ridge Architectural Review Board, which meets on the third Monday of each month and takes requests on the Request for Architectural Change form, under the ARB Paint Policy and Exterior Change Policy.

Assessments, Late Fees and the 1996 Guarantee

Late installments bear interest plus a late fee of $25 or 5 percent, whichever is greater (§14.2), and the association may collect regular assessments monthly or quarterly (§14.9). The 1996 Declaration also carried a developer guarantee that the common-expense assessment would not exceed $255.00 a unit a month for 24 months after recording (§14.6), a figure of historical interest only.

Bylaws, Articles and Elections

The Bylaws attached to the Declaration set a calendar fiscal year, an annual meeting within 13 months of the last one, and a board of at least three directors, with elections run under Chapter 718 notice rules (60-day first notice, 40-day candidate notice). The Articles give the association perpetual existence to operate the condominium under Chapter 718. The association’s corporate record is Sunbiz N96000000032, active, reinstated in December 1996, with annual reports filed for 2024, 2025 and 2026 and officers of record living in Buildings 2, 5 and 6. The Sunbiz site was down for scheduled maintenance when we rechecked in September 2026, so officer names and any management company are not stated here.

Where to Read the Documents

The Hunters Ridge Community Association’s documents page links one Grand Pines file, “Grand Pines Condo Docs.” That 84-page scan is mostly the 2013 restated master declaration and master association papers; only seven of its pages are Grand Pines pages, including the pet rule and part of the Bylaws. The complete Declaration, with its plans, Bylaws and Articles, is the Lee County Clerk’s recorded copy at Official Records Book 2687, Page 2325, and the amendments are listed in the history section above.

Do Florida’s Milestone Inspection and SIRS Laws Apply to Grand Pines?

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and every Grand Pines building is two stories on the recorded surveys and the county cards, so Grand Pines falls below the statutory threshold; the general condominium reserve rules for roofs, painting and paving still apply.

What the Two Statutes Say

The milestone inspection statute, section 553.899, applies to “a building that is three habitable stories or more in height as determined by the Florida Building Code” and that is subject in whole or in part to condominium or cooperative ownership. The structural integrity reserve study rule in section 718.112(2)(g) requires a study at least every 10 years “for each building on the condominium property that is three habitable stories or higher in height.” Both are the 2026 statutes as amended through 2025.

Why Grand Pines Buildings Are Two-Story

The recorded Phase 2 survey labels Buildings 2, 3 and 8 “2 STORY CBS” (Official Records Book 3499, Page 4550), the Phase 3 plan for Building 4 gives first-floor and second-floor slab elevations only (Official Records Book 3843, Page 2530), and every one of the 46 county cards puts its unit on floor 1 or floor 2. No milestone or SIRS filing appears on either of the state’s Grand Pines project records, and none is required under the statutes’ three-story test. A buyer’s attorney can confirm the reading for a specific purchase.

What Still Applies: Reserves for Roofs, Paint and Paving

Falling below the three-story line does not mean no reserve rules. Section 718.112(2)(f) still requires the annual budget to “include reserve accounts for capital expenditures and deferred maintenance,” naming roof replacement, building painting and pavement resurfacing and any other item over $25,000, computed on remaining life and replacement cost, unless owners vote to waive or reduce them as the statute allows. Whether Grand Pines funds its reserves in full, in part or by waiver is in its budget, which is not published. The roof and paint reserves the fee sheet lists are the association’s line items for exactly these costs.

The 2024 Roofs and What They Mean for a Buyer

Four Grand Pines buildings, 4, 5, 6 and 7, received new metal roofs under permits issued in October 2024 and finaled in January 2025, and the other four were re-roofed from 2013 to 2018 (see the permits section). For a buyer, new roofs are one of the strongest facts a condominium can show an insurer and a lender. For a seller, they are worth putting in the listing with the permit numbers. What is not public is how the 2024 work was funded, so ask the association whether any assessment or loan is still being paid.

Is Grand Pines a 55+ Community?

Grand Pines is not a 55+ community. The recorded Declaration permits children in §18.2 and limits occupancy only to two persons per bedroom, apart from visiting guests, in §18.1, and no Hunters Ridge document we read designates the community as housing for older persons.

Housing for older persons is defined in Florida Statute 760.29, and the recorded declaration is where such a designation would appear. Residents do skew older and seasonal in this part of Bonita Springs, but for a Grand Pines seller the practical effect of an all-ages declaration is a wider buyer pool: retirees, seasonal owners, working-age buyers relocating to Bonita Springs and families can all buy.

Can You Rent Out a Grand Pines Condo?

A Grand Pines condo can be rented, but only as a whole unit and for at least 30 days or one calendar month under Declaration §18.8, and the Hunters Ridge master rules add board approval of every lease, a cap of three leases a year and a one-year maximum term, with the owner losing club use while the unit is leased.

The Grand Pines Rule

Under §18.8 of the recorded Declaration, only an entire unit may be rented, the minimum term is 30 days or one calendar month, the owner is jointly liable for damage by the tenant, and every lease is subordinate to the association’s lien. Tenants and guests may not bring animals of any kind onto the condominium property under §18.3.

The Hunters Ridge Rules on Top

The Third Amended Master Declaration adds the community layer: no lease shorter than 30 consecutive days, no more than three leases a year and nothing advertised for a shorter term (§7.26), no lease longer than one year, renewable once (§7.25), and board approval of every lease before move-in (§7.10). The current Lease Application Packet shows a $100 application fee billed to the owner and a tenant interview for annual rentals, and the Declaration caps the fee at $150 per adult. While a unit is leased, the owner loses use of the common amenities except the restaurant.

What That Means for an Investor

Grand Pines works as a seasonal rental of a month or more, and for annual tenants, but not as a short-term vacation rental. Before you buy a Grand Pines unit to rent, read §18.8 and the master leasing sections together, and budget for the season when the owner and the tenant cannot both use the club. Before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.

What Are the Pet Rules at Grand Pines?

Grand Pines has the strictest pet rule in Hunters Ridge: under §18.3 of the recorded Declaration only dogs and cats weighing less than 10 pounds may be kept in a unit, and only with the board’s prior written consent, which the board may revoke; tenants and guests may bring no animals at all.

The Declaration’s Words

Declaration §18.3 reads: “Only dogs and cats weighing less than 10 pounds shall be kept or harbored in a Unit. Even then, no such dog or cat shall be maintained in a Unit without the prior written consent of the Board. Consent, if given, may be revoked at any time with or without cause. No tenants, guests or invitees of an Owner shall be permitted to bring animals of any kind on the Condominium Property.” Pets must be leashed, dogs may not be kept on a limited common element while the owner is out, and a pet can be removed on three days’ notice for violations. The 2026 fee sheet repeats the rule as “Grand Pines: Dogs and Cats weighing less than 10#,” against two household pets in Pheasant Hollow and Lynx Pass.

The Hunters Ridge Rules on Top

Community-wide, the fee sheet adds “No aggressive dogs, hybrids or reptiles permitted,” and the Rules and Regulations keep pets out of the clubhouse, its grounds, the Community Center, the golf course, the courts and the pool area, with a warning, then a $100 fine, then board action for leash and pickup violations. Assistance animals are governed by federal and state fair housing law rather than by the weight limit; ask the association for its procedure.

What It Means for Buyers and Sellers

For a buyer with a dog over 10 pounds, Grand Pines is the wrong Hunters Ridge condominium, and Pheasant Hollow or Lynx Pass, with their two-pet rules, are the places to look. For a seller, the pet rule narrows the buyer pool a little, so we say it plainly in the listing rather than letting it surface after an offer.

Hurricanes, Flood Zone and Insurance at Grand Pines

Grand Pines sits in FEMA flood Zone X, an area of minimal flood hazard, on map panel 12071C0678F, in Lee County evacuation Zone C and a 160 mph design wind zone; the condominium association insures the buildings under its master policy, and each owner insures the unit’s interior under a condominium unit-owner policy.

Flood Zone X on Every Grand Pines Parcel

Every Hunters Ridge parcel, Grand Pines included, returns Zone X, “Area of Minimal Flood Hazard,” on FEMA’s live National Flood Hazard Layer, on Flood Insurance Rate Map panel 12071C0678F, effective August 28, 2008, per the FEMA Map Service Center. Lee County’s revised flood maps taking effect March 2, 2027 do not revise that panel. The recorded plans put the first-floor slabs of Buildings 3 and 4 at about 17 feet (NGVD 1929). Zone X is not “no flood risk”: a federally backed lender generally does not require flood insurance there, but coverage is available, and heavy rain can reach Zone X streets.

The Bonita Springs Flood Insurance Discount

Grand Pines is inside the City of Bonita Springs, so the city’s standing in FEMA’s Community Rating System applies. The city holds Class 5, worth a 25 percent discount on National Flood Insurance Program premiums, and it reported in a notice dated November 21, 2024 on its FEMA Community Rating System page that policyholders would keep that discount. FEMA’s CRS program page sets Class 5 at a 25 percent premium reduction.

Evacuation Zone C and Wind Design

Lee County’s evacuation layer, behind its Find My Evacuation Zone lookup, places every Hunters Ridge parcel in Zone C, the third tier of the county’s surge-based zones. An evacuation zone is not a flood zone; the county orders evacuations zone by zone for each storm, so check before every season. The Lee County Property Appraiser’s hazards map service puts Hunters Ridge at an ultimate design wind speed of 160 mph for ordinary homes and inside the wind-borne debris region, where replacement windows and doors need impact rating or approved protection.

Hurricane Ian and the Grand Pines Record

Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s Ian report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. That surge came in from the Gulf; Grand Pines sits on inland Zone X land east of Interstate 75. The nearest river gauge, the Imperial River near Bonita Springs, crested at 12.32 feet after Ian. No Grand Pines permit on the city portal mentions Ian, storm damage or a hurricane repair, and we found no news report of Ian damage at Grand Pines. That is an absence of records, not proof of no damage. The October 2024 roof permits give no reason for the work, so we do not call them storm repairs. Ask any Grand Pines seller for the unit’s own storm and claim history.

Who Insures What: The Master Policy and the Unit-Owner Policy

The 1996 Declaration (§15) has the association insure the building, including the fixtures and installations “initially installed” in the units, at 100 percent of full insurable replacement value, with at least $1,000,000 of liability coverage and flood insurance where a primary institutional first mortgagee requires it or the association elects it; owners insure their contents, personal liability and living expenses. Florida law now controls the split. Section 718.111(11)(f) requires the association’s policy to cover the condominium property as originally installed or its like-kind replacement and to exclude the unit’s personal property and “floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments,” which are the owner’s to insure.

What a Grand Pines Owner’s Policy Should Cover

A Grand Pines owner needs a condominium unit-owner policy, often called an HO-6, that picks up where the master policy stops: interior finishes, cabinets and countertops, appliances, the water heater, flooring, contents and liability, plus loss-assessment coverage for a share of a master-policy deductible or uninsured loss. Because the windows and exterior glass sit inside the unit’s boundaries under Declaration §5.2, ask your agent how the policy treats them. Ask the association for its master policy’s declarations page and its hurricane deductible before you get a quote.

The Citizens Flood Rule Does Not Reach Condo Unit Owners

Citizens Property Insurance is phasing in a rule that most new and renewing personal residential policies with wind coverage carry flood insurance by January 1, 2027, even in Zone X, per the Citizens flood page. Citizens also says “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” So a Grand Pines owner with a Citizens unit-owner policy is outside that rule, while the association’s own building coverage is a separate question for its board.

Wind Mitigation, the 2002 Code Line and Roof Age

Wind-mitigation credits depend on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which asks whether the building was built to the Florida Building Code and when the roof was permitted. The first statewide code took effect March 1, 2002, per the Senate SB 808 analysis; Buildings 1, 2, 8 and 3 (24 units) were finished before that date, Buildings 5, 6 and 7 (16 units) after it, and Building 4’s permit timing against that date is not shown in the records we read. Every building has a roof permit dated 2013 or later. The same analysis summarizes Florida Statute 627.7011(5): an insurer may not refuse a homeowner policy solely because of roof age when the roof is under 15 years old.

My Safe Florida Home

The state’s My Safe Florida Home program offers wind-mitigation inspections and matching grants for approved upgrades, up to $10,000, per its official site, with applications processed on a tiered basis through its grant application page; check the program’s current eligibility rules for a condominium unit before you count on a grant. In a condominium, anything that touches the building exterior needs the association’s consent under Declaration §18.9 first, so talk to the board before you apply for impact windows or doors.

What a Grand Pines Seller Must Disclose About Flooding

Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.

Which Schools Serve Grand Pines?

Grand Pines is in the School District of Lee County’s South Zone 3 for 2026-27, where families choose among five elementary schools, two middle schools and three high schools, with district busing to Bonita Springs High and Estero High; our address test on Fox Ridge Drive returned that zone.

How the Assignment Was Checked

The district assigns by choice zones, not simple boundaries, through its School Zones page and its SchoolSite Locator. When we built the Hunters Ridge guide, our team ran three Hunters Ridge addresses through the district’s own 2026-27 lookup, including 12659 Fox Ridge Drive on the same street as Grand Pines, and all three returned South Zone 3, Elementary Zone Q, Middle Zone GG and High School South Zone 3. Run the specific Grand Pines address through the district’s lookup before you rely on it.

Which Schools Grand Pines Families Can Choose

Elementary Zone Q lists Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. Middle Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle. High School South Zone 3 lists Bonita Springs High, Estero High and South Fort Myers High, and the district’s Transportation Optimization for High School Students plan buses subzone S-3 students to Bonita Springs High and Estero High only.

School Grades, 2025-26

Grades are shown as the Florida Department of Education published them in its 2025-26 school grades file, released September 1, 2026. Bonita Springs High, the nearest high school, opened in August 2017 and lists its programs on its school profile.

City Permits for Grand Pines Homes

Permits for Grand Pines buildings and units are issued by the City of Bonita Springs, because Hunters Ridge is inside the city, and the city’s online permit portal shows a tear-off re-roof on every one of the eight Grand Pines buildings since 2013, including four concrete-tile-to-metal re-roofs permitted in October 2024.

The Roof Record, Building by Building

The permits come from the city’s EnerGov public search, searched on Fox Ridge Drive in September 2026. For a buyer’s insurer, the roof permit date is the number that matters; for a seller, a permit finaled in January 2025 is a strong fact to put in the listing.

Unit-Level Permits on Record

Owners have also pulled their own permits. The record shows impact windows at 12619 #2103 (2014), window and door replacements at 12600 #6101 (2024), ten impact windows at 12618 #8103 (2025), roll-down screens or shutters at several units in Buildings 3 to 7 between 2018 and 2023, lanai windbreaks at 12613 #3202 and 12607 #4201 (2012) and a garage door at 12606 #7202 (2022). A city permit does not show the association’s consent, which Declaration §18.9 requires separately for anything attached to the exterior. The buildings also carry fire-alarm permits, including one for Building 4 finaled May 14, 2019.

How to Check a Grand Pines Permit History

Search the city portal by address and unit, and pull the history before you list or make an offer: an open or expired permit for windows, shutters or an air-conditioning change-out is among the most common reasons a condominium closing slows down. The city portal’s records begin around 2008. Permits from before then, including the original certificates for Buildings 1 to 4, sit with the city and Lee County’s older files and were not searched for this page.

What Is Around Grand Pines? Zoning and Neighbors

Grand Pines sits inside the gated Hunters Ridge community in the City of Bonita Springs, on a 4.748-acre condominium parcel bordered by Hunters Ridge common tracts and villa lots, with the association’s sewer plant tract and golf land nearby, Interstate 75 to the west and Bonita Beach Road to the north.

The Parcels Next Door

On the Lee County Property Appraiser’s parcel map, the Grand Pines condominium land touches Hunters Ridge common tracts of North Unit Two and North Unit Four and villa lots of Hunters Ridge North Unit Two, the Hunters Ridge villas on Fox Ridge Drive. An association lake, Lake 12-A, lies about 21 meters away by our measurement, and the tract the county describes as golf course and sewage treatment plant lies about 50 meters away. What each building’s windows look out on, fairway, lake or preserve, is not recorded on the county cards, which leave the view field blank, so see each unit in person.

The Proposed Monopole on Fox Ridge Drive

City of Bonita Springs case PD25-124697-BOS proposed a 149-foot monopole wireless facility on Fox Ridge Drive inside Hunters Ridge. The association posted the city’s courtesy notice, with hearings set for spring 2026, and a cell tower presentation. A later hearing was reported for 12760 Fox Ridge Drive, the address of the association’s sewer plant site. The outcome is not published in any source we found, so a Grand Pines buyer should ask the association whether the tower was approved and where it will stand.

Interstate 75 and the Land to the North

The Florida Department of Transportation’s I-75 project, FPID 452544-1, is widening I-75 from Golden Gate Parkway to Alico Road with express lanes, and WGCU reported on September 20, 2026 that construction is slated to begin this fall. North of Hunters Ridge, between the community and Bonita Beach Road, the Bernwood Park of Commerce is zoned for commercial and light industrial use under Lee County’s Administrative Amendment ADD2005-00120, which requires a 25-foot planted buffer on the Hunters Ridge side and “no stub-outs to Hunters Ridge subdivision.”

Daily Logistics at Grand Pines

Daily life in Grand Pines runs on a private garage for every unit, water and sewer paid through the quarterly fee, Comcast bulk internet and TV in the same fee, the Hunters Ridge staffed main gate and resident back gate, and a short drive to Interstate 75 at Bonita Beach Road.

The Gates and Getting In

Hunters Ridge has a staffed main gate on Hunters Ridge Boulevard and a resident-only RFID back gate on Bonita Grande Drive, closed from 10:00 pm to 6:30 am, under the Rules and Regulations. Guests, vendors and deliveries use the main gate, where the guardhouse number is (239) 992-7691, and the guardhouse does not accept packages. Fox Ridge Drive meets Bonita Grande Drive, and that junction is roughly 1.0 to 1.2 kilometers by road from the Grand Pines buildings, by our measurement on the county road layer; the exact gate point is not mapped, so treat the figure as approximate.

Garages, Parking and Vehicles

Every Grand Pines unit has its own garage, and the plan notes in the 2000 First Amendment call the garages limited common elements of the units they serve. The master rules allow only passenger cars, pickups, SUVs and vans outside; boats, trailers, RVs and commercial vehicles may not be stored outside a garage, and vehicle covers may not be used outdoors, under Master Declaration §7.04 and §7.05. The number of guest spaces at Grand Pines and any condominium parking rule are not published.

Water, Sewer, Internet and Mail

Drinking water in Hunters Ridge comes from Bonita Springs Utilities, and sewer from the association’s own treatment plant; for Grand Pines both are paid through the $2,076 quarterly fee under the 2026 fee sheet. The same fee pays for the Comcast bulk agreement and for mailbox and streetlight repairs, and the association publishes mailbox standards. Where Grand Pines mailboxes stand and how trash is collected, curbside carts or a shared container, are not published; ask the association.

Contractors, Signs and Open Houses

Contractors may work weekdays and Saturdays from 7:00 am to 5:00 pm, never on Sundays or six listed holidays, and every vendor must be pre-authorized at the guardhouse (Rules §29.07). No sign larger than 6 by 12 inches may be displayed, and the association’s Sign and Open House Policy governs open houses, so plan showings with the guardhouse in advance.

Drive Times and Healthcare

From the association office at 28400 Hunters Ridge Boulevard, about 0.8 to 1.0 kilometers by road from the Grand Pines buildings, our free-flow routes with the OSRM routing engine put downtown Bonita Springs about 8 minutes away, Bonita Beach Park about 14, Coconut Point and Florida Gulf Coast University about 18, and downtown Naples about 28; Southwest Florida International Airport is about 26 minutes from the clubhouse. Season traffic adds time. From the clubhouse, the nearest full hospital is NCH North Hospital, about 18 minutes; Lee Health’s Coconut Point emergency department is about 21 minutes; and the nearest Level II trauma center, Gulf Coast Medical Center, is about 31 minutes. Lee Health’s Bonita Community Health Center is an outpatient campus without an emergency department.

How Does Grand Pines Compare With Other Hunters Ridge Neighborhoods?

Grand Pines compares as the oldest, largest and closest-to-the-clubhouse of the three Hunters Ridge coach-home condominiums, with a $365,000 median on 17 recorded sales in 60 months, below Pheasant Hollow’s $492,500 on the same yardstick, and with a re-roof permit on every building since 2013, where Pheasant Hollow shows none on the city record.

Data updated: September 2026. Each row uses the Lee County Property Appraiser’s qualified deeds and the first window with ten or more sales for that neighborhood, named in the row, because the four Hunters Ridge neighborhoods sell at very different rates. Price per square foot is per county heated square foot; the convention differs by row and is named.

Grand Pines and Pheasant Hollow

Pheasant Hollow is Grand Pines’ closest match: 40 coach-home condominium units in ten two-story buildings of four on Hiram Street, all built in 2006 by Parker Hunters Ridge, with larger units and the highest quarterly fee in the community. It is the rival in the decision section below.

Grand Pines and Lynx Pass

Lynx Pass is the smallest of the three condominiums, 24 units in three eight-unit buildings, also built in 2006 by Parker Hunters Ridge, with a $2,050 quarterly fee. It has had no qualified recorded sale since September 2022, so a Lynx Pass seller prices from Grand Pines and Pheasant Hollow, and a Grand Pines seller should expect Lynx Pass buyers to compare the two.

Grand Pines and the Villas

The Hunters Ridge villas are attached one-story homes on their own fee-simple lots, run by the master association rather than a condominium, and some of them are Grand Pines’ immediate neighbors on Fox Ridge Drive. Their 19 sales in the 12 months to September 24, 2026 recorded at a $372,800 median. A buyer choosing between a villa and a Grand Pines unit is choosing between a one-story home on its own lot, run by the master association, and a condominium unit with a condominium pool and its own condominium association that insures and roofs the building; both come with an attached garage.

Grand Pines vs Pheasant Hollow: Which Hunters Ridge Coach-Home Condo Should You Choose?

Grand Pines versus Pheasant Hollow comes down to age, size, price and fees: Grand Pines is older, with smaller units, a $365,000 median on 17 sales in 60 months and a $2,076 quarterly fee, while Pheasant Hollow, all built in 2006, recorded a $492,500 median on 10 sales and charges $2,500 a quarter.

Grand Pines vs Pheasant Hollow Decision Table

Who Should Choose Grand Pines, and Who Should Choose Pheasant Hollow?

Choose Grand Pines if you want to buy about $127,500 lower at the 60-month median, pay about $424 less a quarter in the Hunters Ridge coach-home fee, live closer to the clubhouse, and own in a building with a roof permitted in the last decade, four of them in metal since 2024. Choose Pheasant Hollow if you want a newer 2006 building, a larger unit, especially the 1,977-square-foot upper units, a pet over 10 pounds, and a complex built by one developer to one plan set. Both sell a few times a year, so the practical question is often which one produces the right unit first. Sellers in either can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Honest Pros and Cons of Owning in Grand Pines

The honest case for Grand Pines is a garage-equipped condominium unit near the clubhouse, with its own pool, a re-roof permit on every building since 2013, and a lower recorded median than Pheasant Hollow; the honest case against it is older buildings, an unpublished condominium budget, a strict pet rule and gaps in the recorded amendment chain.

The Pros

• Every unit has its own garage, and every building has a tear-off roof permit dated 2013 or later, four of them metal roofs finaled in January 2025.
• The closest of the three coach-home condominiums to the clubhouse, about 210 to 375 meters in a straight line.
• A private pool, deck and cabana for Grand Pines owners under Declaration §23, on top of the Hunters Ridge club.
• A $365,000 median on 17 recorded resales in 60 months, well below Pheasant Hollow’s $492,500.
• Water, sewer and Comcast internet and TV paid through the $2,076 quarterly fee, per the 2026 fee sheet.
• FEMA Zone X and Lee County evacuation Zone C, the lower-risk end of Southwest Florida’s flood and surge maps.
• Two-story buildings, below the three-story threshold of Florida’s milestone inspection and SIRS laws.
• All-ages ownership, with children permitted under Declaration §18.2.

The Cons

• Buildings date from 1996 to 2005, and 24 units are in buildings finished before the March 1, 2002 statewide building code.
• The Grand Pines association’s budget, reserves and any special assessment are not published, and how the 2024 roofs were paid for is not public.
• Only dogs and cats under 10 pounds, with board consent, and no animals at all for tenants and guests.
• Leases of 30 days or more only, three a year at most, with board approval, and the owner loses club use while leased.
• The instruments that added Buildings 5, 6 and 7 were not found in the public record, and the state still carries a separate “Grand Pines Condo II” project file.
• Golf is extra unless the unit already carries a Golf or Charter membership; the upgrade costs $50,000.

If the pros fit, sellers can get a free Grand Pines home valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Thinking of Selling Your Grand Pines Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Grand Pines listing agent, or thinking, ‘I need someone to sell my Grand Pines home…’, start with the record: 17 qualified Grand Pines deeds in 60 months, a $365,000 median, a $285,000 to $569,900 range, and three sales since September 2025 at $334,500, $415,000 and $365,000. McGreevy and Comisar price, prepare and market Grand Pines units from that record, not from a Hunters Ridge average.

Our credentials as your Grand Pines listing agent:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Recent Grand Pines Sold Record

In the last 12 months Grand Pines has seen 3 resales in the Lee County qualified-deed record, at $334,500, $415,000 and $365,000 between March and April 2026, for $1,114,500 in volume. Over the 60-month window the record shows 17 resales and $6,543,900 in volume. The Southwest Florida MLS pull for this edition is pending, so we do not state days on market, a sale-to-list ratio or a represented-sale count here; we tracked every qualified Grand Pines deed instead, and we will walk you through each one.

What Makes Selling in Grand Pines Different

Three things. First, the comparable set is small and split by building: the 1996 plans in Buildings 1, 2 and 8 and the larger 2000 plans in Buildings 3 to 7 sell in different bands, so a unit prices from its own building group and floor, then from Pheasant Hollow and Lynx Pass. Second, two associations sit on every sale, so the Grand Pines estoppel, the Hunters Ridge estoppel, the condominium documents package and the membership attached to the unit should be in hand before the first showing. Third, the pet rule and the roof record both belong in the listing: the first narrows the buyer pool, and the second, a roof permitted in 2013 or later on every building, widens it.

What Is Your Grand Pines Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Grand Pines home valuation, and we will price your unit against the recorded sales in its own building group and floor. Or talk to Jesse direct: (239) 898-6072, text or call.

Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Bonita Springs.

How should I price my Grand Pines unit when only three sold in the last year?

Price it from the 17 qualified Grand Pines deeds since September 2021, weighted toward the 2025 and 2026 sales and toward units in the same building group and on the same floor, then adjust for condition, windows and updates. Check the result against Pheasant Hollow’s recent $385,000 to $397,500 sales. Three sales are data points; 17 sales with honest adjustments are a price.

Does my building’s roof matter to buyers?

Yes. Every Grand Pines building has a tear-off re-roof on the City of Bonita Springs permit record since 2013, and Buildings 4 to 7 got metal roofs finaled in January 2025. A buyer’s insurer asks for the roof date first, so we put your building’s permit number and date in the listing.

Does the association have to approve my buyer?

The Grand Pines Declaration provisions we read set rules on leases, pets and occupancy, and we found no buyer-approval clause for sales among them; the Hunters Ridge master documents reviewed have none either. Ask the association and your title company to confirm before you list, and plan for the $3,000 capital assessment and $400 transfer fee collected at closing.

What documents will a Grand Pines buyer ask for first?

The Grand Pines association’s estoppel certificate, the Hunters Ridge estoppel certificate showing the membership attached to your unit, the condominium documents package with the current budget, your building’s roof permit, your unit’s window and door permits, and a recent wind-mitigation report. Having them ready at listing shortens the buyer’s review and protects your price.

Should I disclose the pet rule up front?

Yes. Grand Pines allows only dogs and cats under 10 pounds, with board consent, under Declaration §18.3. A buyer who learns that after an offer is a buyer who walks. We state it in the listing so every showing is a qualified one.

Your Local Real Estate Experts

Your local real estate experts for Grand Pines are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate, and they read the Grand Pines Declaration, amendments and every qualified deed before writing a word.

McGreevy and Comisar are the Domain Realty team behind this Grand Pines guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. You can read how the team was built on our about McGreevy and Comisar page.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Our Clients Say

Jesse McGreevy is a top-reviewed Grand Pines realtor, and you can read every review on McGreevy and Comisar’s Google Business Profile. A few, in the clients’ own words:

★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review

★★★★★ “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

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate.

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Grand Pines home? Get a free Grand Pines home valuation, or call Jesse direct at (239) 898-6072.

Buying in Grand Pines? Call Marc at (239) 287-5873, or read how we represent buyers in Bonita Springs.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Where Else to Find the Team

Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider market around Grand Pines, see our Hunters Ridge guide and our guides to Pheasant Hollow, Lynx Pass and the Hunters Ridge villas.

Frequently Asked Questions, Buyer Edition

These are the questions buyers ask us about Grand Pines at Hunters Ridge, answered from the county record, the recorded Declaration and amendments, the Hunters Ridge fee sheet and budget, and state and city filings.

What is Grand Pines at Hunters Ridge?

Grand Pines Condominium at Hunters Ridge is a 46-unit coach-home condominium in eight two-story buildings on Fox Ridge Drive, inside the gated Hunters Ridge golf and country club community in Bonita Springs. It was declared in 1996 at Official Records Book 2687, Page 2325 and built in phases through 2005, with its own pool and its own condominium association under the Hunters Ridge master association.

How many units and buildings are in Grand Pines?

There are 46 units in eight buildings: seven buildings of six units and one, Building 5, of four. The Lee County Property Appraiser’s parcel service lists 46 condominium unit parcels plus one common-element parcel of 4.748 acres at 12612 Fox Ridge Drive.

What is a coach home?

In Hunters Ridge, a coach home is a condominium unit in a small two-story building where each unit has its own entry and its own garage, rather than a shared lobby and hallways. The association’s fee sheet uses the term for all three of its condominiums, Grand Pines, Pheasant Hollow and Lynx Pass. Legally, a Grand Pines coach home is a condominium unit under Florida’s Chapter 718.

Is a Grand Pines coach home a condo?

Yes. Every Grand Pines unit is a condominium unit under the recorded 1996 Declaration and Florida’s Condominium Act, and the county codes all 46 as condominiums. You own your unit and an equal undivided share of the common elements, and the condominium association insures and maintains the building.

When were the Grand Pines buildings built?

Building 1 dates from 1996, Building 2 from 1997, Building 8 from 2000, Building 3 from 2001, Building 4 from 2002 with completion certified in February 2003, and Buildings 5, 6 and 7 from 2005, on the county’s building-level records and the recorded surveyor’s certificates.

How large are Grand Pines units?

County heated area runs from 1,331 to 1,743 square feet. Thirty-three units have three bedrooms and 13 have two, most with two baths, and one upper unit is recorded as three bedrooms and three baths. Heated area leaves out the garage and the screened lanai.

Do Grand Pines units have garages?

Yes. Every Grand Pines unit has its own garage, 237 to 418 square feet on the county cards. In Buildings 1, 2 and 8 the garages for upstairs units are on the ground floor, and the 2000 First Amendment’s plans make each garage a limited common element of the unit it serves.

Is there an elevator in Grand Pines?

No recorded document we read shows an elevator in any Grand Pines building. Second-floor units are reached by stairs and exterior entry porches, which the First Amendment’s plans treat as limited common elements. If stairs are a concern, focus on the 23 ground-floor units.

What are the HOA fees in Grand Pines?

The 2026 Hunters Ridge fee sheet lists $2,076 a quarter for Grand Pines coach homes, which pays for water and sewer, the Comcast bulk agreement, exterior insurance, lawn care and roof and paint reserves. Every home also pays $4,775 a year in social dues and a $1,250 dining minimum. The Grand Pines association’s own budget is not published.

Does the Grand Pines fee pay for water, sewer and cable?

Yes. The 2026 fee sheet says sewer and water are in the quarterly fee for all coach homes, and it lists the Comcast bulk agreement, fiber internet with a router, an X1 DVR and receivers, in the same fee. Villas and single-family homes pay sewer separately at $61.90 a month.

Who pays for the roof at Grand Pines?

The roof sits outside every unit’s boundaries under Declaration §5.2, so it is a common element the association maintains under §9.2, and the fee sheet lists roof reserves in the coach-home fee. Every building was re-roofed under city permits from 2013 to 2024. Whether any roof cost is still being paid by assessment is not public; ask for the estoppel certificate.

Who pays for windows and doors at Grand Pines?

The owner. Declaration §5.2 puts the windows and exterior glass, with their frames, inside the unit, and §9.1 makes the owner responsible for screens, windows and the interior side of the entry door. Replacing them needs association consent and a city permit.

Does Grand Pines have its own pool?

Yes. Declaration §23 describes a swimming pool and deck built for the use of Grand Pines owners, the recorded 2001 survey shows a pool and cabana near Building 3, and a 2021 city permit fenced it. Grand Pines owners also use the Hunters Ridge club pool through their membership.

Does a Grand Pines unit come with golf?

Not automatically. Every unit carries a club membership that runs with title under Master Declaration §9.08, at least at the Social level. Some units carry a Golf or Charter membership; a Social unit can add golf for a $50,000 upgrade under the 2026 fee sheet, subject to the 420 golf cap. Confirm the membership in the estoppel certificate.

Is Grand Pines gated?

Yes. Grand Pines is inside the gated Hunters Ridge community, with a staffed main gate on Hunters Ridge Boulevard and a resident RFID gate on Bonita Grande Drive that closes from 10:00 pm to 6:30 am. Guests must be pre-authorized at the guardhouse.

Is Grand Pines a 55+ community?

No. Declaration §18.2 permits children, and no Hunters Ridge document we read designates the community as housing for older persons. Residents skew older and seasonal, but any adult can buy.

Can I rent out my Grand Pines condo?

Yes, as a whole unit for at least 30 days or one calendar month under Declaration §18.8, with Hunters Ridge board approval, no more than three leases a year and a one-year maximum term under the master declaration. The owner loses club use while the unit is leased. Short-term vacation rentals are not allowed.

Can I have a dog in Grand Pines?

Only a dog or cat under 10 pounds, and only with the board’s prior written consent, which can be revoked, under Declaration §18.3. Tenants and guests may bring no animals onto the condominium property. Pheasant Hollow and Lynx Pass allow two pets.

Is Grand Pines in a flood zone?

Grand Pines is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0678F, effective August 28, 2008, and Lee County’s 2027 map revision does not change that panel. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and Bonita Springs’ CRS Class 5 rating gives a 25 percent NFIP discount.

Do I need flood insurance for a Grand Pines condo?

Usually not for a lender in Zone X, and Citizens’ 2027 flood requirement exempts condominium unit-owner policies. The association decides flood coverage for the building under Declaration §15 and current law. An owner can still buy flood coverage for contents; ask your agent for a quote on the specific unit.

Does Grand Pines need a milestone inspection or a SIRS?

No, on the statutes’ own test. Florida’s milestone inspection and structural integrity reserve study rules apply to buildings of three habitable stories or more, and every Grand Pines building is two-story on the recorded surveys and county cards. The general reserve rule for roofs, painting and paving in section 718.112(2)(f) still applies.

Is Grand Pines one association or two?

The state’s corporate record shows one active association, Grand Pines Condominium at Hunters Ridge Condominium Association, Inc., with officers living in Buildings 2, 5 and 6. A separate Grand Pines II association filed in 2005 was dissolved in 2007, though the state’s condominium division still lists a Grand Pines II project of 16 units. The recorded instrument joining Buildings 5 to 7 was not found.

What schools serve Grand Pines?

Our address test on Fox Ridge Drive returned the district’s South Zone 3: Elementary Zone Q, Middle Zone GG and High School South Zone 3, with busing to Bonita Springs High and Estero High. Run the specific unit address through the district’s lookup before you rely on it.

Can I get a loan on a Grand Pines condo?

Lenders review the condominium project as well as the buyer, and project eligibility depends on the association’s budget, reserves, insurance and litigation, which only the association’s documents answer. Grand Pines’ lender eligibility is not published; ask your lender to run the project early.

Why work with McGreevy and Comisar to buy in Grand Pines?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a 46-unit condominium with a few sales a year, we tracked every qualified Grand Pines deed so you know what a fair price is before a unit comes to market. Call Marc at (239) 287-5873.

Frequently Asked Questions, Seller Edition

These are the questions Grand Pines owners ask us before a sale, answered from the county record, the recorded Declaration, the Hunters Ridge fee sheet and the other facts on this page.

What is my Grand Pines condo worth in today’s market?

Your Grand Pines unit’s value sits inside a recorded range: 17 qualified Grand Pines deeds since September 2021 ran from $285,000 to $569,900 at a $365,000 median, and the three most recent, in March and April 2026, recorded at $334,500, $415,000 and $365,000. Where your unit lands depends on its building, plan, floor and condition. Start with a free valuation or call Jesse at (239) 898-6072.

What did Grand Pines condos sell for in the last 12 months?

Three sold in the qualified-deed record from September 25, 2025 to September 24, 2026: 12607 Fox Ridge Drive #4201 at $334,500 on March 2, 2026, #4202 at $415,000 on March 16, 2026, and 12613 Fox Ridge Drive #3102 at $365,000 on April 10, 2026. Three sales are too few for a median, so we list them.

Are Grand Pines prices going up or down?

Both, depending on the year. Grand Pines peaked in 2022, when five sales ran from $330,000 to $569,900; the 2025 sales ran lower, $285,000 to $330,000; and the three 2026 sales recovered to $334,500 to $415,000. One unit sold for $413,000 in 2022, $430,000 in 2023 and $365,000 in 2026. Price from the recent sales in your building group.

How long does it take to sell a Grand Pines condo?

MLS days on market for Grand Pines are not in this edition, because our MLS pull is pending, so we do not quote a number. What the deed record shows is pace: two to five qualified sales a year since 2021, out of 46 units. The right buyer may not be in town the week you list, so price, presentation and timing matter.

When is the best time of year to list a Grand Pines condo?

List by late fall or early January if you can. Fifteen of the 17 Grand Pines sales since September 2021 recorded between February and June, the months Hunters Ridge’s seasonal owners are in town. Those are closing dates, so the units went under contract earlier in the season.

Do upper-floor Grand Pines units sell for less than ground-floor units?

Not as a rule. Of the 17 sales since September 2021, the 8 ground-floor sales ran from $299,000 to $450,000 and the 9 upper-floor sales from $285,000 to $569,900, and the two highest prices were upper-floor units in Buildings 7 and 3. Building group and condition moved price more than the floor did.

Do units in the newer buildings sell for more?

In the recent record, yes. The 12 sales in Buildings 3, 4 and 7, which use the larger 2000 plans, ran from $307,500 to $569,900 at a $422,500 median, while the 5 sales in Buildings 1 and 8, on the 1996 plans, ran from $285,000 to $350,000. Size and garage differences explain much of that gap.

How does a Grand Pines unit compare with Pheasant Hollow and Lynx Pass?

On the same 60-month county yardstick, Grand Pines recorded a $365,000 median on 17 sales and Pheasant Hollow a $492,500 median on 10, with larger Pheasant Hollow units. Lynx Pass has had no qualified sale since September 2022. Buyers weigh Grand Pines as the lower-priced, closer-to-the-clubhouse choice, with newer roofs than Pheasant Hollow on the city permit record.

What are the costs of selling a Grand Pines condo?

The buyer normally pays the $3,000 Hunters Ridge capital assessment under Master Declaration §4.12(B), and the association collects a $400 transfer fee at closing. Your own costs include commission, title and closing charges, any estoppel fees and a payoff of any balance you owe. We give you a net sheet before you list.

Who pays the $3,000 capital assessment?

The buyer, unless the buyer and seller agree otherwise in writing. Declaration §4.12(B) of the Third Amended Master Declaration sets the Resale Capital Assessment at $3,000 per site, collected at closing, and lets the board raise it by up to 10 percent a year. Treat it as a contract term and settle it in the offer.

What is an estoppel certificate, and who orders it?

An estoppel certificate is the association’s signed statement of what is owed on your unit: the regular assessment, any unpaid balance and any special assessment. For a Grand Pines sale there are two, one from the Grand Pines association under section 718.116 and one from the Hunters Ridge association under section 720.30851. The closing agent usually orders them.

What condominium documents must I give a Grand Pines buyer?

Florida’s section 718.503 requires a resale seller to give the buyer the condominium’s governing documents, rules, the current budget and financial report, and other items the statute lists, and it gives the buyer a period to review them and cancel. The Hunters Ridge master association adds the section 720.401 disclosure summary. We assemble the package at listing.

Do I need a milestone inspection or SIRS to sell?

Not on the statutes’ own test. Grand Pines buildings are two-story, below the three-story threshold in sections 553.899 and 718.112(2)(g), so no milestone report or SIRS is required; ask the association whether it holds any structural reports of its own. Buyers will still ask about reserves and the roof, so have the budget and the roof permits ready.

Does my golf membership transfer to my buyer?

Yes. A Golf or Charter membership at Hunters Ridge runs with the title and passes to your buyer at closing under Master Declaration §9.08, and your buyer does not pay the $50,000 golf upgrade on a unit that already carries it, per the 2026 fee sheet. Never drop a Golf membership before a sale; regaining golf would mean the $50,000 upgrade, subject to the 420 cap.

Can I list my Grand Pines condo with any brokerage?

Yes. The on-site real estate office is run by the Hunters Ridge association itself and budgeted as a profit center, and nothing in the governing documents reviewed for this page ties your sale to it. Choose the agent with the strongest pricing evidence and reach for your unit.

Can I sell my Grand Pines condo with a tenant in place?

Yes, but the lease travels with the sale until it ends, and Hunters Ridge caps leases at one year. Showings need the tenant’s cooperation, and a buyer who wants to move in or rent it for the next season will ask about the end date. Tell us the lease terms before we list.

Should I sell my Grand Pines condo or rent it out?

Renting means leases of 30 days or more, board approval, no more than three a year and losing club use while it is leased, while you keep paying the $2,076 quarterly fee and dues. Selling puts your equity to work now. We can show you both on paper against the recorded sales and the fee stack.

Can I sell my Grand Pines condo as-is?

Yes. Many Grand Pines buyers expect to update a 20 to 30-year-old unit, and an as-is sale is priced for that. What you cannot sell around is disclosure: known defects, flood history under section 689.302 and anything the association documents show still apply.

What should I fix before listing my Grand Pines condo?

Fix what an inspector or insurer will flag: an old air-conditioning system, an aging water heater, windows without impact rating or permits, and any open permit. Paint and flooring are optional and priced by the market. The building’s roof and exterior belong to the association, so they are not yours to fix.

Should I sell my Grand Pines condo furnished?

Some seasonal buyers want a turnkey unit, but furnishings should be priced and listed separately in the contract, because a recorded price that includes furniture muddies the next Grand Pines comparable. Keep personal property out of the recorded price where you can.

How does the 10-pound pet rule affect my sale?

It narrows the buyer pool to owners with no pet or a small dog or cat, under Declaration §18.3. We state it plainly in the listing and point larger-dog owners toward Pheasant Hollow or Lynx Pass, so every showing is a qualified one and no offer falls apart after acceptance.

Will the October 2024 metal roofs help my sale?

Yes. A roof permitted in October 2024 and finaled in January 2025 on Buildings 4, 5, 6 and 7 is exactly what a buyer’s insurer and lender want to see, and the other four buildings have roof permits from 2013 to 2018. We put the permit number and date in the listing.

Is there a special assessment I must pay before selling?

The Grand Pines association’s special assessments are not published, and the Hunters Ridge $41 monthly Community Center assessment does not apply to every property, according to the fee sheet. The estoppel certificates will show any balance. Ask the offices for payoff letters before listing so the numbers are settled early.

What if my unit’s windows are original?

Original windows are the owner’s under Declaration §5.2 and §9.1, and a buyer’s insurer will ask about them. You can replace them with impact windows under a city permit and association consent, or price the unit to reflect them. Either way, disclose what is there.

Does a sale price at Grand Pines tell me what my unit is worth?

Only after adjustment. A single sale reflects one unit’s building group, floor, plan, garage, condition and timing. Our valuation starts with all 17 sales since 2021, groups them by building and floor, and adjusts from there, which is why two neighbors can be worth different amounts.

How do I see how my unit competes with other listings?

Ask us for a current MLS search of active and pending Grand Pines, Pheasant Hollow and Lynx Pass units, matched to your unit’s floor, bedrooms and building group. The live listing count is not in this edition, but we run it on request before we recommend a price.

Do Grand Pines buyers pay cash?

The deed record does not show how buyers paid. Some Hunters Ridge buyers pay cash; others finance, and a lender will review the condominium project as well as the buyer. Having the budget, insurance and reserve information ready keeps a financed sale on schedule.

Is there capital gains tax when I sell my Grand Pines condo?

If it was your main home for at least two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. Florida has no personal income tax. Ask your tax adviser about your case.

What happens to my Hunters Ridge membership when I sell?

It runs with the title, so it passes to your buyer at closing under Master Declaration §9.08, whether it is Social, Golf or Charter. You stop owing dues from the closing date, subject to the proration on your closing statement, and the association’s estoppel certificate shows the membership type for your buyer.

How long does a Grand Pines closing take once I have a contract?

A cash closing can move in a few weeks, and a financed closing usually takes longer while the lender reviews the buyer and the condominium project. The estoppel certificates, the condominium documents package and the Hunters Ridge transfer steps all run in parallel, so start them the day the contract is signed.

Should I sell now or wait?

That depends on your plans, your costs of holding and the recent record, not on a forecast. The 2026 Grand Pines sales recovered from 2025’s lower range, and three of the last four sales recorded in March and April. We will show you the recorded trend for your building group and let you decide.

Why list your Grand Pines condo with McGreevy and Comisar?

McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have tracked every qualified Grand Pines deed since 2021 and read the Declaration, amendments and roof permits behind them. We price your unit against its own building and floor and market it to buyers who understand Hunters Ridge. Call Jesse at (239) 898-6072.

Sources and Authoritative References

Every figure on this page traces to one of the primary sources below: county, city, state and federal records, the recorded Grand Pines instruments, and the Hunters Ridge association’s own published documents. Sale figures are from Lee County Property Appraiser field cards read in September 2026, with windows ending September 24, 2026.

Lee County Clerk, Recorded Grand Pines Instruments

1. Declaration of Condominium of Grand Pines Condominium at Hunters Ridge, O.R. Book 2687, Page 2325 (March 18, 1996), with plans, Bylaws and Articles
2. First Amendment, O.R. Book 3267, Page 4132 (May 2000), new plans for Phases 2 to 6
3. Second Amendment, O.R. Book 3499, Page 4550 (October 3, 2001), adding Building 3
4. Sixth Amendment, O.R. Book 3843, Page 2530 (February 3, 2003), adding Building 4
5. Deed, O.R. Book 2695, Page 1520 (April 11, 1996), first unit sale
6. Deed, O.R. Book 3092, Page 2759 (March 17, 1999), Building 8 to JAK Development
7. Deed, O.R. Book 3658, Page 474 (May 29, 2002), Building 4 land to JAK Development
8. Deed, O.R. Book 4196, Page 1150 (January 28, 2004), Buildings 6 and 7 to Parker Hunters Ridge
9. Deed, O.R. Book 4239, Page 1493 (March 26, 2004), Building 5 to Parker Hunters Ridge
10. Deed, O.R. Book 4361, Page 1490 (June 30, 2004), units 4101 and 4202
11. Deed, O.R. Book 4858, Page 3795 (August 19, 2005), unit 6103, Building 6, Phase 5

Lee County Property Appraiser

12. Lee County Property Appraiser
13. Parcel service, ParcelsWFS query (46 Grand Pines units and the common-element parcel)
14. Road centerline layer, ParcelRoads2 (road distances)
15. Hazards and flood zone map service (wind speed, flood zone)
16. Sale qualification codes from January 1, 2025
17. Title deed transfer code list
18. Field card, common-element parcel, 12612 Fox Ridge Dr (folio 10355436)
19. Field card, 12625 Fox Ridge Dr #1101 (folio 10355437)
20. Field card, 12625 Fox Ridge Dr #1103 (folio 10355439)
21. Field card, 12625 Fox Ridge Dr #1202 (folio 10355441)
22. Field card, 12625 Fox Ridge Dr #1203 (folio 10355442)
23. Field card, 12619 Fox Ridge Dr, Building 2 (folio 10441183)
24. Field card, 12618 Fox Ridge Dr #8101 (folio 10450388)
25. Field card, 12618 Fox Ridge Dr #8201 (folio 10450391)
26. Field card, 12613 Fox Ridge Dr #3102 (folio 10465489)
27. Field card, 12613 Fox Ridge Dr #3201 (folio 10465491)
28. Field card, 12613 Fox Ridge Dr #3202 (folio 10465492)
29. Field card, 12607 Fox Ridge Dr #4102 (folio 10469997)
30. Field card, 12607 Fox Ridge Dr #4103 (folio 10469998)
31. Field card, 12607 Fox Ridge Dr #4201 (folio 10469999)
32. Field card, 12607 Fox Ridge Dr #4202 (folio 10470000)
33. Field card, 12601 Fox Ridge Dr #5101, Building 5 (folio 10470002)
34. Field card, 12600 Fox Ridge Dr, Building 6 (folio 10470006)
35. Field card, 12606 Fox Ridge Dr #7102 (folio 10470013)
36. Field card, 12606 Fox Ridge Dr #7202 (folio 10470016)

State Records: Corporations, Condominiums and Statutes

37. Florida Division of Corporations, Grand Pines Condominium at Hunters Ridge Condominium Association, Inc. (N96000000032)
38. Florida Division of Corporations, Grand Pines association, entity name search
39. Florida Division of Corporations, BBA Development Corp. (L58907)
40. Florida Division of Corporations, Parker Hunters Ridge, LLC (L03000033625)
41. Florida Division of Corporations, Hunters Ridge Community Association, Inc. (N26528)
42. Florida Division of Corporations, Pheasant Hollow Condominium Association (N04000007252)
43. Florida Division of Corporations, Lynx Pass Condominium Association (N04000007253)
44. Florida DBPR licensee search, Division of Florida Condominiums (projects PR1P023692 and PR70063)
45. Florida Statutes Chapter 718, the Condominium Act
46. Florida Statute 718.111, association insurance
47. Florida Statute 718.112, budgets, reserves and structural integrity reserve studies
48. Florida Statute 718.116, assessments and estoppel certificates
49. Florida Statute 718.503, resale disclosure
50. Florida Statute 553.899, milestone inspections
51. Florida Statute 720.30851, homeowners’ association estoppel certificates
52. Florida Statute 720.401, prospective purchaser disclosure summary
53. Florida Statute 760.29, housing for older persons
54. Florida Statute 689.302, seller flood disclosure
55. Florida Senate, SB 808 bill analysis (building code date, roof-age law)
56. Florida Office of Insurance Regulation, wind mitigation form OIR-B1-1802
57. Citizens Property Insurance, flood insurance requirement
58. My Safe Florida Home program
59. My Safe Florida Home, grant application page

Hunters Ridge Community Association Documents

60. 2026 Membership Program and Fees
61. 2026 Approved Budgets and reserve schedule
62. Grand Pines Condo Docs (84-page scan with the 2013 restated master declaration)
63. Documents page
64. Third Amended Master Declaration, Lee Clerk Instrument 2025000196558
65. Rules and Regulations
66. Lease Application Packet
67. Treasurer’s letter on the Community Center assessment
68. Request for Architectural Change form
69. ARB Paint Policy and Exterior Change Policy
70. Mailbox standards
71. Sign and Open House Policy
72. Golf page (season guest rate)
73. Administration and staff page (on-site real estate office)
74. City courtesy notice, monopole case PD25-124697-BOS
75. Cell tower presentation
76. Pheasant Hollow condominium documents
77. Lynx Pass condominium documents

City of Bonita Springs and Lee County

78. City of Bonita Springs, EnerGov public permit search
79. City of Bonita Springs, FEMA Community Rating System notice
80. City of Bonita Springs, Hurricane Ian Progress Report
81. Lee County, Find My Evacuation Zone lookup
82. Lee County Administrative Amendment ADD2005-00120, Bernwood Park of Commerce
83. Lee County Tax Collector
84. Lee County Parks, Bonita Beach Park
85. Bonita Springs Utilities

Federal Flood, Storm and Tax Records

86. FEMA National Flood Hazard Layer map service
87. FEMA Map Service Center, City of Bonita Springs products
88. FEMA Community Rating System
89. NOAA National Weather Service, Imperial River gauge near Bonita Springs
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
91. Internal Revenue Service, Publication 523, Selling Your Home

Schools, Transportation, Healthcare and News

92. School District of Lee County, school zones
93. School District of Lee County, high school transportation optimization
94. Florida Department of Education, 2025-26 school grades
95. Bonita Springs High School profile
96. Bonita Springs Elementary
97. Pinewoods Elementary
98. Three Oaks Middle
99. Estero High
100. FDOT District One, I-75 project FPID 452544-1
101. WGCU, I-75 express lanes project to begin this fall, September 20, 2026
102. OSRM routing engine (drive times)
103. Lee County Port Authority, Southwest Florida International Airport
104. NCH North Hospital
105. Lee Health, Coconut Point emergency department
106. Lee Health, Gulf Coast Medical Center
107. Lee Health, Bonita Community Health Center

Southwest Florida MLS figures are not used on this page; the MLS pull for this edition is pending, and the Lee County qualified-deed record is the sales source for every figure.

Downloadable Documents

The official documents below are recorded with the Lee County Clerk or published by the Hunters Ridge Community Association and the state. They are the documents we read for this page, and the ones a Grand Pines buyer or seller should read before signing. Each link opens the issuing authority’s own copy.

The Grand Pines association’s budget, reserve schedule and any later amendments or restatement of the Declaration are not posted online; they come with the condominium documents package at a sale, and recorded amendments can be requested from the Lee County Clerk.

Market data from Southwest Florida MLS, pulled: not in this edition (MLS pull pending). Sales figures are Lee County Property Appraiser recorded sales, read September 2026 for windows ending September 24, 2026. McGreevy and Comisar, Best Realtor for Grand Pines. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.