Hunters Ridge - Villas

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

McGreevy and Comisar wrote this guide for Hunters Ridge villa owners who are thinking about selling, and for buyers who want the whole public record on a villa before they write an offer. Hunters Ridge Villas is a 206-home section of attached, one-story villas inside the master-planned community of Hunters Ridge in Bonita Springs, Florida. The villas are the middle rung of Hunters Ridge housing: fee-simple homes on their own lots, cheaper than the community’s single-family houses, with the master association insuring and re-roofing the building shells through a separate villa fee. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008.

The 206 villas sit in two groups that the county and the association treat differently. The 134 South villas, recorded by the Lee County Property Appraiser as the subdivision HUNTERS RIDGE VILLAS, were built from 1988 to 1995 on Maiden Cane Lane, Marsh Elder Court, Glen Hollow Drive, Wild Coffee Court, Hunters Court and Hunters Ridge Drive. The 72 North villas, platted as Hunters Ridge North Unit Two, were built from 1998 to 2005 as paired villas on Fox Ridge Drive and F B Fowler Court. Both groups pay a villa fee on top of the community’s club dues, and this page treats both groups in full.

This guide is built from the public record: all 206 Lee County Property Appraiser field cards and 858 recorded transfers, the recorded plats and deeds at the Lee County Clerk, the Third Amended Master Declaration recorded July 22, 2025, the association’s public 2021 to 2026 budgets and reserve schedules, its board minutes from 2017 to August 2026, 497 City of Bonita Springs permit records on villa addresses, and FEMA’s flood map. Where the record stops, we say so and name the document that would answer the question.

Why McGreevy and Comisar Are the Best Realtor for Hunters Ridge Villas

McGreevy and Comisar are the best realtor for Hunters Ridge Villas because the case rests 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 villa market read built from every qualified villa deed, both villa budgets, the roof and insurance history, and the recorded plats.

If you’re searching for the best realtor for Hunters Ridge Villas in Hunters Ridge, Bonita Springs, whether you’re ready to sell your Hunters Ridge villa 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 the villas for a specific reason. A South villa and a North villa are two different products with two different fee lines, two different roof histories and two different price bands, and the county record shows it: the 12 South villas that sold in the last 12 months had a median of $336,250, while the North villas’ median over 24 months is $450,000. A listing agent who prices a villa off a Hunters Ridge average, or off the wrong half of the villa section, is guessing.

Recent Hunters Ridge Villas track record (last 12 months): In the last 12 months the Hunters Ridge villas have seen 19 resales in the Lee County qualified-deed record (September 25, 2025 to September 24, 2026), at a median of $372,800, a range of $200,000 to $480,000 and $253.35 median per heated square foot; the highest was $480,000, on Fox Ridge Drive in April 2026. This edition does not state a sale-to-list ratio, days on market or a represented-sale count, because those come from the Southwest Florida MLS and the MLS pull is not part of this edition; we tracked every qualified villa 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

Before you choose an agent, compare us with every other team on the public record in our comparison of the best real estate agents in Bonita Springs, which scores agents on license dates, Google reviews and production.

Selling your Hunters Ridge villa? Get a free home valuation at our free home valuation page or call Jesse direct at (239) 898-6072. Or read how we sell a Hunters Ridge Villas home.

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

What We Checked Ourselves for This Villa Guide

We did not copy another website’s summary of the Hunters Ridge villas. We tracked every one of the 206 villa parcels in the Lee County Property Appraiser’s parcel service, read the field card for each of them, and parsed all 858 recorded transfers on those cards back to 1988. We tracked the 610 transfers the county coded as qualified, arm’s-length sales of a finished villa, and set aside the 248 it did not. We counted the buildings two ways, from the “units in building” field on every card and from the shared lot lines on the county’s parcel map, and both methods gave the same answer: 80 buildings, 44 in the South section and 36 in the North. We read the villa pages of every public association budget from 2021 to 2026, the board minutes that record the North roof assessment of 2017 and the South roof reserve ballots of 2021 to 2025, and the recorded deeds that name the builders. That work settled two open questions: the South section does include four-unit buildings (15 of them), and the county subdivision reference for the South villas points to a 1989 construction mortgage, not a plat or zoning instrument.

Key Takeaways

Hunters Ridge Villas, in ten facts: the ten points below are the ones owners and buyers ask us about first, from how the villas are owned to what the roofs and fees look like in 2026 and what the last 12 months of recorded sales show. Each one is sourced in the section that covers it.

• Hunters Ridge has 206 villas in 80 one-story buildings: 134 South villas in 44 buildings (15 four-unit, 16 three-unit and 13 two-unit) and 72 North villas in 36 duplexes.
• Each villa is a fee-simple lot, not a condominium unit. There is no separate villa association; the Hunters Ridge Community Association runs the villas through a South Villas budget and a North Villas budget.
• The 2026 quarterly villa fee is $1,878.19 for a South villa and $1,950.93 for a North villa in the approved budget (the fee sheet rounds to $1,878.20 and $1,950.95), on top of $4,775 in social dues that every home pays.
• The association insures the 80 villa buildings’ exterior shell, the concrete block walls and roof structure, under one policy; owners insure the interior, the windows, the lanai and any pool.
• All 72 North villas were re-roofed tile to tile in 2017 under city permits, paid for by a $12,500 per-villa special assessment approved in January 2017.
• No South villa building shows a whole-roof replacement in the city’s permit records since 2008. The association’s 2024 roof evaluation put the South roofs’ remaining life at twelve years, and its South Villa Committee warned of special assessments of $15,000 to over $20,000 per unit unless reserves are fully funded.
• In the 12 months to September 24, 2026, 19 villas sold in qualified county-recorded sales at a median of $372,800 ($200,000 to $480,000), all resales.
• South villas: 12 sales in 12 months at a $336,250 median. North villas: 10 sales in 24 months at a $450,000 median.
• Every villa parcel sits in FEMA Zone X (minimal flood hazard) and Lee County evacuation Zone C, and 168 of the 206 villas were built in 2001 or earlier, before the statewide Florida Building Code.
• Golf is not bundled with a villa. Every villa carries at least a Social membership; golf rides only with a villa that already holds a Golf or Charter membership, or costs a $50,000 upgrade.

Table of Contents

Hunters Ridge Villas, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee build-up to the roof program, the insurance split, the comparison with Grand Pines coach homes, the seller section and the sources behind every figure.

What Is Living in a Hunters Ridge Villa Like as a Homebuyer?

Hunters Ridge Villas Market Snapshot: What Do the Villas Sell For?

How Did the Hunters Ridge Villas Come to Be?

What Is a Hunters Ridge Villa? The Homes, Building by Building

What Comes With a Hunters Ridge Villa? Amenities and Club Membership

What Are the HOA Fees for Hunters Ridge Villas?

What Does a Hunters Ridge Villa Really Cost to Own Each Year?

Who Pays for the Roof on a Hunters Ridge Villa?

Who Insures a Hunters Ridge Villa?

What Do the Declaration, Party-Wall and Architectural Rules Say for Villa Owners?

Is Hunters Ridge Villas a 55+ Community?

Can You Rent Out a Hunters Ridge Villa?

What Are the Pet Rules for Hunters Ridge Villas?

How Storm-Ready Are the Hunters Ridge Villas?

Which Schools Serve the Hunters Ridge Villas?

What Do City Permits Show for Hunters Ridge Villas?

What Is Around the Hunters Ridge Villas? Zoning and Nearby Plans

Daily Logistics for Hunters Ridge Villa Owners

How Do the Hunters Ridge Villas Compare With Other Hunters Ridge Homes?

Hunters Ridge Villa vs Grand Pines Coach Home: Which Should You Buy?

Honest Pros and Cons of Owning a Hunters Ridge Villa

Thinking of Selling Your Hunters Ridge Villa Home? List With the #1 Team in Southwest Florida Since 2012

Your Local Real Estate Experts

Frequently Asked Questions About Hunters Ridge Villas, Buyer Edition

Frequently Asked Questions About Hunters Ridge Villas, Seller Edition

Sources and Authoritative References

Downloadable Documents

What Is Living in a Hunters Ridge Villa Like as a Homebuyer?

Living in a Hunters Ridge villa means a one-story, garage-attached home sharing one or more walls with a neighbor, inside a gated golf and country club community, where the master association mows the lawn, insures the building shell and saves for the roof, and where the clubhouse is under two-thirds of a mile away by road.

What a Hunters Ridge Villa Is

A Hunters Ridge villa is an attached, single-story home on its own platted or surveyed lot, owned in fee simple and conveyed by warranty deed. The Third Amended Master Declaration defines a “Lot”, “Site” or “Unit” as “any parcel of land including a platted lot, villa/town home, site or condominium unit containing one residential dwelling unit,” and its recitals describe Hunters Ridge as “single family, villa and condominium residences on platted lots” (Third Amended Master Declaration, recorded July 22, 2025). On the Lee County Property Appraiser’s roll, all 206 villa parcels carry Florida Department of Revenue use code 01, single-family residential, not code 04, condominium (LeePA parcel service). The county’s improvement codes describe 132 South villas as “Multi-family, Town House” and the other 74 villas as “Attached Villa,” but the ownership is the same: you own the lot and the house on it.

The South Villas and the North Villas

The two villa groups are a decade apart. The South villas were among the first homes in Hunters Ridge, begun in 1988 in tracts of the original Plat Book 41 and a later replat in Plat Book 44. The North villas came later, on a 1998 replat, Hunters Ridge North Unit Two in Plat Book 61, Pages 44 to 49 (Lee Clerk plat image). The South villas come in two-, three- and four-unit buildings; every North building is a duplex, platted as A and B half-lots such as 11A and 11B. The North villas are larger, newer, and carry a slightly higher fee and a newer roof. The association’s own documents call the Fox Ridge Drive villas “Egret Landing” and the F B Fowler Court villas “Fox Run.”

Who Buys a Hunters Ridge Villa?

A typical South villa has two bedrooms, two baths and about 1,430 heated square feet; a typical North villa has two or three bedrooms, two baths and about 1,700. That profile suits three buyers above all: seasonal owners who want to lock the door and leave, because the association handles the landscaping and the exterior shell; retirees moving down from a larger single-family home who still want a garage and a private entrance; and golfers who want the lowest-cost way into a Hunters Ridge membership. The Census block group that contains the clubhouse has a median age of 74.2 in the ACS 2024 five-year estimates, with the caveat that the block group is larger than Hunters Ridge.

A Day in a Hunters Ridge Villa

A villa morning can start with a one- or two-minute drive or a short cart ride to the clubhouse at 12500 Hunters Ridge Drive for coffee, a fitness class in the new Community Center or a tee time. Every villa is under two-thirds of a mile by road from the association office at 28400 Hunters Ridge Boulevard. Lawn mowing, shrub trimming and irrigation repairs are the association’s job under the villa budgets, so a villa owner’s outdoor work stops at the lanai and the pool, if the villa has one. In the evening, the Grill Room, the pool bar called The Ridge and the courts are a few minutes away, and Bonita Beach Park is about 14 minutes west without traffic.

Is This the Same as The Villas at Hunters Ridge Elsewhere in Florida?

No. Search engines mix up several Florida communities with Hunters Ridge in the name, including villa communities in New Port Richey and Ormond Beach. The Hunters Ridge villas on this page are in the City of Bonita Springs, Lee County, ZIP 34135, on the south side of Bonita Beach Road just east of Interstate 75, and every figure here comes from Lee County records for the 206 villa parcels. An unrelated Hunters Ridge in Jacksonville also uses a similar homeowners association web address, so ignore contact details from it.

What the Villa Fee Changes About Your Week

The practical difference between a villa and a Hunters Ridge single-family home is what you no longer manage. The association’s villa budgets pay the landscaping contract, landscape debris removal, sprinkler repair, building insurance on the shell and reserves for exterior painting and roof replacement (2026 Approved Budgets). What stays yours: the interior, the air conditioning, the windows, the gutters, the driveway and sidewalk, the lanai and any pool. That division is written into Article V of the declaration and is the single most important thing to understand before you price or buy a villa.

Thinking about selling? See what your Hunters Ridge villa 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.

Hunters Ridge Villas Market Snapshot: What Do the Villas Sell For?

Data updated: September 2026. Hunters Ridge villas recorded 19 qualified sales in the 12 months to September 24, 2026, at a median of $372,800, a range of $200,000 to $480,000 and $253.35 per heated square foot, all resales. South villas sold at a $336,250 median across 12 sales; North villas at $450,000 across 10 sales in 24 months.

How We Built These Numbers

Every figure in this section comes from the Lee County Property Appraiser’s field cards for the 206 villa folios, read on September 26, 2026, with windows measured to September 24, 2026 (sample field card). We counted only sales the county coded as qualified, arm’s-length sales of an improved villa: override codes 01 and 02 for sales from 2009, and codes 06 and 09 for earlier sales, under the county’s transfer code list and the Department of Revenue’s 2025 qualification codes. In the 36-month window only one villa transfer was excluded, a $150,000 sale on Maiden Cane Lane in October 2023 coded 11. The medians follow a stated convention: with an even count, the median is the mean of the middle pair, and we show both values. Price per square foot is per heated square foot as the county records it, which excludes the garage, lanai and screened areas, and we report the median of each sale’s own ratio. We use the first window that holds ten or more sales and name the window beside every figure.

What This Edition Does Not Measure

This edition carries no Southwest Florida MLS figures: no days on market, no sale-to-list ratio and no active-listing count. Those numbers come from the MLS, which is not part of this edition; when they are added, they will carry their own pull date. County records also lag: the Property Appraiser’s keying can run several weeks behind the recording date, so a late-summer closing may not yet appear.

All 19 Qualified Villa Sales in the Last 12 Months

Nineteen sales is an odd count, so the $372,800 median is a single observed sale, the December 2025 sale on F B Fowler Court. Dollar volume across the 19 was $6,948,300: $4,005,500 in the South section and $2,942,800 in the North.

South Villas: 12 Sales in 12 Months

The 12 South villa sales in the 12 months to September 24, 2026 had a median of $336,250, the mean of the middle pair, $335,000 and $337,500. They ranged from $200,000 to $426,500, with a median of $244.43 per heated square foot (the mean of the middle pair, $237.17 and $251.68). Twelve sales is the first window with ten or more South sales, so this is the South figure we lead with. Every one of the 12 was a resale of a villa built from 1989 to 1994.

North Villas: 7 Sales in 12 Months, 10 in 24 Months

The North section recorded seven qualified sales in the last 12 months, too few for a median, so they are the seven North rows in the table above: $450,000, $372,800, $305,000, $450,000, $450,000, $480,000 and $435,000. The first window with ten or more North sales is 24 months, September 25, 2024 to September 24, 2026: ten sales, a median of $450,000 (the middle pair is $450,000 and $450,000), a range of $305,000 to $500,000 and a median of $259.30 per heated square foot. The three North sales in that window that predate the 12-month list were $430,000 on F B Fowler Court (November 2024), $500,000 on Fox Ridge Drive (February 2025) and $469,000 on F B Fowler Court (March 2025).

Longer Windows: 24, 36 and 60 Months

The 36-month all-villa median of $399,950 is the mean of the middle pair, $399,900 and $400,000. Across 36 months the median price per heated square foot was $268.10 for all villas, $266.79 for the South and $270.43 for the North. The 36-month range ran from $200,000 to $625,000, and the 60-month range to $725,000.

Which Way Are Villa Prices Moving?

The county record points gently down from a 2023 peak. Calendar-year medians for all villas were $410,000 in 2022 (11 sales), $425,000 in 2023 (12), $406,250 in 2024 (20), $386,400 in 2025 (18) and $340,000 in 2026 to September 24 (15). The South section fell from $399,000 in 2024 to $350,000 in 2025 and $335,000 so far in 2026, while the North held at $450,000 in both 2025 and 2026 after $498,750 in 2024. Small annual counts swing hard, so read these as direction, not a forecast. The same period saw the South roof question become a live issue in association letters, and a 2024 fee jump driven by building insurance, both explained below.

Does a Golf-Course Lot Sell for More?

On the county’s own valuation lines, yes, by a clear margin, but with a caution. The Property Appraiser writes a “SFR GOLF” land line on 120 of the 206 villa cards. In the last 12 months, the eight sales on golf-line cards had a median of $417,500 against $315,000 for the eleven without. Over 36 months, South golf-line villas sold at a median of $387,637.50 (18 sales) against $334,000 (21 sales) for the rest of the South. Those are appraisal classifications, not a view guarantee, and the county’s two golf indicators disagree on 24 villa lots. Walk the lanai before you pay for a view.

Does a Third Bedroom Add Value?

In the North section, not much: over the last 12 months the four two-bedroom North sales had a median of $442,500 and the three three-bedroom sales $450,000. In the South section the three-bedroom plans sold for less than the two-bedroom plans in the same 12 months ($306,000 against $337,500), because the four lowest South sales of the year, $200,000 to $306,000, were all three-bedroom units. On this evidence, condition, updates and the lot move villa prices more than the bedroom count does.

Outliers Worth Knowing

The $200,000 sale on Glen Hollow Drive in June 2026, $134.50 per heated square foot, is the lowest qualified villa sale in 36 months and pulls the South figures down; the county still coded it as an arm’s-length sale. At the top, the highest qualified villa sale on record is $725,000 for a pool villa on F B Fowler Court in July 2023, followed by $625,000 for a pool villa on Fox Ridge Drive in January 2024 and $600,000 on F B Fowler Court in November 2023. All three are North villas, and two of the three have private pools, which only 13 villas have.

Villa Prices by Street, 36 Months

Counts under ten on a street are reference points only. Maiden Cane Lane, the largest South street with 59 villas and 19 golf-coded lots, is the South street where the county record is deepest.

Our Read of the Villa Market

The Hunters Ridge villa market is two markets that share a fee structure. The North villas trade in a steady band around $450,000, supported by 2017 roofs, larger plans and the only private pools in the section. The South villas trade lower and wider, from about $300,000 to $425,000 in normal conditions, and in our reading the age of the buildings and the coming roof program are the likeliest reasons. For a South seller, the documents that explain the roof reserve and the special-assessment outlook are now part of the price conversation; for a North seller, the 2017 roof permit and a current wind-mitigation report are the strongest cards in the listing. Sellers can start with a free Hunters Ridge villa valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.

How Did the Hunters Ridge Villas Come to Be?

The Hunters Ridge villas came to be in two waves: the South villas, built and sold new from 1988 to 1995 by a Naples builder, then by the sellers who took over after a bank foreclosed on it, and finally by the master developer, and the North villas, platted in 1998 by BBA Development Corp. and JAK Development and finished by Parker Hunters Ridge in 2005, according to recorded deeds.

The Declaration and the First Villas, 1988

The original Master Declaration for Hunters Ridge was recorded on July 18, 1988 at Official Records Book 2003, Page 4209, and every South villa’s county legal description still cites it. The first villas went up the same year. A warranty deed dated August 24, 1988 shows Beau Kastle Developers, Inc., of 3000-A Immokalee Road, Naples, selling “Villa 45, being part of Tract D, HUNTERS RIDGE,” a parcel measuring 43.33 by 71.50 feet (Lee Clerk, O.R. 2015, Page 955). The deeds we sampled show Beau Kastle selling new villas through 1988 and 1989, the two years in which 94 of the 134 South homes on the county roll were built, and it was still selling new villas in November 1989 (O.R. 2114, Page 1237).

The Construction Mortgage Behind the County’s Subdivision Reference

The county’s subdivision reference for HUNTERS RIDGE VILLAS points to O.R. 2025, Page 1956. That instrument is not a plat or a zoning document. It is a 1989 Glendale Federal Savings and Loan construction mortgage from Beau Kastle Developers on “Villa 5, being a part of Tract D,” today’s 28892 Marsh Elder Court, for $108,450, with a Planned Unit Development rider naming the PUD “HUNTERS RIDGE” (O.R. 2025, Page 1956). Buyers who see it described elsewhere as a planned development or zoning instrument can set that aside.

The Foreclosure and the Hand-Offs, 1990 to 1995

Glendale Federal foreclosed on Beau Kastle in Lee County Case No. 90-4826CA and took a certificate of title to “Villa 43, being a part of Tract K” on March 12, 1991 (O.R. 2207, Page 4720). Unsold villas then passed through several sellers. Tara Holdings, Inc. sold a Tract K villa on March 15, 1991 (O.R. 2208, Page 3632) and the two Tract L villa lots on Hunters Ridge Drive the next month (O.R. 2215, Page 3587). Galt Realty, Inc. of Fort Myers sold a new Tract K villa in March 1992 (O.R. 2285, Page 3832) and bought two Tract H lots from the master developer that July (O.R. 2315, Page 1085). From 1993 to 1995 the master developer, BBA Development Corp., sold new villas directly, including Villa 15-K in June 1993 (O.R. 2395, Page 2040), Villa 16-H in April 1994 (O.R. 2493, Page 716) and a Tract H unit a 1995 deed calls “Unit 1 Sabal Villas” (O.R. 2577, Page 461). Who physically built the 1993 to 1995 villas that BBA sold is not named in the deeds we read.

Old Names on the South Plats

Two older names turn up in the deeds. Deeds from 1992 and 1994 place Villas 24-H and 25-H at the intersection of Maiden Cane Lane and “Beaudry Court,” the name the Tract H cul-de-sac carried in the recorded legal descriptions; those two villas are today’s 28800 and 28802 Hunters Court, so Beaudry Court appears to be the platted name of today’s Hunters Court. The 1995 deed’s “Sabal Villas” label for a Tract H unit does not appear on the county roll today.

Hunters Ridge North Unit Two, 1998

The North villas sit on Hunters Ridge North, Unit Two, recorded in Plat Book 61, Pages 44 to 49, “a replat of Tracts H, I and J of Hunters Ridge North, Unit One,” dedicated by “BBA Development Corp., a Florida corporation, and JAK Development LLC, a Florida limited liability company” as owners, with sheet dates in April and May 1998 (Lee Clerk plat image). The plat created 36 pairs of A and B half-lots in Blocks E, E1 and F. The association owns the plat’s common tracts, including a 6.181-acre wetland preserve and cypress head the county lists as Tract O (LeePA parcel service).

JAK Development and Parker Hunters Ridge, 1998 to 2005

JAK Development LLC of Naples, whose managing member signed as John F. Soave in 1998 (O.R. 2983, Page 472) and whose sole manager by 2004 was Sable Development Corporation (O.R. 4220, Page 4013), bought at least 43 of the 72 North lots from BBA between 1997 and 2002 and built the 1998 to 2003 villas on Fox Ridge Drive and F B Fowler Court. Parker Hunters Ridge, LLC, the Fort Myers company that also developed the Lynx Pass and Pheasant Hollow coach homes, bought 20 lots in Block F in 2003 and 2004 and sold the 2004 and 2005 villas on F B Fowler Court; a typical first-sale deed conveys “Lot 11A, HUNTERS RIDGE NORTH, UNIT TWO” in October 2004 (O.R. 4488, Page 78). The grantees of the remaining nine North lots were not opened for this edition.

What the First Buyers Paid

The county cards let us follow every villa from its first sale. The 90 identifiable first sales of new South villas, from 1988 to 1995, had a median of $126,850 (the middle pair is $126,800 and $126,900) and ranged from $94,000 to $156,800. The 68 identifiable first sales of new North villas, from 1998 to 2005, had a median of $249,950 and ranged from $154,500 in 1998 to $389,000 in 2005 (sample field card). Some early South cards begin their history years after construction, so a few first sales are missing from those counts.

Hunters Ridge Villas Timeline at a Glance

Thinking of Selling or Buying a Hunters Ridge Villa? Start With Your Section’s Numbers

A Hunters Ridge villa is priced by its section first: 12 South villas sold at a $336,250 median in the last 12 months, while 10 North villas sold at a $450,000 median over 24 months, on the county’s recorded sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Hunters Ridge villa against its own section, its own roof and its own lot. Get your free Hunters Ridge villa 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.

What Is a Hunters Ridge Villa? The Homes, Building by Building

A Hunters Ridge villa is a one-story concrete block and stucco home with a concrete tile roof, a split floor plan, two baths, an attached garage and two or three bedrooms, on a lot little larger than its footprint, in a building of two, three or four villas, according to the Lee County Property Appraiser’s field cards for all 206 homes.

How Many Villas Are in Each Building?

Those 80 buildings and 206 homes match the association’s own count in Declaration §5.03. We reached the South figure two ways: from the “units in building” field on every South card (60 cards say four, 48 say three and 26 say two) and by grouping the county’s parcel polygons along shared walls, which produced exactly 44 buildings.

Construction on the County Cards

Source: all 206 Lee County Property Appraiser field cards, generated September 26, 2026. The cards do not state how many cars a garage holds, the ceiling heights or the builders’ plan names.

The South Villa Floor Plans

The South cards fall into clear size groups, which is how buyers and appraisers compare them. The smallest plans run 1,086 to 1,198 heated square feet, with 18 villas at exactly 1,186; all 29 are two-bedroom, mostly in 1988 to 1991 buildings. The middle group, 1,378 to 1,435 square feet, has 39 villas, all but one with two bedrooms. The largest common plan runs 1,446 to 1,525 square feet (19 villas at 1,487 and 14 at 1,490) and 48 of its 54 villas have three bedrooms. Ten Tract H villas on Maiden Cane Lane, built in 1989 and 1994 to 1995, are larger two-bedroom plans of 1,597 to 1,631 square feet. Two outliers sit at 922 square feet on Wild Coffee Court and 1,854 on Maiden Cane Lane.

The North Villa Floor Plans

Every North villa has between 1,512 and 1,833 heated square feet. Most two-bedroom North plans measure 1,700 to 1,750 square feet and most three-bedroom plans 1,650 to 1,700, so a North two-bedroom often has more heated space than a three-bedroom. Fox Ridge Drive has 26 two-bedroom and 16 three-bedroom villas; F B Fowler Court has 12 and 18.

When Were the Villas Built?

The state’s 2025 roll agrees: the South villas date from 1988 to 1995 with a median of 1989, and the North villas from 1998 to 2005 with a median of 2002 (FDOR statewide cadastral layer).

Which Villas Have Private Pools?

Thirteen villas, all in the North section, carry a private pool on the county cards: eleven on Fox Ridge Drive and two on F B Fowler Court. No South villa has one. Under Declaration §5.03, pools and pool cages are the owner’s to insure and maintain, and any new pool or cage needs Architectural Review Board approval. North owners have added 19 screen enclosures since construction, and South owners have added 23 patios and a number of screened and enclosed porches, all recorded on the cards.

Golf-Course, Lake and Interior Lots

The Property Appraiser’s land-type layer places 99 of the 206 villa lots in a golf-course land neighborhood (42 South, 57 North) and 3 North lots on a lake (LeePA land type layer). By street: Fox Ridge Drive 31 golf, 2 lake and 9 other; F B Fowler Court 26 golf, 1 lake and 3 other; Maiden Cane Lane 19 golf and 40 other; Marsh Elder Court 13 and 13; Glen Hollow Drive 10 and 12; and none of the villas on Wild Coffee Court, Hunters Court or Hunters Ridge Drive. Declaration §9.16 gives the golf course easements over lots next to it for ball recovery, the flight of golf balls and noise, and carries an errant golf ball assumption-of-risk notice (Third Amended Master Declaration).

The Lots Themselves

A South villa lot is essentially the building footprint: the deeds describe parcels of 43.33 by 71.50 feet or 40 by 71.50 feet, and the dividing line runs down “the centerline of an 8” wall dividing unit 1 and unit 2” (O.R. 2577, Page 461). The land around the South buildings is association common area: Tracts C, D, H, K and L, 11.6 acres in all on the county roll. North lots are larger, a median of 4,781 square feet, and include yard space, which is where the 13 pools sit.

What Comes With a Hunters Ridge Villa? Amenities and Club Membership

A Hunters Ridge villa comes with mandatory membership in the Hunters Ridge club at the Social level at minimum, which opens the clubhouse, Community Center, pool, courts and dining; golf rides only with a villa that already holds a Golf or Charter membership, under the recorded Third Amended Master Declaration.

Membership Is Mandatory, and It Runs With the Villa

Every Hunters Ridge home, villas included, must carry a Charter, Golf or Social membership (Declaration §9.03), and the membership type runs with title and passes to the buyer at closing (§9.08) under the Third Amended Master Declaration. Memberships are capped at 562 in total and 420 for golf (§9.04). The practical consequence for a villa buyer: two villas side by side can carry different memberships, and the one with a Golf or Charter membership attached saves you a $50,000 upgrade if you want to play.

What the Social Membership Opens

Social dues of $4,775 a year, required of every villa, cover the clubhouse, the Community Center, the pool, the courts and the dining rooms, per the 2026 Membership Program and Fees sheet. The amenities are the association’s: a 13,500 square foot clubhouse with a Main Dining Room, Grill Room and The Ridge pool bar; a pool with lap lanes and a spa; a Community Center with 24-hour fitness and about 30 classes a week; four tennis courts, eight pickleball courts and four bocce courts (association activity center page; courts page), plus a croquet area (Rules §6.03). Social members may book one round of golf a month in season, with no guests.

Golf Is Not Bundled With a Villa

Golf is not bundled with every villa. A villa that already carries a Golf or Charter membership conveys it to the buyer with no upgrade fee; a Social villa can be upgraded to golf for $50,000 when the golf roster is under its 420 cap, and golf dues are $5,400 plus $351 sales tax on top of Social dues, $10,526 in all, under the 2026 fee sheet and Declaration §9.04 and §9.08. The 18-hole, par 72 Gordon Lewis course has no green fees for golf members (association golf page). Confirm the membership attached to any villa in writing through the association’s estoppel certificate before you sign.

What Is Inside the Villa Area Itself

The villa sections have no pool, clubhouse or gate of their own; the 13 private pools belong to their owners. What the villa area does have is association-maintained landscaping, irrigation and mailbox posts, paid through the villa budgets, and private roads the association repaves on its own schedule. The 2026 reserve schedule carries “Repave Roads South Tract” at $330,000 with 17 years remaining and “Repave Roads North Tract” at $360,500 with 23 years remaining; the North tract’s roads were last repaved the week of January 17, 2022 (2026 Approved Budgets; 2021 board minutes).

Comcast Bulk Service

The villa quarterly fee includes the community’s Comcast bulk agreement, which the fee sheet describes as high-speed fiber internet with a router, an X1 HD whole-home DVR, three X1 companion receivers and a TV package (2026 fee sheet). A villa owner does not need a separate internet contract.

What Are the HOA Fees for Hunters Ridge Villas?

Hunters Ridge villa fees in 2026 are $1,878.19 a quarter for a South villa and $1,950.93 for a North villa in the association’s approved budget, which the fee sheet rounds to $1,878.20 and $1,950.95. That fee pays a common-area share, the villa operating budget and two villa reserves, for painting and for roofs.

What Each Quarterly Villa Fee Pays For

The 2026 budget builds each villa’s quarterly fee from four monthly pieces (2026 Approved Budgets, North Villas and South Villas pages):

The fee sheet describes the villa fee as covering the “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, external insurance and lawn maintenance” (2026 fee sheet). Sewer is billed separately at $61.90 a month.

Why a North Villa Pays $72.74 More

The quarterly gap between a North and a South villa is $72.74 on the budget figures. Two lines explain it: North owners pay $30 a quarter more into the roof reserve ($65 a month against $55, a rate each section’s owners set by ballot), and $42.75 a quarter more in operating cost, mostly because the North landscaping contract costs $1,237.50 per villa a year against $1,113.43 in the South and North landscape debris runs $125 per villa against $67.16. Building insurance is nearly identical per villa: $2,106.94 a year in the North and $2,100.75 in the South, from lines of $151,700 and $281,500 (2026 Approved Budgets). The per-villa figures are our division of the budget lines by 72 and 134 villas.

The 2026 Villa Operating Budgets, Line by Line

How the Villa Fee Has Changed Since 2020

From 2020 to 2026 the South fee rose about 41 percent and the North fee about 38 percent. The association’s 2025 budget is posted as a scan without a text layer, so its figures here come from the 2026 budget’s 2025 column.

The 2024 Jump Was Building Insurance

The one-year jump from 2023 to 2024, about 29 percent in both sections, came from the villa building insurance lines. The villa “Insurance, Buildings” budget rose from $131,500 to $343,345 in the South and from $65,000 to $184,485 in the North (2023 budget; 2024 budget). At its February 20, 2023 meeting, the board heard from its insurance agent that “most property insurance premiums have now more than doubled in cost from the previous year’s premiums” (minutes, February 20, 2023). The lines have since eased to $281,500 and $151,700 in 2026.

Villa Surpluses Since 2024

Premiums came in under budget, and the villa sections have banked the difference. The board approved villa operating reserves from the 2024 surpluses in April 2025 (minutes, April 2, 2025). In March 2026 the minutes record that “the Villas will report another surplus in 2026 once again due to lower than budgeted insurance premiums,” with cumulative restricted operating reserves of $132,280 for the South and $75,132 for the North (minutes, March 18, 2026). In August 2026, “North Villa members elected to move about $38,500 into their roof reserve” (minutes, August 26, 2026).

Which Villa Fees Are Not Published?

The 2027 villa fees are not published yet; the association adopts each year’s budget late in the prior year, and the South and North reserve ballots that set the painting and roof contributions come with it. The 2026 ballot results themselves are not posted as separate documents. Ask the association office, (239) 992-4900, for the current year’s figures and any ballot outcome before you sign.

Thinking about selling? See what your Hunters Ridge villa 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.

What Does a Hunters Ridge Villa Really Cost to Own Each Year?

A Hunters Ridge villa with a Social membership costs about $14,773 a year in 2026 association billing for a South villa and about $15,064 for a North villa, before property taxes, insurance and utilities, using the association’s 2026 fee sheet. A golf membership raises those figures to about $21,124 and $21,415.

Worked Example: South Villa, Social Membership

That is about $1,231 a month, all from the 2026 fee sheet. The fee sheet says the $41 monthly assessment “does not apply to all properties,” so ask the office whether it applies to a specific villa; without it, the South figure is $14,280.60. The two association documents label that charge differently: the fee sheet calls it the renovation of the Main Dining Room and Kitchen areas, while the Treasurer’s letter ties the same $41 a month, ten-year option to the Community Center project, payable instead as a $4,000 lump sum or $74 a month for five years. The dining minimum is spendable credit at the club.

Worked Example: North Villa, Social Membership

That is about $1,255 a month, or $14,571.60 without the $41 assessment (2026 fee sheet).

Worked Example: A Villa With Golf

Where a Golf or Charter membership is already attached to the villa, replace the $4,775 Social line with $10,526 (golf dues of $5,400 plus $351 tax plus Social dues) and add the $50 monthly golf capital plan through January 2027, $600 a year. A South golf villa then runs $21,123.60 a year and a North golf villa $21,414.60. Add $1,704 for a private cart trail fee if you keep your own cart, and a one-time $50,000 upgrade if the villa carries only a Social membership.

One-Time Costs When You Buy

At closing the association collects a $3,000 Resale Capital Assessment, paid by the buyer unless buyer and seller agree otherwise in writing, and a $400 transfer fee (Declaration §4.12(B); 2026 fee sheet). The board may raise the capital assessment by up to 10 percent a year.

Property Taxes on a Villa

Property taxes are not published per villa, and a seller’s bill tells a buyer little, because the seller’s homestead exemption and Save Our Homes cap do not carry over. Look up the specific parcel on the Lee County Property Appraiser site for its assessed value and exemptions, and read the actual bill on the Lee County Tax Collector site. Hunters Ridge has no community development district, so no CDD line appears on a villa tax bill (FloridaCommerce Official List of Special Districts).

What the Villa Premium Buys

Compared with a Hunters Ridge single-family home, whose 2026 quarterly fee is $582, a villa pays about $1,296 to $1,369 more a quarter. That premium buys the landscaping and irrigation, the building insurance on the exterior shell, and the painting and roof reserves. A single-family owner pays those costs directly, on their own schedule; a villa owner pays them together, on the section’s schedule.

Who Pays for the Roof on a Hunters Ridge Villa?

Hunters Ridge villa roofs are replaced by the association through villa roof reserves that owners fund in their quarterly fee and vote on each year, with a special assessment if the reserve falls short. The North villas’ roofs were replaced in 2017; the South villas’ roofs are the next large project, estimated for the mid-2030s.

What the Declaration Says About Villa Roofs

The declaration itself makes villa owners responsible for their villas, “including but not limited to gutters, sidewalks, driveways and patios” (§5.04), and lets the board step in on roofs, paint and party walls if an owner does not (§4.11), under the Third Amended Master Declaration. In practice the association replaces villa roofs and repaints villa exteriors section by section, funded by the villa reserves that owners vote on each year. The minutes put it plainly: “Villa owners were reminded again that reserve funds are voted upon annually” (2021 board minutes). Gutters remain the owner’s: “it is the responsibility of unit owners to install gutters on villas and homes and to maintain the gutters” (2018 board minutes).

The North Villas’ 2017 Roofs

On January 11, 2017, the North Villa Committee chair told the board “that in order to fund roof replacement as well as painting FB Fowler Ct in 2017 and Egret Landing in 2020, an assessment of $12,500 per villa will be required.” North villa owners had approved it at a special meeting on January 9, 2017, payable in one sum on February 27 or in installments of 30, 50 and 20 percent through August 1, 2017, and the board gave final approval on January 27, specifying “roof replacement by Atlantis Roofing” (2017 board minutes). The City of Bonita Springs permit portal confirms the work: one roof permit on each of the 72 North villa addresses, issued from February 9 to July 5, 2017, every one finaled, with descriptions of a tear-off and a tile-to-tile re-roof (City of Bonita Springs permit portal).

The North Roof Reserve Now

With new roofs in place, the North reserve is rebuilding for the next cycle. The 2026 reserve schedule carries the North villa roofs at $1,739,000, a 30-year life and 22 years remaining, with $339,164 in the North roof reserve on September 30, 2025, about $4,711 per villa (2026 Approved Budgets, reserve funding schedule). The North roof contribution has moved with the ballots: $35 a month in 2018, $30 in 2021, $45 and then $55 in 2022 and 2023, $60 in 2025 and $65 in 2026, and North owners added about $38,500 from surplus in August 2026.

The South Villas’ Roofs

No South villa building shows a whole-roof replacement in the City of Bonita Springs permit portal, whose records begin in 2008; the only South roof permits are two flat-roof recovers, a skylight and a composite roof over an acrylic room. When the South roofs were last replaced is not in any document we found. The reserve schedule’s 25-year life with 9 to 12 years remaining in the 2021 to 2026 budgets is consistent with roofs installed in the mid to late 2000s, but no record states the year.

What the South Villa Committee Has Told Owners

The South roof reserve was only $10 a month per villa from 2016 to 2018 and $20 in 2021. At the December 8, 2021 meeting, the association’s attorney, general manager and board “explained the need for a significant increase in South Villa member roof reserve contributions,” and put two options to owners: full funding of $196 a month or 50 percent funding of $98 (2021 board minutes). The budgets show the South contribution at $50 a month from 2022 to 2025 and $55 in 2026.

The South Villa Committee’s letter with the 2024 ballot said “our roofs have ten years remaining life with a replacement cost of $30,000 per unit,” that “$4,020,000 will be required on 1/1/2034,” and that the partial $50 option “could result in a Special Assessment of $20,536 per unit on 1/1/34” (minutes, September 15, 2023). The letter with the 2025 ballot updated the date: “A roof evaluation was done in January 2024 estimating a twelve-year remaining life,” with “$4,050,000 … required on 1/1/2036 to Fully Fund the reserve,” or $180 a month per villa, adding that “selection of any of the less than fully funded options will result in special assessments ranging from a low of $15,000 to over $20,000” and urging owners “to have some plan in place to pay the special assessment when it comes due” (minutes, October 23, 2024).

The South Roof Reserve in Numbers

The South roof line in the reserve schedule has climbed from $3,485,000 in 2021 to $4,221,000 in 2026 (2021 budget; 2026 budget). Our own arithmetic, for illustration only: at today’s $31,500 per villa, a $4,879 balance and $55 a month for nine more years ($5,940), a South villa would still be roughly $20,700 short per villa before interest and cost increases, which is in line with the committee’s own range. The actual figure depends on future ballots, investment returns, the bid price and the timing the board sets.

Exterior Painting: North Done, South Scheduled for 2027

The 2017 North assessment also paid for repainting F B Fowler Court in 2017 and Egret Landing, the Fox Ridge Drive villas, in 2020. For the South, the committee’s letters say “painting is the main expense of this fund and is currently scheduled for 2027,” with $430,000 needed by January 1, 2027 in the 2024 letter; the South exterior reserve held $268,777 on September 30, 2025, and the 2026 reserve summary plans $250,000 of South villa spending and $81,300 North (minutes, October 23, 2024; 2026 Approved Budgets). The 2023 letter adds a rule worth knowing: “Before large projects such as painting or roof replacement can start all required funds must be on hand. If funding is not on hand all residents will receive a Special Assessment.” The painting contract, its cost and any painting assessment are not published.

What a Roof Assessment Means When You Sell

Florida law requires a seller in a homeowners association to give the buyer the association disclosure summary, and the association’s estoppel certificate shows any assessment levied and unpaid (Section 720.401; Section 720.30851). A South roof assessment that has not yet been levied will not appear on an estoppel, but the committee letters are public, and buyers and their agents read them. Who pays an assessment levied during a contract is a negotiated term; settle it in the offer.

Who Insures a Hunters Ridge Villa?

Hunters Ridge villas are insured in two layers: the association insures all 80 villa buildings’ exterior shell, the concrete block walls and roof structure, under one policy, and each owner insures the interior, the windows, the lanai, any pool and their own liability, under Declaration §5.03 of the recorded master declaration.

What the Association’s Policy Covers

Declaration §5.03 says: “The Association obtains property insurance for all eighty (80) villa buildings (206 total villa units) annually. This property insurance covers the basic exterior portions of each building such as the exterior concrete block walls and roof structure systems” (Third Amended Master Declaration). The cost is inside the villa fee: about $2,100 per villa a year in the 2026 budgets. “Screen only enclosures, other than pool enclosures, will be insured by the Association.”

What the Owner Must Insure

The same section lists what the association’s policy leaves out: “all floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning/heating equipment, water heaters, water filtration systems, plumbing fixtures, built-in cabinets and counter tops, windows, window treatments … and all air conditioning compressors that service only an individual villa unit.” It adds that “lanai improvements including roof, walls, and all interior improvements are the responsibility of the villa owner,” and “swimming pools and pool screen enclosures, and liability for pools, shall be the sole responsibility of the villa unit owner to insure.” Note the word windows: on a Hunters Ridge villa, the windows sit on the owner’s side of the line.

The 5 Percent Windstorm Deductible

The Rules and Regulations the board approved on May 8, 2024 contain a villa insurance section, §29, stating: “Each building has a five percent (5%) deductible for windstorm, hail, or hurricane damage. Each building also has a ten thousand dollar ($10,000) deductible on each building for all other perils, such as fire. If a building is damaged all 206 villa owners are responsible to provide the deductible amount for its repair. HRCA currently has NO reserves established for the villa property insurance deductibles” (minutes, May 8, 2024, with approved Rules attached). The same rule says the buildings were recently appraised and insured at 100 percent of appraised value. The appraised building values are not published, so the dollar size of a 5 percent deductible cannot be computed here. Earlier budgets carried a $20,000 “Villa Insurance Deductible” reserve line; the 2026 reserve schedule has none.

A Discrepancy to Check

The Rules and Regulations posted on the association’s documents page today, a 25-page file created May 22, 2026, run to §29 on security gate access and do not contain the villa insurance section (posted Rules and Regulations). Whether the villa insurance text was dropped, renumbered or never carried into the posted version is not published. Buyers should ask the association office for the current master policy’s declarations page and deductible.

Special Assessments for Uninsured Damage

Declaration §4.04 lets the board “levy special assessments upon each villa owner to recover the uninsured cost of reconstruction of villa exteriors destroyed or damaged as a result of any cause, including but not limited to fire, wind, storm, flood or tornado,” so long as the association insures all villa exteriors under one policy. Section 6.01 requires a damaged villa’s repair to begin within 90 days and finish within 12 months, “structurally compatible with any adjoining improvements which share a party wall” (Third Amended Master Declaration).

Which Policy Form Should a Villa Owner Carry?

That is a question for a licensed Florida insurance agent, and we will not answer it for a specific villa. For context, the association’s general manager told owners after Hurricane Irma that “those covered with an HO-6 policy, as most villas and coach homes have as coverage,” would see a minimum reimbursement after their deductible (2017 board minutes), a general statement, not a policy guarantee. Give your agent Declaration §5.03 so the policy picks up exactly where the association’s stops, including the windows, and ask how loss assessment coverage would respond to a share of a 5 percent building deductible.

The Wind-Mitigation Form and the Villas

Florida’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, asks whether a home was built to the Florida Building Code and whether the roof covering was permitted on or after March 1, 2002. By the county cards, 168 of the 206 villas (all 134 South villas and 34 North villas) were built in 2001 or earlier, 8 North villas in 2002 and 30 from 2003 to 2005. Because all 72 North roofs were replaced under 2017 permits, every North villa has a post-2002 roof permit to show an inspector. South villas have no whole-roof permit in the city’s records since 2008.

Citizens and the 2027 Flood Requirement

Citizens Property Insurance requires flood coverage on most new and renewing personal residential policies with wind coverage by January 1, 2027, including homes outside the special flood hazard area, and exempts “condominium unit-owner policies” (Citizens flood page). A Hunters Ridge villa is a fee-simple home, not a condominium, so do not assume the condominium exemption describes your policy; ask your agent which form your villa is written on and whether the requirement reaches it.

My Safe Florida Home

The state’s My Safe Florida Home program offers free wind-mitigation inspections and grants of up to $10,000 for approved upgrades. On a villa, opening protection is the owner’s own project, and any exterior change still needs Architectural Review Board approval.

Thinking about selling? See what your Hunters Ridge villa 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.

What Do the Declaration, Party-Wall and Architectural Rules Say for Villa Owners?

Hunters Ridge villa owners live under Article V of the recorded Third Amended Master Declaration, which covers party walls, the water shut-off rule, the association’s building insurance and owner maintenance, plus the community-wide architectural review, parking and garage rules that apply to every Hunters Ridge home.

Party Walls, Section 5.01

“Each wall which is built as part of the original construction of any villa residence upon any Site and placed on the dividing boundary line between villa residences shall constitute a party wall,” and “the general rules of law regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto” (Third Amended Master Declaration §5.01). After association insurance proceeds are applied, the cost of repairing a party wall “shall be shared by the Owners who make use of the wall in proportion to such use,” and an owner whose negligence exposes the wall to the elements bears the whole cost of protecting it. The right to contribution “shall be appurtenant to the land and shall pass to such Owner’s successors in title,” so it transfers with the villa.

The 72-Hour Water Shut-Off Rule, Section 5.02

“Any owner absent from his or her villa for more than seventy-two (72) hours shall close the main water shut-off valve to the villa (not irrigation) prior to departure” (§5.02). In a building where a leak can reach a neighbor through a shared wall, this is the rule seasonal owners most need to build into their departure routine. Buyers should ask where the valve is at the walk-through.

Owner Maintenance, Section 5.04 and Section 4.11

“Other than as provided for herein villa owners are responsible for the maintenance, repair and replacement of their villa including but not limited to gutters, sidewalks, driveways and patios” (§5.04). Section 4.11 lets the board step in if an owner fails to maintain the exterior, including “painting, cleaning and repair of roof, gutters, downspouts, exterior building surfaces,” after 30 days’ written notice, and charge the cost to the site (Third Amended Master Declaration).

Architectural Review for Any Exterior Change

Any exterior change needs written Architectural Review Board approval before work starts, “including but not limited to changes made in exterior colors of any site/residence done by way of painting” (§6.02). The association’s ARB Paint Policy and Exterior Change Policy, dated June 28, 2023, lists “doors, windows, light fixtures, shutters, gutters, exterior painting, roofs, pavers, screen enclosures, pool cages, solar panels and permanent landscaping.” The board meets monthly and the ARB on the third Monday; requests go in on the Request for Architectural Change form. The policy says to submit roofing requests at least 14 days before the ARB meeting, while the form itself says 7 days; follow the longer one.

Paint Colors

The community’s “Paint Color Coordinated Palette” was “approved by the membership of Hunters Ridge in May 2017,” developed with GMA Architects, and offers 28 combinations of one base and two trim colors by Sherwin-Williams number; “only satin or flat finish paint is allowed for base” (approved palette). A variance goes through GMA review with a $150 fee. On a villa, the association repaints the building exterior on the section’s schedule, so an owner’s own paint project is usually limited to doors and trim approved by the ARB.

Roofing Work and Hurricane Shutters

For any roof work an owner does commission, the policy requires a local licensed and insured contractor, a tile sample with the request, a dumpster, and no tile purchase until final approval; roofers without an approved form are turned away at the gate, and “painting any roof is strongly discouraged” (ARB policy). Hurricane protection needs ARB approval, and shutters left up while an owner is away “must be either clear (lexan) or be painted the same exterior body or trim color of the home” (Rules and Regulations §24).

Garages, Parking and Trash

“No automobile garage shall be permanently enclosed or converted to other use,” and garage doors stay closed except in use (Declaration §7.12). “No vehicle may be parked in the streets at any time, except for deliveries or property maintenance” (§7.21). The Rules add that parking on the roadway, a lawn or a vacant lot is not allowed, that “no covered vehicles are allowed outside of the garage,” and that campers and boats may not sit in driveways (Rules §17.05, §17.07, §17.08). Trash containers may sit in the driveway only for pickup (§7.13). Because every villa has only its own garage and driveway, a two-car household should measure both before buying.

Signs and Mailboxes

No sign larger than 6 by 12 inches may be displayed, for-sale signs included, unless the board authorizes it under its policy (Declaration §7.09; Sign and Open House Policy). Villa mailboxes sit on individual posts; “the Hunters Ridge Community Association replaces each mailbox in the community,” while members maintain them (Mailbox Standards).

Is Hunters Ridge Villas a 55+ Community?

Hunters Ridge Villas is not a 55+ community under the documents we reviewed: no age restriction appears in the Third Amended Master Declaration, and Declaration §9.07 extends each membership to children under 21. Residents do skew older, with a median age of 74.2 in the Census block group that holds the clubhouse.

What That Means for Buyers and Sellers

With no Housing for Older Persons Act restriction, a villa can be sold to a buyer of any age, which keeps the buyer pool as wide as it can be. Read §7 of the Third Amended Master Declaration, the use restrictions, and confirm with the association before relying on this for a specific purchase. The resident profile, retirement-age and seasonal, comes from the ACS 2024 five-year estimates; the block group is larger than Hunters Ridge and its margins of error are not published here.

Can You Rent Out a Hunters Ridge Villa?

Hunters Ridge villas can be rented, under the master declaration’s tight rules: a 30-day minimum, no more than three leases a year, a one-year maximum renewable once, board approval before move-in, and the owner gives up amenity use while the villa is leased. There is no separate villa-level leasing rule.

The Leasing Rules in Full

No lease may be shorter than 30 consecutive days or one full month, no property may be leased more than three times a year, and nothing may be advertised for a shorter term (§7.26); no lease may run longer than one year, renewable once (§7.25); every lease, including paid occupancy such as a home exchange, needs board approval before move-in (§7.10), under the Third Amended Master Declaration. The lessee must be a natural person, only the whole villa may be leased, subleasing is prohibited, and occupancy is capped at two persons per bedroom. The association has 10 days to decide, and annual rentals require a tenant interview (Lease Application Packet).

Fees and Notice

The declaration caps the application fee at $150 per adult (§7.10.3); the current packet shows $100 billed to the owner. The documents disagree on notice: §7.10.1 says 10 days, the packet 14 days and the Rules and Regulations 30 days, so submit 30 days ahead. While the villa is leased, the owner and family lose use of the common amenities except the restaurant.

Do Villas Suit Investors?

As a seasonal rental, a villa works for owners who want two or three winter tenants of a month or more; it does not work for weekly vacation rentals, which the 30-day minimum rules out. Renters may buy a gate tag for their stay (Rules §28 and §29). Guests staying more than 15 nights while the owner is away must register, and unrelated guests pay a $150 fee (§7.24).

What Are the Pet Rules for Hunters Ridge Villas?

Hunters Ridge villas follow the master association’s pet rules: common household pets and assistance animals are allowed under Declaration §7.07, leashed and cleaned up after, with no aggressive dogs, hybrids or reptiles. Unlike the Grand Pines coach homes, the villas carry no weight limit in the documents we reviewed.

The Rules in Practice

The 2026 fee sheet sets product-level limits only for the condominiums (Grand Pines under 10 pounds; Lynx Pass and Pheasant Hollow two pets) and a community-wide rule: “No aggressive dogs, hybrids or reptiles permitted.” The Rules (§6) require leashes and pickup, with a written warning, then a $100 fine, then board action up to removal of the pet, and pets may not be left unattended on lanais or in vehicles.

Where Pets Cannot Go

Pets are not allowed in the clubhouse or on its grounds, the Community Center, the golf course and cart paths, the courts or the pool area (Rules §6.03). On a villa, remember that the yard around a South building is association common area, so the leash rule applies the moment a dog steps off the lanai. There is no dog park inside Hunters Ridge; the nearest public one is the city’s Bonita Dog Park at East Terry Street and Matheson Avenue.

How Storm-Ready Are the Hunters Ridge Villas?

Hunters Ridge villas sit in FEMA flood Zone X, the area of minimal flood hazard, and in Lee County evacuation Zone C, in a 160 mph design-wind area. The honest storm question for a villa is age: 168 of the 206 villas were built in 2001 or earlier, before the statewide building code.

Flood Zone X on Every Villa Parcel

Every Hunters Ridge parcel, the 206 villas included, falls in FEMA Zone X on Flood Insurance Rate Map panel 12071C0678F, effective August 28, 2008, and Lee County’s revised flood maps effective March 2, 2027 do not revise that panel (FEMA Map Service Center; FEMA National Flood Hazard Layer). No villa parcel carries a base flood elevation. Every villa card records a slab-on-grade foundation with the county’s lowest floor-elevation code. Federally backed lenders do not require flood insurance in Zone X, and the City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program policies (city CRS page). Zone X is not a promise against water: after Irma in 2017, rain and the Imperial River flooded inland Bonita Springs neighborhoods near the river (WGCU, September 28, 2017).

Evacuation Zone and Design Wind

Lee County places every Hunters Ridge parcel in evacuation Zone C (Lee County Find My Evacuation Zone). The Florida Building Code maps give the community an ultimate design wind speed of 160 mph for homes, inside the wind-borne debris region (LeePA hazards map service), so any new window, door or roof work is permitted to debris-region standards.

Building Code Era of the Villas

The statewide code replaced local codes on March 1, 2002, per the Florida Senate’s SB 808 analysis. For the eight North villas finished in 2002, the wind-mitigation form counts them as code-built only if the permit application is dated after March 1, 2002.

Hurricane Irma at the Villas, 2017

The general manager’s report to the board on October 11, 2017 described “some facia and soffit repair, minor roof tile damage,” power out for “ten (10) days” and “wind gusts over 100mph,” and added: “We do believe a tornado touched down behind the villas on the west side of Marsh Elder Ct” (2017 board minutes). City permits cite Irma for the replacement of several North villa pool and screen enclosures on Fox Ridge Drive from 2018 to 2020. Irma’s inland flooding in Bonita Springs is documented at the Imperial River gauge, which crested at a record 15.32 feet on September 12, 2017, about a kilometer from the nearest Hunters Ridge parcel.

Hurricane Ian at the Villas, 2022

At the October 26, 2022 board meeting the general manager reported: “There was minimal damage to Hunters Ridge Community Association during the hurricane but there is some miscellaneous clean up to be done throughout the community” (2022 board minutes). No permit on any villa address in the city portal cites Ian, and no news report of Ian damage to the villas was found. Ian’s surge came in from the Gulf, 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; the villas sit inland, east of I-75, in evacuation Zone C and FEMA Zone X.

What Owners Have Upgraded

The city’s permit portal holds 56 shutter permits, 62 window and entry-door permits and 16 garage-door permits on villa addresses since 2008, so opening protection varies villa by villa. A seller with impact glass or approved shutters should list the permits; a buyer should ask for them and for a wind-mitigation report under five years old.

Which Schools Serve the Hunters Ridge Villas?

Hunters Ridge villas are in the School District of Lee County’s South Zone 3 for 2026-27. The district’s own address tool returned that answer for a South villa address on Hunters Ridge Drive and a Fox Ridge Drive address, with Elementary Zone Q, Middle Zone GG and high school busing to Bonita Springs High and Estero High.

The Schools on the Choice List

• Elementary Zone Q: Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary.
• Middle Zone GG: Bonita Springs Middle Center for the Arts and Three Oaks Middle.
• High School South Zone 3: Bonita Springs High, Estero High and South Fort Myers High, with district busing in 2026-27 only to Bonita Springs High and Estero High.

The district’s School Zones page and its transportation optimization plan are the authorities. Run your own villa address through the district lookup before relying on this.

2025-26 School Grades

In the Florida Department of Education’s 2025-26 grades, Pinewoods, Three Oaks and San Carlos Park elementaries and Three Oaks Middle earned an A; Spring Creek Elementary, Bonita Springs Middle, Bonita Springs High and Estero High earned a B; and Bonita Springs Elementary and South Fort Myers High earned a C (FLDOE SchoolGrades26). Bonita Springs High is about 14 minutes from Hunters Ridge without traffic.

What Do City Permits Show for Hunters Ridge Villas?

City of Bonita Springs permits show 497 records on the 206 villa addresses from 2008 to 2026, led by 182 air-conditioning permits, 72 North roof replacements in 2017, 62 window and door permits, 56 shutter permits, 22 remodels, 20 screen rooms and 16 garage doors. No South villa shows a whole-roof replacement.

How to Check a Villa’s Permit History

Search the address in the city’s EnerGov self-service portal by house number and street. The portal’s records begin in September 2008; older work was permitted by Lee County before the city took over, and a permit filed under a building’s first address may not show on a neighbor’s. For a villa, the useful answers are the air-conditioning change-out date, any window or shutter permit, and, in the North, the 2017 roof permit number, which a buyer’s insurer will ask for.

What the Permits Say About the Roofs

North: 72 of 72 re-roofed tile to tile under 2017 permits, all finaled, for example permit TRA17-35642-BOS on a Fox Ridge Drive villa. South: four roof-related permits in total, none a building re-roof: two single-ply flat-roof recovers on Marsh Elder Court and Wild Coffee Court in 2022, a skylight on Glen Hollow Drive in 2023 and a composite roof over an acrylic room on Maiden Cane Lane in 2024.

Permits and the Sale

Unpermitted work surfaces at inspection or appraisal, and on an attached villa it can affect a neighbor’s building too. Before listing, pull the permit list for your address, close any expired permit, and gather the ARB approvals for exterior changes such as a lanai enclosure or shutters.

What Is Around the Hunters Ridge Villas? Zoning and Nearby Plans

Hunters Ridge villas sit inside a Residential Planned Development: the county roll codes the North villa parcels RPD, and the city handles land-use changes inside the gate as amendments to the Hunter’s Ridge planned development. Around it, the big changes are FDOT’s I-75 widening along the western edge and commercial land filling in along Bonita Beach Road to the north.

Zoning Inside the Gate

The clubhouse location is zoned RPD on the zoning layer Lee County publishes for the city (Lee County DCD zoning layer). A pending application, case PD25-124697-BOS, with hearings set for spring 2026, sought a planned development amendment for a 149-foot wireless monopole on Fox Ridge Drive (courtesy notice posted by the association); its outcome is not published. Fox Ridge Drive is also a North villa street, so North villa buyers should ask the association about it.

I-75 Along the Western Edge

FDOT’s widening of I-75 from Golden Gate Parkway to Alico Road, project 452544-1, adds express lanes through Bonita Springs, with a current phase starting mid-2026 (FDOT project page). Its noise wall presentation says a wall is built only where benefited owners vote in favor. Whether a Hunters Ridge segment qualifies was not found. Villa buyers on the community’s west side should ask about highway sound and watch for the FDOT survey.

North of the Gate

The strip between Hunters Ridge and Bonita Beach Road is the Bernwood Park of Commerce, a mixed-use planned development whose 2005 master plan allows up to 95 hotel units and 60 dwelling units among its uses, with no road stub-outs into Hunters Ridge (Lee County ADD2005-00120). Midtown at Bonita and other projects east along Bonita Beach Road bring shopping closer.

Daily Logistics for Hunters Ridge Villa Owners

Daily life in a Hunters Ridge villa runs through a staffed main gate on Hunters Ridge Boulevard and a resident back gate on Bonita Grande Drive, with every villa one to three minutes by road from the clubhouse, association-maintained landscaping, association-run sewer, Bonita Springs Utilities water and bulk Comcast in the villa fee.

Distance From Each Villa Street to the Clubhouse and Main Entrance

Times are free-flow road routes on OpenStreetMap data from each villa’s county parcel center, computed with the OSRM routing engine; the guardhouse’s exact position is not published, so the entrance figures are approximate. Wild Coffee Court and Marsh Elder Court sit closest to the clubhouse in a straight line but route around by road.

Gates

The main gate on Hunters Ridge Boulevard is staffed, and every guest, vendor and delivery must be pre-authorized; the guardhouse is (239) 992-7691. The resident-only RFID back gate on Bonita Grande Drive closes from 10:00 pm to 6:30 am (Lease Application Packet; Rules §28 and §29). The guardhouse does not accept packages, so seasonal owners need their own delivery plan.

Water, Sewer and Utilities

Drinking water comes from Bonita Springs Utilities. Sewer is the association’s own: it owns the wastewater plant on Fox Ridge Drive, and villas pay $61.90 a month, billed $185.70 a quarter (2026 fee sheet). The South villas are served by sewer lines from the 1988 and 1989 phases, and the North villas by the 1997 lines the reserve schedule labels “Fox Ridge Drive South (Egret Landing)” and “F. B. Fowler Court (Fox Run)” (2026 Approved Budgets).

Landscaping and Irrigation

The villa budgets pay the landscaping contract, debris removal, landscape and sprinkler repair and, in the South, irrigation water, so a villa owner does not hire a lawn service. Single-family owners, by contrast, maintain their own lawns under §4.11. Plantings beyond what the association maintains follow the approved plant materials list and ARB approval.

Trash, Mail and Contractors

Trash containers go to the driveway only for pickup (§7.13); the hauler and pickup days are not published in the association documents, so ask the office or the city. Mailboxes are on posts at each villa. Contractors may work weekdays and Saturdays from 7:00 am to 5:00 pm, never Sundays or six listed holidays except in emergencies (Rules §29.07).

Drive Times and Healthcare

From the association office, downtown Bonita Springs is about 8 minutes without traffic, Bonita Beach Park about 14, Coconut Point and Florida Gulf Coast University about 18, Southwest Florida International Airport about 26 and downtown Naples about 28 (Bonita Beach Park, Lee County; Southwest Florida International Airport). The nearest full hospital emergency department is NCH North Hospital, about 18 minutes, and the nearest Level II trauma center is Gulf Coast Medical Center, about 31 minutes. The Lee Health campus on Health Center Boulevard has urgent care but no emergency room (Lee Health, 2019).

Thinking about selling? See what your Hunters Ridge villa 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.

How Do the Hunters Ridge Villas Compare With Other Hunters Ridge Homes?

Hunters Ridge villas are the community’s middle price point: below the single-family homes and close to the Grand Pines coach homes, but with fee-simple ownership, one-story living and no condominium association. On county recorded sales, villas are the most frequently traded product in Hunters Ridge.

Benchmark Table: Every Hunters Ridge Product Type

Sources: Lee County Property Appraiser field cards, windows to September 24, 2026; 2026 fee sheet; 2026 Approved Budgets. The coach-home quarterly figures include water and sewer; the villa and single-family figures do not. The windows differ because each product needed a different span to reach ten sales, so compare medians with that in mind.

Villas and the Grand Pines Coach Homes

Grand Pines is the closest alternative to a villa: 46 two-story condominium coach homes on Fox Ridge Drive, built from 1996 to 2005, trading at a $365,000 median over 60 months. It is the rival in the decision section below.

Villas and Pheasant Hollow

Pheasant Hollow is the newer, larger coach-home step up: 40 condominium units in ten four-unit buildings on Hiram Street, all built in 2006, with two-car garages, its own heated pool and the highest quarterly fee in Hunters Ridge at $2,500. Its ten sales over 60 months had a $492,500 median, above any villa median.

Villas and Lynx Pass

Lynx Pass is the scarcest product in the community: 24 condominium units in three eight-unit buildings on Donnavid Court, built in 2006, re-roofed tile to metal in 2026, with no recorded sale since September 2022. A buyer who wants a villa-level price on a 2006 building watches Lynx Pass for the rare listing.

Villas and the Single-Family Homes

The single-family homes are the step up in size and price: a $585,100 median over 12 months, $290.65 per heated square foot, and a $582 quarterly fee because owners maintain, insure and roof their own homes. A villa buyer gives up a detached house and a larger lot in exchange for a lower price and an association that handles the building shell and the grounds. Our Hunters Ridge community guide covers the single-family plats in detail.

Hunters Ridge Villa vs Grand Pines Coach Home: Which Should You Buy?

Hunters Ridge villa versus Grand Pines coach home comes down to ownership and stairs: a villa is a one-story fee-simple home under the master association alone, while a Grand Pines coach home is a condominium unit, half of them upstairs, under its own condominium association. Prices overlap, a $372,800 villa median over 12 months against $365,000 at Grand Pines over 60.

Villa vs Grand Pines Decision Table

Sources for the Grand Pines column: the recorded Grand Pines Declaration of Condominium, the Grand Pines association’s state filing, Florida’s condominium insurance statute, Section 718.111, the reserve and structural-study statute, Section 718.112, the milestone statute, Section 553.899, city permits and county field cards.

What the Fee Comparison Really Shows

On paper, a Grand Pines owner pays about $125 to $198 more a quarter in association billing than a villa owner. Add the villa’s $185.70 quarterly sewer bill and its separate water bill, and the gap narrows or reverses. The bigger difference is what each fee does not show: a South villa faces a roof program the committee expects to need special assessments, while Grand Pines finished re-roofing every building by January 2025. How Grand Pines paid for its 2024 metal roofs, and its own budget and reserves, are not public.

Who Should Choose a Villa?

Choose a Hunters Ridge villa if you want one-story living with no stairs, fee-simple ownership with one association instead of two, pets without a 10-pound limit, and, in the North, a 2017 roof and the chance at a private pool. Choose a South villa if price is the priority and you can plan for the South roof program.

Who Should Choose Grand Pines?

Choose Grand Pines if you want a newer roof across the board today, water and sewer inside one quarterly fee, a small condominium with its own pool, and are comfortable with a second-floor unit or a two-story building. Our Grand Pines guide covers each building’s roof, plans and sales. Sellers in either product 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 a Hunters Ridge Villa

The honest case for a Hunters Ridge villa is one-story, fee-simple living in a gated club community at the lowest entry price in Hunters Ridge, with the grounds and building shell handled for you; the honest case against it is age, a South roof bill still to come and a fee stack that rose sharply in 2024.

The Pros

• One-story homes with an attached garage and no stairs, in a gated golf and country club community.
• Fee-simple ownership of the lot and home, with one association, not a condominium.
• The association insures the exterior shell and pays for landscaping and irrigation through the villa budgets.
• North villas re-roofed tile to tile in 2017, with permits a buyer’s insurer can verify.
• The most liquid product in Hunters Ridge: 19 qualified villa sales in 12 months, 81 in 60 months.
• FEMA Zone X and evacuation Zone C for every villa parcel.
• Every villa under two-thirds of a mile by road from the clubhouse.
• No age restriction on buyers or residents in the documents we reviewed.

The Cons

• 168 of 206 villas predate the statewide building code, which weighs on insurance.
• No South villa building has a whole-roof permit since 2008, and the South Villa Committee has warned of $15,000 to over $20,000 per villa in special assessments if reserves are not fully funded.
• A 5 percent per-building windstorm deductible, shared by all 206 villa owners, with no deductible reserve on record.
• Villa fees rose about 29 percent from 2023 to 2024 on building insurance.
• Mandatory club dues of $4,775 a year on top of the villa fee, and golf is extra unless a Golf or Charter membership is attached.
• Shared walls, small South lots and no street parking.

If the pros fit, sellers can get a free Hunters Ridge villa 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 Hunters Ridge Villa Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Hunters Ridge Villas listing agent, or thinking, ‘I need someone to sell my Hunters Ridge villa home…’, start with the record: 19 qualified villa sales in the last 12 months at a $372,800 median, 12 South sales at $336,250 and 10 North sales over 24 months at $450,000. McGreevy and Comisar will price, prepare and market your Hunters Ridge villa from that record and from your section’s roof and fee documents, not from a community average.

Our credentials as your Hunters Ridge villa 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 Hunters Ridge Villas Sold Record

In the last 12 months the Hunters Ridge villas have seen 19 resales in the Lee County qualified-deed record, September 25, 2025 to September 24, 2026, for $6,948,300 in dollar volume: 12 South villas ($4,005,500) and 7 North villas ($2,942,800), from $200,000 to $480,000 (Lee County Property Appraiser). Days on market and sale-to-list ratios come from the Southwest Florida MLS and are not part of this edition, so we do not state them, and we state no represented-sale count; in the last 12 months we tracked every qualified villa deed instead, and we will walk you through each one.

What Makes Selling a Hunters Ridge Villa Different

Four things. First, your section sets your comparables: a South villa prices from South sales and a North villa from North sales, because the two sit about $100,000 apart at the median. Second, the roof is part of the price: a North seller should lead with the 2017 roof permit, and a South seller should have the South Villa Committee’s reserve letters and the current reserve balance ready, because buyers’ agents find them. Third, the buyer inherits a mandatory club membership, a $3,000 capital assessment and a $400 transfer fee, and a villa with a Golf or Charter membership attached is worth more to a golfer than one without. Fourth, the association insures only the shell, so a buyer’s insurer will ask about windows, opening protection and air-conditioning age; a wind-mitigation report under five years old answers most of it.

What Is Your Hunters Ridge Villa Worth? Get a Free Valuation in 60 Seconds.

Start with a free Hunters Ridge villa valuation, and we will price your villa against the recorded sales in your own section, not a ZIP code average. 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 South villa when the South roof program is still ahead?

Price it from the 12 South sales of the last 12 months, a $336,250 median, then adjust for plan size, lot, updates and condition. The South Villa Committee’s letters are public, so the roof outlook is likely already part of those prices; a villa with updated windows, air conditioning and an impact door can still compete at the top of the South band.

Does the 2017 roof help a North villa sell?

Yes. Every North villa has a 2017 tile roof under a finaled city permit, which answers the roof question on the state wind-mitigation form and on most insurers’ applications. Put the permit number and a current wind-mitigation report in the listing; North villas have held a $450,000 median over 24 months.

Does a golf-course lot raise the price of my villa?

On the county record it has: in the last 12 months, the eight sales on golf-coded villa cards had a median of $417,500 against $315,000 for the other eleven. The county’s golf coding is a valuation line, not a view guarantee, so we show buyers what your lanai actually sees.

Does my villa’s membership type matter to buyers?

It can matter a great deal to a golfer. A villa that carries a Golf or Charter membership passes it to the buyer under Declaration §9.08, sparing a $50,000 upgrade. Confirm your membership type on the estoppel certificate before listing and say so in the listing.

What documents will a villa buyer ask for first?

The association’s estoppel certificate, your latest quarterly statement, the South or North villa budget page and reserve letters, your permit history, your wind-mitigation and four-point reports, any ARB approvals for exterior changes, and the Florida HOA disclosure summary. Having them ready at listing shortens the buyer’s review.

How long will my villa take to sell?

This edition carries no MLS days-on-market figure. What the county record does show is timing: of the 56 qualified villa sales in the last 36 months, 27 recorded from February through May, so a villa listed by early season meets the most buyers.

Your Local Real Estate Experts

Your local real estate experts for the Hunters Ridge villas 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 on Bonita Beach Road.

McGreevy and Comisar are the Domain Realty team behind this villa guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. For this guide they read both villa budgets, the villa minutes and ballots, the recorded plats and builder deeds, and every qualified villa sale on the Lee County record before writing a word. 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 Hunters Ridge Villas realtor, and you can read every review on McGreevy and Comisar’s Google Business Profile. A few, in the clients’ own words:

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

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 Hunters Ridge villa? Get a free Hunters Ridge villa valuation, or call Jesse direct at (239) 898-6072.

Buying a Hunters Ridge villa? 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 picture around the villas, see our Hunters Ridge guide, and our guides to the coach-home condominiums Grand Pines, Pheasant Hollow and Lynx Pass.

Frequently Asked Questions About Hunters Ridge Villas, Buyer Edition

These are the questions buyers ask us about the Hunters Ridge villas in Bonita Springs, answered from the recorded declaration, the association’s budgets, minutes and fee sheet, Lee County records and state statutes. Each answer names the source so you can check it yourself before you tour or write an offer.

What is a villa in Hunters Ridge?

A Hunters Ridge villa is an attached, one-story home on its own fee-simple lot, in a building of two to four villas, inside the Hunters Ridge Golf & Country Club community in Bonita Springs. The master association insures the building shell and maintains the grounds under Article V of the Third Amended Master Declaration; the owner owns and maintains the rest.

How many villas are in Hunters Ridge?

There are 206 villas in 80 buildings: 134 South villas in 44 buildings and 72 North villas in 36 duplexes. That count matches Declaration §5.03 and the Lee County Property Appraiser’s parcel records.

What is the difference between the South villas and the North villas?

The South villas, recorded as Hunters Ridge Villas, were built from 1988 to 1995 in two-, three- and four-unit buildings, with a median of 1,430 heated square feet. The North villas, on Hunters Ridge North Unit Two, were built from 1998 to 2005 as duplexes with a median of 1,699 square feet, pay a slightly higher fee and were re-roofed in 2017.

Are Hunters Ridge villas condos?

No. Each villa is a fee-simple lot conveyed by warranty deed, coded single-family residential on the county roll, not a condominium unit. There is no villa condominium or villa association; the Hunters Ridge Community Association runs the villas through its South Villas and North Villas budgets.

Are the Hunters Ridge villas attached?

Yes. Every villa shares at least one wall with a neighbor. South buildings hold two, three or four villas and North buildings two. The shared walls are party walls under Declaration §5.01, and repair costs are shared in proportion to use after insurance.

What are the HOA fees for a Hunters Ridge villa?

The 2026 quarterly villa fee is $1,878.19 for a South villa and $1,950.93 for a North villa in the approved budget, $1,878.20 and $1,950.95 on the fee sheet. Every villa also pays $4,775 a year in social dues, a $1,250 dining minimum and $61.90 a month for sewer.

What does the villa fee cover?

The fee pays a common-area share including bulk Comcast, the villa operating budget (building insurance on the shell, landscaping, irrigation, mailbox posts and staff) and two reserves, $45 a month for exterior painting and $55 or $65 a month for roof replacement, per the 2026 Approved Budgets.

Does the association pay for the roof on a Hunters Ridge villa?

The association replaces villa roofs by section, funded by the roof reserve in the villa fee, which owners vote on each year, and by special assessment if the reserve falls short. North villa owners paid a $12,500 assessment for the 2017 roofs; the South roofs are the next project.

Can one villa in a building be re-roofed on its own?

The association’s roof programs replace roofs section by section, and any roofing an owner commissions needs ARB approval, a tile that matches the palette and a licensed contractor under the ARB policy. On an attached building, talk to the association before planning roof work of your own.

Who insures a Hunters Ridge villa?

The association insures the 80 buildings’ exterior concrete block walls and roof structure under Declaration §5.03. You insure the interior finishes, fixtures, appliances, air conditioning, windows, lanai improvements, any pool and your own liability.

Should I carry an HO-6 or an HO-3 policy on a villa?

Ask a licensed Florida insurance agent, and give them Declaration §5.03 so the policy begins exactly where the association’s ends. The association’s general manager described most villas as carrying HO-6 policies in 2017, a general statement rather than a rule.

Who is responsible for the shared wall between villas?

The owners who use it. Under Declaration §5.01, after association insurance proceeds, repair and maintenance of a party wall are shared “in proportion to such use,” and an owner whose negligence exposes the wall bears the whole cost of protecting it. The right to contribution passes with title.

Can I paint or change the exterior of my villa?

Only with Architectural Review Board approval, and only in the community’s approved palette. The association repaints villa buildings on each section’s schedule, so most owner projects are doors, trim, shutters, screens or a lanai, each needing an approved request.

Do Hunters Ridge villas have private pools?

Thirteen do, all North villas, on the county cards. No South villa has one. The owner insures and maintains the pool and its cage under Declaration §5.03, and every villa owner can use the club pool.

Is golf included with a Hunters Ridge villa?

Not with every villa. Each villa carries at least a Social membership. Golf comes with a villa only if a Golf or Charter membership is already attached, which then passes to the buyer under Declaration §9.08; otherwise it is a $50,000 upgrade, subject to the 420-membership golf cap, plus $5,400 a year in golf dues and $351 in sales tax.

Is there a capital contribution when I buy a villa?

Yes. The buyer pays a $3,000 Resale Capital Assessment at closing unless the contract says otherwise, under Declaration §4.12(B), and the association collects a $400 transfer fee.

Can I rent out a Hunters Ridge villa?

Yes, for 30 days or more, no more than three times a year and no more than one year at a time, with board approval before move-in. The owner loses use of the amenities while the villa is leased, except the restaurant.

Are pets allowed in the Hunters Ridge villas?

Yes. Common household pets and assistance animals are allowed under Declaration §7.07, subject to the Rules: leashes, pickup, no aggressive dogs, hybrids or reptiles, and no pets on the club grounds, courts, course or pool. No villa weight limit appears in the documents we reviewed.

Is Hunters Ridge a 55+ community?

No age restriction appears in the documents we reviewed, and memberships extend to children under 21 under Declaration §9.07. The resident population is older, with a median age of 74.2 in the Census block group holding the clubhouse.

Do I need flood insurance for a Hunters Ridge villa?

Every villa parcel is in FEMA Zone X, so a federally backed lender does not require it. Citizens Property Insurance, however, requires flood coverage on most new and renewing personal residential policies with wind coverage by January 1, 2027, even in Zone X, and its exemption is written for condominium unit-owner policies, which a villa is not (Citizens flood page).

Do SIRS and milestone inspections apply to the villas?

No. Florida’s structural integrity reserve study and milestone inspection laws apply to condominium and cooperative buildings of three stories or more. The villas are one-story fee-simple homes under a homeowners association, so neither applies. Reserve funding for roofs and paint is set by the owners’ annual ballots.

How old are the Hunters Ridge villas?

The South villas date from 1988 to 1995, with 73 built in 1989 alone, and the North villas from 1998 to 2005. In all, 168 of the 206 were built in 2001 or earlier, before the Florida Building Code took effect on March 1, 2002.

Which villas back onto the golf course?

The county’s land-type layer places 99 villa lots in a golf-course neighborhood: 57 in the North (31 on Fox Ridge Drive and 26 on F B Fowler Court) and 42 in the South (19 on Maiden Cane Lane, 13 on Marsh Elder Court and 10 on Glen Hollow Drive). None on Wild Coffee Court, Hunters Court or Hunters Ridge Drive.

How much does a Hunters Ridge villa cost?

In the 12 months to September 24, 2026, qualified villa sales ranged from $200,000 to $480,000, with a $372,800 median across 19 sales. South villas had a $336,250 median; North villas $450,000 over 24 months. The highest villa sale on record is $725,000 for a North pool villa in 2023.

Are these the same as The Villas at Hunters Ridge in New Port Richey?

No. The Hunters Ridge villas on this page are in the City of Bonita Springs, Lee County, ZIP 34135. Villa communities with similar names in New Port Richey and Ormond Beach are unrelated, as is a Hunters Ridge in Jacksonville.

What schools serve the Hunters Ridge villas?

The villas are in Lee County’s South Zone 3 for 2026-27: Elementary Zone Q, Middle Zone GG and high school busing to Bonita Springs High or Estero High. Confirm your address in the district’s lookup.

Where do I park at a Hunters Ridge villa?

In your garage and driveway. Street parking is prohibited except for deliveries and maintenance (Declaration §7.21), covered vehicles may not sit outside the garage, and garages may not be enclosed or converted (§7.12).

What is the HOA disclosure summary, and why does it matter?

Florida requires a seller in a homeowners association to give the buyer a disclosure summary of the association’s assessments and obligations, under Section 720.401 of the Florida Statutes. The statute makes a contract signed without it voidable by the buyer for a short period, so make sure it is attached to your contract.

Why work with McGreevy and Comisar to buy a Hunters Ridge villa?

Because we have already read the villa documents a buyer should see before signing: both villa budgets, the roof letters, the insurance rule and every qualified sale in each section. Call Marc at (239) 287-5873 before you tour.

Frequently Asked Questions About Hunters Ridge Villas, Seller Edition

These are the questions Hunters Ridge villa owners ask us before they list, answered from the Lee County sale record, the association’s recorded declaration, budgets and minutes, and Florida statutes. If your question is not here, call Jesse direct at (239) 898-6072 and we will answer it from the same records.

What is my Hunters Ridge villa worth in today’s market?

Start with your section: South villas sold at a $336,250 median across 12 sales in the last 12 months, and North villas at $450,000 across 10 sales in 24 months. Your plan size, lot, updates and roof position move you within that band. Request a free Hunters Ridge villa valuation.

What did Hunters Ridge villas sell for in the last 12 months?

Nineteen qualified villa sales recorded from September 25, 2025 to September 24, 2026, from $200,000 to $480,000, at a $372,800 median and $253.35 per heated square foot, all resales, per Lee County Property Appraiser field cards.

Are Hunters Ridge villa prices going up or down?

Gently down from a 2023 peak. The all-villa calendar-year median was $425,000 in 2023, $406,250 in 2024, $386,400 in 2025 and $340,000 in 2026 to September 24. Both sections sit below their 2023 to 2024 levels; the South is lower and wider, while the North has held at $450,000 in 2025 and 2026.

Why do North villas sell for about $100,000 more than South villas?

North villas are newer (1998 to 2005 against 1988 to 1995), larger (a median of 1,699 heated square feet against 1,430), carry 2017 roofs, and include the only 13 villas with private pools. They also sit on larger lots, a median of 4,781 square feet against 2,860.

Does a golf-course lot add value to my villa?

On the county record, yes: golf-coded villa sales had a $417,500 median in the last 12 months against $315,000 for the rest. Over 36 months, South golf-coded villas sold at a median of $387,637.50 against $334,000.

Does a private pool add value to a North villa?

The top of the villa record says so: two of the three highest villa sales on record, $725,000 and $625,000, were North pool villas. With only 13 pools among 206 villas, a pool villa has few direct comparables, so it needs its own pricing case.

Does an end unit sell for more than an interior unit?

The county cards do not mark end or interior position, so the record cannot answer that directly. End units share one wall rather than two, which many buyers prefer; we compare each villa with the nearest sales of the same plan and position case by case.

How long does it take to sell a Hunters Ridge villa?

This edition carries no MLS days-on-market figure. The county record shows that 27 of the 56 qualified villa sales in the last 36 months recorded from February through May, the heart of the club season.

When is the best time to list a Hunters Ridge villa?

List by late fall or early January if you can. Closings cluster from February through May, so the buyers who close then are touring from November on, when seasonal owners return and the club calendar opens.

How does the South roof program affect my sale?

It is part of the conversation with every informed buyer. The South Villa Committee’s public letters estimate a mid-2030s replacement and warn of $15,000 to over $20,000 per villa in special assessments unless reserves are fully funded. Price with that in view and present the reserve facts clearly.

Do I have to tell a buyer about the South roof reserve?

Florida sellers must disclose known facts that materially affect value and are not readily observable, and a seller in a homeowners association must provide the disclosure summary under Section 720.401. The committee letters and budgets are public documents; ask your attorney how to disclose them, and give buyers the source documents.

Who pays a special assessment levied while my villa is under contract?

That is a contract term, not a fixed rule. Florida’s standard contracts allocate assessments levied before and after closing in specific ways, and buyer and seller can agree otherwise. Settle it in the offer and confirm it against the estoppel certificate.

Can I sell my villa with an older roof?

Yes. A South villa’s roof belongs to the association’s roof program, so the buyer’s question is less about your own tiles than about the reserve and the timing. Florida law bars insurers from refusing a policy solely on roof age under 15 years, and for older roofs allows an inspection showing remaining life.

Will my buyer’s insurer care about the 5 percent building deductible?

The deductible sits on the association’s policy, but a buyer’s agent may ask how the owner’s loss assessment coverage would respond. The Rules the board approved on May 8, 2024 put the windstorm deductible at 5 percent per building, shared by all 206 villa owners; have the current master policy declarations page ready.

What is an estoppel certificate, and who orders it?

An estoppel certificate is the association’s signed statement of what is owed on the villa, including assessments, fees and any violations. Florida Statutes Section 720.30851 governs its contents, delivery time and fee. The title company usually requests it; who pays is set by the contract.

Who pays the $3,000 capital assessment when my villa sells?

The buyer, unless buyer and seller expressly agree otherwise in writing, under Declaration §4.12(B). The board may raise it by up to 10 percent a year, so confirm the current figure on the fee sheet and the estoppel certificate.

Does the association have to approve my buyer?

Our research found no buyer-approval clause for sales in the Hunters Ridge documents reviewed; leases, by contrast, need board approval under Declaration §7.10. Ask the association and your title company to confirm before you list. The association collects the $400 transfer fee and the capital assessment at closing.

Does my golf membership transfer to my villa buyer?

Yes. A Golf or Charter membership runs with title and passes to the buyer at closing under Declaration §9.08, and the buyer does not pay the $50,000 upgrade. Never surrender a Golf membership before a sale; it can only be regained on the then-current terms.

Should I upgrade my Social villa to golf before selling?

Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover in a price, and a buyer who wants golf can upgrade after closing, subject to the 420-membership cap. We would market a Social villa on its section, its roof and its value.

Can I list my villa with any brokerage, not just the on-site office?

Yes. The association runs its own on-site real estate office as a budgeted profit center, but nothing in the governing documents reviewed ties your sale to it. Choose the agent with the strongest pricing evidence and reach for your villa.

Can I put a for-sale sign in front of my villa?

Only within the rules: no sign larger than 6 by 12 inches unless the board authorizes it under its sign policy, per Declaration §7.09. Most villa buyers find listings online, so the sign matters less than the listing’s photos and documents.

Can I hold an open house at my villa?

Yes, under the association’s Sign and Open House Policy. Every visitor must be pre-authorized at the staffed main gate, so we plan open-house access with the guardhouse in advance.

What documents should I gather before listing my villa?

The estoppel certificate, your quarterly statement, the South or North villa budget and reserve letters, the roof permit if you are in the North, your permit history, wind-mitigation and four-point reports, ARB approvals, your membership type and the HOA disclosure summary.

Do I need ARB approval to paint or update my villa before selling?

For anything outside, yes: paint, doors, windows, shutters, screens and landscaping all need Architectural Review Board approval before work starts, under Declaration §6.02. Interior updates do not, though contractors must be pre-authorized at the gate and work within permitted hours.

Should I update my villa before selling?

Focus on what buyers price: air conditioning age, impact windows or approved shutters, water heater, flooring and kitchen. The county record shows villas of the same plan selling tens of thousands of dollars apart; the record does not say why, but condition, updates and the lot are the likeliest reasons.

Should I sell my villa furnished?

Many seasonal buyers value a turnkey villa, but price furnishings separately in the contract so the recorded price reflects the real estate. That keeps your sale a clean comparable and avoids appraisal questions for a financed buyer.

Can I sell my villa as-is?

Yes. An as-is contract still lets the buyer inspect and walk away within the inspection period. For a villa, an as-is buyer will focus on the interior systems and the South roof outlook, so price the as-is sale accordingly.

Can I sell my villa while a seasonal tenant is in place?

Yes, but the lease survives the sale unless the tenant agrees otherwise, and showings must respect the tenant’s rights. Villa leases run 30 days to one year under Declaration §7.25 and §7.26, so time a listing around the lease end where you can.

Should I sell my villa or rent it out?

Renting is limited to three leases a year of 30 days or more, and you lose amenity use while it is leased. Compare the rent against the full carrying cost, about $14,773 a year for a South Social villa and $15,064 for a North before taxes and insurance, and against the South roof outlook.

Does the $41 monthly assessment affect my villa sale?

The fee sheet lists a $41 monthly assessment through November 2035 and notes it “does not apply to all properties”; the Treasurer’s letter shows it as the ten-year option of a $4,000 per-member Community Center assessment. What happens to a remaining balance at sale is not published, so ask the office for a payoff letter before listing.

Will a wind-mitigation report help my villa sale?

Yes. It documents roof covering, roof-to-wall attachment and opening protection on the state form, which drives the buyer’s premium. North villas can show a 2017 roof permit; any villa with impact openings should document them.

What happens to my homestead exemption when I sell my villa?

The exemption ends with the sale for the next tax year, and the buyer’s taxes reset to market value. Florida lets you transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the period the law allows; ask the Lee County Property Appraiser before you sell.

Is there capital gains tax when I sell my villa?

Florida has no state income tax. Federal rules let many owners exclude up to $250,000 of gain, or $500,000 for a married couple, on a main home they owned and lived in for two of the last five years, per IRS Topic 701. Ask your tax adviser.

Can I sell my villa off market?

Yes. Some villa owners prefer a quiet sale to a known buyer. An off-market sale limits competition, so we test price against the recorded section sales before recommending it.

Can I sell my villa while living out of state?

Yes. Most closings can be handled remotely with a mobile notary or a power of attorney, and the association’s estoppel and the gate can be arranged by phone. Remember the 72-hour water shut-off rule while the villa sits empty.

Who is the best listing agent for Hunters Ridge villas?

The one who prices from your own section’s sales, explains the roof and insurance position before a buyer’s agent does, and markets to the seasonal buyers who drive this market. Compare the record in our Bonita Springs agent comparison, then call Jesse direct at (239) 898-6072.

Why list your Hunters Ridge villa with McGreevy and Comisar?

Because we already did the work a villa sale needs: every qualified sale by section, both villa budgets, the roof and insurance history and the plats. We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.

Sources and Authoritative References

Every fact on this Hunters Ridge Villas page traces to one of the primary sources below: the association’s own recorded and posted documents, Lee County Clerk and Property Appraiser records, City of Bonita Springs permits, state statutes and agencies, FEMA, the school district and named news organizations. Sources were accessed from September 24 to September 26, 2026.

Hunters Ridge Community Association Governing Documents and Policies

1. Third Amended Master Declaration of Covenants, Conditions and Restrictions, Lee Clerk Instrument 2025000196558, recorded July 22, 2025
2. By-Laws of the Hunters Ridge Community Association
3. Rules and Regulations, posted edition
4. Second Amended and Restated Master Declaration redline, 2013, with Grand Pines condominium pages
5. ARB Paint Policy and Exterior Change Policy, June 28, 2023
6. Exterior Paint Approved Palette
7. Request for Architectural Change form
8. Mailbox Standards
9. Approved Plant Materials List
10. Sign and Open House Policy
11. Lease Application Packet
12. Community Center Treasurer’s letter and assessment options
13. Monopole application courtesy notice, case PD25-124697-BOS
14. Association documents page
15. Association administration page
16. Association golf page
17. Association activity center page
18. Association tennis, pickleball, bocce and croquet page

Hunters Ridge Community Association Fees and Budgets

19. 2026 Membership Program and Fees sheet
20. 2026 Approved Budgets, including the North Villas and South Villas pages and the reserve funding schedule
21. 2025 Approved Budget, scanned
22. 2024 Budgets and Reserve Schedule
23. 2023 Budgets and Reserve Schedule
24. 2022 Budgets and Reserve Schedule
25. 2021 Budgets and Reserve Schedule
26. Budget and reserve schedules page
27. Scorecard newsletter, September 2026

Hunters Ridge Community Association Board Minutes

28. Board meeting minutes page, 2017 to 2026
29. 2017 board minutes: North villa $12,500 roof and painting assessment; Hurricane Irma reports
30. 2018 board minutes: villa roof reserve rates and gutters
31. 2019 board minutes: roofing contractor history
32. 2021 board minutes: South villa roof reserve deficit and ballot options
33. 2022 board minutes: Hurricane Ian report
34. Minutes, February 2, 2023: villa reserve certificates of deposit
35. Minutes, February 20, 2023: insurance premiums
36. Minutes, September 15, 2023, with the South Villa Committee letter and 2024 ballot
37. Minutes, November 14, 2023: North villa 2024 ballot
38. Minutes, April 19, 2024: reserve policy and draft Rules
39. Minutes, May 8, 2024, with approved Rules including §29 Villa Insurance
40. Minutes, October 23, 2024, with the South Villa Committee letter and 2025 ballot
41. Minutes, April 2, 2025: villa operating reserves
42. Minutes, October 22, 2025: South villa 2026 ballot
43. Minutes, March 18, 2026: villa restricted operating reserves
44. Minutes, August 26, 2026: villa reserves and the North roof reserve transfer

Lee County Clerk Recorded Plats and Deeds

45. Plat Book 61, Pages 44 to 49, Hunters Ridge North, Unit Two
46. O.R. 2015, Page 955: Beau Kastle Developers deed, Villa 45, Tract D, 1988
47. O.R. 2025, Page 1956: Glendale Federal construction mortgage, Villa 5, Tract D, 1989
48. O.R. 2114, Page 1237: Beau Kastle Developers deed, Villa 6-C, 1989
49. O.R. 2207, Page 4720: certificate of title to Glendale Federal Bank, 1991
50. O.R. 2208, Page 3632: Tara Holdings deed, Tract K villa, 1991
51. O.R. 2215, Page 3587: Tara Holdings deed, Tract L villa lots, 1991
52. O.R. 2285, Page 3832: Galt Realty deed, Villa 1-K, 1992
53. O.R. 2315, Page 1085: BBA to Galt Realty, Tract H lots, 1992
54. O.R. 2395, Page 2040: BBA Development deed, Villa 15-K, 1993
55. O.R. 2493, Page 716: BBA Development deed, Villa 16-H, 1994
56. O.R. 2577, Page 461: deed and survey, Unit 1 Sabal Villas, Tract H, 1995
57. O.R. 2983, Page 472: JAK Development deed, 1998
58. O.R. 4220, Page 4013: JAK Development deed signed by Sable Development Corporation, 2004
59. O.R. 4488, Page 78: Parker Hunters Ridge deed, Lot 11A, Hunters Ridge North Unit Two, 2004
60. O.R. 2687, Page 2325: Declaration of Condominium of Grand Pines Condominium at Hunters Ridge, 1996

Lee County Property Appraiser and Tax Records

61. Lee County Property Appraiser
62. LeePA parcel service query, villa parcels
63. LeePA land type layer (golf, lake and dry land neighborhoods)
64. LeePA hazards and flood zones map service
65. LeePA Title Deed Transfer Code List
66. Florida Department of Revenue sale qualification codes from January 1, 2025, posted by LeePA
67. LeePA field card, North villa on Fox Ridge Drive (October 2025 sale)
68. LeePA field card, North villa on F B Fowler Court (January 2026 sale)
69. LeePA field card, South villa on Glen Hollow Drive (August 2026 sale)
70. LeePA field card, South villa on Maiden Cane Lane (December 2025 sale)
71. LeePA field card, South villa on Hunters Court (May 2026 sale)
72. Florida Department of Revenue statewide cadastral layer, 2025 roll
73. Lee County Tax Collector
74. FloridaCommerce Official List of Special Districts

City of Bonita Springs and Lee County

75. City of Bonita Springs permit portal (EnerGov self service)
76. City of Bonita Springs, FEMA Community Rating System page
77. City of Bonita Springs, Hurricane Ian Progress Report
78. City of Bonita Springs, stormwater and drainage page
79. Lee County, Find My Evacuation Zone
80. Lee County DCD zoning layer at the clubhouse
81. Lee County Administrative Amendment ADD2005-00120, Bernwood Park of Commerce
82. Lee County Parks, Bonita Beach Park
83. Bonita Springs Utilities

Florida Division of Corporations

84. Sunbiz, Hunters Ridge Community Association, Inc. (N26528)
85. Sunbiz, Grand Pines Condominium at Hunters Ridge Condominium Association, Inc. (N96000000032)
86. Sunbiz, BBA Development Corp.
87. Sunbiz, Parker Hunters Ridge, LLC

Florida Statutes and State Agencies

88. Florida Statutes Section 720.401, homeowners association disclosure summary
89. Florida Statutes Section 720.30851, estoppel certificates
90. Florida Statutes Section 718.111, condominium association insurance
91. Florida Statutes Section 718.112, condominium budgets, reserves and structural integrity reserve studies
92. Florida Statutes Section 553.899, milestone inspections
93. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
94. Florida Senate, SB 808 bill analysis, January 27, 2026 (building code history and roof-age law)
95. Citizens Property Insurance, flood insurance requirement
96. My Safe Florida Home program
97. Internal Revenue Service, Topic 701, sale of your home

Federal Flood, Storm and Census Records

98. FEMA Map Service Center, City of Bonita Springs FIRM panels
99. FEMA National Flood Hazard Layer, point query at the clubhouse
100. FEMA Community Rating System program
101. NOAA National Water Prediction Service, Imperial River gauge near Bonita Springs
102. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
103. U.S. Census Bureau, ACS 2024 five-year estimates, median age, block group 120710503241

Schools, Transportation, Healthcare and News

104. School District of Lee County, School Zones
105. School District of Lee County, Transportation Optimization for High School Students
106. Florida Department of Education, 2025-26 School Grades
107. FDOT District One, I-75 project 452544-1
108. FDOT District One, I-75 noise wall presentation
109. Southwest Florida International Airport
110. NCH North Hospital
111. Lee Health, Gulf Coast Medical Center
112. Lee Health press release on Bonita Community Health Center, November 14, 2019
113. OSRM routing engine, used for drive-time estimates
114. Gulfshore Business, Hunters Ridge general manager appointment, May 19, 2026
115. WGCU, Bonita Springs flooding after Irma, September 28, 2017

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled: not used in this edition. Villa sale figures are Lee County Property Appraiser recorded sales, field cards read September 26, 2026, windows to September 24, 2026. McGreevy and Comisar, Best Realtor for Hunters Ridge Villas. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.