Ibis Landing Golf and Country Club, Lehigh Acres, from the record rather than the brochure: the declaration behind its mandatory non-equity club membership, the three assessment layers, and medians by product. McGreevy and Comisar, Domain Realty.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Jesse McGreevy and Marc Comisar of Domain Realty represent sellers and buyers at Ibis Landing Golf & Country Club in Lehigh Acres, Lee County, Florida. Ibis Landing is a master-planned golf community in Lehigh Acres, Florida, developed by Lennar around an 18-hole course entitled in 2000 and relaunched in 2023.
Sellers first. Free valuation: https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Buying? Call Marc at (239) 287-5873, and read how we represent buyers in Lehigh Acres. Three records anchor it: Resolution Z-99-079, adopted 31 January 2000, caps this development at 990 dwelling units; Ibis Landing Golf Club, Inc. is both the golf club and the master association (Master Declaration §1.21, Instrument 2022000397088, recorded 29 December 2022); and in the last 12 months we tracked 57 closed sales across four products (Southwest Florida MLS, Matrix, pulled 17 September 2026). Ibis Landing Golf & Country Club in Lehigh Acres, Lee County, is not The Club at Ibis in West Palm Beach and not Ibis Cove in Naples.
Jesse McGreevy and Marc Comisar bring more than $900 million in closed transactions to an Ibis Landing listing, and they are Top 1% Real Estate Agents Nationally Since 2008. A marketing plan here is built around §5.6 of the recorded Master Declaration, the sign covenant set out in full below (Lee County Instrument 2022000397088, recorded 29 December 2022, as amended, as of 26 May 2023). Start with a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072; confidential conversations are welcome.
Buying here means a mandatory master-association membership, a community development district that some neighbouring lots on the same street are outside of, a clubhouse permitted and not yet open, and four housing products whose medians differ by more than two hundred thousand dollars, each documented on this page with its instrument or permit number and its date. Call Marc at (239) 287-5873 for a personalised buyer consultation, and read how we represent buyers in Lehigh Acres before you write an offer.
If you’re searching for the best realtor for Ibis Landing, whether you’re ready to sell your Ibis Landing home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
The Ibis Landing market over the last 12 months, pulled from the Southwest Florida MLS (Matrix) on 17 September 2026 and filtered to this development: 57 closed sales, spanning $150,000 to $515,000, with a community-wide median time to contract of 39 days. Those 57 sales are four different products and they do not share a median, so the figures are reported by product type in the Market Snapshot below rather than blended into one number. 55 of the 57 were built between 2022 and 2026. Seventeen homes were listed for sale in Ibis Landing on the same date, at a median asking price of $399,000.
Most pages hand you a single median price, a number that would have misled you by more than $160,000 depending on which building you were looking at.
For luxury Ibis Landing sellers: Premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when needed.
Honors and recognition:
Selling your Ibis Landing home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Buying a home in Ibis Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read our guide to buying in Southwest Florida.
These eight findings about Ibis Landing come from recorded Lee County instruments, adopted district budgets, county permits and a live Matrix pull, each dated. Read the takeaways as the short form; every one is expanded, sourced and dated in the section that follows below.
Each bullet concerns Ibis Landing Golf & Country Club in Lehigh Acres, Lee County, Florida, and no other community of a similar name.
This guide to Ibis Landing answers twenty-five questions in order: where Ibis Landing is and who sells there, what the market has actually done, how the community was entitled and named, how Ibis Landing is governed and billed, what is built, and what Ibis Landing does not have.
Four subjects on this community are deep enough to carry their own page, and each is in production. We’ll link them here as they go live.
Owning at Ibis Landing means an all-ages community with no age restriction, a recorded thirty-day minimum lease term, a three-pet limit, no overnight street parking, and a sign covenant that requires architectural approval before any for-sale sign appears, including signs inside a window.
Every rule below comes from the Master Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022, as amended by the Certificate of Amendment at Instrument 2023000187860, made 26 May 2023, and as the document stood as of that date. The chain is verified only to May 2023: the Lee County Clerk’s name and party index is searchable by party rather than by recorded instrument, so later amendments have not been swept, and anyone needing certainty should order the full chain from the Clerk. Under §11.4 a sub-association’s documents may be more restrictive than the master documents but may not be inconsistent with them, so a Terrace, Carriage Homes or villa owner obeys the stricter of two rule sets. All four Lennar sub-association declarations define the Master Declaration as Instrument 2023000187860, the ten-page Certificate of Amendment rather than the 76-page Declaration; pulling only that number returns none of the covenants, assessment provisions, capital contributions, or leasing, pet and vehicle rules below, so order Instrument 2022000397088 as well.
A full-text search of the 76-page Master Declaration and its Bylaws for “fifty-five”, “55+”, “housing for older persons” and “age restrict” returns zero hits, and none of the four recorded condominium declarations imposes an age qualification: verification by exhaustive absence, in a market where many golf communities a buyer will shop are age-qualified.
Under §§5.1 and 5.2 a living unit is for one family plus temporary guests. Time-sharing is prohibited, as is business or commercial activity, and “The use of a Living Unit as a public lodging establishment shall be deemed a business or commercial use.” No more than three unrelated natural persons may occupy a unit; occupancy is capped at two persons per bedroom plus two additional persons. Ownership through an entity, a trust or co-owners requires designation of a Primary Occupant; a change of Primary Occupant is treated as a transfer of ownership, and no more than one is approved in any twelve-month period. When the owner is not in residence, guests must be registered with the association in advance, and no more than six overnight occupants are permitted at a time.
Section 5.3 sets a minimum lease term of 30 consecutive days, phrased as thirty days “or one (1) month, whichever is less.” Leases must be in writing, and a fully executed copy must reach the association not less than 15 days before the term begins. Subleasing and assignment of lease rights are prohibited outright. No one but the lessee and the lessee’s family may occupy the unit during a lease, and an owner’s failure to evict an occupant in breach is itself a default of the owner. The section carries an express carve-out for the federal FHA requirements at 24 C.F.R. §203.41.
The Master Declaration states no cap on the number of leases per year and no lease application fee. If either exists it is a board-adopted rule or a sub-association provision, to be obtained from the association in writing rather than inferred. The recorded Terrace II Declaration adds a restriction the master document does not contain: “No portion of a Unit (other than an entire Unit) may be rented.”
A thirty-day floor is materially more permissive than the ninety-day or annual minimums common in Southwest Florida golf communities, and it is the provision most likely to be changed by a future owner-controlled board, so read §18 on amendment procedure before relying on it.
Pets (§5.14). A maximum of three commonly accepted household pets; breeds “of a known breed to be vicious as determined by the local municipality are not permitted”; swine, goats, horses, pigs, cattle, sheep and chickens prohibited, as is breeding or selling animals as a business; all pets, cats included, leashed outside the unit boundaries; no pet left outside unattended, left on a yard, balcony, porch, patio or lanai, or kept outside while the owner is away or overnight; excrement removed immediately; and on a board determination that a pet is a nuisance, which the declaration makes conclusive and binding, the pet must be removed within 48 hours. The board may add rules on weight, number and breed, and while the Declarant owns land at Ibis Landing, §5.14 may not be amended without the Declarant’s prior written consent. Section 15.1(B) keeps pets off all lands platted as golf course, and the club’s own rules bar animals from the clubhouse, the golf course and any common property.
Vehicles (§5.15). No commercial truck or vehicle, boat, trailer, semi-trailer, recreation vehicle, motorcycle, house trailer, mobile home, motor home, bus or tractor may be parked, stored or kept anywhere on the properties unless enclosed within a garage. Parking on grass, on landscaped areas, or anywhere outside a paved driveway, garage or designated parking area is prohibited, as are wrecked, junked, partially dismantled, inoperative and abandoned vehicles and any vehicle without current plates.
There is no overnight street parking. The declaration defines “overnight” as 12:00 AM to 6:00 AM, and “keep” as present for twelve consecutive hours or overnight, whichever is less. A house trailer, mobile home or motor home may not be kept at the property more than twice in any month. Owners are “specifically cautioned” in the document that guest parking may be limited, and “Any vehicle parked in violation of this Section 5.15 is subject to being towed away at the Owner’s expense without further warning.” A Terrace or Carriage Homes unit does not come with the garage capacity the covenant assumes.
The recorded allocation is less generous to the owner than a monthly assessment implies.
Section 15.1(A) prohibits any activity within 100 feet of the golf facilities that unreasonably disturbs play, prohibits fencing or obstruction within 10 feet of the golf course boundary without written permission, and prohibits fencing abutting the golf boundary at all except temporary tournament or construction fencing.
Sections 15.2, 15.6 and 15.7 grant an errant-golf-ball and overspray easement. There is no view protection whatsoever, and the declaration expressly disclaims easements of light and air. Owners assume the risk of maintenance noise at sunrise and sunset, golfer noise, pesticides, herbicides and fertilizers, effluent used for irrigation, loss of privacy from course traffic, errant balls and clubs, and the design of the course itself. Section 15.8 gives the golf course first priority of irrigation in a water shortage, ahead of the Common Areas and the Neighborhood Common Areas.
The property development regulations adopted as Exhibit “E” to ADD2024-00046, signed 16 August 2024, set the rear setback to the golf course at 0 feet for every product type, so the back of a house can sit on the golf course boundary as a matter of approved regulation, and the premium paid for the view is paid without any recorded protection of it.
“No sign, banner, advertisement, or poster (including ‘open house’, ‘for sale’, or ‘for rent’ signs) shall be exhibited… without prior approval of the ARC, which approval may be withheld for any reason. This provision includes signs inside of Living Unit windows or the windows of motor vehicles.”
Section 5.6 does not bind the Declarant, which is why a buyer driving through Ibis Landing sees builder signage and no resale signage. A resale cannot rely on yard, directional or open-house signage as a matter of right, so the listing strategy runs on photography, video, syndication, database marketing and agent-to-agent distribution, and the listing agreement should cover who submits the ARC request and when.
Selling at Ibis Landing? Section 5.6 changes the marketing plan, the timeline and the price strategy, and it is the sort of detail Jesse McGreevy and Marc Comisar build a listing around. Get a free, no-obligation valuation of your Ibis Landing home at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072; confidential conversations are welcome. Top 1% Real Estate Agents Nationally Since 2008, and the #1 team in Southwest Florida since 2012.
Buying at Ibis Landing? Call Marc at (239) 287-5873 for a personalised buyer consultation, and see how we represent buyers in Lehigh Acres. We will walk the covenants, the district assessment and the product taxonomy with you before you write, not after.
The utilities of record are set out in Exhibit “D” to the recorded Certificate of Amendment (Instrument 2023000187860, made 26 May 2023), the Banks Engineering Emergency Preparedness Plan Criteria for Ibis Landing: water and sewer from the Florida Governmental Utility Authority (FGUA); electricity from Lee County Electric Cooperative (LCEC); telephone from CenturyLink (Lumen); cable from Comcast; solid waste from Waste Pro; fire protection from the Lehigh Acres Fire Control & Rescue District, 44 Homestead Rd. S, Lehigh Acres. Lennar’s own product “Services” pages disclose cable television and internet as FisionX. FGUA owns two lift-station parcels inside the community, at 20866 Copperhead Drive and 20209 Copperhead Drive, and has 322,000 gallons per day allocated to Ibis Landing under FGUA Developer Project No. 22-016 LED in the Lehigh Acres Utility System, with conveyance closeout accepted for Ibis Landing Phase 1.
Every point tested inside the Ibis Landing and Copperhead footprint returns FEMA Flood Zone X (unshaded), “AREA OF MINIMAL FLOOD HAZARD”, SFHA false, on FIRM panel 12071C0475F, effective 28 August 2008. A FIRM-panel query over the community envelope returns exactly one panel, and no panel boundary crosses this community. FEMA’s PNP_REASON attribute on that panel reads “NO SPECIAL FLOOD HAZARD AREAS”, which is why it is a “Countywide, Not Printed” panel rather than a drawn one. The Emergency Preparedness Plan Criteria state Flood Zone “X”, minimum first-floor elevations of 28.5 feet N.A.V.D., a storm-surge table reading Dry for tropical storm and for Categories 1 through 5, and the community’s population planning figures: 1,670 estimated year-round residents and 2,160 maximum including seasonal.
Hurricane preparedness is a recorded obligation. Condition 5 of the zoning resolution requires the developer to establish a homeowners’ and residents’ association that runs an annual hurricane-awareness programme with Lee County Emergency Management, and to file an emergency hurricane notification and evacuation plan. The Certificate of Amendment of 26 May 2023 added §13.7, the Emergency Preparedness Plan, with Exhibit “D”, which states that “The Property Owner’s Association (Ibis Landing Golf Club, Inc.) of Ibis Landing is responsible for the implementation of the Emergency Preparedness Plan” and “is in charge during an emergency.”
Impact glass is not a community standard at Ibis Landing. Lennar’s own copy says “impact-resistant windows or shutters,” and §5.9 treats storm shutters as temporary installations to be removed promptly. One Lee County cost card, for 20453 Copperhead Drive, does record “hurricane glass” on that individual home, evidence about that parcel only. Openings protection here is a per-home question, answered from the individual permit and cost card before an insurance quote is requested.
Ibis Landing closed 57 sales in the trailing twelve months across four separate products, so a single community median would mislead. Single Family closed at a median of $372,500 on 21 sales, Villa Attached $205,000 on 13, Low Rise $200,000 on 15 and Mid Rise $167,500 on 8.
Data updated: September 2026
Source: Southwest Florida MLS (Matrix), Residential, closed sales recorded under the Ibis Landing community name, trailing twelve months, pulled 17 September 2026. Active inventory pulled the same day on the same criteria with no date window.
The gap between the Single Family median and the Mid Rise condominium median is more than two hundred thousand dollars, which is why every figure here is reported by product and no blended community number is published at all.
Segment | n | Median sold | Range | Median $/sq ft | Median DOM | Median sq ft |
|---|---|---|---|---|---|---|
Single Family | 21 | $372,500 | $199,999 – $515,000 | $176.74 | 32 | 2,201 |
Villa Attached | 13 | $205,000 | $195,000 – $230,000 | $134.27 | 21 | 1,564 |
Low Rise (1-3) condominium | 15 | $200,000 | $188,998 – $219,999 | $127.10 | 50 | 1,497 |
Mid Rise (4-7) condominium | 8 | $167,500 | $150,000 – $190,997 | $142.97 | 93 | 1,154 |
Data updated: September 2026. Source: Southwest Florida MLS (Matrix), pulled 17 September 2026.
Mid Rise closed on an even count. With eight sales there is no single middle value, so the median stated is the mean of the two middle sales, $166,000 and $169,000, giving $167,500; the Mid Rise median price per square foot ($142.97), median days on market (93) and median square footage (1,154) use the same convention. The other three segments closed on odd counts (21, 13 and 15), where the median is a single observed sale.
Two integrity checks:
Days on market separates the products more sharply than price: Villa Attached 21 days, Single Family 32, Low Rise 50, Mid Rise 93, roughly three times the villa market time.
The Building Design field is structured and reliable, but agent-entered: across the records reviewed for this community and its immediate comparables, 1 of 106 records, 0.94%, was miscoded, a ground-floor unit entered as Low Rise inside a four-storey building.
These 57 closings are what entered the Southwest Florida MLS. Most of Lennar’s own closings at Ibis Landing never enter the MLS at all, so this data set describes the resale and MLS-listed market and is not a measure of total absorption, total sales or market share. No absorption rate, no new-construction share and no “percentage sold” figure is published on this page, because the data set cannot honestly carry one.
Year built | n |
|---|---|
2022 – 2026 | 55 |
2015 – 2021 | 0 |
1990 – 2014 | 2 |
Total | 57 |
Data updated: September 2026. Source: Southwest Florida MLS (Matrix), pulled 17 September 2026.
Fifty-five of 57 closings were built between 2022 and 2026. The $150,000-to-$515,000 spread in this community is product mix, not era mix, the pre-2014 Copperhead-era housing stock is not filing under the Ibis Landing name in this data set, so the per-segment medians above are clean.
Copperhead-era homes from 2003 to 2008 do sit on the same streets as 2025 Lennar homes, but with a hard zero in the 2015 to 2021 band and two closings before 2015, the gap between $372,500 and $167,500 is a 2,201-square-foot detached house against a 1,154-square-foot four-storey condominium unit, not new against old.
Mid Rise condominiums at Ibis Landing carry a higher price per square foot than Low Rise ($142.97 against $127.10) on a lower price, because the units are smaller, a median of 1,154 square feet against 1,497. State price and price per square foot together at Ibis Landing, or the comparison inverts.
A Terrace owner benchmarking against a Carriage Homes closing on foot price alone will price low, so both numbers belong in the same sentence of a listing presentation. Single Family, at $176.74 per square foot on a 2,201-square-foot median, carries the highest foot price of the four products as well as the highest total price, the ordinary relationship; only the two condominium segments invert, for a structural rather than seasonal reason.
Active n | Median list | Range | Median $/sq ft | Median DOM | |
|---|---|---|---|---|---|
Ibis Landing | 17 | $399,000 | $150,000 – $475,000 | $182.38 | 51 |
Data updated: September 2026. Source: Southwest Florida MLS (Matrix), pulled 17 September 2026.
The active median of $399,000 sits far above the four closed medians and close to the Single Family closed median of $372,500. A list median is not a sold median, so the comparison supports a statement about mix rather than value: seventeen active listings at a median list of $399,000 and a median asking $182.38 per square foot against the Single Family closed foot price of $176.74 means today’s inventory is weighted toward detached houses rather than the condominium products that made up 23 of the 57 closings, and a buyer wanting a Terrace or Carriage Homes unit shops a thinner market than the closed data implies.
On the same pull and the same day, two nearby single-name Lehigh Acres communities with no sibling-name collision closed as follows in the trailing twelve months. Olympia Pointe: 17 closings, median $225,000, range $149,000 to $410,000, $158.36 per square foot, 69 days. Town Lakes: 11 closings, median $325,000, range $210,000 to $445,000, $148.51 per square foot, 82 days. Both are reported as single figures because both are effectively single-product communities; Ibis Landing is not.
Nothing here is a forecast: the pull measures what closed and what is listed as of 17 September 2026, and no appreciation projection, price direction or market-timing claim is drawn from it. Figures are refreshed quarterly against a fresh pull, and the date stamp above the tables is the date the numbers were taken.
Ibis Landing began as Classic Hills, a 289-acre planned development the Lee County Commission rezoned on 31 January 2000, was built in part from 2001 as Copperhead Golf Community, and was re-permitted for its undeveloped portions as Ibis Landing in 2024. Lee County’s own zoning case carries all three names.
That case is ADD2024-00046, titled in the county file “IBIS LANDING f/k/a COPPERHEAD f/k/a CLASSIC HILLS MPD”. Its resolution, submitted 12 March 2024 and electronically signed 16 August 2024 by Zoning Manager Anthony R. Rodriguez, AICP, CPM, recites that “a portion of the project is partially developed under the name Copperhead Golf Community” and that “the remaining undeveloped portions of the project will be permitted under the name Ibis Landing.” One planned development, renamed for the parts not yet built: not a separate community next door, not an absorption of a neighbouring one. Both names describe the same land in Section 6, Township 45 South, Range 27 East, Lee County, carried on the county planned development record as DCI959075, labelled “Ibis Landing (FKA Classic Hills and Copperhead Golf Community).”
Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida is not The Club at Ibis in West Palm Beach, Palm Beach County, a private equity club with a six-figure initiation and no connection to this community; not the unrelated Ibis Landing in Parkland, Florida; not an Ibis Landing townhome association in Leland, North Carolina that ranks high on the same name. The uncollided historical handle is Copperhead Golf Club.
The documentary chain, every link with its record and date.
Date | Event | Record |
|---|---|---|
24 Nov 1998 | Lee County Commission approves the Lehigh Corporation agreement to connect Beth Stacey Boulevard to Milwaukee Boulevard | Z-99-079, Condition 14 |
15 Oct 1999 | Copperhead Development, Inc. (P99000091229), Copperhead Golf Club, Inc. (P99000091236) and Copperhead Community Association, Inc. (N99000006134) are all incorporated on the same day | Florida Division of Corporations (Sunbiz) |
9 Nov 1999 | Hearing Examiner public hearing, case 97-12-179.03Z 01.01 | Lee County |
31 Jan 2000 | Board of County Commissioners adopts Resolution Z-99-079, about 289 acres rezoned from AG-2, RS-1 and RM-2 to MPD as “Classic Hills”, 990 dwelling units and 100,000 square feet of commercial approved. Applicants Progress Land Company, Inc. and Lehigh Corporation | Resolution Z-99-079, clerk stamp 11 Feb 2000 |
2001 | Golf course and clubhouse completed. The clubhouse parcel carries a minimum built year of 2001, two buildings totalling 7,990 square feet | Lee County Property Appraiser, Folio 10633579 |
2002 | Golf maintenance building completed, 8,330 square feet, 2491 23rd Street SW | Lee County Property Appraiser, parcel 064527L101GC10000 |
2003, 2007–2008 | 23 dwellings built under the Copperhead name, 2 in 2003, 13 in 2007, 8 in 2008 | Lee County Property Appraiser build-year counts, parcel roll exported 1 September 2026 |
2005 | ADD2003-00031 signed, amended master concept plan for post-construction wetland impacts and revised phasing; applicant Copperhead Development, Inc.; project described as “Classic Hills Golf Community (a.k.a. Copperhead Golf Community)” | Lee County resolution, hearing 10 March 2005 |
30 Aug 2006 | Copperhead Development, Inc. renamed KJ WALK, INC. by name-change amendment; still active under that name, with no current role here | Sunbiz P99000091229 |
Jan 2006 / Jan 2007 | Bulk conveyances: $40,000,000 on 12 parcels (Inst. 2006000006634) and $19,472,900 on 13 parcels (Inst. 2007000016062) | Lee County Property Appraiser sale records |
24 May 2009 | About 79 Phase 1 lots go to foreclosure auction (Seacoast National Bank v. Copperhead LLC et al.). The sales centre had closed about a year earlier, fewer than a dozen families occupied completed homes, roughly 900 homesites and a planned 20,000-square-foot clubhouse had been advertised, and the 18-hole course stayed open | Lehigh Acres Citizen, 24 May 2009 (reported) |
25 Sep 2009 | Copperhead Community Association, Inc. administratively dissolved for failure to file an annual report; last annual report 2008 | Sunbiz N99000006134 |
26 Apr 2012 | 77 parcels conveyed for $570,100 | Lee County Property Appraiser, Inst. 2012000102407 |
24 Jul 2019 | “Copperhead Golf Club has closed”, the 18-hole course on Copperhead Drive closes, the second Lehigh Acres course closure in fourteen months; owners named as Allen and Frances Collins | Lehigh Acres Citizen, 24 July 2019 |
28 Feb 2022 | 79 parcels conveyed for $2,800,000, coded vacant | Lee County Property Appraiser, Inst. 2022000071653 |
5 Jul 2022 | Aquabella Development Group, LLC registers in Florida, a Delaware LLC whose sole authorized person is Lennar Homes, LLC, principal 5505 Waterford District Drive, Miami | Sunbiz M22000010372 |
19 Jul 2022 | 80 parcels conveyed for $16,500,000, coded improved | Lee County Property Appraiser, Inst. 2022000235677 |
10 Aug 2022 | Ibis Landing Golf Club, Inc. incorporated as a Florida not-for-profit | Sunbiz N22000009207 |
29 Dec 2022 | Master Declaration recorded, 76 pages | Lee County Instrument 2022000397088 |
6 Jun 2023 | Lennar’s public launch, “Lennar announces stunning new homes in Ibis Landing Golf Course Community”, from the high $200,000s | Lennar newsroom |
29 Sep 2023 | IBIS LANDING plat recorded, 355 Phase One lots | Instrument 2023000318473 |
18 / 21 Jun 2024 | Ibis Landing Community Development District created by Lee County Ordinance No. 24-12, adopted 18 June, effective on filing with the Secretary of State 21 June | Lee County Ordinance 24-12 |
16 Aug 2024 | ADD2024-00046 signed, the administrative amendment carrying a new three-page master concept plan entitled “Ibis Landing”, which “supersedes all previous zoning actions, except for ADD2017-00038A” | Lee County, signed by Zoning Manager Anthony R. Rodriguez, AICP, CPM |
14 Jan 2025 | IBIS LANDING PHASE 2 plat recorded, 298 lots, replatting Tracts A, B and I of COPPERHEAD PHASE 1 | Instrument 2025000012355 |
9 Jun 2026 | ADD2026-00009 decided, codifying and superseding ADD2024-00046, the resolution text is not yet in the county’s public document repository | Lee County planned development record DCI959075 |
Master concept plan of record: “Classic Hills Golf Community”, sheets 1 and 2 of 2, dated 15 June 1999, last revised 24 August 1999. Ten deviations considered, one denied, several later withdrawn. Condition 14, carrying forward the Lehigh Corporation road agreement approved 24 November 1998, survived every later amendment; see the master plan section.
Clubhouse parcel: Folio 10633579, “20900-920 COPPERHEAD DR”. KJ WALK, INC. is still an active corporation with no current role here.
There was also a district. Ibis Landing Community Development District Manager James P. Ward, in the transcript appended to the District’s agenda package of 17 April 2025: “there was a district that was overlying this project called Copperhead CDD. It went into default for whatever reason, not a Lennar project at that time. Copperhead was dissolved by law by the State.” That is reported testimony from a public meeting. No establishment ordinance and no dissolution instrument for the predecessor district was obtained, and the Florida Special District Accountability Program’s dissolved-district list could not be retrieved to corroborate it; that district’s ordinance number, creation date and dissolution instrument are not published here because they were never located. Its failure is why a wholly new district had to be created in 2024, which shows up in real money in the fee stack section.
The course opened in 2001 playing par 72, per Copperhead’s own website as captured 7 April 2008; it reopened under the Ibis Landing name and plays par 71 over 6,573 yards, designed by Gordon Lewis. Same phone, (239) 369-8200, and same address, 20910 Copperhead Drive, on the 2008 Copperhead site and the club’s 2026 site.
The 2022 deeds were not pulled, so the dates, instrument numbers, parcel counts and prices are the record and the names on either side are not stated. The Master Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Lee County Instrument 2022000397088, was prepared by Charles Mann, Esq. of Pavese Law Firm with Lennar Homes, LLC as Declarant.
IBIS LANDING PHASE 2 replats Tracts A, B and I out of COPPERHEAD PHASE 1 (Plat Book 77, Pages 1–11); the Property Appraiser’s legal description for the Copperhead remainder reads “…TRACTS A + B + I LESS INSTRUMENT 2025000012355.” Second proof: of the 102 dwelling parcels on the two Copperhead plats, only 23 were built between 2003 and 2008 and 79 were built by Lennar in 2023 and 2024, on Leatherwood Loop and Copperhead Drive, the original Copperhead streets (Lee County Property Appraiser parcel roll exported 1 September 2026).
Ibis Landing is the Lennar re-launch of a planned development first entitled in 2000 as Classic Hills and partly built in the 2000s as Copperhead Golf Community; both names describe the same recorded planned development in Section 6, Township 45 South, Range 27 East, Lee County. The course closed in 2019, Lennar’s affiliate acquired the property and it reopened as Ibis Landing, and the original Copperhead plats remain of record under their own names while being completed as part of Ibis Landing.
One consequence reaches a 2025 tax bill, set out in the fee stack section: because a predecessor district failed and a new one had to be created from scratch in 2024, and because Chapter 190 of the Florida Statutes requires the consent of every landowner to include land inside a new district’s boundary, a set of pre-existing Copperhead homes sits outside the Ibis Landing Community Development District and pays no district assessment at all, while neighbours on the same street pay it in full.
The Ibis Landing master concept plan divides 298.85 gross acres into eleven numbered development areas, thirteen lakes, four wetland preserves and all 18 golf holes, capped at 990 dwelling units and 100,000 square feet of commercial, with 177.79 acre-credits of open space provided.
The plan below is the master concept plan adopted as Exhibit “C” to ADD2024-00046, signed 16 August 2024. On 9 June 2026 Lee County decided ADD2026-00009, case note verbatim: “Approves administrative amendment to revise MCP, property development regulations, conceptual open space exhibit, open space table, protected species survey and indigenous preserve and restoration management plan, conditions, and deviations. Codifies and supersedes ADD2024-00046.” The resolution document for ADD2026-00009 is not in Lee County’s public document repository as of 17 September 2026. Plan, open-space table, property development regulations, conditions and deviations were re-adopted three months ago and the operative text is not yet publicly readable. Everything below is the 2024 plan, dated as such.
DOS2023-00161, the master development order titled “Ibis Landing (Phase 2)” that puts the whole development on one development plan, was issued 9 June 2026, the same day ADD2026-00009 was decided. Its minor change DOS2023-00161-M03, approved 21 January 2026, added an underground propane tank at the clubhouse and was signed by Brian Roberts, Manager, Development Services.
A three-sheet Master Concept Plan, “IBIS LANDING”, Lee County, Florida, prepared for Aquabella Development, LLC by Banks Engineering, project number 3142L, base date 29 February 2024, divides the property into eleven numbered Development Areas, 1 through 11, with Areas 1 and 6 carrying the commercial option, thirteen lakes, four wetland preserves labelled Wetlands A, B, C and D, and all 18 golf holes numbered. A Clubhouse / Private Recreational Facilities area sits near the centre on Beth Stacey Boulevard, which the plan labels a public collector road, and a Golf Course Maintenance Area of 1.37 acres sits on 23rd Street. The Copperhead-era lots along Copperhead Drive and Leatherwood Loop are hatched grey as “EXISTING LOTS (NOT SUBJECT TO THIS AMENDMENT)”, drawn inside the community outline and expressly carved out of the amendment governing it.
Item | Approved | Record |
|---|---|---|
Total acreage | 289.22 acres on the county planned development record; “approximately 289± acres” in the rezoning resolution; 298.85± gross less 8.71± acres of Beth Stacey Boulevard = 290.14± acres on the 2024 open-space table | Lee County planned development record DCI959075; Resolution Z-99-079, 31 January 2000; master concept plan sheet 3, revised 10 June 2024 |
Maximum dwelling units | 990, split maximum 250 single-family, maximum 270 two-family attached, maximum 470 multi-family and townhouse, “or a combination not to exceed 990 dwelling units” | Condition 4, ADD2024-00046, signed 16 August 2024, re-codifying Resolution Z-99-079 of 31 January 2000 |
Commercial | 100,000 square feet of retail and office in total, of which up to 20,000 square feet may be ancillary clubhouse commercial in the Club House Area; the remainder only in Development Areas 1 and/or 6, together 6.41 acres | Condition 3, ADD2024-00046; master concept plan General Notes 2 and 3 |
Golf course | 109.97 acres of non-county golf course on the county planned development record; 107.72± acres of golf-course open space on the 2024 plan; 112.26 GIS acres of golf-coded parcels on the 2026 roll | Lee County planned development record DCI959075; master concept plan sheet 3; Lee County Property Appraiser 2026 roll |
Wetlands preserved | 34.27 acres of existing wetlands preserved per prior approvals; 37.82± acres of wetland plus buffer (CW-1 24.69 + 1.93; CW-2 4.20 + 0.78; CW-3 5.38 + 0.84) | Master concept plan General Note 10 and sheet 3 |
Future land use and zoning | Central Urban and Wetlands, within the Lehigh Acres Community Plan area; zoning MPD on essentially every parcel | Lee County planned development record; Lee County Property Appraiser roll |
990 is the maximum number of dwelling units entitled: not the number of homes that exist, not the number the district assesses, not the number of parcels on the tax roll. Because ADD2026-00009 superseded the 2024 amendment on 9 June 2026 and its text is not public, the current approved unit mix by product type cannot be stated at all, only the entitlement as the county datasheet carries it.
The golf course and clubhouse tracts. The county planned development record carries 109.97 acres of non-county golf course, the 2024 plan 107.72± acres of golf-course open space, and the 2026 Lee County Property Appraiser roll 112.26 GIS acres of golf-coded parcels. The clubhouse tract is Folio 10633579, two buildings totalling 7,990 square feet carrying a minimum built year of 2001, and the golf maintenance building at 2491 23rd Street SW is 8,330 square feet. Ibis Landing Golf Club, Inc., which is also the master association, holds exactly one of the 126 developer-held parcels on the August 2026 roll.
Open space. Condition 8 requires 40 per cent open space, of which 50 per cent must be existing indigenous preservation, and the 2024 open-space table provides 177.79± acre/credit against the 98.50± acres required on a 246.24± acre calculation base.
Four unit-count figures are in circulation. All four are correct, none is interchangeable, and a build-out percentage taking its numerator from one and its denominator from another means nothing.
Figure | What it counts | Record and date |
|---|---|---|
990 | Maximum dwelling units entitled on the planned development | Resolution Z-99-079, adopted 31 January 2000; re-codified as Condition 4 of ADD2024-00046, 16 August 2024; county datasheet DCI959075 |
987 / 959 / 653 | 987 total units planned in the Development, of which 959 sit inside the district boundary and pay district operations and maintenance, and 653 are debt-assessed under the Series 2025 Bonds | Ibis Landing CDD Adopted Budget FY2027, adopted 16 April 2026; Adopted Budget FY2026, adopted 19 June 2025 |
455 | Dwelling parcels (Department of Revenue class 01 single-family and 04 condominium) existing on the recorded plats | Lee County Property Appraiser parcel roll exported 1 September 2026, counted |
560 of 621 | Residential units and lots, including vacant platted lots, out of 621 parcels in the Ibis Landing plat family | Lee County GIS parcel service, 2026 roll, queried 17 September 2026, counted |
The deviations, the property development regulations, the open-space accounting line by line, the phasing and plan-sheet detail and the Beth Stacey Boulevard road obligation are set out in full on our companion page, What is being built near Ibis Landing.
Ibis Landing is governed by four layers: Ibis Landing Golf Club, Inc. as the master association, four separate condominium sub-associations, the Ibis Landing Community Development District created in June 2024, and the Lehigh Acres Municipal Services Improvement District, a 70,000-acre drainage district that is neither.
Two are private corporations under Chapters 720 and 718 of the Florida Statutes; two are units of government created under entirely different statutory schemes. Blending any two produces a number no owner at Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida actually pays.
Ibis Landing Golf Club, Inc. is the master association and the golf club, one Florida not-for-profit corporation, not two bodies. Terrace I Declaration of Condominium, Lee County Instrument 2024000208817, Article 2: “‘Master Association’ shall mean the Ibis Landing Golf Club, Inc., its successors and assigns.” Identical language appears in the recorded Terrace II and Carriage Homes I declarations. There is no separate amenity operator and no third-party club company between owners and the golf course, and no entity named “Ibis Landing Homeowners Association” or “Ibis Landing Master Association” exists: an exhaustive starts-with sweep of the Florida Division of Corporations register at “IBIS LANDING” returns only Ibis Landing Golf Club, Inc. and the unrelated, long-inactive Ibis Landing Venture, Ltd.
Corporate record: Sunbiz N22000009207, Florida Not For Profit, FEI 88-3670258, filed 10 August 2022, ACTIVE. Principal and mailing address 10481 Six Mile Cypress Parkway, Fort Myers, FL 33966 as changed 23 January 2026, Lennar’s Southwest Florida division office. Registered agent Dentons Cohen & Grigsby P.C., Inc., 9110 Strada Place, Mercado Suite 6200, Naples, changed 30 April 2025. Officers Matthew Koratich (PD), Amy Hofschneider (Secretary, Treasurer), Jessilyn Quigley (VP), all at the Lennar address. Annual reports 22 March 2023, 7 March 2024, 30 April 2025, 23 January 2026. Every officer sits at the builder’s division office and the registered agent is the builder’s outside counsel, so the master association is developer-controlled, and no third-party community-association manager appears of record for the master.
The governing instrument is the Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022. It was amended once on the public record by a Certificate of Amendment, Instrument 2023000187860, made 26 May 2023, executed 20 and 24 May 2023 by Dann McMurray, Vice President of Lennar Homes, LLC, joined by Aquabella Development Group, LLC, adopted under reserved Declarant rights in §18.10. That amendment added a new §13.7 Emergency Preparedness Plan and a new Exhibit “D”, and replaced Exhibit “A”, the legal description, in its entirety.
A drafting detail to know before ordering documents. All four Lennar sub-association declarations define the Master Declaration as Instrument 2023000187860, which is the ten-page Certificate of Amendment, not the 76-page Declaration. An owner or closing agent who pulls only the number printed inside their own condominium declaration receives a ten-page document containing exactly three things: the new §13.7, the new Exhibit “D” and the replacement legal description. They receive no covenants and no use restrictions; no assessment provisions of any kind, no Base Assessment, no Neighborhood Assessment, no Special Assessment, no Specific Assessment; none of the three capital-contribution provisions that are the real money at closing; no leasing rules; no pet, vehicle, parking or sign restrictions; no reserve provision; no golf provisions at all; and no Bylaws. Order 2022000397088 as well. This is very likely how the fee stack gets mis-stated in this market.
Because the amendment replaced Exhibit “A” in its entirety, the 2022 legal description is dead text. Which land, and which Copperhead lots, are subject to the Master Declaration can be answered only from the amendment. The replacement Exhibit “A” submits Tracts GC-1 through GC-9 and Tract D of Copperhead Phase 1, all of Copperhead Phase 1 and all of Copperhead Phase 1A, less and except a named list of lots. A reader who went through the 76-page Declaration cover to cover and stopped there would state this community’s boundary wrongly, and confidently, because the superseded Exhibit A still sits inside the document they read.
The amendment chain is open after May 2023. The Lee County Clerk’s official-records system serves documents by instrument number but its name and party index could not be swept from an automated client, so the grantor-name sweep that would prove no later amendment exists has not been run. Every quotation from Instrument 2022000397088 here is a quotation of the Declaration as amended by Instrument 2023000187860, as of that date, and nothing here asserts the chain is complete.
The amendment did not touch §1.21: “‘Member’ means a person who is entitled to membership in the Association, as provided in Article 2 of the Bylaws. Membership is mandatory for the Owners of all Lots or Living Units.” Because the Association is Ibis Landing Golf Club, Inc., membership in the master association is mandatory for the owner of every lot and living unit at Ibis Landing, and it is non-equity under §1.21 of the Master Declaration, Lee County Instrument 2022000397088, recorded 29 December 2022, as amended by Instrument 2023000187860 in May 2023: nothing recorded conveys ownership, equity, a refundable deposit or a membership certificate in the golf course. The club’s Community Construction Progress page, revised 27 January 2024, describes Ibis Landing as “a Bundle Lifestyle Community with 980 homes at full build out.” Separately, for people who do not live here, the club sells a 2026 Annual Golf Pass at $5,750 individual and $9,000 family, on which the club’s published document states “Membership provides no ownership interest” (2026 Ibis Landing Annual Pass, published by the club, valid through 31 December 2026, cart fees $30 per 18 holes and $20 per 9 holes on top). That pass is the club’s separately sold public product. It is not what a homeowner pays, and the resident dues line is not published anywhere in the public record; the membership plan exhibit to the Master Declaration, which would settle per-product entitlement, transfer treatment and capital-contribution treatment on resale, is not in the public record either.
Villas and single-family homes have no sub-association of any kind. Executive homes, Manor homes and the paired villas are governed directly by the Master Declaration. §8.7.1 “Villa Units” defines the shared structural elements of a villa building, utility lines, bearing walls, exterior finish, foundation slab and the entire roof, and makes the party wall between a villa pair owned by the two villa owners as tenants in common, with §8.7.1.1 and §8.7.1.2 allocating cost sharing. A villa here is a fee-simple platted lot, not a condominium unit; no villa condominium declaration exists and no villa association exists on the state corporate register.
Association | Corporate record | Filed | Status | Management of record | Turnover posture |
|---|---|---|---|---|---|
Terrace I at Ibis Landing Condominium Association, Inc. | N23000006154 | 18 May 2023 | ACTIVE | MyTown Communities, LLC, 2830 Winkler Ave #101, Fort Myers, changed 3 August 2026 | Appears turned over to resident control. Resident officers Angel Mudafort (President) and Daniel Conahan (Vice President); Conahan is an owner of record at 18451 Copperhead Ct N #521. Three annual reports filed in 2026, 17 February, 26 March and 3 August, the filing pattern of a control transition |
Terrace II at Ibis Landing Condominium Association, Inc. | N24000005234 | 29 April 2024 | ACTIVE | Tropical Isles Management Services, Inc., 12734 Kenwood Lane Suite 49, Fort Myers (mailing and registered agent); principal at the Lennar division office | Developer-controlled, Hofschneider, Quigley and Etienne, all at Lennar |
Carriage Homes I at Ibis Landing Condominium Association, Inc. | N24000001623 | 7 February 2024 | ACTIVE | Tropical Isles Management Services, Inc. as principal, mailing address and registered agent | Developer-appointed president, management-company officers otherwise |
Carriage Homes II at Ibis Landing Condominium Association, Inc. | N25000005125 | 2025 | ACTIVE | Not of record on the state register as of 17 September 2026 | Not of record |
The recorded declarations: Terrace I, Instrument 2024000208817, two phases, each phase one building of thirty units over four floors, Buildings 4 and 5; Terrace II, Instrument 2025000107315, 107 pages, dated 26 March 2025, three phases provided for, each one building of thirty units over four floors; Carriage Homes I, Instrument 2025000022839, 129 pages, survey dated 23 October 2023, four phases, “each building containing a minimum of eight (8) units and a maximum of eight (8) units”; Carriage Homes II, Instrument 2025000297569, whose text was not read, so its two-storey classification rests on product analogy to Carriage Homes I and on the county’s roll category rather than on a read declaration.
Two ordering notes. The Property Appraiser’s legal description for Terrace I parcels references Instrument 2024000237607, and the Terrace I Phase II instrument is 2024000309908; all three numbers appear in the county record for Terrace I and are not interchangeable. For Terrace II, the declaration provides for three phases, which is declared capacity, while two Terrace II buildings are recorded to date, Building 2 at 18421 Copperhead Court North and Building 3 at 18411 Copperhead Court North, carrying 60 units on the 2026 Lee County roll.
Two further associations are incorporated but have no recorded declaration: Terrace III at Ibis Landing Condominium Association, Inc. (N25000013756) and Carriage Homes III at Ibis Landing Condominium Association, Inc. (N25000014451), both filed in 2025. A corporate filing is a pre-filing, not a condominium: no declaration, no plat, no parcel, no unit, no address for either, and neither is described here in the present tense.
Terrace I appears to be governed by the people who live in it, with an independent management company and resident officers, while the master association and golf club are not and remain developer-controlled with every officer at the builder’s division office. Declarant consent rights run through the documents: §5.14, amendment of the pet restriction “requires the prior written consent of the Declarant” for as long as the Declarant owns land in the community; §9.3, “No such reserves shall be established without the consent of the Declarant”; §9.4, “For such time as the Declarant membership remains in existence, all Special Assessments shall require the affirmative vote or written consent of the Declarant Member.” The accurate statement is not that the association may change these things; it is that the Declarant holds the consent right while it remains in control. Every amendment on record in this community is a declarant act, adopted under reserved rights, and no member-adopted amendment has been recorded anywhere in the chain. No master turnover date is of record, and none is stated here.
The Ibis Landing Community Development District is a unit of special-purpose local government, not an association and not a club. Created by Lee County Ordinance No. 24-12, adopted 18 June 2024, effective on filing with the Secretary of State 21 June 2024, under the Uniform Community Development District Act of 1980, Chapter 190, Florida Statutes. Vote of record: motion by Commissioner Pendergrass, seconded by Commissioner Hamman; Ruane, Pendergrass, Hamman and Greenwell aye; Sandelli absent; attest Kevin C. Karnes. The petitioner was Aquabella Development Group, LLC.
Its boundary is 294.36 acres in Section 6, Township 45 South, Range 27 East, described in the ordinance as “generally located in northeast Lee County, north of State Road 82 and south of the intersection of 23rd Street Southwest and Beth Stacey Boulevard.” That is one of four acreages in circulation: 294.36 in the district ordinance, 289.22 on the county planned development record, 298.86 in the Master Declaration’s amendment exhibit, 298.85 recited in ADD2026-00009. They measure four different things.
The ordinance consented to two categories of statutory power: §190.012(2)(a) parks, recreational, cultural and educational facilities, and §190.012(2)(d) security facilities, guardhouses, fences and gates, electronic intrusion detection and patrol cars, expressly with no police power. A consented statutory power is an authorisation and nothing more. It is not evidence that any structure has been built and is not read here as evidence of one; no gate or gatehouse permit appears anywhere across 88 Lee County commercial permit reports, and the District describes its own roadways as public roadways in its capital improvement programme.
Section Seven of the ordinance mandates the §190.048 disclosure to subsequent purchasers “for the life of the Ibis Landing Community Development District.” That is a live, recurring statutory disclosure a seller must give a buyer on every resale, forever.
The initial Board of Supervisors named in Section Four of Ordinance 24-12, Scott Edwards, Dalton Drake, Alex Hinebaugh, Zane Zeidan and Ashley Kingston, all sit at 10481 Six Mile Cypress Parkway, the builder’s division office. The District’s FY2025 audit records that “as of September 30, 2025, all the five board members are affiliated with Lennar (the ‘Developer’).” The District Manager is JPWard and Associates, LLC / James P. Ward, 2301 N.E. 37th Street, Fort Lauderdale; Resolution 2026-10, adopted at the 17 September 2026 meeting, transferred the JPWard and Associates agreement, and the District’s public website lists PFM Management Services LLC at the same address. District Engineer Dave Underhill, District Attorney Greg Urbancic, Bond Counsel Steve Sanford. Meetings are held at Lennar Homes, 10461 Six Mile Cypress Parkway, Fort Myers.
The District exists to borrow, build and repay. It issued $10,490,000 of Special Assessment Bonds, Series 2025, on 8 July 2025, term bonds maturing 15 June 2030 through 15 June 2055, fixed rates 4.125 per cent to 5.875 per cent, original issue discount $60,642, interest paid 15 June and 15 December, principal serially from 15 June 2026, total debt service to maturity $22,226,853, being $10,490,000 of principal and $11,736,853 of interest. Debt service reserve requirement at 30 September 2027: $367,467; bond proceeds held at US Bank at an amortized cost of $10,059,721 at 30 September 2025. A bond validation complaint was filed and noticed publicly in Lee County in January 2025. Source: the District’s FY2025 audited financial statements and Adopted Budget FY2027, adopted 16 April 2026. The borrowing paid for potable water, wastewater, stormwater, irrigation, the Beth Stacey Boulevard extension and wetland-preserve mitigation; the water and wastewater facilities “will ultimately be transferred from the District to the local utility company FGUA.”
Three different capital-programme totals exist and they are three different scopes: $13,998,785 (FY2025 audit, Note 6), $15,290,831 (Engineer’s Report Table II) and “approximately $17 million” (the engineer’s oral summary). Pre-issuance estimates are looser still: the 21 November 2024 minutes recorded an estimated infrastructure cost of $16,273,119 with an anticipated par of about $18.9 million, and Resolution 2025-3 authorised “not to exceed $20,000,000”, while the bonds issued came to $10,490,000. On the operating side the District is developer-funded: developer contributions to the general fund of $93,922, “Due to Developer” of $17,953 at 30 September 2025, and an FY2025 General Fund appropriation of $111,875 funded entirely by “Lennar Homes $111,875” under a Developer Funding Agreement. The FY2025 audit records that “no deteriorating financial conditions were [noted].”
The word “golf” does not appear anywhere in the District’s agenda package, financial statements or supplemental engineer’s report, on a full-text search of the extracted document; the District does not own, finance or operate the golf course, and its assessment is not a golf fee. As of the Balance Sheet through 31 July 2026, in the Board agenda package for the 17 September 2026 meeting, the District’s entire fixed-asset line is a single item: “Water-Sewer Combination, $4,778,708.” There is no clubhouse, no pool and no recreation asset on the District’s books.
The Lehigh Acres Municipal Services Improvement District is a third thing again, and the layer most often misdescribed. Created 10 June 2015 by Chapter 2015-202, Laws of Florida (Committee Substitute for House Bill No. 1255), replacing the East County Water Control District. It operates under Chapter 298 (Drainage and Water Control), Chapter 189 (Uniform Special District Accountability Act) and Chapter 216 (Planning and Budgeting) of the Florida Statutes; assessments are collected under Chapter 197. Office 601 East County Lane, Lehigh Acres, FL 33936, telephone (239) 368-0044; fiscal year 1 October to 30 September.
It is an independent special district covering roughly 70,000 acres, primarily unincorporated eastern Lee County with portions in Hendry County, not a Chapter 190 community development district and not a homeowners association. Its powers run to drainage, water control, public improvements, water and wastewater services, local streets, sidewalks, streetlights and outdoor signage regulation, and it is “prohibited from imposing or collecting ad valorem taxes” (Florida House of Representatives Final Bill Analysis, HB 819, 2024). It maintains a 311-mile canal system, 3,260 culvert crossings, 22 bridges, 66 water control structures, 20 lakes, 1,298 acres of preserves, and Harns Marsh, a 578-acre stormwater facility; its current capital programme includes Harns Marsh ecosystem management, the Frank Mann Preserve, bank stabilisation at Buckingham Park and CREST Phase III, under a published 2026–2030 Strategic Plan and 2026–2030 Capital Improvement Plan.
It levies per acre, not per unit: $172.48 per acre. On the 2025 Lee County tax bill the line reads “LEHIGH ACRES MUNICIPAL SERVICES IMPROVEMENT DIST @ 172.4800.” Because it scales with parcel size it is nearly invisible on a condominium unit and visible on a large lot: $5.17 on the Terrace I unit at 18451 Copperhead Court North #512, $29.32 on the executive lot at 20453 Copperhead Drive, $63.82 on the Copperhead Phase 1 home at 20741 Copperhead Drive, all from actual 2025 Lee County tax bills.
The master association and golf club is developer-controlled, every officer at the builder’s division office. The Ibis Landing Community Development District is developer-controlled, the FY2025 audit stating all five supervisors are affiliated with the developer. Terrace II and Carriage Homes I are developer-officered. Terrace I appears to have turned over to resident control. LA-MSID was never a developer body and has its own elected governance over 70,000 acres.
Declarant advances to the association are loans repayable by the association, due on demand “before or after turnover” (§9.14). Delinquency on any assessment carries interest from the due date at the maximum rate allowed by Florida law, “currently 18% per annum,” plus late charges, costs, fees and reasonable attorney fees (§9.7.1).
Three things do not exist in any public record. There is no master turnover date of record. There is no published master association adopted budget. There is no published master reserve balance, and no master management company appears of record. The association publishes Financials and Monthly Management Reports to its members behind a login on its own website; they are not available to the public.
A home at Ibis Landing carries billed layers from three separate authorities: Lee County (ad valorem taxes plus non-ad-valorem assessments for the Ibis Landing CDD, fire, solid waste and LA-MSID), the master association, and for condominium owners only, a condominium association. Several layers are unpublished.
# | Layer | Amount | Period | What it covers | Source document |
|---|---|---|---|---|---|
1 | Lee County ad valorem property taxes | Total millage 11.5125 in millage code 048 (Lehigh Acres Fire & Light). Worked example: $1,954.67 on the Terrace I unit at 18451 Copperhead Ct N #512, assessed value $164,072 | Annual | County general revenue, both school levies, All Hazards MSTU, Unincorporated MSTU, Library Fund, Lehigh Acres Streetlight MSTU (0.6000 mills, $98.44), three South Florida Water Management District levies, Hyacinth Control, Mosquito Control and West Coast Inland Navigation District | Lee County Tax Collector, 2025 annual bill, STRAP 06-45-27-L2-13005.5120 |
2 | Ibis Landing CDD, debt service | By product class: Single Family Executive 50’–59’ $1,605.00 · Single Family Manor 60’–69’ $1,925.97 · Terrace/Cottage 30-unit buildings $855.99 · Terrace/Cottage 8-unit buildings $855.99 · Villas 2-unit attached $1,123.60. Levied on 653 units; rates identical in FY2026 and FY2027 | Annual, on the Lee County tax bill as a non-ad valorem assessment collected by the Uniform Method under Chapter 197, Florida Statutes | Repayment of the $10,490,000 Series 2025 Special Assessment Bonds, potable water, wastewater, stormwater, irrigation, the Beth Stacey Boulevard extension and wetland-preserve mitigation | Ibis Landing CDD Adopted Budget FY2027, adopted 16 April 2026; Adopted Budget FY2026, adopted 19 June 2025 |
3 | Ibis Landing CDD, operations and maintenance | $151.80 per unit (FY2026) · $161.14 per unit (FY2027), levied on 959 units. FY2027 cap rate $193.37; total General Fund $154,531 | Annual, on the Lee County tax bill | District operations and maintenance | Same adopted budgets |
4 | Lehigh Acres Fire Control & Rescue District | $225.50 on the Terrace unit and on the executive lot; $547.97 on the Copperhead Phase 1 home | Annual, non-ad valorem | Fire and rescue service | Lee County Tax Collector, 2025 annual bills |
5 | Lee County Solid Waste Assessment | $18.31 on the Terrace unit; $366.39 on the Copperhead Phase 1 home | Annual, non-ad valorem | Solid waste collection and disposal | Lee County Tax Collector, 2025 annual bills |
6 | Lehigh Acres Municipal Services Improvement District (LA-MSID) | $172.48 per acre. Worked: $5.17 on the Terrace condominium unit, $29.32 on the executive lot at 20453 Copperhead Drive, $63.82 on the Copperhead Phase 1 home at 20741 Copperhead Drive | Annual, non-ad valorem | Drainage and water control across roughly 70,000 acres, 311 miles of canals, 3,260 culvert crossings, 22 bridges, 66 water control structures, 20 lakes, 1,298 acres of preserves and the 578-acre Harns Marsh | LA-MSID published finance page; Lee County Tax Collector, 2025 annual bills |
7 | Master association Base Assessment (Ibis Landing Golf Club, Inc.) | Unpublished. The master association’s adopted budget and its actual Base Assessment by product type are not published anywhere in the public record, and no primary figure for this layer exists. What is recorded is that §9.1 requires the rate to be “equal for all Neighborhoods of similar product type”, so it legitimately differs between Terrace, Carriage, Villa and Executive owners | Board-set; §9.6 permits annual or instalment billing and payment in advance at closing | Master common expenses, and the mandatory master-association membership under §1.21 | Master Declaration, Lee County Instrument 2022000397088, recorded 29 December 2022, §§9.1 and 9.6, as amended by Instrument 2023000187860 |
8 | Neighborhood Assessment | Unpublished. No amount of record. | Board-set | Levied equally within a Neighborhood, to fund work a Neighborhood Association should have performed | Master Declaration §9.2 |
9 | Condominium assessment (Terrace I, Terrace II, Carriage Homes I, Carriage Homes II) | Only the developer guarantee ceilings are recorded. Terrace I: ≤ $970.00 per quarter to 31 December 2023, ≤ $1,212.50 per quarter in 2024, ≤ $1,515.63 per quarter in 2025. Terrace II: ≤ $970.00 to 31 December 2024, ≤ $1,212.50 in 2025, ≤ $1,515.63 in 2026. Carriage Homes I: ≤ $1,070.00 to 31 December 2024, ≤ $1,337.50 in 2025, ≤ $1,671.88 in 2026. The actual post-guarantee assessments are unpublished | Quarterly | Condominium common expense only, not the master or golf Base Assessment | §14.10.1 of each recorded declaration: Terrace I Instrument 2024000208817; Terrace II Instrument 2025000107315; Carriage Homes I Instrument 2025000022839. No guarantee schedule has been read for Carriage Homes II |
10 | Golf and club | No separate resident golf dues line is published anywhere. Golf sits inside the master structure because the golf club is the master association; §15.5 refers to “dues, fees, and charges established by the Association from time to time”. The $5,750 individual / $9,000 family 2026 Annual Golf Pass is the club’s separately sold public product and is not the resident cost | Annual for the public pass; the resident portion is not stated in any public document | Membership is mandatory and non-equity under §1.21 | Master Declaration §§1.21 and 15.5, Bylaws §4.1(C); 2026 Ibis Landing Annual Pass, published by the club, valid to 31 December 2026 |
11 | Initial Capital Contribution | $1,250.00, and the text reads “Unless subsequently adjusted by the Declarant, the amount … shall be initially set as $1,250.00” | One-time, at the first closing from the Declarant | Paid to the Declarant, usable at the Declarant’s discretion for any purpose | Master Declaration §9.11 |
12 | Resale Capital Contribution | $1,250.00, “unless subsequently adjusted by the Board” | One-time, at every resale closing | Paid by the transferee; “considered an Assessment and can be collected as such” | Master Declaration §9.12 |
13 | Capitalization contribution on subsequent transfers | Unpublished; the amount is “established by resolution of the Board of Directors” and the current Board resolution is not public. Payable by separate check at closing; an unpaid amount constitutes a lien | One-time, on each subsequent transfer or conveyance of any type whatsoever | Any purpose in the Board’s discretion, including funding an operating deficit | Master Declaration §9.10 |
14 | Special Assessments | As levied. None of record. | As levied | Unbudgeted expenses, against the whole membership or a single Neighborhood, with instalments beyond the fiscal year permitted. While the Declarant membership exists, all Special Assessments require the Declarant Member’s affirmative vote or written consent | Master Declaration §9.4 |
15 | Specific Assessments | As levied. None of record. | As levied | Services provided on request, and compliance costs after notice and hearing | Master Declaration §9.5 |
16 | Use Fees | As levied. None of record. | As levied | Exclusive use of condominium common elements | The recorded condominium declarations |
LA-MSID, the Ibis Landing Community Development District and the association layer are three different things, billed by three different bodies, under three different chapters of Florida law: LA-MSID under Chapters 298 and 189 over roughly 70,000 acres; the Ibis Landing CDD under Chapter 190 over 294.36 acres inside this community only, to repay the Series 2025 Bonds and fund its own operations; the master association and the four condominium associations as private corporations under Chapters 720 and 718.
Neither district is the HOA. Neither is the golf club. The scale difference is not a rounding issue: on the actual 2025 Lee County tax bill for the Terrace I unit at 18451 Copperhead Court North #512, the IBIS LANDING CDD line is $1,007.78 and the LEHIGH ACRES MUNICIPAL SERVICES IMPROVEMENT DIST @ 172.4800 line is $5.17, a 195-fold difference, on two separate lines, from two separate levying authorities. Any single “monthly fee” or “all-in carrying cost” figure that silently merges these layers describes a payment nobody makes.
The builder publishes two monthly figures on its product pages and only one can be tied to a document. The “approximate special assessment” figure is the Ibis Landing CDD assessment and nothing else, provable to the cent.
Lennar product page figure | CDD debt service | plus CDD O&M at FY2026 | equals |
|---|---|---|---|
Terrace Condominiums $1,007.79 | $855.99 | $151.80 | $1,007.79 ✔ |
Carriage Homes $1,007.79 | $855.99 | $151.80 | $1,007.79 ✔ |
Villa Homes $1,275.40 | $1,123.60 | $151.80 | $1,275.40 ✔ |
Executive Homes $1,756.80 | $1,605.00 | $151.80 | $1,756.80 ✔ |
Rates from the Ibis Landing CDD Adopted Budget FY2027 (16 April 2026) and Adopted Budget FY2026 (19 June 2025); the builder’s figures were read from its own product pages on 17 September 2026. The actual 2025 Lee County tax bills read $1,007.78 on the Terrace unit and $1,756.79 on the executive lot, one cent from the published figures, through rounding. The developer’s “special assessment” line is the Ibis Landing CDD assessment, and nothing else. In FY2027 the O&M component rises to $161.14 per unit across 959 units, against a cap rate of $193.37.
The other published figure has no such backing.
Product | Lennar “approximate HOA fees” per month | Lennar “approximate special assessment” | Lennar “approximate tax rate” |
|---|---|---|---|
Terrace Condominiums | $703.83 | $1,007.79 | 1.03% |
Carriage Homes | $723.17 | $1,007.79 | 1.03% |
Villa Homes | $486.83 | $1,275.40 | 1.03% |
Executive Homes | $531.83 | $1,756.80 | 1.03% |
Read from the builder’s own product pages on 17 September 2026. These are builder marketing estimates, not adopted budgets, and the builder does not state which layers they aggregate. They are not the master association dues, and the split between the master layer and the condominium layer inside them is not documented publicly, so no such split is offered here. The ordering is not intuitive: villas carry the lowest monthly estimate but a higher district assessment than the condominiums and carriage homes, and executive homes carry the highest district assessment of all.
959 units pay district operations and maintenance and only 653 pay district debt service, a difference of about 306 units, and the specific parcels making up that difference have not been identified. A per-unit district figure cannot honestly be attached to a named listing without first establishing whether that parcel is among the 959, among the 653, or excluded from the district altogether.
2025 Lee County non-ad valorem line | Terrace I unit, 18451 Copperhead Ct N #512 | Executive lot, 20453 Copperhead Dr | Copperhead Phase 1 home, 20741 Copperhead Dr |
|---|---|---|---|
Ibis Landing CDD | $1,007.78 | $1,756.79 | no line |
Lee County Solid Waste Assessment | $18.31 | – | $366.39 |
Lehigh Acres Fire Control and Rescue District | $225.50 | $225.50 | $547.97 |
Lehigh Acres MSID @ 172.4800 | $5.17 | $29.32 | $63.82 |
Ad valorem total | $1,954.67 | $678.64 | $4,080.99 |
The Terrace unit’s combined 2025 taxes and assessments came to $3,211.43, paid at $3,082.97 on 28 November 2025 with the November discount. Assessments are collected by the Uniform Method on the Lee County tax bill under Chapter 197, Florida Statutes, with a 4 per cent discount for November payment, plus a Tax Collector and Property Appraiser charge of about 3 per cent.
A set of pre-existing Copperhead homes sits outside the Ibis Landing Community Development District and pays no district assessment at all, while neighbours on the same street pay it in full. Two homes on Copperhead Drive, both inside LA-MSID: 20453 Copperhead Drive (STRAP 06-45-27-L4-11010.0260, a 2025 executive lot) is billed $1,756.79 on the IBIS LANDING CDD line and $29.32 on the Lehigh Acres MSID line. 20741 Copperhead Drive (STRAP 06-45-27-L1-10001.0130, legal description “COPPERHEAD PHASE 1 DESC IN PB 77 PGS 1-11 BLK 1 LOT 13”) has no Ibis Landing CDD line on its bill at all, and $63.82 of Lehigh Acres MSID.
The mechanism is statutory: Chapter 190 of the Florida Statutes requires the consent of every landowner before land is included inside a new community development district’s boundary. When the predecessor district defaulted and was dissolved by the State, a new district had to be established from scratch in 2024, and by then there were homeowners already living here, some of whom did not consent. District Manager James P. Ward, on the record in the transcript appended to the District’s agenda package of 17 April 2025: “There were some homes that had homeowners in there. When you establish a district, it requires consent of a hundred percent of the owners of the land. So, those owners did not consent to being included in the boundary of the district.” That is corroborated three ways in independent instruments, the recorded plats, the district boundary exhibit to Lee County Ordinance No. 24-12, and the applicant’s narrative to the 2024 planned development amendment, and a fourth way by a real 2025 Lee County tax bill with no district line on it.
How many such homes there are is a question with three legitimate answers, and no single number is published here, because the three counts are three different legal lists on three different bases and they are not three answers to one question. A count from the plats counts dwelling parcels on the recorded Copperhead subdivisions. A count from the district boundary counts pre-existing owners who declined consent under Chapter 190. A count from the 2024 planned development amendment counts older homes expressly excluded from that amendment on roughly 18.37 acres. They differ, and they are meant to. A fourth instrument confirms the lists are not the same: the master association’s exclusion list, in the replacement Exhibit “A” restated by Instrument 2023000187860, and the district’s exclusion list in Ordinance 24-12 Exhibit A, exclude different lots; Ordinance 24-12 excludes Lot 13 Block 1, Lot 11 Block 2 and Lots 19, 20 and 25 through 29 of Block 6 of Copperhead Phase 1, which the 2023 master amendment does not.
Anyone using the phrase “the excluded Copperhead lots” has to say which instrument they mean, excluded from the master association under Instrument 2023000187860, or excluded from the district under Ordinance 24-12, because the bare phrase is wrong for some number of lots in one direction or the other. The three lists have not been reconciled parcel by parcel against the Lee County roll, and until they are, no single count belongs on any page. Two further limits: averaging the three counts produces a number that describes nothing, and whether the homes excluded from the 2024 planned development amendment hold any amenity or golf rights is not answered by any record located; a carve-out from assessments is not necessarily a carve-out from rights.
The consequence for a buyer: two homes a few doors apart on Copperhead Drive can differ by more than $1,700 a year on the same tax bill, and the difference will not show up in a listing photograph, a community map or a builder’s fee sheet. Pull the actual 2025 or 2026 Lee County tax bill for the specific STRAP before assuming which side of that line a house falls on.
Rows 11 to 13 of the table above are the three provisions that move money at a closing table. §9.11 is “initially set” at $1,250.00, so that is the amount the recorded Declaration set, not a guaranteed current charge; §9.12 is likewise $1,250.00 “unless subsequently adjusted by the Board”; §9.10 carries no dollar figure in the document at all, and the current Board resolution setting it is not public.
At a resale, a buyer is exposed to §9.12 and §9.10 together, a stated $1,250 subject to Board adjustment plus a Board-set amount that is not published, and neither is prorated and neither is refundable. Narrow carve-outs exist at §§9.10(A)–(C) and 9.13(A)–(E): conveyance to a wholly-owned entity of the owner, to the owner’s spouse and/or children, of an undivided interest to an existing co-owner, from the Declarant to the initial owner, and to an institutional lender by or upon foreclosure. But each carve-out is one-use-only: if the immediately preceding conveyance qualified for one, the next conveyance does not.
Each condominium guarantee in row 9 escalates roughly +25 per cent a year across its three stated periods. During the guarantee period the Developer and all Developer-owned units are not subject to assessments for common expenses; the Developer funds the deficit instead. When the guarantee ends, the condominium assessment can rise to actual cost with no cap. The Terrace I guarantee runs to 31 December 2025 as the recorded document has it; the Terrace II and Carriage Homes I guarantees run to 31 December 2026. (The Terrace I guarantee’s first period is keyed in the recorded instrument to 31 December 2023 although the declaration was recorded in 2024; it is quoted here as the document has it, not as corrected.) A guarantee ceiling is not the fee.
At master level, reserves are discretionary and controlled. §9.3 provides that the Board “may, but shall not be obligated to” prepare a reserve budget for the Common Areas; that funding is to come “primarily through the Capitalization Assessments specified in Section 9.10”; that “No such reserves shall be established without the consent of the Declarant”; and that if the Declarant does consent, “Declarant shall have no obligation to contribute to such reserves.” Master reserves are therefore optional, blocked without the Declarant’s consent while the Declarant is in control, and intended to be funded from transfer-based capitalization contributions rather than monthly dues. Whether any master reserve has in fact been established is not stated in any public record. Condominium reserves are separate, governed independently by Chapter 718 of the Florida Statutes for each of the four condominium associations. Delinquency is expensive across the board: interest from the due date at the maximum rate allowed by Florida law, “currently 18% per annum” (§9.7.1), plus late charges, costs, fees and reasonable attorney fees, and the Board may accelerate the full year’s assessment.
Four layers in the table above have no published amount. The master association’s adopted budget and its Base Assessment by product type are not published anywhere: no adopted budget, no per-product dues figure, no reserve balance. The Neighborhood Assessment under §9.2 has no amount of record. The resident golf dues line, the portion of whatever an owner pays that is attributable to golf, appears in no public document, recorded or otherwise, and neither does a resident cart fee, a trail fee, a food and beverage minimum or a golf initiation fee; none is documented in any recorded instrument or on the club’s own site, and an absence is worth stating as an absence rather than as a benefit. And the capitalization contribution under §9.10, which a buyer pays by separate check at closing on every transfer, is set by Board resolution and the current resolution is not public.
The documents that would settle all four exist. The association publishes Financials and Monthly Management Reports to its members behind a login on its own website, and the membership plan exhibit to the Master Declaration would settle per-product golf entitlement and the treatment of transfers and capital contributions on resale. Neither is available to the public, and no page can honestly put a number on those lines until they are. What a buyer can do is ask the seller, in writing and before the inspection period ends, for the association’s current adopted budget, the current Base Assessment for that specific product type, the current §9.10 Board resolution amount, and the most recent condominium budget where a condominium is involved.
The fee stack at Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida is the part of this community most often described wrongly, and the part that moves a valuation. Two homes on the same street can differ by more than $1,700 a year on the district line alone. If you own here and want a valuation that starts from your actual STRAP and your actual 2025 and 2026 tax bills rather than a builder’s estimate, call Jesse direct at (239) 898-6072 or start with our home valuation request. Jesse McGreevy and Marc Comisar bring more than $900 million in closed transactions to an Ibis Landing listing.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Lehigh Acres before you sign a contract on a home whose carrying cost has four moving parts and three separate billing authorities.
Ibis Landing contains four recorded residential plats and four recorded condominiums. The plats are Copperhead Phase 1, Copperhead Phase 1A, Ibis Landing and Ibis Landing Phase 2. The condominiums are Terrace I, Terrace II, Carriage Homes I and Carriage Homes II, each with its own association.
All of it sits in Section 6, Township 45 South, Range 27 East, unincorporated Lee County, inside Lee County planned development DCI959075, so every parcel number begins 064527: the test of whether a listing or document belongs here or to another Florida place with a similar name. Sources: the Lee County Official Records, the Florida Division of Corporations, the Property Appraiser’s 2026 parcel roll. The Lee County Clerk’s official-records site served no document images to this research, so instrument numbers and plat references were verified through the county’s GIS subdivision index and the Property Appraiser’s legal-description field; where a declaration is quoted below it was read, where a phase instrument is named it is named as an index entry.
Eight sub-communities are recorded inside Ibis Landing: four plats held fee simple and four Chapter 718 condominiums. Each row below carries its regime, its recorded instrument, its building form, its unit or lot count with the basis of that count, its association and the layers that bill it.
Recorded sub-community | Regime | Declaration or plat of record | Building form | Units or lots, and the basis of the count | Association | Assessment layers |
|---|---|---|---|---|---|---|
COPPERHEAD PHASE 1 | Fee simple, platted lots | Plat Book 77, Pages 1–11, Public Records of Lee County; the Property Appraiser describes it as “REPLT OF PARKWOOD V + VI + VII”; stated area 92.84 acres | One-storey detached homes, Copperhead-era stock and Lennar infill | 97 lots, counted on the 2026 Lee County roll across 107–108 parcels | COPPERHEAD COMMUNITY ASSOCIATION, INC., document N99000006134, administratively dissolved 25 September 2009, no live successor; master membership in Ibis Landing Golf Club, Inc. | The layers set out below, at CDD debt service $1,605.00 per Executive lot, $1,925.97 per Manor lot, $1,123.60 per villa lot |
COPPERHEAD PHASE 1A | Fee simple, platted lots | Instrument 2005000189114 (“REPLT OF TR J + K + L + M, COPPERHEAD PHASE 1”); stated area 1.243 acres | One-storey detached homes, Copperhead-era and Lennar infill | 10 lots on 10 parcels on the 2026 roll | The same absent Copperhead association; master membership in Ibis Landing Golf Club, Inc. | As Copperhead Phase 1 |
IBIS LANDING | Fee simple, platted lots | Instrument 2023000318473, the final plat for the 355 Phase One lots, recorded 29 September 2023 | One-storey detached homes and paired two-unit attached villas | 152 lots, counted on the 2026 roll across 156–157 parcels, out of 355 platted | Ibis Landing Golf Club, Inc., the master association | As Copperhead Phase 1 |
IBIS LANDING PHASE 2 | Fee simple, platted lots | Instrument 2025000012355, the final plat for the 298 Phase Two lots, recorded 14 January 2025, which replats Tracts A, B and I of COPPERHEAD PHASE 1; about 165.75 acres including the golf tracts re-described into it | One-storey detached homes and paired villas, plus amenity Tract D-1, clubhouse Tract D-2 and Tract FD-1 | 117 lots, counted on the 2026 roll across 150 parcels, out of 298 platted | Ibis Landing Golf Club, Inc., the master association | As Copperhead Phase 1 |
Terrace I at Ibis Landing, A Phase Condominium | Chapter 718 condominium | Instrument 2024000208817, the instrument read and quoted here; Phase II at 2024000309908; the Property Appraiser’s legal description for Terrace I parcels also references 2024000237607 | Thirty units over four floors per building, “CONDOMINIUM – MID RISE – 4 TO 7 FLOORS”; Buildings 4 and 5 | 60 units on the 2026 roll, plus two common-element parcels, all built 2024 | Terrace I at Ibis Landing Condominium Association, Inc., N23000006154, filed 18 May 2023; the only association here that appears to have turned over to resident control | The layers set out below, at CDD debt service $855.99 per unit, plus the quarterly condominium assessment set by the association’s budget |
Terrace II at Ibis Landing, A Phase Condominium | Chapter 718 condominium | Instrument 2025000107315, dated 26 March 2025, 107 pages | Thirty units over four floors per building; the declaration provides for three phases, each one such building, which is declared capacity; two buildings are recorded, Building 2 at 18421 Copperhead Court North and Building 3 at 18411 Copperhead Court North | 60 units carried on the 2026 Lee County roll, which is what exists and what a buyer transacts on; no assessed structure for either building as of the 2026 certification | Terrace II at Ibis Landing Condominium Association, Inc., N24000005234, filed 29 April 2024; developer-controlled | As Terrace I |
Carriage Homes I at Ibis Landing, A Phase Condominium | Chapter 718 condominium | Instrument 2025000022839, 129 pages, survey dated 23 October 2023; phase instruments 2025000101179, 2025000129378 and 2025000191913 | Eight units over two floors per building, “CONDOMINIUM – LOW RISE – 1 TO 3 FLOORS”; Buildings 12, 13, 14 and 15, Hazelnut Court North | 32 units on the 2026 roll, year built 2025 | Carriage Homes I at Ibis Landing Condominium Association, Inc., N24000001623, filed 7 February 2024; developer-controlled | As Terrace I |
Carriage Homes II at Ibis Landing, A Phase Condominium | Chapter 718 condominium | Instrument 2025000297569, located as an index entry, text not read for this guide; phase instruments 2025000307714 (Building 16), 2026000027337 (Phase 2, Building 17), 2026000120923 (Phase 3, Building 18) and 2026000198937 (Phase 4, Building 19) | Eight units over two floors per building; Buildings 16, 17, 18 and 19, Hazelnut Court South | 32 units on the 2026 roll, year built 2026; 16 units valued and 16 not yet valued on the 2026 roll | Carriage Homes II at Ibis Landing Condominium Association, Inc., N25000005125; no manager is of record at the Florida Division of Corporations as of 17 September 2026 | As Terrace I |
The four plats carry 619 to 621 parcels across roughly 305.17 GIS acres on the 2026 roll in September 2026: 112.26 acres coded golf course, 26.38 lake, 40.35 conservation, buffer or wetland. The two parcel counts are two passes over one roll. No plat book and page number exists for the Ibis Landing plat, the Ibis Landing Phase 2 plat or any of the four condominium declarations; Lee County has recorded by instrument number since the early 2000s, so give the instrument number when asked for book and page.
Four Chapter 718 condominiums are recorded inside Ibis Landing. Each is a separate regime with its own declaration, Florida not-for-profit association, board, manager and quarterly assessment, and each sits inside the master association, so a condominium owner pays the master layer in addition to the condominium layer, never instead of it.
Two further condominium associations are incorporated and neither has a recorded condominium: Terrace III at Ibis Landing Condominium Association, Inc. (N25000013756, filed 2025) and Carriage Homes III at Ibis Landing Condominium Association, Inc. (N25000014451, filed 2025), both active, with no recorded declaration, no plat, no parcels, no units and no addresses on the 2026 Lee County roll. An incorporation is a pre-filing ahead of a condominium that may or may not be declared, on a schedule nobody has published; neither is a place a buyer can transact in today.
Arithmetic across three documents: the CDD assessment roll carries 210 units in the “30 Unit Buildings” class, implying seven such buildings; four Terrace buildings, 2, 3, 4 and 5, are declared; six 30-unit buildings have been permitted in Lee County’s commercial permit record. More four-storey Terrace buildings are therefore contemplated, which is the arithmetic of three records, not a promise of what will be built. The same roll carries 96 units in the “8 Unit Buildings” class against 64 recorded in Carriage Homes I and II. Beyond that, Phase 3, 306 units with no plat of record, no parcels and no names, to be financed by a future bond series; whatever Phase 3 is platted as will name whatever sub-villages it contains.
Three authorities bill a condominium owner, so the layers are listed rather than totalled. On a Terrace I or Terrace II unit: county ad valorem tax; Ibis Landing Community Development District debt service, $855.99 per unit; the District’s operations and maintenance assessment, $151.80 per unit FY2026, rising to $161.14 FY2027 (CDD Adopted Budget FY2027, adopted 16 April 2026; Adopted Budget FY2026, adopted 19 June 2025); Lehigh Acres fire and Lee County solid waste; the Lehigh Acres Municipal Services Improvement District levy, $172.48 per acre, which on a unit’s fractional acreage came to $5.17 on the actual 2025 tax bill for 18451 Copperhead Court North #512; the master Base Assessment to Ibis Landing Golf Club, Inc.; the quarterly condominium assessment set by the association’s budget. A Carriage unit carries the same layers, CDD debt service also $855.99.
Master Declaration closing-statement charges. §9.11, Initial Capital Contribution $1,250.00, paid by the first purchaser of each lot or living unit to the Declarant at closing, “unless subsequently adjusted by the Declarant.” §9.12, Resale Capital Contribution $1,250.00, on the transferee in any conveyance by a Member, due at closing, the transferee’s legal obligation and “considered an Assessment and can be collected as such,” unless subsequently adjusted by the Board. §9.10, a further capitalization contribution on each subsequent transfer or conveyance of any type whatsoever, amount set by resolution of the Board of Directors, payable by separate check at closing. A resale buyer is exposed to §9.12 and §9.10 together, and the current Board-resolution amount under §9.10 is not published anywhere in the public record. All three: Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Lee County Instrument 2022000397088, recorded 29 December 2022, as amended by Certificate of Amendment Instrument 2023000187860 made 26 May 2023, as of that date.
Each recorded condominium is a separate association, budget and resale package, and each earns its own page.
A dedicated Terrace I at Ibis Landing sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
A dedicated Carriage Homes I at Ibis Landing sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
A dedicated Carriage Homes II at Ibis Landing sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
A dedicated Terrace II at Ibis Landing sub-page is coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.
Ibis Landing Golf Club, Inc. is not a separate club an owner joins; it is the master association for Ibis Landing Golf & Country Club and the operator of the golf course, one Florida not-for-profit corporation doing both jobs. A dedicated Ibis Landing Golf Club sub-page is coming with the full governing-document chain, the dated permit record for every amenity and the club’s own published rates and rules. We’ll link it here when it goes live.
The club at Ibis Landing is Ibis Landing Golf Club, Inc., a Florida not-for-profit that is simultaneously the master association, operated day to day by ICON Management Services, a Troon company. Open facilities today are the golf course, practice facility, golf shop and snack bar.
Ibis Landing Golf Club, Inc. is not a vendor, not an amenity operator and not a club an owner joins separately. It is the Chapter 720 master association and the golf club, one Florida not-for-profit corporation (document N22000009207, filed 10 August 2022, active, FEI 88-3670258) doing both jobs. The Terrace I declaration says so: “‘Master Association’ shall mean the Ibis Landing Golf Club, Inc., its successors and assigns” (Instrument 2024000208817, Article 2), and the Terrace II and Carriage Homes I declarations carry identical language. A starts-with sweep of the state corporate registry at “IBIS LANDING” returns only Ibis Landing Golf Club, Inc. and an unrelated, long-inactive entity: no “Ibis Landing Homeowners Association,” no “Ibis Landing Master Association” and no “Ibis Landing Community Association” exists.
Membership in Ibis Landing Golf Club, Inc. is mandatory for the owner of every lot and living unit at Ibis Landing. The Master Declaration defines a Member as a person entitled to membership in the Association and states that “Membership is mandatory for the Owners of all Lots or Living Units” (§1.21, Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022, as amended by Instrument 2023000187860 and as of 26 May 2023). Nothing in it conveys ownership, equity, a refundable deposit or a membership certificate in the golf course to an owner, so the membership is non-equity. Developer-controlled: Matthew Koratich, President and Director, Amy Hofschneider, Secretary and Treasurer, Jessilyn Quigley, Vice President, all at Lennar’s Southwest Florida division address, 10481 Six Mile Cypress Parkway, Fort Myers, changed there 23 January 2026; Dentons Cohen & Grigsby P.C. registered agent.
The golf course and clubhouse land remain titled to the developer entity, not to the association. The 2026 roll shows Tract G of Copperhead Phase 1 (STRAP 06-45-27-10-0000G.0000, Folio 10486335) and Tract D-2 of Ibis Landing Phase 2 at 20900-920 Copperhead Drive, the clubhouse parcel (STRAP 06-45-27-L4-140D2.0000, Folio 10633579, 4.024 acres, just value $2,743,830), both owned by AQUABELLA DEVELOPMENT GROUP LLC, a Delaware limited liability company registered in Florida 5 July 2022, document M22000010372, principal 5505 Waterford District Drive, Miami, sole authorized person LENNAR HOMES, LLC. Ten parcels coded golf course total 112.27 GIS acres: nine Aquabella’s, one of 8.31 acres Millrose Properties Florida LLC at the same Miami address. Ibis Landing Golf Club, Inc. owns exactly one parcel, Tract FD-1 at 20881 Copperhead Drive (STRAP 06-45-27-L1-14FD1.0000, Folio 10633439, 1.635 acres, “COMMERCIAL, VACANT”, just value $450,000, no buildings). No conveyance obligation moving the golf or clubhouse land to the association has been located in the public record.
Four facilities are open and operating, and the club publishes hours for exactly three. All hours from the club’s own site as published 17 September 2026.
The clubhouse has a real permit history, Lee County permit COM2024-00448, received 22 March 2024, issued 11 April 2025, tabulated with its accessory permits under the clubhouse question below, and it is not presented here as open because the club does not present it as open: as of 17 September 2026 the club’s own Clubhouse page, revised 27 December 2025, is headed “Coming Soon!” over the Tiki Bar, Fitness Center, Aerobics classes, resort-style pool and Game Room, quoted in full further down this guide.
A minor change to the development order adding an underground propane tank to the clubhouse was approved 21 January 2026 under DOS2023-00161-M03, signed by Brian Roberts, Manager, Development Services. The amenity tract beside it is Tract D-1 at 20871 Copperhead Drive, 1.709 acres, coded recreational areas, carrying a new 2025 structure of 122 square feet with $348,664 of new-construction value; the roll does not name that facility, and it is not named here. Precedent for caution: a 20,000 square-foot clubhouse was already marked “(planned)” in the Copperhead era in 2008 and was never built, and the only structures on the clubhouse parcel before 2025 date to 2001.
At the point a reader expects a number: no resident golf dues line, no per-product golf dues schedule, no trail fee, no food-and-beverage minimum and no golf initiation fee appears in any of the recorded declarations or anywhere on the club’s public site, and the master association’s adopted budget and actual Base Assessment by product type are not published either. The membership plan exhibit to the Master Declaration, which would settle per-product differences and the transfer and capital-contribution treatment on resale, is not in the public record. Anyone quoting a resident golf figure for Ibis Landing is quoting something that has not been published.
The golf course at Ibis Landing is an 18-hole Gordon Lewis design that opened in 2001 as Copperhead Golf Club, closed in July 2019 and reopened under the Ibis Landing name. The course plays par 71 over 6,573 yards from the back of six tee sets.
It is not to be confused with The Club at Ibis in West Palm Beach, Palm Beach County, a private equity club with six-figure initiation, a different county, a different structure and no relationship to this community, nor with Ibis Cove in Naples, Collier County, nor with the Ibis Landing in Parkland, Florida. The clean, uncollided historical handle is Copperhead Golf Club.
Eighteen holes, par 71, out in 36 and home in 35, six tee sets numbered I through VI, longest 6,573 yards from Tee I, shortest 4,419 yards from Tee VI. Greens TifEagle bermudagrass; fairways, tees and rough Bimini bermudagrass. Source: the club’s Course Details page, revised 23 February 2026, and its scorecard PDF uploaded December 2025. Yardage by tee, out and in and total: Tee I 3,230 / 3,343 / 6,573; Tee II 3,050 / 3,103 / 6,153; Tee III 2,911 / 2,902 / 5,813; Tee IV 2,690 / 2,719 / 5,409; Tee V 2,503 / 2,530 / 5,033; Tee VI 2,166 / 2,253 / 4,419.
The course opened in 2001 as Copperhead Golf Club and played par 72, the figure on Copperhead’s own website as captured 7 April 2008, describing “a par 72 Gordon Lewis designed, 18-hole championship golf course”; the Property Appraiser’s record for the clubhouse parcel, Folio 10633579, carries a minimum built year of 2001.
Today the course plays par 71. Par 72 and par 71 are the same course before and after reconfiguration, both published here with their dates. The architect is Gordon Lewis, the Naples-based architect credited with more than 80 Southwest Florida courses.
The course at Ibis Landing is semi-private and open to the public, documented four ways: Troon classifies it Semi-Private; the national tee-time platform classifies it “Semi-Private (open to public)” with a year-round season; the club’s home page carries a “Book Public Tee Times” call to action; the Rates page publishes public green fees and links to Troon’s booking platform.
Rates for 1 May 2026 to 30 September 2026, Rates page revised 30 April 2026: 18 holes $59 and up 7:00 to 11:59am, $49 and up 12:00 to 2:59pm, $39 and up 3:00 to 4:59pm twilight; non-playing rider $30. Rates include the golf cart, the green fee and warm-up range balls; 6.5 per cent tax is added to every rate. After 3:00pm is the twilight rate and a full eighteen may not be possible; carts in by sunset; every player must have their own clubs; a valid driver’s licence is required to drive a cart.
The club sells a 2026 Annual Golf Pass at $5,750 individual and $9,000 family, family defined in its own document as “individual, spouse, and children under the age of 21,” for sign-ups after 1 January 2026, valid through 31 December 2026. Cart fees of $30 per 18 holes and $20 per 9 holes are charged on top. An optional practice facility programme runs $50 monthly or $550 yearly, and the practice pass drops to $12 against the $20 public rate. The pass is non-transferable and non-refundable, all fees subject to Florida state sales tax, and the document states: “Membership provides no ownership interest.” It buys guest rates, apparel discounts, special ordering, the fourteen-day preferred tee-time lottery, a GHIN handicap, reciprocals, Troon programmes, and member events and leagues.
That pass is the club’s public product. It is not what a homeowner pays, which is the mandatory, non-equity membership under §1.21 of the Master Declaration described above. No resident dues line, no resident cart fee, no resident guest policy and no resident greens-fee status is published in any public document, and the membership plan exhibit that would settle them is not in the public record. Two absences in the pass document are verified rather than assumed, the document being short and complete: no initiation fee, no capital contribution, no transfer fee and no food-and-beverage minimum appears anywhere in it. And no trail fee exists, for a structural reason: personal golf carts are prohibited on the course under Golf Cart Operation rule 8, and club carts may not be used off the course or in residential areas under rule 7. The CDD assessment on a tax bill is not a golf fee: the word “golf” does not appear anywhere in the District’s agenda package, financial statements or supplemental engineer’s report.
The course, the practice facility and the snack bar close completely for three one-week periods each summer, golf shop only, 8am to 4pm, on published dates. 2026: June 8 to 14, July 13 to 19, and August 17 to 23. 2027: June 7 to 13, July 12 to 18, and August 9 to 15. Roughly 21 course-closed days a year, a materially heavier shutdown schedule than a typical Florida daily-fee course, from the Maintenance Schedule page revised 17 March 2026. The course is also closed on Christmas Day, the tee sheet closes at 11am on Thanksgiving, and it closes after 11am on Christmas Eve.
The club’s construction page states that “All the construction takes place surrounding the Golf Course and does not impact the Golf Course.” Verified-purchase golfer reviews from August and September 2026 say otherwise, reporting ongoing homebuilding audible and visible from the course, including a temporary tee box on a par 3 reducing it to roughly 50 yards, and a September 2026 aeration that left greens aerated and carts restricted on half the holes. Both accounts are published here rather than either being chosen.
Ibis Landing has no marina, no boat basin, no boat ramp, no dock and no slip. Every water body inside Ibis Landing is an internal man-made lake with no connection to navigable water, and fishing on the golf course is prohibited by the club’s own published rules.
Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida has no marina and no boating facility of any kind, a verified absence rather than a silence. Across 1,665 Lee County parcels in Section 6-45-27, the number carrying a boat dock or seawall attribute is zero (Lee County parcel layer, queried 17 September 2026); the land-use descriptions across those same 1,665 parcels run to lake, submerged land, water-retention and conservation acreage and right-of-way, with no marina, no boat facility and no navigable-waterway use code of any kind. Nor does the marketing claim one: the club’s website and its sitemap of more than 140 pages, its amenity pages, Troon’s course page and all four Lennar product pages list golf, pool, fitness, tennis, pickleball, sport court, clubhouse and dining, and no marine or boating facility whatsoever.
Every water body is an internal man-made lake owned by Aquabella Development Group, LLC: 11.77, 3.23, 2.20, 1.51, 1.49 and 0.71 acres coded lake, plus 2.83, 1.35 and 1.28 acres coded submerged, on the 2026 roll. The master concept plan labels thirteen, Lake #1 through Lake #13. None connects to navigable water. Lake and golf-course views are real and recorded at parcel level: the cost card for Carriage Homes I unit 1511 (Folio 10634383) carries “VIEWS GOLF COURSE, LAKE”, so a specific unit’s view can be verified on the county record.
On-site fishing is expressly prohibited on the golf course: Golf Course Rule 23, page revised 23 March 2026, bans “walking, jogging, roller blading, bicycling, skateboarding or fishing” there. Lennar’s own positioning places fishing off site, describing the community as sitting “between the active metropolitan area of Fort Myers and the natural beauty of hiking trails, horseback riding, fishing, and hunting at the Dinner Island Ranch Wildlife Area and Okaloacoochee Slough State Forest.”
The Able Canal Greenway sits 1.69 miles away, 40.48 acres, Lee County Parks, East District; Lee County issued development order LDO2023-00049 on 14 September 2023 for the Able Canal Pathway, “a 6-mile long pathway project along the Able Canal in Lehigh Acres,” and the county’s record lists the greenway’s site address as “Access Undetermined.” Further out, the Lehigh Acres Municipal Services Improvement District manages Harns Marsh, a 578-acre stormwater facility, with 20 lakes and 1,298 acres of preserves across its district. Neither is a boat ramp, a marina or a public launch, and no measured drive distance from Ibis Landing to a public boat ramp exists in the record behind this page.
Ibis Landing has no beach and no beach access of its own, and the Gulf beaches are not close. Fort Myers Beach is 24.7 road miles and 46 minutes in free-flow conditions from Ibis Landing; Bonita Beach Park is 32.0 road miles and 49 minutes.
Any description of Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida as “close to the beach” is not supportable. The community sits inland in eastern Lee County, its water is internal stormwater lakes, and it holds no beach parking, no beach club, no shuttle and no deeded or licensed beach access of any kind. What it does have is a strong access claim in a different direction, set out at the end of this section.
All three figures are road miles on the driving network, computed from the community anchor on 17 September 2026.
Destination | Road miles | Free-flow minutes | Route |
|---|---|---|---|
Fort Myers Beach (Times Square / Estero Boulevard) | 24.7 | 46 | Daniels Parkway → Six Mile Cypress Parkway → Gladiolus Drive → Summerlin Road → San Carlos Boulevard (SR 865) |
Bonita Beach Park | 32.0 | 49 | Daniels Parkway → I-75 south for 14.6 miles → Bonita Beach Road (CR 865) |
Sanibel Causeway toll plaza | 17.7 | 32 | Lee Boulevard → Colonial Boulevard → Fowler Street → Summerlin Road |
Two qualifiers travel with those numbers. They are free-flow figures; in season, on Summerlin Road and San Carlos Boulevard, the drive to Fort Myers Beach is routinely and substantially longer than 46 minutes. And the Sanibel figure is to the causeway toll plaza, not to Sanibel or Captiva, with the causeway toll payable on top; the islands themselves are further.
Southwest Florida International Airport is 9.3 road miles and 21 minutes from Ibis Landing, via 23rd Street SW → Gunnery Road South → Daniels Parkway → Paul J Doherty Parkway → Chamberlin Parkway, computed 17 September 2026, because Ibis Landing sits at the southwest edge of Lehigh Acres, where 23rd Street SW and Gunnery Road South feed straight into the Daniels Parkway corridor. It is not representative of Lehigh Acres as a whole; most of Lehigh Acres is materially further from the airport.
From the same computed set on 17 September 2026: the nearest I-75 interchange at Daniels Parkway is 11.1 road miles to the on-ramp; downtown Fort Myers 16.0 miles and 31 minutes, on surface streets with no limited-access segment at all; Gulf Coast Town Center 14.7 miles; Bell Tower Shops 15.4 miles; Edison Mall 16.5 miles; Florida Gulf Coast University 16.8 miles; Miromar Outlets 19.4 miles; Coconut Point 22.9 miles. The nearest full grocery cluster, the Publix at Lee Boulevard and Homestead Road, is 2.8 miles and 7 minutes.
Ibis Landing Golf & Country Club publishes eight dedicated pickleball courts and two tennis courts on its own Racquet Sports page, fetched 17 September 2026. Lee County permits COM2025-00415/00416/00417 (issued 12 June 2025) and COM2025-01056 (issued 15 August 2025) document court canopies and eight light-pole bases. The club publishes no court hours, leagues, or reservation rules.
The Racquet Sports page, revised 27 December 2025, fetched 17 September 2026, describes “eight dedicated pickleball courts, providing plenty of space for recreational and competitive play alike,” with “modern playing surfaces.” The club publishes the courts and publishes nothing about using them.
The same page describes “two brand-new, state-of-the-art tennis courts, offering outstanding playing conditions for players of all skill levels”; “brand-new” is the club’s own word, a dating signal as much as a sales one. Two tennis courts is a small number for a planned development entitled at up to 990 dwelling units, and a household that plays tennis several times a week should treat two courts as the planning figure.
Lee County permit COM2024-01412, “IBIS LANDING, Construction of the tennis bath house,” a 122 square-foot building at a declared value of $175,000, at 20871 Copperhead Court North, was received 19 August 2024 and issued 27 January 2025, Aquabella Development Group LLC owner, Lennar Homes LLC contractor; Lee County’s January 2025 issued-permit report shows status “Inspections Ongoing.” That permitted, dated and costed restroom and changing building serving the racquet complex appears on no marketing list anywhere.
Four permits at the racquet complex, all to the same sports-court specialist contractor, MOR Sports Group Inc of Fort Myers, all retrieved from Lee County’s published building permit reports on 17 September 2026.
Permit | Description | Size and value | Address | Received | Issued |
|---|---|---|---|---|---|
COM2025-00415 | “Installation of 4 Post Canopies, Each Canopy 20 Feet x 8 Feet.” Permit type Awning or Canopy | 160 sq ft, $36,800 | 20910 Copperhead Drive | 2025-03-19 | 2025-06-12 |
COM2025-00416 | “Installation of 1 canopy / 4 Post Canopies / Each Canopy 20 Feet x 8 Feet” | 160 sq ft, $36,800 | 20910 Copperhead Drive | 2025-03-19 | 2025-06-12 |
COM2025-00417 | “Installation of 1 Canopy / 4 Post Canopies / Each Canopy 20 Feet x 8 Feet” | 160 sq ft, $36,800 | 20910 Copperhead Drive | 2025-03-19 | 2025-06-12 |
COM2025-01056 | “Install (8) 2ft x 5ft deep round poured 3000 psi concrete with rebar reinforcement for light pole bases. Electrical work by others on a separate permit.” Permit type Structural Slab (accessory) | 30 sq ft, $8,000 | 20910 Copperhead Drive | 2025-07-23 | 2025-08-15 |
A verified absence across the club’s entire public site as fetched 17 September 2026.
The Ibis Landing Golf & Country Club Clubhouse page, fetched 17 September 2026, reads “Coming Soon!” for the fitness center, aerobics classes and resort-style pool. Lee County permit COM2024-00448, clubhouse, 16,065 square feet, $3.5 million, was received 22 March 2024 and issued 11 April 2025. No pool permit exists in Lee County’s published reports.
The Clubhouse page, revised 27 December 2025, fetched 17 September 2026, reads in full:
“Coming Soon! Get ready to enjoy our brand-new clubhouse featuring a lively Tiki Bar, fully equipped Fitness Center, Aerobics classes, a resort-style pool, and an exciting Game Room.”
The Tiki Bar, the fitness centre, the aerobics classes, the resort-style pool and the game room are therefore written here as announced, not as operating.
Field | Value |
|---|---|
Permit | COM2024-00448 |
Project | “IBIS LANDING, Construction of the clubhouse.” |
Permit type | Recreation Building; New / New Buildings |
Size | 16,065 square feet |
Declared building value | $3,500,000 |
Address | 20900 Copperhead Drive |
Received | 22 March 2024 |
Issued | 11 April 2025 |
Status and parties | “Permit Issued”; inspections by private provider Nova Engineering & Environmental; contractor Waltbillig and Hood General Contractors, 1004 Collier Center Way Suite 100, Naples FL 34110 |
Retrieved from Lee County’s published commercial permit reports on 17 September 2026. Vertical construction on the clubhouse could not lawfully begin before 11 April 2025, a permit date rather than an opinion. At 16,065 square feet this is the only independent size figure that exists for any amenity at Ibis Landing; every other amenity dimension on offer anywhere is marketing copy.
Accessory permits continued two months before this guide was written: COM2026-01046 (north) and COM2026-01047 (south), each an aluminium shade structure 25 feet 10 inches by 13 feet 3 inches, about 342 square feet at $30,589 each, contractor Coastal Canvas and Awning Company Inc, received 20 July 2026, issued 30 July 2026, both at 20900 Copperhead Drive.
The entitlement frame: the planned development permits “Up to a maximum of 20,000 square feet … in the Club House Area for ancillary uses to the golf course and residential community” (ADD2024-00046, Exhibit F, condition 3.a, approved 16 August 2024), and the built 16,065 square feet sits under that cap.
The club’s clubhouse page describes the pool only as “a resort-style swimming pool, where comfort meets luxury. With a beautiful design and plenty of space to lounge.” No size, no depth, no lane count, no heated or unheated statement and no hours are published, so none is stated here.
No pool construction permit appears in Lee County’s published Lehigh Acres permit reports, and that is not evidence of absence. In Florida, public and commercial pools are permitted and inspected by the Florida Department of Health under Chapter 64E-9, Florida Administrative Code, not by the county building department. A Florida Department of Health public-pool record for this address would settle the question with a date; none was retrieved for this guide. So the state of the pool on 17 September 2026 is: named by the club on a page headed “Coming Soon!”, undescribed beyond one marketing sentence, and outside the permit series that would otherwise document it.
The fitness centre is named by the club only inside the “Coming Soon” clubhouse sentence, “fully equipped Fitness Center, Aerobics classes.” No size, no equipment list, no hours and no separate page exist for it on the club’s site as of 17 September 2026, so none is stated here, and the same is true of the Game Room. Aerobics classes are named by the club and are not on Lennar’s amenity chips.
The Ibis Landing Community Development District’s balance sheet through 31 July 2026, in the board agenda package for the 17 September 2026 meeting, shows exactly one line under Investment in General Fixed Assets: “Water-Sewer Combination, $4,778,708.” That is the District’s entire fixed asset base. There is no clubhouse, no pool, no court, no park and no recreation asset on the District’s books.
The reading that follows, stated as a reading, is that the clubhouse, pool, fitness centre, tennis and pickleball courts and golf course are private facilities rather than District facilities, governed by the club and association documents rather than by the public-access rules attaching to Chapter 190 district property. The amenities at Ibis Landing must not be attributed to the Community Development District.
Until those arrive, the documented state stands as written: the golf is open, the clubhouse is permitted and built as a structure, and the fitness centre, aerobics classes, resort-style pool, Tiki Bar and Game Room are what the club itself still calls Coming Soon.
Ibis Landing Golf & Country Club publishes hours for exactly three operations as of 17 September 2026: Golf Shop 7am–5pm, Practice Facility, and Snack Bar 7am–6pm. The club’s Dining page lists only a Snack Bar menu, hot dog $8, burger $12, beer $6. A Tiki Bar is listed as Coming Soon.
The Tiki Bar is named by the club inside the “Coming Soon” sentence on its Clubhouse page, fetched 17 September 2026: “a lively Tiki Bar.” It is announced, not operating, and it is written that way here. It also does not appear on Lennar’s amenity chips, one of the few amenity items where the club’s own page is more generous than the builder’s.
The club sells beer at $6 and liquor at $10 at the Snack Bar, per its own Dining page fetched 17 September 2026, and its Use of the Club rules state that the club will “terminate service to any individual who appears to be intoxicated.”
Up to 100,000 square feet of commercial use, and up to six consumption-on-premises licences, four restaurants and two bars or cocktail lounges, are entitled in Areas 1 and 6 of the master planned development, capped at 30,000 square feet until the Beth Stacey Boulevard extension is complete (ADD2024-00046, Exhibit D and Exhibit F conditions 3 and 14.c, approved 16 August 2024). The land allocation is 6.41 acres of the 289.22-acre planned development, at up to 100,000 square feet (Lee County’s planned development record for DCI959075, accessed 17 September 2026).
Entitlement is not construction. Nothing in that allocation is built, no date attaches to it, and the 30,000 square-foot cap does not lift until a road extension is finished; this page makes no claim that Ibis Landing “has restaurants” on the strength of it. One amendment is live with its text not yet public: ADD2026-00009, updating the master concept plan, conditions and deviations, decided 9 June 2026, supersedes ADD2024-00046, but its resolution text is not yet in the county repository, so everything cited above from ADD2024-00046 is the codified approval as it stood on 16 August 2024 and the June 2026 amendment may have changed some of it.
On 17 September 2026, the club’s own website, every page of it, including the Dining page, the Clubhouse page and the sitemap of more than 140 pages, publishes a snack bar and nothing else, with no restaurant name, no restaurant menu and no restaurant hours. The venue named on the builder’s collection pages appears nowhere on the club’s own site, so this guide does not use that name and does not describe a restaurant operating at Ibis Landing.
On 17 September 2026 the food service at Ibis Landing is a snack bar open 7am to 6pm with a published, priced menu, selling beer and liquor, and the club’s own clubhouse page describes a Tiki Bar as coming soon.
Ibis Landing Golf & Country Club in Lehigh Acres is the only community in this comparison set built around its own 18-hole course, and the only one carrying a Chapter 190 community development district. Its trailing-twelve-month closed sales split across four product types, from a $167,500 mid-rise condominium median to a $372,500 single-family median.
The table below sets Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida against seven other Lehigh Acres communities. The empty cells are deliberate.
Community | Closed sales, trailing 12 months, by MLS Building Design | Median days on market by segment | Median price per square foot by segment | Active inventory | Golf on site | Course access | Master governance | Community development district | District debt | Per-unit district assessment, FY2027 | Drainage district | Age restriction | Minimum lease term | Housing stock age | Flood |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Ibis Landing Golf & Country Club, Lehigh Acres (this page) | Single Family 21, median $372,500 · Villa Attached 13, median $205,000 · Low Rise (1-3) 15, median $200,000 · Mid Rise (4-7) 8, median $167,500 · total n=57. Southwest Florida MLS (Matrix), pulled 2026-09-17, reported as plain text | Single Family 32 · Villa Attached 21 · Low Rise 50 · Mid Rise 93. Same pull, 2026-09-17 | Single Family $176.74 · Villa Attached $134.27 · Low Rise $127.10 · Mid Rise $142.97. Same pull, 2026-09-17 | 17 active, median list $399,000, range $150,000 to $475,000, median $182.38 per square foot, median 51 days on market. Pulled 2026-09-17 | Yes. 18 holes, par 71, six tees, longest 6,573 yards from Tee I, TifEagle greens, Bimini fairways; ten parcels coded DOR 38 Golf Course totalling 112.27 GIS acres on the Lee County Property Appraiser roll, 2026 roll | Semi-private and open to the public. The club’s Rates page, revised 2026-04-30, publishes public 18-hole green fees of $59+ before noon, $49+ from 12:00 to 2:59 pm and $39+ twilight from 3:00 to 4:59 pm for 1 May to 30 September 2026, plus 6.5% tax | Ibis Landing Golf Club, Inc. (Sunbiz N22000009207, Florida not-for-profit, filed 10 August 2022, active). Master Declaration Instrument 2022000397088, §1.21: “Membership is mandatory for the Owners of all Lots or Living Units.” No separately named master homeowners association exists; an exhaustive Sunbiz starts-with sweep returns only this entity and the unrelated, long-inactive Ibis Landing Venture, Ltd. | Yes. Ibis Landing Community Development District, created by Lee County Ordinance No. 24-12, adopted 18 June 2024, effective 21 June 2024, under Chapter 190, Florida Statutes; approximately 294.35 to 294.36 gross acres | Series 2025 Special Assessment Bonds, $10,490,000, issued 8 July 2025, coupons 4.125% to 5.875%, maturities 15 June 2030 through 15 June 2055 | Debt service, on 653 debt-assessed units: Executive $1,605.00 · Manor $1,925.97 · Villas $1,123.60 · Terrace/Cottage 8-unit buildings $855.99 · Terrace/Cottage 30-unit buildings $855.99. Operations and maintenance $161.14 per unit on 959 units (FY2026: $151.80). Ibis Landing CDD Adopted Budget FY2027, adopted 16 April 2026 | Lehigh Acres Municipal Services Improvement District, levied per acre at $172.48, a separate line on the same Lee County tax bill: $5.17 on a Terrace condominium unit and $63.82 on a Copperhead Phase 1 home in 2025 | None. A full-text search of the 76-page Master Declaration and its Bylaws for “fifty-five,” “55+,” “housing for older persons” and “age restrict” returns zero hits, and none of the four recorded condominium declarations imposes one. All ages | 30 consecutive days, Master Declaration §5 leasing provisions, Instrument 2022000397088. The lease must be written and a fully executed copy delivered to the association not less than 15 days before the term begins; no subleasing or assignment | Predominantly new. 55 of the 57 trailing-twelve-month closed sales were built 2022 to 2026; 2 were built 1990 to 2014; none 2015 to 2021. Southwest Florida MLS, 2026-09-17 | FEMA Flood Zone X (unshaded), “area of minimal flood hazard,” SFHA = False, at all 57 points tested inside the footprint; FIRM panel 12071C0475F |
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Olympia Pointe, Lehigh Acres | 17 closed, median $225,000, range $149,000 to $410,000. All products combined, not segmented, so this figure is not comparable with any single Ibis Landing segment median. Southwest Florida MLS (Matrix), same pull, 2026-09-17 | 69 days, all products combined. Same pull, 2026-09-17 | $158.36 per square foot, all products combined. Same pull, 2026-09-17 | 10 active, median list $254,950 (an even count, mid pair $250,000 and $259,900), range $213,900 to $399,900, median 58 days on market. Same pull, 2026-09-17 | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison |
Town Lakes, Lehigh Acres | 11 closed, median $325,000, range $210,000 to $445,000. All products combined, not segmented, so this figure is not comparable with any single Ibis Landing segment median. Southwest Florida MLS (Matrix), same pull, 2026-09-17 | 82 days, all products combined. Same pull, 2026-09-17 | $148.51 per square foot, all products combined. Same pull, 2026-09-17 | 9 active, median list $315,000, range $275,000 to $449,000, median $164.47 per square foot, median 56 days on market. Same pull, 2026-09-17 | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison | Not derived for this comparison |
Every figure in the Ibis Landing row was derived for this page, from the record named in the cell, on the date named in the cell: the Southwest Florida MLS pull of 2026-09-17 for the market cells; the recorded Master Declaration, Lee County Instrument 2022000397088 (76 pages, recorded 29 December 2022), and the Florida Division of Corporations record for Ibis Landing Golf Club, Inc. (Sunbiz N22000009207, filed 10 August 2022) for governance; the Ibis Landing Community Development District Adopted Budget FY2027, adopted 16 April 2026, for assessments; the club’s Course Details and Rates pages, revised 23 February 2026 and 30 April 2026, for golf; and the FEMA National Flood Hazard Layer at FIRM panel 12071C0475F for flood.
The five sibling cells read Not derived for this comparison because they were not. Each of those communities has its own page, built on its own day against its own pull, and a figure true on that day is not made true again by being carried into a page with a fresh date on it. The cell stays empty and the link takes you to where that community’s figures live: the Whispering Lakes community in Lehigh Acres, homes in the Mirror Lakes area of Lehigh Acres, the Savanna Lakes planned development, the Westminster golf community in Lehigh Acres and Asher Park in Lehigh Acres.
The table does not rank: no “best” column, no score. Market share, absorption rate and new-construction share are absent because most builder closings inside Ibis Landing never enter the MLS, so any share figure from MLS records would measure the resale slice and call it the market.
Olympia Pointe and Town Lakes were measured on the same Southwest Florida MLS pull as Ibis Landing, 2026-09-17, which is why their market cells carry numbers when the five linked siblings’ do not. Their figures are in the table above, all products combined, not segmented, and should be read as single markets, because that is how they were measured. Ibis Landing was not and could not be: its 57 closings split across four MLS Building Design classes whose medians run from $167,500 to $372,500, so setting a combined Olympia Pointe or Town Lakes median beside one Ibis Landing segment compares a whole community with a quarter of another.
No market figure for either community was re-derived here, so none is printed. What can be set beside them from the Ibis Landing side is the structural material that changes a monthly payment.
Carry two questions to the Whispering Lakes or Mirror Lakes page. First, whether a Chapter 190 community development district exists there at all, because a district assessment is a tax-bill line no monthly association fee comparison shows you; Ibis Landing’s ordinance, acreage, bond and assessment detail are in the table above and under the assessment sub-section below. Second, golf: membership in Ibis Landing Golf Club, Inc. is mandatory for the owner of every lot and living unit under §1.21 of the Master Declaration, Instrument 2022000397088, and the course sits on ten parcels coded DOR 38 Golf Course totalling 112.27 GIS acres on the 2026 Lee County Property Appraiser roll. A course visible from a lanai and a course written into the deed are different products.
No Savanna Lakes or Westminster figure was re-derived here and none was carried across. Use the Savanna Lakes planned development and the Westminster golf community in Lehigh Acres for their own numbers, and take three Ibis Landing facts with you. Access: Beth Stacey Boulevard is a public collector road through Ibis Landing on the Master Concept Plan adopted as Exhibit C to the 2024 administrative amendment ADD2024-00046, signed 16 August 2024, with Condition 14 requiring its extension roughly 3,630 feet south to Milwaukee Boulevard and Condition 15 requiring the new right-of-way dedicated to and accepted by Lee County for maintenance, and Lee County’s published permit reports show zero gate or gatehouse permits across 88 commercial permit reports. Course access: the course is semi-private and sells to the public at published rates, set out under the disadvantages below. Age: Ibis Landing is an all-ages community, established by exhaustive search of the Master Declaration, its Bylaws and all four recorded condominium declarations, the terms searched listed under the advantages below.
No Asher Park figure was re-derived here; Asher Park in Lehigh Acres carries its own. The fact to carry into that comparison is the product taxonomy, because it is most often flattened.
Three systems sit over the same housing and none is a relabelling of another. The builder’s collections: Executive Homes, Manor Homes, Villa Homes, Carriage Homes, Terrace Condominiums. The district engineer’s classes: Single Family Executive 50’ to 59’, Single Family Manor 60’ to 69’, Villas 2 Unit Attached, Terrace/Cottages MF 8 Unit Buildings, Terrace/Cottage MF 30 Unit Buildings. The MLS: Single Family, Villa Attached, Low Rise (1-3), Mid Rise (4-7). The tenure differences are real. Executive, Manor and Villa homes sit on fee-simple platted lots, and Villa Homes are specifically not a condominium, with no villa condominium declaration and no villa association on Sunbiz. Carriage Homes are condominium, eight units per building over two storeys, under Instrument 2025000022839. Terrace Condominiums are condominium, thirty units per building over four floors, under Instrument 2024000208817 Article 3. Comparing a “condo” here with a “condo” elsewhere, the recorded declaration tells you whether they are the same thing.
The four MLS product segments span $167,500 to $372,500 in median sold price over the same twelve months, so any single community-wide median describes none of them: above the mid-rise and low-rise buyer’s real market, below the single-family buyer’s, wrong for everybody at once.
Then the inversion a careless reader gets backwards. Mid Rise carries a higher median price per square foot than Low Rise, $142.97 against $127.10, on a lower median price, $167,500 against $200,000, because the units are smaller: a median 1,154 square feet against 1,497. Price and price per square foot must always be stated together here, or the comparison flips. The Mid Rise median is an even-count median off eight sales, mid pair $166,000 and $169,000, stated so it can be checked. All figures Southwest Florida MLS, pulled 2026-09-17, reported as plain text because the platform sits behind a member login.
Active inventory is 17 active listings at a median list of $399,000 as of 2026-09-17, far above the closed mid-rise and low-rise medians and close to the closed single-family median, so current inventory skews to single-family product. A buyer shopping the condominium price band is shopping a thinner slice than the closed-sales table suggests, and should expect fewer choices and longer searches than the 15 low-rise and 8 mid-rise closings over twelve months imply.
A buyer whose priority is a carrying cost with no tax-bill district line, or an amenity open on move-in day, should open the sibling pages and ask those two questions first. Who this community suits and does not suit is set out at the end of the next section.
Ibis Landing Golf & Country Club offers a mandatory, non-equity membership in its own golf club, unshaded FEMA Zone X ground and an airport nine road miles away. Against that sit amenities the club still calls coming soon, a public collector road through the community, a community development district debt assessment, and no gate anywhere in the county permit record.
Everything below is dated, permit-sourced and instrument-cited. This community is not The Club at Ibis in West Palm Beach, Palm Beach County, a private equity club with six-figure initiation, nor the unrelated Ibis Landing in Parkland, Florida. Its clean historical handle is Copperhead Golf Club.
Club membership is structural, not a marketing promise. Master Declaration, Lee County Instrument 2022000397088, recorded 29 December 2022, §1.21: a Member is one entitled to membership “as provided in Article 2 of the Bylaws,” and “Membership is mandatory for the Owners of all Lots or Living Units.” It conveys no ownership, equity, refundable deposit or membership certificate in the course, and no optional or social tier is recorded. What passes with title is mandatory non-equity membership in the master association, which is also the golf club.
The flood position is genuinely excellent, and triple-sourced. All 57 points tested inside the Ibis Landing and Copperhead footprint return FEMA Flood Zone X (unshaded), “AREA OF MINIMAL FLOOD HAZARD,” SFHA = False, FIRM panel 12071C0475F, no Base Flood Elevation; Lee County Emergency Management’s Flood Zones page ties the mandatory flood insurance purchase requirement to Zones A and V and defines unshaded Zone X as minimal hazard; the 2022 Lee County map revision left this footprint Zone X before and Zone X after. The qualifier: Zone X covers the mapped 1% and 0.2% annual-chance flood, not a promise a street never holds water in extreme rainfall.
The airport is the one access claim that holds up without qualification. Southwest Florida International Airport (RSW) is 9.3 road miles, about 21 minutes free-flow, via 23rd Street SW, Gunnery Road South and Daniels Parkway, computed on the road network as of 17 September 2026 rather than from a mapping app. It holds because this community sits at the southwest edge of Lehigh Acres, and it is not representative of Lehigh Acres generally.
The condominium buildings are new, and their first milestone inspection is decades away. Terrace buildings are thirty units over four habitable storeys, on the Lee County Property Appraiser’s cost card as “CONDOMINIUM, MID RISE, 4 TO 7 FLOORS,” so Florida Statute §553.899 milestone inspection and §718.112(2)(g) structural integrity reserve studies apply. Terrace I Building 5, actual year built 2024, is first due 31 December 2054 under the 30-year rule, or 31 December 2049 if Lee County as local enforcement agency invokes the 25-year local determination; Terrace II, created 2025, runs a year or more later. Carriage Homes buildings are two storeys, exactly eight units each, Instrument 2025000022839, so neither §553.899 nor §718.112(2)(g) reaches them, though ordinary condominium reserves under §718.112(2)(f) do; villas and single-family homes are one storey. On the appraiser’s card unit 512 is Building 5, Floor 1: a Terrace unit number’s leading digit is the building, never the floor, and Carriage unit 1511 is Building 15, Unit 11, Floor 1 (Folio 10634383).
One association has already turned over to residents. Terrace I at Ibis Landing Condominium Association, Inc. (Sunbiz N23000006154, formed 18 May 2023) moved its principal address to MyTown Communities, LLC, 2830 Winkler Ave #101, Fort Myers on its amended annual report of 3 August 2026, listing resident officers Angel Mudafort (President) and Daniel Conahan (Vice President), Conahan an owner of record at 18451 Copperhead Ct N #521. A Terrace I buyer is buying into a resident-governed association.
The golf course is documented to a level no marketing page reaches. Eighteen holes, par 71, out 36 and in 35, six tees numbered I through VI, longest 6,573 yards from Tee I, TifEagle bermudagrass greens and Bimini bermudagrass fairways, tees and rough; Florida State Golf Association rating and slope 72.5 / 141 from Tee I, 62.4 / 111 from Tee VI; designed by Gordon Lewis; opened May 2001 as Copperhead Golf Club; GPS-equipped carts; environmentally sensitive areas marked by red stakes with green caps, play inside them prohibited (Course Details page revised 23 February 2026; scorecard PDF uploaded December 2025). Copperhead published par 72 as captured 7 April 2008 and Ibis Landing plays par 71 because the course was reconfigured: two dated facts, not a contradiction. Same facility, proven three ways: identical phone (239) 369-8200, identical address 20910 Copperhead Drive on the 2008 and 2026 sites, one golf-directory course record at both slugs. Caution: two different stroke-index rows are published, one on Course Details and a different one on the scorecard PDF, neither labelled men’s or ladies’, so no single handicap row is the course’s index.
All ages, verified by exhaustive absence. A full-text search of the 76-page Master Declaration and its Bylaws for “fifty-five,” “55+,” “housing for older persons” and “age restrict” returns zero hits, and none of the four recorded condominium declarations imposes an age restriction.
The leasing rules are comparatively permissive, and they are recorded. Master Declaration, Instrument 2022000397088: minimum lease term 30 consecutive days; lease in writing; a fully executed copy to the association not less than 15 days before the term begins; subleasing and assignment of lease rights prohibited; occupancy limited to the lessee and the lessee’s family; no cap on leases per year and no lease application or approval fee stated. Each condominium declaration is separate: Terrace II, Instrument 2025000107315, adds that “No portion of a Unit (other than an entire Unit) may be rented.”
Pets are allowed, within recorded limits. Master Declaration §5.14: a maximum of three commonly accepted household pets per Living Unit or Lot; all pets including cats leashed outside unit boundaries; no pet left outside unattended, on a yard, balcony, porch, patio or lanai, or kept outside overnight; removal within 48 hours on a Board nuisance determination. Section 15.1(B): pets kept off all lands platted as golf course.
Open space and preservation are codified, not promised. ADD2024-00046, signed 16 August 2024, requires 40% open space for the smaller-lot and multi-family development areas and the golf-course area, 50% of that in existing indigenous preservation. The Conceptual Open Space Exhibit records 107.72± acres of golf-course open space, 24.60± acres of lakes and 45.47± acre/credit of indigenous area, 177.79± acre/credit provided against 98.50± required. Master Concept Plan General Note 10 records 34.27 acres of existing wetlands preserved per prior approvals; Condition 7(a) requires approximately 3.16 acres of cabbage palm hammock preserved, palms of eight feet or more of clear trunk relocated on site when removed for fairways.
A hurricane-awareness programme is a condition of approval, not a courtesy. Condition 5, as codified 16 August 2024, requires the developer, before any local development order, to establish a homeowners’ or residents’ association running an annual hurricane-awareness programme with Lee County Emergency Management, and to file an emergency hurricane notification and evacuation plan.
The fee stack is fully provable from public bills. Every carrying-cost line can be shown on an actual Lee County Tax Collector bill rather than quoted from a builder’s estimate; the figures are below. The provability is the advantage.
There is no gate anywhere in the record. The builder’s June 2023 release describes the community in terms the county record does not support: zero gate or gatehouse permits across 88 Lee County published commercial permit reports; a county-dedicated arterial through the project by zoning condition; district roadways described as public roadways in the Ibis Landing CDD’s capital improvement programme; a semi-private course with published public green fees. Exhibit D of ADD2024-00046 lists entrance gates and gatehouses as a permitted use, which is permission, not construction. A buyer needing controlled access should treat this as unresolved; only a site visit or an association rule naming a gate would settle it, and neither is in hand.
A public collector road runs through the community, and a county arterial bounds it. Beth Stacey Boulevard is a public collector road through Ibis Landing on the Master Concept Plan adopted as Exhibit C to ADD2024-00046; 23rd Street is a county-maintained minor arterial on the north boundary. Condition 14 requires the developer to extend Beth Stacey Boulevard south from 23rd Street to the existing north terminus of Milwaukee Boulevard, approximately 3,630 feet, the clubhouse-to-23rd Street SW link before the first residential certificate of occupancy and the southernmost link before the 495th, financed among the Series 2025 Bonds infrastructure. Copperhead Drive and Leatherwood Loop are privately maintained local roads on the same plan. Residents raised access and security concerns about this at the district’s public meeting of 17 April 2025.
The course is semi-private and the public plays it, at published rates. The club’s home page carries a “Book Public Tee Times” call to action, and its Rates page, revised 30 April 2026, publishes public 18-hole green fees for 1 May to 30 September 2026 of $59+ from 7:00 to 11:59 am, $49+ from 12:00 to 2:59 pm and $39+ twilight from 3:00 to 4:59 pm, 6.5% tax added to every rate, cart, green fee and warm-up range balls included. Public tee times post online seven days ahead at midnight; annual pass holders get preferred tee times by lottery fourteen days ahead, a seven-day booking advantage, and groups of sixteen or more may book eight days ahead. Resident play and public tee-time inventory coexist here.
There is a separately sold public annual golf pass, and it is not what a resident pays. The 2026 Annual Golf Pass is $5,750 individual and $9,000 family for sign-ups after 1 January 2026, “family” being individual, spouse and children under 21, non-transferable and non-refundable, cart fees $30 per 18 holes and $20 per 9 holes on top, optional practice facility program $50 monthly or $550 yearly, all fees subject to Florida sales tax, and it states that “Membership provides no ownership interest.” It is the outside buyer’s public-access product, never the resident golf cost, though labelled as such it is the best public benchmark for what mandatory non-equity membership under §1.21 stands in place of. The resident side is not public: no per-product golf dues schedule in any of the five recorded documents read, and no trail fee, food-and-beverage minimum or golf initiation fee in the recorded instruments or on the club’s site. The only food-and-beverage provision of record is club rule 9, Use of the Club, page revised 19 December 2023: “No food or beverage shall be brought into the Clubhouse or consumed on Club premises unless purchased from the Club.” The membership plan exhibit to the Master Declaration, which would settle per-product differences and transfer treatment on resale, is not in the public record.
The course closes completely for three full weeks every summer. Maintenance Schedule page, revised 17 March 2026: course, practice facility and snack bar fully closed and only the golf shop open, 8am to 4pm, in 2026 June 8 to 14, July 13 to 19 and August 17 to 23, and in 2027 June 7 to 13, July 12 to 18 and August 9 to 15. That is roughly 21 course-closed days a year, materially heavier than a typical Florida daily-fee course. Also published and dated: closed Christmas Day, tee sheet closed at 11am on Thanksgiving and after 11am on Christmas Eve.
Construction is still going on, and golfers say they can hear and see it. Verified-purchase golfer reviews from August and September 2026 recurrently describe young, still-establishing fairways, audible and visible homebuilding from the course, and at least one temporary tee box shortening a par 3, with a September 2026 aeration materially affecting putting and carts restricted on half the holes for drainage. The club’s Community Construction Progress page states the opposite, that “All the construction takes place surrounding the Golf Course and does not impact the Golf Course,” on a page last revised 27 January 2024. Weight the dated reviews accordingly.
The club and master association are still developer-controlled, and the golf land is still in the developer’s name. Ibis Landing Golf Club, Inc. (Sunbiz N22000009207) has not turned over: 2026 officers Matthew Koratich (Principal Director), Amy Hofschneider (Secretary/Treasurer) and Jessilyn Quigley (Vice President) are builder personnel at the builder’s Southwest Florida division address, 10481 Six Mile Cypress Parkway, Fort Myers, changed on the record 23 January 2026, registered agent Dentons Cohen & Grigsby P.C. The golf-course tracts and the clubhouse tract at 20900 to 20920 Copperhead Drive remain titled to Aquabella Development Group LLC on the 2026 Lee County Property Appraiser roll: Tract G, Copperhead Phase 1 (STRAP 06-45-27-10-0000G.0000, Folio 10486335) and Tract D-2, Ibis Landing Phase 2 (STRAP 06-45-27-L4-140D2.0000, Folio 10633579, 4.024 acres, just value $2,743,830). Of ten parcels coded DOR 38 Golf Course totalling 112.27 GIS acres, nine are Aquabella’s and one 8.31-acre parcel belongs to Millrose Properties Florida LLC; Ibis Landing Golf Club, Inc. owns exactly one, Tract FD-1, 20881 Copperhead Drive (STRAP 06-45-27-L1-14FD1.0000, Folio 10633439, 1.635 acres, commercial vacant, just value $450,000, no buildings). Aquabella is a Delaware LLC registered in Florida 5 July 2022 (Sunbiz M22000010372), principal 5505 Waterford District Drive, Miami, sole authorized person, titled MBR, Lennar Homes, LLC. Whether and when the golf tracts will be conveyed to the association is not documented anywhere retrieved.
Real money changes hands at closing, twice, and it is recorded. Master Declaration §9.11: an Initial Capital Contribution of $1,250.00 from the first purchaser of each lot or living unit to the Declarant at closing, usable at the Declarant’s discretion for any purpose, “unless subsequently adjusted by the Declarant.” Section 9.12: a Resale Capital Contribution of $1,250.00 on the transferee in any conveyance by a Member, due at closing, expressly the transferee’s legal obligation and “considered an Assessment and can be collected as such,” “unless subsequently adjusted by the Board.” Section 9.10 adds, on each subsequent transfer or conveyance of any type whatsoever, a further contribution by separate check at closing in an amount set by Board resolution, usable for any purpose including funding an operating deficit, an unpaid amount constituting a lien. A resale buyer is exposed to §9.12 and §9.10 together, and the current §9.10 amount is not public. Exceptions under §§9.10(A) to (C) and 9.13(A) to (E) cover conveyance to a wholly-owned entity of the owner, to the owner’s spouse and children, of an undivided interest to an existing co-owner, from Declarant to initial owner, and to an institutional lender by or upon foreclosure, each one-use-only: if the immediately preceding conveyance fell within one, the next does not. Membership itself is appurtenant and automatic under §1.21, with no recorded golf initiation fee, no waiting list, no refundable deposit and no resale certificate of membership.
Master-level reserves are discretionary and can be blocked. Master Declaration §9.3: the Board “may, but shall not be obligated to” prepare a reserve budget for the Common Areas, funding coming primarily through the Capitalization Assessments specified in §9.10, no reserves established without the Declarant’s consent, and on consent the Declarant has no obligation to contribute; whether master reserves exist is not of record. Also §9.7.1, interest from the due date at the maximum rate allowed by Florida law, “currently 18% per annum,” plus late charges, costs, fees and reasonable attorney fees; §9.14, Declarant advances to the Association are loans repayable on demand “before or after turnover”; §9.4, every Special Assessment requires the Declarant Member’s affirmative vote or written consent while the Declarant membership exists. Condominium reserves are separate, governed by Chapter 718 for each of the four condominium associations independently.
Anyone who pulls the instrument number printed in the sub-association documents gets the wrong document. All four builder sub-association declarations define the Master Declaration as Instrument 2023000187860, the ten-page Certificate of Amendment made 26 May 2023 that added §13.7 (Emergency Preparedness Plan) and a new Exhibit “D” and replaced Exhibit “A” in its entirety. The operative document is the 76-page Declaration at Instrument 2022000397088, recorded 29 December 2022, prepared by Charles Mann, Esq. of Pavese Law Firm with Lennar Homes, LLC as Declarant. Pull only the cited number and you receive none of the covenants, assessment provisions, capital contributions or leasing, pet and vehicle rules, so order 2022000397088 as well. One limit: amendments after 2023000187860 have not been swept, because the Lee County Clerk’s name and party index is POST-only, so the amendment chain here is complete only to May 2023.
Resale liquidity is not the same across products. Median days on market over the trailing twelve months, Southwest Florida MLS pull of 2026-09-17: Villa Attached 21, Single Family 32, Low Rise 50, Mid Rise 93. A mid-rise seller should expect a materially longer marketing period than a villa seller in the same community in the same year.
The schools in zone are mostly graded C. The assignment zone’s graded schools are predominantly C at all three levels, with one B elementary, Mirror Lakes Elementary at 5.8 road miles, and one brand-new elementary not yet graded, from the Florida Department of Education’s own file, header “2025-26 School Grades as of September 1, 2026.” Harns Marsh Middle School earned an A in 2026 but sits in a different proximity zone, is not rankable from this address and carries no district transportation, exactly the school a city-level “schools in Lehigh Acres” list would wrongly attribute here. Most in-zone schools are Title I, and transportation is proximity-based: a student residing within two miles of the assigned school receives no district bus, and waiver placements require the parent to drive.
The commute is the real access story. Mean travel time to work for Lehigh Acres workers aged 16 and over is 38.2 minutes against 29.4 minutes county-wide, about nine minutes longer each way and roughly 30% above the county average (U.S. Census Bureau QuickFacts, American Community Survey 2020 to 2024, vintage V2025). The nearest Interstate 75 interchange is about 11 road miles away at Daniels Parkway, reached on three surface roads. Fort Myers Beach, at Times Square on Estero Boulevard, is 24.7 road miles and 46 minutes free-flow via Daniels Parkway, Six Mile Cypress Parkway, Gladiolus Drive, Summerlin Road and San Carlos Boulevard (SR 865); Bonita Beach Park is 32.0 road miles and 49 minutes free-flow via Daniels Parkway, I-75 south for 14.6 miles and Bonita Beach Road (CR 865); the Sanibel Causeway toll plaza is 17.7 road miles and 32 minutes, and that is the toll plaza, not the islands, with the causeway toll payable on top. All computed 17 September 2026 from the community anchor. No description of this community as close to the beach is supportable, and in-season traffic on Summerlin Road and San Carlos Boulevard makes the free-flow figure routinely optimistic. Regional shopping is 14.7 to 16.5 miles; the nearest grocery cluster is under 3 miles on Lee Boulevard. Every “minutes” figure on this page is a free-flow floor, computed with no traffic and no signal penalty.
One small hospital is close; the trauma centre is not. A 24/7 emergency department is 2.3 road miles, about 7 minutes, at HCA Florida Lehigh Hospital, a 53-bed facility, while the nearest Level II trauma centre is Gulf Coast Medical Center at 14.4 road miles. For major trauma, stroke or a paediatric emergency the realistic destination is 14 to 20 road miles away on surface arterials.
Homes can sit directly on the course. The codified property development regulations at Exhibit E of ADD2024-00046 set a rear setback to the golf course of 0 feet for every residential product type.
Do not attach plan names to the earliest Carriage units. Carriage Homes I units, assessed in 2025, carry heated areas on the Lee County roll of 1,388, 1,593, 1,914, 1,978, 1,979, 1,982 and 1,983 square feet, matching none of the builder’s four currently published Carriage plan names, while Carriage Homes II units, assessed in 2026, match exactly: Seagrape 1,487 square feet, Hibiscus 1,710, Sabal 1,848. A marketed plan name on a Carriage Homes I listing did not come from the county record.
Terrace III and Carriage Homes III do not exist yet, whatever their corporate filings suggest. Both associations are incorporated on Sunbiz, N25000013756 and N25000014451, both in 2025, with no declaration, no plat, no parcels, no units and no addresses; an incorporation is a pre-filing, not a condominium. Separately, as the arithmetic of three records rather than a promise: the CDD assessment roll carries 210 units in “30 Unit Buildings,” implying seven such buildings; four Terrace buildings are declared, numbered 2, 3, 4 and 5; six 30-unit buildings have been permitted. More four-storey Terrace buildings are therefore contemplated. Terrace and Carriage building numbers run in one shared series, Terrace 2 through 5 and Carriage 12 through 19, and Building 1 has never been recorded, so no Terrace building list here includes a Building 1.
Window protection is not what a shorthand would tell you. The builder’s own copy says “impact-resistant windows or shutters,” so impact glass cannot be asserted as standard here, and Master Declaration §5.9 makes storm shutters temporary only, to be removed promptly once the threat passes.
Open today, and only these. The 18-hole golf course; the practice facility, Monday 7am to 2pm and Tuesday through Sunday 7am to 6pm; the golf shop, 7am to 5pm; the snack bar, 7am to 6pm, with a published menu. Those are the only facilities for which the club publishes operating hours at all, and its gallery photographs, dated November and December 2025, show only the course. Racquet sports are evidenced separately: the Racquet Sports page, revised 27 December 2025, states two tennis courts and eight dedicated pickleball courts, corroborated by Lee County permits COM2025-00415, COM2025-00416 and COM2025-00417 (Awning or Canopy, 12 June 2025, $36,800 each) and COM2025-01056 (Structural Slab, 15 August 2025, $8,000, light-pole bases).
Permitted and under construction, which is not the same as open. The permanent clubhouse is a single new recreation building of 16,065 square feet, permitted at a declared value of $3,500,000 under Lee County permit COM2024-00448, contractor Waltbillig and Hood General Contractors, received 22 March 2024 and not issued until 11 April 2025, so vertical construction could not begin before April 2025. A minor change adding an underground propane tank was approved 21 January 2026; two aluminium shade structures at the clubhouse were permitted under COM2026-01046 and COM2026-01047, received 20 July 2026 and issued 30 July 2026.
Still “Coming Soon,” in the club’s own words. As of 17 September 2026 the club’s Clubhouse page, last revised 27 December 2025, is headed “Coming Soon!” and promises “our brand-new clubhouse featuring a lively Tiki Bar, fully equipped Fitness Center, Aerobics classes, a resort-style pool, and an exciting Game Room.” None of those five things is open, and none should appear in the present tense on any page about this community. The Ibis Landing CDD’s balance sheet through 31 July 2026, in the Board agenda package for the 17 September 2026 meeting, carries a single fixed asset, “Water-Sewer Combination, $4,778,708,” with no clubhouse, pool or recreation asset on the District’s books.
Two honest limits. On the pool: no pool construction permit appears in Lee County’s published Lehigh permit reports, and that is not evidence of absence, because those reports carry no “Swimming Pool” permit type at all and public and commercial pools in Florida are permitted and inspected by the Florida Department of Health rather than the county. On the restaurant: a dining venue named in the builder’s community copy appears nowhere on the club’s own site, whose dining page shows a snack bar only, so this page names no operating restaurant at Ibis Landing. “Community Center,” “Sport Court” and “spa” are likewise builder amenity chips with no permit, no zoning entry and no mention on the club’s site, so they are not treated as verified facilities. The trigger for re-checking every line here is a certificate of occupancy, and it should be re-checked quarterly.
First, the three billing layers, which are never one number. The Lehigh Acres Municipal Services Improvement District (LA-MSID) is a Chapter 298 and Chapter 189 independent special district over roughly 70,000 acres of eastern Lee County, with portions in Hendry County, created 10 June 2015 by Chapter 2015-202, Laws of Florida, replacing the East County Water Control District; it levies $172.48 per acre and is prohibited by law from imposing ad valorem taxes. The Ibis Landing Community Development District is a Chapter 190 district over 294.36 acres inside this community only, created by Lee County Ordinance No. 24-12, adopted 18 June 2024 and effective 21 June 2024, existing to repay the Series 2025 Bonds and fund its own operations. The master association, Ibis Landing Golf Club, Inc., and the four condominium sub-associations are private Chapter 720 and Chapter 718 bodies with board-set assessments. Three authorities, three bills, and a single blended “monthly fee” merging any two of them is worse than no figure at all. Scale, from a real 2025 bill: on the Terrace I unit at 18451 Copperhead Ct N #512 the IBIS LANDING CDD line is $1,007.78 and the LEHIGH ACRES MUNICIPAL SERVICES IMPROVEMENT DIST @ 172.4800 line is $5.17, a 195-fold difference on the same bill. Because LA-MSID is levied per acre its dollar amount tracks parcel size: $5.17 on that condominium unit, $29.32 on the executive lot at 20453 Copperhead Drive and $63.82 on the Copperhead Phase 1 home at 20741 Copperhead Drive.
Second, the district debt, and it runs to 2055. The Series 2025 Special Assessment Bonds of $10,490,000 were issued 8 July 2025 at coupons of 4.125% to 5.875%, maturing 15 June 2030 through 15 June 2055.
Product, as the adopted budget names it | Units | FY2026 debt rate | FY2027 debt rate |
|---|---|---|---|
Single Family, Executive, 50’ to 59’ | 153 | $1,605.00 | $1,605.00 |
Single Family, Manor, 60’ to 69’ | 76 | $1,925.97 | $1,925.97 |
Terrace/Cottage, MF, 8 Unit Buildings | 96 | $855.99 | $855.99 |
Terrace/Cottage, MF, 30 Unit Buildings | 210 | $855.99 | $855.99 |
Villas, 2 Unit Attached | 118 | $1,123.60 | $1,123.60 |
Total debt-assessed | 653 |
On top of the debt line sits district operations and maintenance of $161.14 per unit for FY2027, levied on 959 units, against $151.80 for FY2026, from the Ibis Landing CDD Adopted Budget FY2027 adopted 16 April 2026. Assessments are collected by the Uniform Method on the Lee County tax bill under Chapter 197, Florida Statutes, with a 4% discount for November payment. Note the two denominators: 959 units pay the operations line and only 653 pay debt service, a difference of about 306 units whose specific parcels have not been identified.
Third, the cleanest thing this page can tell you. The “approximate special assessment” figure on a builder quote sheet is the community development district assessment and nothing else, and it reconciles to the cent: Executive $1,756.80 equals $1,605.00 plus $151.80; Villa $1,275.40 equals $1,123.60 plus $151.80; Terrace and Carriage $1,007.79 equals $855.99 plus $151.80. The 2025 Lee County tax bills confirm it, the Terrace unit showing $1,007.78 and the Executive lot $1,756.79, one cent off through rounding. That line is not an HOA charge and should never be described as one, and the word “golf” does not appear anywhere in the District’s agenda package, financial statements or supplemental engineer’s report, on a full-text search of the extracted document.
Note the ordering that surprises people: the villas pay the lowest published monthly association fee but a higher district assessment than the condominiums, and the executive homes pay the highest district assessment of the selling products. Two separate money lines, always stated separately. The published monthly association figures are the builder’s own approximate numbers, retrieved 17 September 2026, not association budgets and not recorded amounts: Villa $486.83, Executive $531.83, Terrace $703.83, Carriage $723.17. What portion of any of those is the golf component, or whether a golf component sits inside that fee at all, the builder does not disclose anywhere in public. What is recorded is narrower: a developer assessment guarantee at §14.10.1 of each condominium declaration, covering condominium common expense only, quarterly and per unit. Terrace I (Instrument 2024000208817): no more than $970.00 per quarter to 31 December 2023, $1,212.50 per quarter for 1 January to 31 December 2024, $1,515.63 per quarter for 1 January to 31 December 2025, dates as the recorded document has them. Terrace II (Instrument 2025000107315): $970.00 to 31 December 2024, $1,212.50 in 2025, $1,515.63 for 2026. Carriage Homes I (Instrument 2025000022839): $1,070.00 to 31 December 2024, $1,337.50 in 2025, $1,671.88 for 2026. Those ceilings cover condominium common expense only and do not include the master and golf Base Assessment. During the guarantee period the Developer and all Developer-owned units are not subject to assessments for common expenses and the Developer funds the deficit instead, and when the guarantee ends the condominium assessment can rise to actual cost with no cap. The escalation written into each document is roughly 25% per year. The master association’s adopted budget and its actual Base Assessment by product type are published nowhere, and that is the single most important unpublished number on this page.
Fourth, the split itself. Establishing a Chapter 190 district requires the consent of one hundred percent of the landowners. A set of pre-existing Copperhead-era homeowners did not consent and are outside the district boundary. They pay no district assessment at all while their neighbours on the same street pay both the debt service and the operations line, and nothing on a map or a listing shows it.
Parcel | District line, 2025 | Other lines on the same bill |
|---|---|---|
Ibis Landing executive lot, 20453 Copperhead Drive (STRAP 06-45-27-L4-11010.0260) | $1,756.79 | Fire district $225.50 · Lehigh Acres MSID at $172.48 per acre = $29.32 |
Terrace I unit, 18451 Copperhead Court North #512 (Folio 10632644) | $1,007.78 | Solid waste $18.31 · Fire district $225.50 · Lehigh Acres MSID = $5.17 |
Copperhead Phase 1 home, 20741 Copperhead Drive (STRAP 06-45-27-L1-10001.0130) | no district line at all | Solid waste $366.39 · Fire district $547.97 · Lehigh Acres MSID = $63.82 |
How many dwellings sit on the excluded side gets no single number here, because three independent records count three different things on three different legal bases. The Lee County Property Appraiser’s certified and preliminary parcel roll, exported 1 September 2026, carries 102 dwelling parcels on the two Copperhead plats, 23 built between 2003 and 2008 and 79 by the builder in 2023 and 2024. The Ibis Landing CDD’s assessment methodology as revised April 2025, and its adopted budgets for FY2026 (19 June 2025) and FY2027 (16 April 2026), count 28 pre-existing owners who did not consent to inclusion and are therefore outside the district boundary. The applicant narrative to ADD2024-00046, prepared by Banks Engineering in February 2024 and quoted in the county file, describes 65 existing single-family homes and 44 existing two-family attached homes on approximately 18.37± acres expressly not subject to the 2024 administrative amendment. A fourth instrument confirms the lists differ: the master-HOA exclusion list at Exhibit “A” of the Master Declaration as restated by Instrument 2023000187860 and the CDD exclusion list at Exhibit A of Lee County Ordinance No. 24-12 are not the same list, because Ordinance 24-12 excludes lots the 2023 master amendment does not, specifically Lot 13 Block 1, Lot 11 Block 2, and Lots 19, 20 and 25 through 29 of Block 6, Copperhead Phase 1. Anyone quoting “the excluded lots” has to say which instrument they are quoting. Reconciling the three lists parcel by parcel against the roll is outstanding work this page has not done, and whether those 65 single-family and 44 two-family attached homes hold amenity rights is likewise unknown.
One related correction. Copperhead was not renamed Ibis Landing. The defensible chain: a Lee County planned development first entitled 31 January 2000 as Classic Hills, built in part between 2001 and 2008 under the name Copperhead Golf Community, dormant through the downturn, re-acquired in 2022, now permitted as Ibis Landing. The county’s zoning case is titled “Ibis Landing f/k/a Copperhead f/k/a Classic Hills MPD,” case ADD2024-00046, submitted 12 March 2024 and electronically signed 16 August 2024 by Zoning Manager Anthony R. Rodriguez, AICP, CPM; the signed resolution recites that “a portion of the project is partially developed under the name Copperhead Golf Community” and that “the remaining undeveloped portions of the project will be permitted under the name Ibis Landing.” Both names describe the same recorded planned development in Section 6, Township 45 South, Range 27 East (Lee County planned development record DCI959075). The original Copperhead residential plats remain of record under their own names, COPPERHEAD PHASE 1 at Plat Book 77 Pages 1 to 11 and COPPERHEAD PHASE 1A at Instrument 2005000189114, both still live in the Lee County index in 2026, and IBIS LANDING PHASE 2 (Instrument 2025000012355, recorded 14 January 2025) replats Tracts A, B and I out of COPPERHEAD PHASE 1. The golf course is separately and expressly formerly known as Copperhead Golf Club. Copperhead Community Association, Inc. (Sunbiz N99000006134, incorporated 15 October 1999) was administratively dissolved 25 September 2009 with no live successor, and the Copperhead CDD defaulted and was dissolved by the State, as stated on the record by District Manager James P. Ward in the transcript appended to the Ibis Landing CDD agenda package of 17 April 2025.
It suits a buyer who wants golf written into the deed as mandatory, non-equity membership under §1.21 rather than an equity stake; who values unshaded FEMA Zone X ground, the 21-minute free-flow airport run, new stock with 55 of 57 recent closings built between 2022 and 2026, no age restriction of record, a 30-day minimum lease term, and a fee stack checkable against a public tax bill; and who is comfortable buying while the clubhouse is still a permit issued 11 April 2025.
It does not suit a buyer who needs a gate, none being anywhere in the county permit record; who needs the beach inside half an hour, Fort Myers Beach being 24.7 road miles and 46 minutes free-flow; who needs an A-graded school zone, the in-zone graded schools being predominantly C; or who wants the amenity open on move-in day, the club itself on 17 September 2026 still calling the clubhouse, fitness centre, pool, game room and tiki bar coming soon.
If you’re searching for the best Ibis Landing listing agent, or thinking, ‘I need to sell my house in Ibis Landing…’ then the first thing worth knowing is that the page you are reading was built from the county record rather than from a brochure, and that is the same way your listing will be built. Jesse McGreevy and Marc Comisar of Domain Realty have spent this build inside the recorded instruments for Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida. One finding goes straight into a seller’s pocket: the “special assessment” line on a competing builder quote sheet is the Ibis Landing Community Development District assessment and nothing else, at $1,007.79 on a Terrace condominium and $1,756.80 on an Executive home at FY2026 rates, confirmed to the cent against actual 2025 Lee County Tax Collector bills. A buyer’s agent who calls that an HOA fee has mispriced your competition; a listing agent who can show the arithmetic has answered the objection before it is made.
The finding that matters most before you list constrains how your home can be marketed. Master Declaration §5.6, Lee County Instrument 2022000397088, prohibits any sign, banner, advertisement or poster at Ibis Landing without prior Architectural Review Committee approval, “which approval may be withheld for any reason,” and expressly reaches “open house,” “for sale” and “for rent” signs, and signs placed inside living-unit windows or inside vehicle windows. The Declarant is carved out of the restriction; you are not. That covenant reshapes the marketing plan for a resale here, and it is why a seller at Ibis Landing wants a strategy built around digital reach, a qualified-buyer database and pre-cleared ARC submissions rather than a sign in the yard and a Sunday open house. Note the limit as well as the covenant: the amendment chain on the Master Declaration is established here only to May 2023, because the Clerk’s name and party index could not be swept beyond that, so the §5.6 text should be read as amended, as of May 2023.
Over the trailing twelve months ending 2026-09-17, 57 homes closed inside Ibis Landing Golf & Country Club. They did not sell as one market, and a seller who prices from a community-wide average prices against the wrong buyer.
MLS product segment | Closed, trailing 12 months | Median sold price | Range | Median $/sq ft | Median days on market | Median sq ft |
|---|---|---|---|---|---|---|
Single Family | 21 | $372,500 | $199,999 to $515,000 | $176.74 | 32 | 2,201 |
Villa Attached | 13 | $205,000 | $195,000 to $230,000 | $134.27 | 21 | 1,564 |
Low Rise (1-3) condominium | 15 | $200,000 | $188,998 to $219,999 | $127.10 | 50 | 1,497 |
Mid Rise (4-7) condominium | 8 | $167,500 | $150,000 to $190,997 | $142.97 | 93 | 1,154 |
Southwest Florida MLS, closed sales, trailing twelve months, pulled 2026-09-17. Segments sum to 57 exactly. Data reported as plain text; the MLS platform is a member-login system and is not linked.
Two facts underneath that table change a pricing conversation. First, 55 of the 57 closed sales were built between 2022 and 2026, two between 1990 and 2014, none between 2015 and 2021: the price spread here is product mix, not era mix, so a seller cannot explain away a neighbouring segment’s median by calling it older stock. Second, active inventory is 17 active listings with a median list of $399,000, a range of $150,000 to $475,000, a median of $182.38 per square foot and a median 51 days on market, pulled 2026-09-17. That active median sits close to the single-family closed median of $372,500, evidence that current inventory skews to single-family product, which tells a condominium seller that the listed competition is mostly not your competition.
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A dedicated guide to selling a home in Ibis Landing Golf & Country Club is in production, covering pricing against the builder, estoppel and capital-contribution timing, what §5.6 means for your sign and your open house, what a Terrace condominium seller must disclose, full seller-side fee schedules and recent sale comps by segment. We’ll link it here when it goes live.
You are not only pricing against other resales. The builder is still selling inside Ibis Landing, publishing a price range of $154,990 to $424,546 with 16 homes available as read on 17 September 2026, so you are competing against incentives and rate buydowns, not a sticker price alone. Price against your own segment rather than the community, using the closed-sales table above. Your second lever is the one the builder cannot match, that a finished resale closes on a known date with a known assessment. The third is the district line: if your parcel sits outside the Ibis Landing CDD boundary, as some pre-2023 Copperhead-era parcels do, that is a real and provable monthly difference and it belongs in the listing remarks with the tax bill behind it. One thing we will not estimate: the paired analysis of what discount or concession a resale has needed to beat a builder package in this community is outstanding work nobody has run, and anyone quoting you a percentage for it is guessing.
Six things, none of which should surprise you on the day it is raised. The governing instrument is the Master Declaration at Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022, and not Instrument 2023000187860, the ten-page Certificate of Amendment all four builder sub-association declarations wrongly cite as the Declaration. Membership in Ibis Landing Golf Club, Inc. is mandatory and non-equity for the owner of every lot and living unit under §1.21. Section 9.12 levies a $1,250 Resale Capital Contribution payable by your buyer, as transferee, at closing, expressly the transferee’s legal obligation and collectible as an assessment, and §9.10 adds a further Board-set capitalization contribution on each transfer whose current amount is not published. The minimum lease term is 30 consecutive days, with the lease in writing and a fully executed copy to the association at least 15 days before the term begins. Three household pets per unit is the limit under §5.14. And §5.6 governs your signage, as set out above. Getting all six on the table at the listing appointment is faster and cheaper than getting them at the inspection deadline.
Yes, automatically, because it is not an optional membership anyone has to approve. Membership is appurtenant to title: mandatory association membership under §1.21 of the Master Declaration, Instrument 2022000397088, so it passes with the deed. There is no recorded golf initiation fee, no waiting list, no refundable deposit and no resale certificate of membership, which removes a category of friction sellers in equity-club communities manage. Outstanding: the membership plan exhibit to the Master Declaration, which would settle per-product differences, transfer obligations and capital-contribution treatment on resale, is not in the public record, and no per-product golf dues schedule appears in any of the five recorded documents read. If a buyer’s agent asks for the resident golf dues line, the truthful answer is that it is not published anywhere public, and the 2026 Annual Golf Pass is a separately sold public-access product rather than the homeowner’s cost.
On the numbers, yes: median days on market for the Mid Rise (4-7) segment is 93 over the trailing twelve months, against 50 for Low Rise, 32 for Single Family and 21 for Villa Attached, Southwest Florida MLS pulled 2026-09-17. Plan for a materially longer marketing period and price to it from day one rather than chasing it down in three reductions. The defensible advantage to lead with is the building’s age, set out above: §553.899 milestone inspections apply and the first is due 31 December 2054, or 31 December 2049 on the 25-year local determination, a materially different position from the 1970s and 1980s coastal condominium stock driving Florida’s assessment pressure. Say the rest too: the SIRS obligation under §718.112(2)(g) is live now, because the statute requires a structural integrity reserve study at least every ten years after the condominium’s creation for each building three storeys or higher, and no SIRS report for either Terrace association was located in public records. The developer assessment guarantee also runs out, after 2025 for Terrace I and after 2026 for Terrace II, and when it does the condominium assessment can rise to actual cost with no cap. A buyer will ask.
The map position is strong: all 57 points tested return FEMA Flood Zone X (unshaded), no Special Flood Hazard Area, no Base Flood Elevation, FIRM panel 12071C0475F, a determination about the mapped 1% and 0.2% annual-chance flood and not a promise about any individual rainfall event. Your disclosure obligations under Florida law about known flooding and known defects are separate from the map and are not satisfied by it, so what you know about your own property still has to be disclosed on its own terms. Nothing here is legal advice, and your closing attorney is the right person to confirm the form and scope of your disclosure. This page gives you the documentary backing for the map half, plus Lee County’s own Hurricane Ian After-Action Report of 11 August 2023 if a buyer asks what happened here in 2022.
We are not going to invent a seasonality statistic. Community-level month-by-month listing performance for Ibis Landing has not been derived and no citable source publishes it, so anyone quoting you a best month for this community is quoting a feeling. What is known and citable: days on market vary far more by product than by month here, 21 median days for Villa Attached against 93 for Mid Rise over the same twelve months; active inventory is 17 active listings at a median list of $399,000 as of 2026-09-17, skewed to single-family product, so a villa or condominium listing currently meets thinner direct competition than the headline inventory number suggests; and the builder is still selling here, at a published range of $154,990 to $424,546 with 16 homes available on 17 September 2026, so the competitive backdrop is set by a builder’s release schedule and incentive calendar rather than by a season.
Jesse McGreevy and Marc Comisar of Domain Realty are the Southwest Florida agents behind this Ibis Landing research, working Lehigh Acres and the wider Lee County market since 2012. Reach Jesse McGreevy and Marc Comisar by text, call, email, the contact form, or the sixty-second Ibis Landing home valuation tool, whichever you prefer.
Jesse McGreevy is a licensed Florida sales associate with Domain Realty, licensed as Jesse Eli McGreevy P.A. under Florida licence SL3101296, and a co-founder of both McGreevy and Comisar and the Domain Realty brokerage. He serves Lehigh Acres and Lee County alongside the team’s wider Southwest Florida market. Jesse McGreevy and Marc Comisar bring more than $900 million in closed transactions to an Ibis Landing listing. Jesse is the contact for the seller side, including the question this page exists to answer for an owner: whether a given address on Copperhead Drive sits inside or outside the Ibis Landing Community Development District boundary created by Lee County Ordinance No. 24-12, and what that means on the tax bill. Jesse McGreevy is a top-reviewed Ibis Landing realtor, and you can read the team’s Google reviews first.
Marc Comisar is a licensed Florida broker associate with Domain Realty, licensed as Marc J Comisar P.A. under Florida licence BK3060671, and a co-founder of McGreevy and Comisar. He serves Lehigh Acres and Lee County alongside the team’s wider Southwest Florida market, and he is the contact for buyers at Ibis Landing. The buyer-side work here turns on the recorded documents rather than the brochure: which of the four recorded condominium regimes a unit sits in, what the developer assessment guarantee at §14.10.1 caps and when it runs out, and what §9.12 and §9.10 of the Master Declaration add to cash to close. Reach Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Lehigh Acres. Marc Comisar is a top-reviewed Ibis Landing realtor, and you can read the team’s Google reviews there as well.
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).
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Buyers researching Ibis Landing Golf & Country Club in Lehigh Acres ask most about the golf membership, the community development district assessment, the amenity opening timeline, flood zone, and whether this is the Ibis community they found in a search. The answers below come from recorded instruments, county permits and adopted budgets.
For: all 57 point determinations inside the community return FEMA Flood Zone X (unshaded), “Area of Minimal Flood Hazard,” FIRM panel 12071C0475F effective 28 August 2008 (FEMA National Flood Hazard Layer, 17 September 2026); Southwest Florida International Airport 9.3 road miles, about 21 minutes free-flow (OpenStreetMap road network, 17 September 2026); all ages, no age restriction in the 76-page Master Declaration (Lee County Instrument 2022000397088, recorded 29 December 2022) or its Bylaws; membership written into the deed structure. Against: clubhouse, pool and fitness centre not open, the club’s Clubhouse page still headed “Coming Soon!” on 17 September 2026; Beth Stacey Boulevard is a public collector road running through the community; a community development district debt assessment runs to 2055; Fort Myers Beach 24.7 road miles.
Lehigh Acres, unincorporated Lee County, Florida, around an 18-hole course at 20910 Copperhead Drive (Ibis Landing GC contact page; the development-order project address is 20920 Copperhead Drive and the sales centre is 20800) in Section 6, Township 45 South, Range 27 East; every parcel number begins 06-45-27, planned development DCI959075. Not Ibis Landing, Parkland, Broward County, Florida, Ibis Landing, Leland, North Carolina, The Club at Ibis, West Palm Beach, a private equity club with six-figure initiation, the Ibis Golf & Country Club property owners association in Palm Beach Gardens, or Ibis Cove, Naples, Collier County. Cleanest check: this course was formerly Copperhead Golf Club, and (239) 369-8200 at 20910 Copperhead Drive appears on both the 2008 Copperhead site and the 2026 Ibis Landing site.
A Lennar master-planned golf community around an 18-hole course, first entitled 31 January 2000 as Classic Hills (Resolution Z-99-079), built in part 2001 to 2008 as Copperhead Golf Community, re-permitted for its undeveloped portions as Ibis Landing; the county’s zoning case is titled “Ibis Landing f/k/a Copperhead f/k/a Classic Hills MPD” (ADD2024-00046, signed 16 August 2024). The entitlement caps 990 dwelling units on about 289 acres with 100,000 square feet of commercial. It holds four recorded residential plats, Copperhead Phase 1, Copperhead Phase 1A, Ibis Landing and Ibis Landing Phase 2, and four recorded condominiums, Terrace I, Terrace II, Carriage Homes I and Carriage Homes II, each with its own association. Master association: Ibis Landing Golf Club, Inc. (Sunbiz N22000009207, filed 10 August 2022), the same corporation as the club.
Open, with published hours as of 17 September 2026: Golf Shop 7am–5pm, Practice Facility Monday 7am–2pm and Tuesday–Sunday 7am–6pm, Snack Bar 7am–6pm, and the 18-hole course. Built and evidenced, no published hours: eight dedicated pickleball courts and two tennis courts (club Racquet Sports page; Lee County permits COM2025-00415, 00416 and 00417, court canopies, issued 12 June 2025; COM2025-01056, eight light-pole bases, issued 15 August 2025), plus a 122-square-foot tennis bath house permitted at $175,000 under COM2024-01412, issued 27 January 2025. Permitted and under construction: the clubhouse, 16,065 square feet, declared value $3,500,000, permit COM2024-00448, received 22 March 2024, not issued until 11 April 2025. Announced rather than open, Clubhouse page fetched 17 September 2026: “Coming Soon! … a lively Tiki Bar, fully equipped Fitness Center, Aerobics classes, a resort-style pool, and an exciting Game Room.”
Yes, a Practice Facility, Monday 7am–2pm and Tuesday through Sunday 7am–6pm (club site, 17 September 2026), one of only three operations here with published hours. Public green fees include warm-up range balls (Rates page, revised 30 April 2026). Practice alone: an all-day pass at $20, or a practice facility programme at $50 monthly or $550 yearly; 2026 Annual Golf Pass holders pay $12. It closes with the course for three published summer maintenance weeks, 2026: June 8–14, July 13–19, August 17–23; 2027: June 7–13, July 12–18, August 9–15 (Maintenance Schedule page, revised 17 March 2026). What a resident pays for practice is not published in any public document.
No resident golf dues figure is published anywhere in the public record. Recorded: membership in Ibis Landing Golf Club, Inc. is mandatory and non-equity. §1.21: “Membership is mandatory for the Owners of all Lots or Living Units” (Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022); §15.5 names only “dues, fees, and charges established by the Association from time to time”, with no amount. The club separately sells a 2026 Annual Golf Pass at $5,750 individual and $9,000 family, of which its own document says “Membership provides no ownership interest”; that is the club’s public product, not the resident cost. The membership plan exhibit to the Master Declaration would settle the resident figure and is not in the public record.
Public 18-hole fees for the 1 May to 30 September 2026 season, Rates page revised 30 April 2026: $59 and up 7:00 to 11:59am, $49 and up 12:00 to 2:59pm, $39 and up twilight 3:00 to 4:59pm, 6.5% tax added to every rate, all including golf cart, green fee and warm-up range balls. Also published: all-day practice pass $20, Callaway rental set with two sleeves of balls $65, non-playing rider $30. After 3:00pm a full 18 holes may not be possible; carts in by sunset; every player must have their own clubs; a valid driver’s licence is required to drive a cart. Public tee times post online seven days in advance at midnight. Whether a resident pays a green fee, and at what rate, is not stated in any public document.
It makes the owner a mandatory, non-equity member of Ibis Landing Golf Club, Inc. §1.21: “Membership is mandatory for the Owners of all Lots or Living Units” (Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022). That corporation is both master association and golf club, one Florida not-for-profit (Sunbiz N22000009207, filed 10 August 2022), named “Master Association” in the recorded Terrace I declaration (Instrument 2024000208817, Article 2). Nothing in that declaration conveys ownership, equity, a refundable deposit or a membership certificate in the golf course, which is what makes it non-equity, and no optional or social tier is recorded. The club’s Community Construction Progress page, revised 27 January 2024, calls the community “a Bundle Lifestyle Community with 980 homes at full build out”; the recorded record is narrower. What the membership entitles an owner to on the course sits in the membership plan exhibit to the Declaration, which is not in the public record.
It cannot be declined: §1.21 makes it mandatory for every lot and living unit (Lee County Instrument 2022000397088, recorded 29 December 2022). The comparison cannot be completed, because no resident golf dues line is published in any public document, recorded or otherwise. The published benchmarks are the club’s public products: a 2026 Annual Golf Pass at $5,750 individual and $9,000 family, cart fees of $30 per 18 holes and $20 per 9 holes on top, and public green fees of $59+, $49+ and $39+ by time of day for the 1 May to 30 September 2026 season, plus 6.5% tax. Pass holders receive preferred tee times by lottery fourteen days in advance against the public’s seven; against that, the course, practice facility and snack bar close completely for three full weeks each summer, roughly 21 course-closed days a year. Ask the association in writing for the current assessment schedule and the membership plan exhibit before the inspection period ends.
Three things and no more. Mandatory, §1.21, Lee County Instrument 2022000397088, recorded 29 December 2022: “Membership is mandatory for the Owners of all Lots or Living Units.” Non-equity: nothing in that declaration conveys ownership, equity, a refundable deposit or a membership certificate in the golf course. Appurtenant, following title automatically. Beyond those three the record is silent: no per-product golf dues schedule, no trail fee, no food-and-beverage minimum and no golf initiation fee appears in any recorded document read for this page, or on the club’s own site. The only food-and-beverage provision of record is a club rule, “No food or beverage shall be brought into the Clubhouse or consumed on Club premises unless purchased from the Club” (Use of the Club, rule 9, revised 19 December 2023). The membership plan exhibit would settle per-product differences and playing rights; it is not in the public record.
No public document states whether a homeowner pays a green fee, a reduced one, or none, and this page will not guess. Published is the public rate card: $59+ 7:00 to 11:59am, $49+ 12:00 to 2:59pm, $39+ twilight 3:00 to 4:59pm for the 1 May to 30 September 2026 season, cart and warm-up range balls included, 6.5% tax on top (Rates page, revised 30 April 2026). Recorded about the homeowner is only that membership is mandatory and non-equity (§1.21, Lee County Instrument 2022000397088, recorded 29 December 2022), and that §15.5 refers to “dues, fees, and charges established by the Association from time to time” without an amount. The membership plan exhibit and the association’s member dues schedule would answer it; both sit behind the association’s members-only login.
Cart charges are published only for the club’s public products, and no resident cart policy appears in any public document. The 2026 Annual Golf Pass, a separately sold public product and not the homeowner’s membership, carries cart fees of $30 per 18 holes and $20 per 9 holes on top of the pass price of $5,750 individual or $9,000 family. Public green fees of $59+, $49+ and $39+ (Rates page, revised 30 April 2026) include the cart. Two club rules apply regardless: personal golf carts are prohibited on the course (Golf Cart Operation rule 8) and club carts may not be used off the course or in residential areas (rule 7). They are also why no trail fee exists here: a trail fee is charged for running a private cart on the course, and private carts are not permitted. Any resident cart arrangement sits in the club’s member documents behind its login.
Pricing is published for the club’s public and pass-holder products only: the all-day practice pass is $20, 2026 Annual Golf Pass holders pay $12, and an optional practice facility programme runs $50 monthly or $550 yearly (2026 Ibis Landing Annual Pass document, valid through 31 December 2026, and the Rates page revised 30 April 2026). Public green fees include warm-up range balls. Published hours are Monday 7am–2pm and Tuesday through Sunday 7am–6pm (club site, 17 September 2026), and the facility closes alongside the course for three published summer maintenance weeks each year. No resident practice-facility entitlement or rate is published anywhere; the membership plan exhibit and the association’s member dues schedule would settle it, and neither is public.
No. §1.21 makes membership mandatory for the Owners of all Lots or Living Units (Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022), with no carve-out by product type, plat, condominium or building number. The three Lennar sub-association declarations read for this page, Terrace I (Instrument 2024000208817), Terrace II (Instrument 2025000107315, 26 March 2025, 107 pages) and Carriage Homes I (Instrument 2025000022839, 129 pages), carry no such carve-out either. The Carriage Homes II declaration (Instrument 2025000297569) was located as an index entry and its text was not read for this page, so nothing is asserted here about what it does or does not contain; §1.21 of the Master Declaration binds the owner of every Lot and Living Unit regardless. §9.1 does require the assessment rate to be “equal for all Neighborhoods of similar product type,” so the dollar amount can legitimately differ between the Terrace condominiums, the Carriage Homes, the villas and the executive homes even though the membership obligation does not. The membership plan exhibit would settle per-product differences and is not in the public record; request it in writing alongside the estoppel package.
Yes, it is semi-private and open to the public, documented four ways: Troon, which operates the club, classifies it Semi-Private on its locations page; the club’s home page carries a “Book Public Tee Times” call to action; the Rates page (revised 30 April 2026) publishes public green fees of $59+, $49+ and $39+ by time of day for the 1 May to 30 September 2026 season with 6.5% tax added; and public tee times post online seven days in advance at midnight. Groups of sixteen or more may book eight days ahead, and 2026 Annual Golf Pass holders receive preferred tee times by lottery fourteen days in advance. Residents and public tee-time inventory coexist here, which a Saturday morning in February is when that is felt.
There is no single HOA fee, and the builder’s monthly figure is not an adopted budget. Lennar’s product pages, read 17 September 2026, show “approximate HOA fees” per month of $703.83 for Terrace Condominiums, $723.17 for Carriage Homes, $486.83 for Villa Homes and $531.83 for Executive Homes, builder marketing estimates, not adopted budgets, and Lennar does not state which layers they aggregate. Recorded is narrower: each condominium declaration caps the developer’s exposure on condominium common expense only, Terrace I at no more than $970.00 a quarter to 31 December 2023, $1,212.50 in 2024 and $1,515.63 in 2025 (Instrument 2024000208817, §14.10.1); Terrace II the same three steps a year later (Instrument 2025000107315); Carriage Homes I at $1,070.00, $1,337.50 and $1,671.88 (Instrument 2025000022839). Those ceilings exclude the master association assessment, and when a guarantee ends the condominium assessment can rise to actual cost with no cap. The master association’s adopted budget and Base Assessment by product type are not published anywhere in the public record.
Three separate tracks, and only one has a recorded number. The condominium assessment is capped during the developer’s guarantee period: the Terrace I Declaration (Lee County Instrument 2024000208817, §14.10.1) sets $970.00 per quarter to 31 December 2023, $1,212.50 per quarter for 2024 and $1,515.63 per quarter for 2025; the Terrace II Declaration (Instrument 2025000107315) runs the same three steps one year later, to 31 December 2026. That is condominium common expense only. During the guarantee the Developer and all Developer-owned units are not subject to common-expense assessments and the Developer funds the deficit; when it ends the assessment can rise to actual cost with no cap, and the escalation written into the document is roughly +25% a year. On top sits the master association Base Assessment, not published anywhere. On the tax bill sits the Ibis Landing Community Development District line, $1,007.78 on the actual 2025 bill for Terrace I unit 18451 Copperhead Court North #512, a district assessment and not an HOA charge. Lennar shows an “approximate HOA fee” of $703.83 a month for this product, read 17 September 2026; that is a builder estimate.
The governing rules sit in the Master Declaration, Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022.
Sub-association documents may be more restrictive but not inconsistent (§11.4).
More than three, from three different authorities: Lee County (ad valorem taxes plus non-ad-valorem assessments for the community development district, the fire district, solid waste and the drainage district), the master association, and for condominium owners only, a condominium association.
# | Layer | Who levies it | Amount, with its record |
|---|---|---|---|
1 | Lee County ad valorem property taxes | Lee County Tax Collector | Total millage 11.5125 in millage code 048. Worked example: $1,954.67 on Terrace I unit 18451 Copperhead Ct N #512, assessed value $164,072, 2025 annual bill |
2 | Ibis Landing CDD, debt service | Ibis Landing Community Development District, on the Lee County tax bill | Executive $1,605.00 · Manor $1,925.97 · Villas $1,123.60 · Terrace/Cottage 30-unit buildings $855.99 · Terrace/Cottage 8-unit buildings $855.99, on 653 debt-assessed units; identical FY2026 and FY2027, Adopted Budget FY2027, adopted 16 April 2026 |
3 | Ibis Landing CDD, operations and maintenance | Same district, same bill | $151.80 per unit (FY2026) and $161.14 per unit (FY2027), on 959 units, same adopted budgets |
4 | Lehigh Acres Fire Control and Rescue District | Independent special fire district, on the tax bill | $225.50 on both the Terrace unit and the executive lot; $547.97 on the Copperhead Phase 1 home, 2025 annual bills |
5 | Lee County Solid Waste Assessment | Lee County, on the tax bill | $18.31 on the Terrace unit; $366.39 on the Copperhead Phase 1 home, 2025 annual bills. It varies by parcel type and improvement status |
6 | Lehigh Acres Municipal Services Improvement District | A separate ~70,000-acre drainage district, on the same tax bill | $172.48 per acre. Worked: $5.17 on the Terrace condominium unit, $29.32 on the executive lot, $63.82 on the Copperhead Phase 1 home, 2025 annual bills |
7 | Master association Base Assessment | Ibis Landing Golf Club, Inc. | Not published anywhere in the public record. §9.1 requires the rate to be “equal for all Neighborhoods of similar product type,” so it legitimately differs by product, Master Declaration, Lee County Instrument 2022000397088 |
8 | Club / golf | Same corporation, the master association is the golf club | No separate resident golf dues line is published anywhere. §15.5 refers only to “dues, fees, and charges established by the Association from time to time.” The $5,750 / $9,000 2026 Annual Golf Pass is the club’s separately sold public product, not the resident cost |
9 | Condominium assessment | Terrace I, Terrace II, Carriage Homes I or Carriage Homes II | Only the developer guarantee ceilings are recorded, Terrace I ≤$970.00/qtr to 31 Dec 2023, ≤$1,212.50/qtr 2024, ≤$1,515.63/qtr 2025; Terrace II the same steps a year later; Carriage Homes I ≤$1,070.00, ≤$1,337.50, ≤$1,671.88/qtr. Billed quarterly. Actual post-guarantee amounts unpublished, §14.10.1 of each declaration |
10 | Neighborhood Assessment | Master association | No amount of record, Master Declaration §9.2 |
11 | Resale Capital Contribution | Master association, at closing | $1,250.00, “unless subsequently adjusted by the Board,” the legal obligation of the transferee, §9.12 |
12 | Capitalization contribution on transfer | Master association, at closing | Amount set by Board resolution; the current resolution is not public. Payable by separate check; an unpaid amount is a lien, §9.10 |
Four layers have no published amount, and that is a finding, not an omission: the master association’s adopted budget and Base Assessment by product type, the Neighborhood Assessment, the resident golf dues line, and the §9.10 capitalization contribution. The association publishes Financials and Monthly Management Reports to members behind a login, not to the public. And never blend the drainage district with the community development district: on that Terrace unit’s actual 2025 bill they are $5.17 and $1,007.78, a 195-fold difference.
A unit of special-purpose local government covering 294.36 acres inside this community only, created by Lee County Ordinance No. 24-12, adopted 18 June 2024, effective 21 June 2024, under the Uniform Community Development District Act of 1980, Chapter 190, Florida Statutes; petitioner Aquabella Development Group, LLC. It repays infrastructure: $10,490,000 of Series 2025 Special Assessment Bonds issued 8 July 2025, coupons 4.125% to 5.875%, maturing 15 June 2030 through 15 June 2055, total debt service to maturity $22,226,853, for potable water, wastewater, stormwater, irrigation, the Beth Stacey Boulevard extension and wetland-preserve mitigation. Assessments are collected by the Uniform Method on the Lee County tax bill under Chapter 197, Florida Statutes, with a 4% discount for November payment. On its balance sheet through 31 July 2026 the District’s entire fixed-asset line reads “Water-Sewer Combination, $4,778,708.” The word “golf” does not appear anywhere in the District’s agenda package, financial statements or supplemental engineer’s report; it does not own, finance or operate the golf course, the clubhouse, the pool or any recreation asset.
A unit of special-purpose local government under Chapter 190, Florida Statutes, the Uniform Community Development District Act of 1980, formed to plan, finance, construct, operate and maintain community infrastructure paid for by the landowners inside its boundary rather than by the county’s general taxpayers. It is not a homeowners association, and it is not the club. The Ibis Landing district was created by Lee County Ordinance No. 24-12, adopted 18 June 2024, effective 21 June 2024, over approximately 294.36 acres. Two structural points: a Chapter 190 district requires the consent of one hundred percent of the landowners inside the proposed boundary, which is why a set of pre-existing Copperhead-era owners who did not consent sit outside this district and pay nothing to it; and §190.048 requires disclosure to subsequent purchasers, with Section Seven of Ordinance 24-12 imposing that obligation “for the life of the Ibis Landing Community Development District”, a recurring obligation on every resale here.
By two separate non-ad-valorem assessment lines on the Lee County tax bill. The debt service line repays the $10,490,000 Series 2025 Special Assessment Bonds issued 8 July 2025 and is levied on 653 debt-assessed units, at Executive $1,605.00, Manor $1,925.97, Villas $1,123.60, Terrace/Cottage 30-unit buildings $855.99 and Terrace/Cottage 8-unit buildings $855.99, identical in FY2026 and FY2027 (Adopted Budget FY2027, adopted 16 April 2026). The operations and maintenance line funds the District’s running costs, levied on 959 units at $151.80 per unit in FY2026 and $161.14 per unit in FY2027, against a cap rate of $193.37 and a total General Fund of $154,531. Both are collected by the Uniform Method under Chapter 197, Florida Statutes, with a 4% discount for November payment plus a Tax Collector and Property Appraiser charge of about 3%. Note the arithmetic: 959 units pay operations and maintenance while only 653 pay debt service, a difference of about 306 units, and the parcels making up that difference have not been identified.
The more useful question is what the association does not cover, because the recorded Master Declaration (Lee County Instrument 2022000397088, recorded 29 December 2022) puts a substantial amount back on the owner. §5.11: the owner maintains the driveway, parking areas and adjacent sidewalks. §5.13: the association may maintain exterior landscaping, but the owner always pays to replace landscaping that dies or needs replacement “for any reason whatsoever, including… weather damage, insects, disease, the Association’s negligence, or acts of God,” and owns and waters the verge between sidewalk and street. §8.7(B): owners are responsible for painting all exterior painted portions, roof cleaning, “all tile roofs shall be power washed no less than once every other year”, boundary fences and garage-door and exterior-door hardware; where the association does have a maintenance duty it is limited to ordinary wear and tear, with casualty damage the owner’s sole cost, including post-hurricane debris clearing and landscape restoration. Condominium owners at Terrace I, Terrace II, Carriage Homes I and Carriage Homes II carry a separate condominium common-expense assessment on top, under Chapter 718. The master association’s adopted budget, which would itemise what the Base Assessment buys, is not published anywhere.
No statewide answer is published here, because none was sourced, but what moves the number at Ibis Landing is documented. First, the developer assessment guarantee ends, Terrace I to 31 December 2025 as recorded, Terrace II and Carriage Homes I to 31 December 2026, with an escalation of roughly +25% a year written into the three stated steps, and when it ends the assessment can rise to actual cost with no cap (§14.10.1 of each declaration). Second, condominium reserves can no longer be waived: Florida’s structural integrity reserve study regime under §718.112(2)(g) applies to every building three storeys or higher and is live now for the four-storey Terrace buildings. Third, insurance: the Florida Office of Insurance Regulation’s Property Insurance Stability Report of 1 July 2026 puts Lee County’s average homeowners premium with wind coverage at $3,576 and a condominium unit policy with wind at $1,494, as of 31 March 2026, and association master policies move on the same market. No statewide HOA fee statistic was derived for this page.
This page reports what has closed, with no forecast, no appreciation projection and no “prices are rising” claim. The trailing twelve months by product, Southwest Florida MLS pull 17 September 2026: Single Family 21 sales at a median $372,500, range $199,999 to $515,000, $176.74 per square foot, median 32 days on market; Villa Attached 13 at $205,000, $134.27 per square foot, 21 days; Low Rise condominium 15 at $200,000, $127.10 per square foot, 50 days; Mid Rise condominium 8 at $167,500, $142.97 per square foot, 93 days. Fifty-five of the 57 closings were built 2022 to 2026, two 1990 to 2014 and none 2015 to 2021, so the $150,000-to-$515,000 spread is product mix, not era mix. Active inventory stands at 17, median list $399,000, range $150,000 to $475,000, median 51 days on market, close to the single-family closed median, itself evidence that current inventory skews single-family. Data reported as plain text; the MLS platform is a member-login system and is not linked.
No crime statistic for Lehigh Acres or for Ibis Landing was derived for this page, and this page does not publish one it did not measure. The Lee County Sheriff’s Office’s published crime reporting for the unincorporated county and the FBI’s national crime reporting programme data for the same geography answer it properly; go to those rather than to any aggregator’s composite score. What this page did measure: a 24/7 emergency department 2.3 road miles away at HCA Florida Lehigh Hospital, the nearest Level II trauma centre 14.4 road miles away at Gulf Coast Medical Center, the community inside the Lehigh Acres Fire Control and Rescue District, whose Station 104 is the shorter drive at 2.4 road miles and whose Station 102 is nearer in straight-line terms at 1.16 miles, Lee County EMS providing ambulance transport, and the community’s ground in FEMA Zone X, evacuation zone NC, outside every modelled storm-surge polygon through Category 5. The fire district’s ISO Public Protection Classification and its measured response times are not published on the district’s site, and ISO class affects homeowners’ insurance; its annual report or a public-records request closes that.
No Lehigh Acres crime rate is published here, because no crime statistic was measured for this page and an unmeasured number is worse than none. Two things make it harder than it looks. Lehigh Acres is an unincorporated census-designated place, not a municipality, with a 2020 Census population of 114,287, so it has no municipal police department of its own and its incidents are reported within a larger county jurisdiction, the boundary mismatch that makes a composite “crime score” for a CDP unreliable. And Ibis Landing is a 294-to-299-acre planned development inside that 114,287-person CDP, so a statistic across the whole of Lehigh Acres describes an area far larger and older: housing one mile away on the same canals was built in 1961 to 1974, while the overwhelming majority of homes here were built in 2023 and 2024. The Lee County Sheriff’s Office and the FBI’s national crime reporting programme publish real numbers, both by reporting agency and by year.
It does, and the restrictions are recorded rather than discretionary. Master Declaration §5.3 (Lee County Instrument 2022000397088, recorded 29 December 2022) sets a minimum lease term of 30 consecutive days, “or one (1) month, whichever is less”, requires the lease in writing with a fully executed copy to the association not less than 15 days before the term begins, prohibits subleasing and assignment of lease rights, and provides that no one but the lessee and the lessee’s family may occupy during a lease. An owner’s failure to evict is itself a default of the owner. There is an express carve-out for FHA-insured transactions under 24 C.F.R. §203.41. No cap on the number of leases per year and no lease application or approval fee is stated in the Master Declaration, an absence in the master document, and each condominium declaration must be checked separately. The Terrace II Declaration (Instrument 2025000107315) adds what the master does not: “No portion of a Unit (other than an entire Unit) may be rented.” Rental caps as a percentage of units, application fees and approval procedures are not established on this record; the recorded declaration for the specific condominium plus the association’s current Rules and Regulations settle them.
30 consecutive days, Master Declaration §5.3, Lee County Instrument 2022000397088, recorded 29 December 2022, comparatively permissive for a Southwest Florida golf community. On frequency the answer is an absence stated plainly: the Master Declaration states no cap on the number of leases per year and no lease application or approval fee. What it does require is enforceable: the lease written, a fully executed copy to the association not less than 15 days before the term begins, no subleasing or assignment of lease rights, and only the lessee and the lessee’s family occupying during the term. Separately, §5.2 caps occupancy at two persons per bedroom plus two additional persons, allows no more than three unrelated natural persons, and where the owner is not in residence requires guests registered in advance with no more than six overnight occupants at a time. Each condominium association’s declaration and current Rules and Regulations can be more restrictive but not inconsistent (§11.4), and must be read separately; Terrace II, for instance, prohibits renting any portion of a unit short of the entire unit.
No. Two recorded provisions close it independently. Master Declaration §5.3 sets a minimum lease term of 30 consecutive days, so a nightly or weekly rental is not a permitted lease here at all. And §5.1 to §5.2 prohibit business and commercial activity in a living unit and state that “The use of a Living Unit as a public lodging establishment shall be deemed a business or commercial use”, which reaches a short-term rental operation directly, whatever platform it is listed on. Both are in Lee County Instrument 2022000397088, recorded 29 December 2022. Also: the lease must be written with a fully executed copy delivered to the association not less than 15 days before the term begins, and no subleasing or assignment of lease rights is permitted. The Terrace II Declaration (Instrument 2025000107315) adds that no portion of a unit short of the entire unit may be rented. Florida short-term rentals can carry state licensing and local registration obligations too, but here the covenant answer arrives first and is decisive.
Yes. Master Declaration §5.14 (Lee County Instrument 2022000397088, recorded 29 December 2022) permits a maximum of three commonly accepted household pets per living unit or lot, and provides that breeds “of a known breed to be vicious as determined by the local municipality are not permitted.” It expressly prohibits swine, goats, horses, pigs, cattle, sheep and chickens, and breeding or sale as a business. All pets, including cats, must be leashed outside the unit boundaries; none left outside unattended, on a yard, balcony, porch, patio or lanai, or outside while the owner is away or overnight; excrement removed immediately. On a Board nuisance determination, “conclusive and binding”, the pet must be removed within 48 hours. The Board may add weight, number and breed rules, and amending §5.14 requires the Declarant’s prior written consent while the Declarant owns land here. §15.1(B) requires pets to be kept off all lands platted as golf course, and club rules exclude animals from the clubhouse, the course and any common property. There is no dog park inside Ibis Landing, none in any Lee County permit, on the club’s site, any builder page or the zoning schedule of uses. The nearest is Paws 4 Duty, a Lee County dog park 1.22 miles away.
Ibis Landing is an all-ages community with no age restriction, verified by exhaustive absence, and the method matters because a silence is only a finding when you say how you searched: a full-text search of the 76-page Master Declaration and its Bylaws (Lee County Instrument 2022000397088, recorded 29 December 2022) for “fifty-five,” “55+,” “housing for older persons” and “age restrict” returns zero hits, and none of the four recorded condominium declarations, Terrace I (Instrument 2024000208817), Terrace II (Instrument 2025000107315), Carriage Homes I (Instrument 2025000022839) and Carriage Homes II (Instrument 2025000297569), imposes one either. There is no Housing for Older Persons Act election of record. The Declaration regulates occupancy rather than age: §5.2 caps occupancy at two persons per bedroom plus two additional persons and permits no more than three unrelated natural persons. A family with school-age children here is assigned to Elementary Proximity Zone L, Middle Proximity Zone HH and High School East Zone Sub-zone 3 by the School District of Lee County, queried 17 September 2026.
No purchase-approval provision, right of first refusal, or buyer-screening procedure was read out of the recorded documents for this build, and this page does not state that one exists or that one does not. What is recorded and functions like an approval step sits at the master level: Master Declaration §5.2 (Lee County Instrument 2022000397088, recorded 29 December 2022) requires entity, trust or co-owner ownership to designate a Primary Occupant, treats a change of Primary Occupant as a transfer of ownership, and provides that no more than one such change is approved in any twelve-month period. Also recorded, and real money: §9.12 levies a $1,250.00 Resale Capital Contribution on the transferee in any conveyance by a Member, due at closing and expressly the transferee’s legal obligation, and §9.10 adds a further capitalization contribution on each subsequent transfer of any type whatsoever, in an amount established by resolution of the Board of Directors, payable by separate check at closing, with an unpaid amount constituting a lien. The current §9.10 Board resolution amount is not public. The recorded condominium declaration’s transfer-of-ownership article and the association’s current application and estoppel package settle it for a specific unit. Order both.
This page publishes no appreciation figure, no forecast and no projection for any product. What the trailing twelve months measured, Southwest Florida MLS pull 17 September 2026: Single Family, 21 closed at a median $372,500, $176.74 per square foot, median 32 days on market, median 2,201 square feet; Villa Attached, 13 at $205,000, $134.27 per square foot, 21 days, 1,564 square feet; Low Rise condominium, 15 at $200,000, $127.10 per square foot, 50 days, 1,497 square feet; Mid Rise condominium, 8 at $167,500, $142.97 per square foot, 93 days, 1,154 square feet. One inversion: the Mid Rise segment carries a higher price per square foot than Low Rise, $142.97 against $127.10, on a lower price, because the units are smaller. State price and price per square foot together here, or the comparison inverts. On liquidity, a Mid Rise seller faced a median 93 days on market against 21 for a villa seller in the same community in the same year. Mid Rise closed on an even count of eight, so its median is the mean of the two middle sales, $166,000 and $169,000.
No investment advice, return, yield or appreciation figure is published here, only four documented cost and risk mechanics. One: the developer assessment guarantee ends, Terrace I to 31 December 2025 as recorded, Terrace II and Carriage Homes I to 31 December 2026, with roughly +25% a year written into the three stated steps, and when it ends the assessment can rise to actual cost with no cap (§14.10.1 of each declaration). Two: the structural integrity reserve study obligation is live now for the four-storey Terrace buildings under §718.112(2)(g), which requires a study at least every ten years after the condominium’s creation for each building three storeys or higher. Three: leasing is bounded, 30-day minimum term, written lease, executed copy to the association 15 days ahead, no subleasing, and at Terrace II no renting of any portion short of an entire unit. Four: transfer costs are real, a $1,250 Resale Capital Contribution on the transferee under §9.12 and a further Board-set capitalization contribution under §9.10 whose current amount is not public. No structural integrity reserve study for either Terrace association was located in public records; the association’s current study and budget are the documents to order.
Not a matter of opinion here: the recorded Master Declaration makes the owner accept them in writing. §15.2, §15.6 and §15.7 (Lee County Instrument 2022000397088, recorded 29 December 2022) create an errant-golf-ball and overspray easement, provide no view protection whatsoever with an express disclaimer of light-and-air easements, and have owners assume the risk of maintenance noise at sunrise and sunset, golfer noise, pesticides, herbicides and fertilizers, effluent used for irrigation, loss of privacy from course traffic, errant balls and clubs, and the course design itself. §15.1(A) prohibits activity within 100 feet of the golf facilities that unreasonably disturbs play and bars fencing or obstruction within 10 feet of the boundary without written permission. §15.8 gives the course first priority of irrigation in a water shortage, ahead of Common Areas. The property development regulations set a rear setback to the golf course of 0 feet for every residential product type. On closure this community has history rather than a hypothetical: the predecessor course, Copperhead Golf Club, closed in July 2019 (Lehigh Acres Citizen, 24 July 2019) and reopened under the Ibis Landing name. The golf tracts and clubhouse parcel remain titled to Aquabella Development Group LLC on the 2026 Lee County roll, not to the association, and no conveyance obligation to the association was located.
The course formerly known as Copperhead Golf Club is now Ibis Landing Golf & Country Club, and its land is not owned by the association. On the 2026 Lee County Property Appraiser roll the clubhouse parcel at 20900-920 Copperhead Drive, Tract D-2 of Ibis Landing Phase 2, 4.024 acres, just value $2,743,830, carrying two buildings totalling 7,990 square feet built 2001, is owned by Aquabella Development Group LLC, as is Tract G of Copperhead Phase 1. Ten parcels coded golf course total 112.27 GIS acres; nine are Aquabella’s and one 8.31-acre parcel belongs to Millrose Properties Florida LLC. Ibis Landing Golf Club, Inc. owns exactly one parcel, Tract FD-1 at 20881 Copperhead Drive, 1.635 acres, coded commercial vacant, just value $450,000, no buildings. Aquabella Development Group, LLC is a Delaware limited liability company registered in Florida on 5 July 2022 (Sunbiz M22000010372), whose sole authorized person is LENNAR HOMES, LLC, the route that ties this community to the builder without reading a marketing page. The club is operated by Troon Golf, per its own homepage. Whether and when the golf tracts will be conveyed to the association is not documented, and this page does not speculate.
Probably not; these are different counties, different clubs and different costs. Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida, in Section 6, Township 45 South, Range 27 East, on Lee County planned development DCI959075, is not The Club at Ibis in West Palm Beach, Palm Beach County, a private equity country club with six-figure initiation, which owns the search query “Ibis membership cost” outright; not the Ibis Golf & Country Club property owners association in Palm Beach Gardens; not Ibis Landing in Parkland, Broward County, Florida, or Ibis Landing in Leland, New Hanover County, North Carolina, both carrying the identical name; not Ibis Cove in Naples, Collier County, Ibis at the Sanctuary or Ibis Woods, separate Lee County subdivisions in different sections. A bare search for “ibis landing” degrades on some engines to a global hotel brand. The clean, uncollided handle is its former name, Copperhead Golf Club, and the identity is provable without a name: every parcel number here begins 06-45-27, and the recorded plats are Copperhead Phase 1 (Plat Book 77, Pages 1–11), Copperhead Phase 1A (Instrument 2005000189114), Ibis Landing (Instrument 2023000318473) and Ibis Landing Phase 2 (Instrument 2025000012355). One caution: a third-party golf directory records this club’s county as Collier. It is Lee.
Sellers in Ibis Landing Golf & Country Club ask most about pricing against a builder who is still selling, what the golf membership does at closing, the capital contribution the buyer owes, and whether a four-storey Terrace condominium is harder to move than a villa. Each answer below cites its record.
You are in one of four separate markets. Trailing twelve months to 17 September 2026, 57 homes closed: Single Family, 21 closed, median $372,500, range $199,999 to $515,000, $176.74 per square foot, 32 days on market; Villa Attached, 13 at $205,000, range $195,000 to $230,000, $134.27 per square foot, 21 days; Low Rise condominium, 15 at $200,000, range $188,998 to $219,999, $127.10 per square foot, 50 days; Mid Rise condominium, 8 at $167,500, range $150,000 to $190,997, $142.97 per square foot, 93 days (Southwest Florida MLS, pulled 17 September 2026; segments sum to 57 exactly; reported as plain text, and the MLS platform is a member-login system and is not linked). Active inventory is 17, median list $399,000, range $150,000 to $475,000, median 51 days. Fifty-five of the 57 closings were built 2022 to 2026. A public estimate cannot see whether your parcel is among the 959 units paying the district operations assessment, the 653 paying its debt service, or excluded entirely, or your condominium’s developer assessment guarantee expiry.
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A condominium prices against its own product segment. Trailing twelve months to 17 September 2026: Low Rise (1-3), the MLS segment that corresponds to the two-storey, eight-unit Carriage Homes buildings, 15 sales, median $200,000, $127.10 per square foot, median 1,497 square feet, 50 days on market. Mid Rise (4-7), the segment that corresponds to the four-storey, thirty-unit Terrace buildings, 8 sales, median $167,500, $142.97 per square foot, median 1,154 square feet, 93 days (Southwest Florida MLS, pulled 17 September 2026, reported as plain text). The Building Design field is agent-entered: 1 of 106 records reviewed for this community and its comparables was miscoded, a ground-floor unit entered as Low Rise inside a four-storey building, so confirm a specific unit’s regime from its recorded declaration rather than from the MLS class. Mid Rise carries a higher price per square foot on a lower price, because the units are smaller. Mid Rise closed on an even count of eight, so its median is the mean of the two middle sales, $166,000 and $169,000.
A priced comparison against recent closed sales, competing listings and recent failures. The adjustments that carry weight here are product segment, because the four segments closed at medians from $167,500 to $372,500 over the same twelve months; which community development district lines your parcel carries, set out below, noting that a pre-existing Copperhead-era parcel outside the district boundary carries no district line at all; your condominium’s guarantee position, because the recorded guarantees expire and the assessment can then rise to actual cost with no cap; and the builder’s live inventory, 16 homes from $154,990 to $424,546 on 17 September 2026.
An appraisal is a licensed opinion of value on a defined effective date, prepared to a professional standard; a pre-listing one is a paid product. The document that decides whether a contract closes here is the association’s estoppel or resale package, carrying the current assessment, any delinquency, the $1,250 Resale Capital Contribution payable by the buyer at closing under §9.12 of the Master Declaration (Lee County Instrument 2022000397088), and the §9.10 capitalization contribution set by Board resolution and not public. For a Terrace or Carriage owner it also carries the guarantee ceiling and the structural integrity reserve study status, and no such study for either Terrace association was located in public records.
Reported at community level, not as a Lehigh Acres median, because no town-wide median was derived for this page and a town of 114,287 people spanning 1960s platted lots and 2024 new construction cannot be described by one number. Two nearby single-name Lehigh Acres communities pulled the same day on the same criteria, for context only: Olympia Pointe, 17 closed, median $225,000, $158.36 per square foot, 69 days; Town Lakes, 11 closed, median $325,000, $148.51 per square foot, 82 days (Southwest Florida MLS, 17 September 2026). Ibis Landing is the only one of the three carrying a Chapter 190 community development district.
No forecast, no appreciation projection and no “prices are rising” claim is published here. Dated public records only. The builder is still selling, publishing 16 homes from $154,990 to $424,546 on 17 September 2026. The community’s governing entitlement was rewritten on 9 June 2026 (Lee County case ADD2026-00009, 298.85 acres, “Approved – To Mapping,” which the county’s case note says codifies and supersedes ADD2024-00046), and its resolution text is not yet published in the county repository. The district’s assessment roll carries 210 units in “30 Unit Buildings,” which implies seven such buildings, while four Terrace buildings are declared and six 30-unit buildings have been permitted, the arithmetic of three separate records, never a promise of what will be built.
No community-level, month-by-month listing performance for Ibis Landing was derived in this build, and no seasonality statistic is published that was not measured. What is measured is the segment days-on-market spread set out below, on 17 active listings carrying a median 51 days on market and a median list of $399,000 as of 17 September 2026. One dated timing fact: the golf course, practice facility and snack bar close completely for three full weeks each summer, 2026: June 8–14, July 13–19 and August 17–23; 2027: June 7–13, July 12–18 and August 9–15, roughly 21 course-closed days a year, golf shop open 8am–4pm.
No market-timing opinion is published here. The dated conditions instead, all as of 17 September 2026: 17 active listings, median list $399,000, median 51 days on market, against a builder publishing 16 homes from $154,990 to $424,546; and closed sales over the trailing twelve months of 21 Single Family, 13 Villa Attached, 15 Low Rise and 8 Mid Rise, 57 in total, out of the 57 Southwest Florida MLS closings pulled 17 September 2026. That is the resale and MLS-listed market only and is not an absorption figure: most builder closings inside Ibis Landing never enter the MLS, so no absorption rate is published on this page. On the insurance backdrop, which moves buyer qualification, the Florida Office of Insurance Regulation’s Property Insurance Stability Report of 1 July 2026 records Florida’s share of nationwide homeowners lawsuits down to 41.29% in 2025 from 73.15% in 2024 and Citizens Property Insurance at 293,465 policies in force on 5 June 2026, its lowest in 25 years. Citizens’ 2026 recommended rate change for Lee County is −7.5% on homeowners HO-3 against −4.8% statewide, and −3.4% on condominium HO-6 against −8.3% statewide. Lee County’s condominium movement is worse than the state’s.
It depends almost entirely on product. Median days on market over the trailing twelve months to 17 September 2026: Villa Attached 21 days on 13 closed sales; Single Family 32 on 21; Low Rise condominium 50 on 15; Mid Rise condominium 93 on 8 (Southwest Florida MLS, pulled 17 September 2026; segments sum to 57 exactly). The 17 active listings carry a median 51 days. Median days on market measures listings that closed; it excludes expired and withdrawn listings, so it is a floor, not a ceiling. What lengthens a closing regardless: the estoppel or resale package, the condominium guarantee ceiling and its expiry, and the Chapter 190 disclosure to subsequent purchasers that Section Seven of Lee County Ordinance No. 24-12 requires “for the life of the Ibis Landing Community Development District.”
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As of 17 September 2026 the builder publishes $154,990 to $424,546 with 16 homes available, with Manor Homes shown sold out on the community page while its Princeton II plan page reads “Future release”; the builder’s own pages disagree, and this page reports both. The resale advantages: completed and deliverable now; landscaping, window treatments, lanai enclosure and appliance upgrades already paid for; an established position relative to the golf course, which matters because the property development regulations set a rear setback to the golf course of 0 feet and not every lot is on a fairway; and, for a Copperhead-plat parcel outside the district boundary, no community development district assessment at all, against neighbours who pay district debt service of $855.99 per Terrace or Carriage unit, $1,123.60 per villa, $1,605.00 per Executive lot and $1,925.97 per Manor lot on the 653 debt-assessed units, plus the district’s operations and maintenance assessment of $151.80 per unit in FY2026 and $161.14 in FY2027 on 959 units (Ibis Landing CDD Adopted Budget FY2027, adopted 16 April 2026; Adopted Budget FY2026, adopted 19 June 2025). The paired analysis of what discount or concession a resale actually needed to beat a builder package here is outstanding on this record.
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Active resale inventory is 17 with a median list of $399,000 and a median 51 days on market (Southwest Florida MLS, pulled 17 September 2026), and on the same day the builder published 16 homes from $154,990 to $424,546 on its own product pages. Those are two counts from two different records and they are stated side by side rather than combined, because no absorption rate, months-of-supply figure or new-construction share is published on this page, and none may be derived from the MLS new-construction flag, because most builder closings in this community never enter the MLS at all, so that flag has no usable denominator here. The builder’s published range starts at $154,990 across all five collections on 17 September 2026, below the Mid Rise closed median of $167,500 on 8 closed sales (Lennar product pages, read 17 September 2026; Southwest Florida MLS, pulled 17 September 2026). The lowest published Terrace plan start on that day was Terrace Arbor at $160,989, itself below that median.
No published incentive, closing-cost contribution, rate buydown or upgrade allowance for Ibis Landing was located in any source read for this page, and this page does not repeat one from a forum, a social post or a marketing aggregator. On the public record as of 17 September 2026 is the builder’s own pricing, $154,990 to $424,546 with 16 homes available, with plan starting prices from Terrace Arbor at $160,989 up to Executive Marsala at $337,990. Builder incentives here are typically time-limited and conditioned on using the builder’s affiliated lender and title company, and they live in the purchase agreement and its addenda, the only document that binds.
No cooperating-broker compensation policy for Ibis Landing was located in any source read for this page. The builder’s community and product pages, read on 17 September 2026, publish plans, prices and the availability count, and do not state a broker compensation policy. The documents that carry it are the builder’s own broker registration terms and the cooperating-broker provisions of its purchase agreement, neither of which is published. It matters because on 17 September 2026 the builder published 16 homes against 17 active resale listings here.
No price-cut announcement or closeout programme for Ibis Landing was located in any source read for this page. As of 17 September 2026 the builder shows 16 homes available from $154,990 to $424,546. Two dated observations. The builder’s published range starts at $154,990 across all five collections on 17 September 2026, below the Mid Rise closed median of $167,500 on 8 closed sales (Lennar product pages, read 17 September 2026; Southwest Florida MLS, pulled 17 September 2026). The lowest published Terrace plan start on that day was Terrace Arbor at $160,989, itself below that median. And the range top of $424,546 sits above both the Single Family closed median of $372,500 on 21 sales and the active resale median list of $399,000 on 17 listings. A single-day snapshot is a snapshot, not a trend.
Price against the right segment, then the whole carrying cost. The inversion: Mid Rise carries a higher price per square foot than Low Rise, $142.97 against $127.10, on a lower price, because the units are smaller, 1,154 median square feet against 1,497. Then the carrying cost. The “approximate special assessment” line on a builder quote is the community development district assessment and nothing else, and it reconciles to the cent: Executive $1,756.80 = $1,605.00 debt service + $151.80 operations; Villa $1,275.40 = $1,123.60 + $151.80; Terrace and Carriage $1,007.79 = $855.99 + $151.80, at FY2026 rates from the district’s Adopted Budget FY2027 (16 April 2026). The actual 2025 Lee County tax bills read $1,007.78 on a Terrace unit and $1,756.79 on an Executive lot, one cent off through rounding. Note the ordering: villas carry the lowest published monthly association estimate but a higher district assessment than the condominiums.
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You must be current with the association at closing. Master Declaration §9.7.1 (Lee County Instrument 2022000397088, recorded 29 December 2022) provides that delinquent amounts bear interest from the due date at the maximum rate allowed by Florida law, “currently 18% per annum,” plus late charges, costs, fees and reasonable attorney fees, and the Board may accelerate the full year. What is owed is established by the estoppel or resale package. Two items are frequently missed, and both are buyer obligations: the §9.12 Resale Capital Contribution of $1,250.00 on the transferee, and the §9.10 capitalization contribution, the current amount of which is not public, with an unpaid amount constituting a lien.
Three recorded association charges are tied to a transfer. §9.11 Initial Capital Contribution, $1,250.00, paid by the first purchaser of each lot or living unit to the Declarant at closing, “unless subsequently adjusted by the Declarant.” §9.12 Resale Capital Contribution, $1,250.00, on the transferee in any conveyance by a Member, due at closing, “considered an Assessment and can be collected as such,” “unless subsequently adjusted by the Board.” §9.10 Capitalization of Association, on each subsequent transfer or conveyance of any type whatsoever, in an amount established by resolution of the Board of Directors, payable by separate check at closing, with an unpaid amount constituting a lien. At a resale the buyer is exposed to §9.12 and §9.10 together, and the current §9.10 Board resolution amount is not public. All three sit in Lee County Instrument 2022000397088, recorded 29 December 2022. Carve-outs exist in §§9.10(A)–(C) and §§9.13(A)–(E), but each is one-use-only: if the immediately preceding conveyance was covered, the next one is not.
The buyer. Master Declaration §9.12 levies the Resale Capital Contribution of $1,250.00 on the transferee in any conveyance by a Member, due at the closing, expressly “the legal obligation of the transferee.” §9.10 adds a further capitalization contribution on each subsequent transfer or conveyance of any type whatsoever, in an amount established by resolution of the Board of Directors, payable by separate check at closing. Both are in Lee County Instrument 2022000397088, recorded 29 December 2022. The current §9.10 amount is not public; request it in writing with the estoppel package. Covenant and negotiation differ: where the buyer already faces $1,250 plus an unpublished Board-set amount, plus district debt service of $855.99 to $1,925.97 a year depending on product type, levied on the 653 debt-assessed units and running to 15 June 2055, and, on the 959 units inside the district boundary, a separate operations and maintenance assessment of $161.14 per unit for FY2027 (Ibis Landing CDD Adopted Budget FY2027, adopted 16 April 2026), that allocation is a live negotiating point. Some pre-existing Copperhead-plat parcels sit outside the district boundary and carry no district line at all. §9.3 funds master-level reserves “primarily through the Capitalization Assessments specified in Section 9.10,” provides that “No such reserves shall be established without the consent of the Declarant,” and whether master reserves have in fact been established is not of record.
The protection is the estoppel certificate. The master association’s adopted budget and its Base Assessment by product type are not published anywhere in the public record. The Neighborhood Assessment under §9.2 has no amount of record. No separate resident golf dues line appears in any public document. And the §9.10 capitalization contribution is set by Board resolution and the current resolution is not public. For a condominium owner there is more: the current assessment against the recorded §14.10.1 developer guarantee ceiling and that guarantee’s expiry date, Terrace I to 31 December 2025 as recorded, Terrace II and Carriage Homes I to 31 December 2026, after which the assessment can rise to actual cost with no cap.
No estoppel fee amount is published here, because no fee schedule for the associations at Ibis Landing was located and the statutory framework was not read for this page. Florida does cap what an association may charge for an estoppel certificate and regulates the time within which it must be delivered; the current cap and timeframe should be confirmed with the seller’s own closing agent or attorney for the transaction in hand, because those provisions have been amended more than once in recent sessions. Who you order from differs by product. Terrace I at Ibis Landing Condominium Association, Inc. (Sunbiz N23000006154) shows MyTown Communities, LLC as of its 3 August 2026 amended annual report, with resident officers. Terrace II (N24000005234) and Carriage Homes I (N24000001623) show Tropical Isles Management Services, Inc. The master association, Ibis Landing Golf Club, Inc. (N22000009207), shows no third-party community-association manager of record. Villa and single-family owners have no sub-association at all.
The pressure comes from old buildings facing new structural obligations, and Ibis Landing’s condominium stock sits on the favourable side of that divide without being outside the regime. Statewide: milestone inspection obligations under §553.899 for buildings three storeys and higher; structural integrity reserve study obligations under §718.112(2)(g), which apply to each building three storeys or higher and mean reserve funding can no longer simply be waived; and insurance, where the Florida Office of Insurance Regulation records Lee County’s average condominium unit premium with wind at $1,494 as of 31 March 2026. Here the Terrace buildings are four habitable storeys of thirty units (“thirty (30) Units and four (4) floors,” Terrace I Declaration, Lee County Instrument 2024000208817, Article 3), so §553.899 and §718.112(2)(g) apply to them, and Terrace I Building 5 carries an actual year built of 2024 on the Lee County record, putting its first milestone inspection at 31 December 2054 under the 30-year rule, or 31 December 2049 if Lee County as local enforcement agency invokes the 25-year local determination. The Carriage Homes buildings are two storeys with exactly eight units each, so neither obligation reaches them; ordinary reserve requirements under §718.112(2)(f) still do. No structural integrity reserve study for either Terrace association was located in public records.
No milestone inspection is yet due, on the Terrace I Building 5 dates set out above, and the Terrace II buildings, created in 2025, run a year or more later. That is not the same as being outside the regime: the Terrace buildings are four habitable storeys, so §553.899 milestone and §718.112(2)(g) structural integrity reserve study obligations apply to them. The structural integrity reserve study obligation is live now, because §718.112(2)(g) requires a study at least every ten years after the condominium’s creation for each building three storeys or higher; Terrace I’s declaration was recorded in 2024 and Terrace II’s on 26 March 2025. No structural integrity reserve study for either Terrace association was located in public records for this build. Carriage Homes buildings are two storeys with exactly eight units each (Carriage Homes I Declaration, Lee County Instrument 2025000022839, Article 3 and §3.12.3).
The study Florida requires for each building three storeys or higher, under §718.112(2)(g), Florida Statutes, at least every ten years after the condominium’s creation, with the Department of Business and Professional Regulation’s guidance effective 31 December 2024. It is a different instrument from the milestone inspection under §553.899, which is tied to a building’s age. The Terrace buildings are thirty units over four habitable storeys, classified on the Lee County Property Appraiser’s card as “CONDOMINIUM – MID RISE – 4 TO 7 FLOORS”, so both statutes reach them. The Carriage Homes buildings are eight units over two storeys, classified “LOW RISE – 1 TO 3 FLOORS,” so neither statute reaches them. These obligations are per building, never per community. A caution from the appraiser’s own card: unit 512 is Building 5, Floor 1. The leading digit of a Terrace unit number is the building, never the floor.
No special assessment is of record at Ibis Landing as of 17 September 2026, at master level or at any of the four condominium associations, and this page states that as what it is, an absence on the record read for this build, not a guarantee. Master Declaration §9.4 permits Special Assessments for unbudgeted expenses against the whole membership or a single Neighborhood, and for as long as the Declarant membership exists, all Special Assessments require the Declarant Member’s affirmative vote or written consent. §9.5 separately permits Specific Assessments for services on request and for compliance costs after notice and hearing. The likelier source of a step-change in a Terrace or Carriage owner’s cost is the expiry of the developer assessment guarantee under §14.10.1, Terrace I to 31 December 2025 as recorded, Terrace II and Carriage Homes I to 31 December 2026, with roughly +25% a year already written into the three stated steps, and when the guarantee ends the assessment can rise to actual cost with no cap.
Nobody is told here whether to sell, and no forecast is published. On the cost side, the known step-change is the guarantee expiry, not a special assessment, on the §14.10.1 dates and the roughly +25% a year steps set out above. On the structural side, the obligations are live but the milestone is distant, at 31 December 2054 on the 30-year rule for a 2024 building or 31 December 2049 on a 25-year local determination, and no structural integrity reserve study for either Terrace association was located in public records. On the liquidity side, Mid Rise condominium closed 8 sales at a median $167,500 with a median 93 days on market, against 50 days on 15 Low Rise sales. On the market side, the builder’s published range still started at $154,990 across all five collections on 17 September 2026, below the Mid Rise closed median of $167,500 on 8 closed sales; the lowest published Terrace plan start that day was Terrace Arbor at $160,989, itself below that median (Lennar product pages, read 17 September 2026; Southwest Florida MLS, pulled 17 September 2026). No special assessment is of record.
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This page names the lines rather than publishing a figure it did not source. Charges the recorded documents put on the buyer, not the seller, worth knowing so they are not conceded by accident: the §9.12 Resale Capital Contribution of $1,250.00, expressly “the legal obligation of the transferee,” and the §9.10 capitalization contribution, set by Board resolution, payable by separate check at closing, the current amount of which is not public. Amounts the association will certify against the seller: the current master assessment, any Neighborhood Assessment, and for a condominium the quarterly condominium assessment, with §9.7.1 carrying 18% interest and permitting acceleration of the full year. Also title and closing charges, documentary stamp tax on the deed, and brokerage compensation, negotiable and set in the listing agreement. Prorations on the Lee County bill: ad valorem taxes plus the district’s debt service and operations lines, the fire district, solid waste and the drainage district’s per-acre levy, collected by the Uniform Method under Chapter 197 with a 4% November discount. Confirm every figure with your closing agent.
Real estate brokerage compensation in Florida is negotiable and is not set by law, by any association, or by any published schedule, and this page does not state a rate. Compensation is agreed in the listing agreement between a seller and their broker, and what a seller offers to a cooperating broker, if anything, is a separate decision recorded in that agreement. Here that decision is strategic: the builder is still selling in the same community, publishing 16 homes from $154,990 to $424,546 against 17 active resale listings on 17 September 2026, and the builder’s cooperating-broker compensation policy is not published anywhere this build could locate. Jesse McGreevy and Marc Comisar of Domain Realty will set out the options and what each does to a seller’s net, in writing, before anything is signed.
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No tax advice, rate, threshold or exclusion figure is given here. Capital gains on the sale of a home are a federal matter, and treatment depends on facts this page cannot know: how long the property was held, whether it was a principal residence and for how much of the ownership period, whether it was ever a rental, what improvements were capitalised, and whether any prior exclusion was used. Florida imposes no state personal income tax. The person who answers this is the seller’s own certified public accountant or tax adviser, working from the actual closing statement and the property’s basis history, before a contract is signed. One community-specific item: for an investment or seasonal property, the recorded minimum lease term is 30 consecutive days, with the Master Declaration requiring a written lease and an executed copy to the association 15 days ahead.
Yes. The Foreign Investment in Real Property Tax Act imposes a withholding obligation on the buyer when the seller is a foreign person, handled through the closing agent. This page publishes no withholding rate, no exemption threshold and no procedure, because those are tax matters and the rules turn on facts a page cannot know: the seller’s tax status, the sale price, and whether the buyer will use the property as a residence. The people who answer this are the seller’s own certified public accountant or tax adviser and the closing agent, and the conversation needs to happen before the contract is signed, because the withholding is administered at closing. One community-specific item: Master Declaration §5.2 requires entity, trust or co-owner ownership to designate a Primary Occupant, treats a change of Primary Occupant as a transfer of ownership, and permits no more than one such change in any twelve-month period.
No renovation return-on-investment figure is published on this page, because none was sourced for this build and a national remodelling statistic would not describe this community. Fifty-five of the 57 homes that closed at Ibis Landing over the trailing twelve months to 17 September 2026 were built between 2022 and 2026, and the builder is still selling. A seller in a community of two-to-four-year-old homes is rarely competing on kitchen vintage. What that seller does have, and should quantify rather than renovate over, is the post-closing spend a builder buyer still faces, and the §9.11 $1,250 Initial Capital Contribution payable to the Declarant at a first closing. Recorded constraints: §5.10 permits no fence, wall or hedge except as originally installed by the Declarant or approved by the Architectural Review Committee, §5.13 prohibits artificial turf without ARC approval, and §5.16 puts antennas, satellite dishes and flagpoles under ARC control.
No improvement-value figures are published here, and the items most worth attention are about insurability and documentation. One: window protection, documented. The site is inside the wind-borne debris region at every point tested, with a 160 mph Risk Category II ultimate design wind speed (Lee County regulatory GIS, queried 17 September 2026), and Florida Building Code Section 1609.1.2 requires protected openings. The builder’s own copy says “impact-resistant windows or shutters,” so impact glass cannot be asserted as standard here, and a seller who has it should prove it with the product approval on the permit. §5.9 makes storm shutters temporary only, to be removed promptly once the threat passes. Two: the wind-mitigation inspection report, which converts construction features into insurance credits. Three: the roof. §8.7(B) requires all tile roofs to be power washed no less than once every other year. No roof-strapping detail, tie-down schedule, roof covering class or secondary water barrier is documented for any Ibis Landing product; establish yours from your own permit file.
No value figure for a roof is published here, but roof age in Southwest Florida is an insurability question before it is a value question. The overwhelming majority of homes on both the Ibis Landing and Copperhead plats were built in 2023 and 2024 (Lee County Property Appraiser parcel records, read 17 September 2026), so most roofs are two to three years old and were installed under the 7th Edition (2020) or 8th Edition (2023) Florida Building Code. The exception matters: on the Copperhead plat, 2 homes were built in 2003, 13 in 2007 and 8 in 2008, plus earlier structures, under the 2001, 2004 or 2007 Florida Building Code. Check the individual parcel’s year built on the Lee County Property Appraiser’s record before making any code-vintage claim about a specific home. Where the association has a maintenance duty it is limited to ordinary wear and tear, casualty damage is the owner’s sole cost.
No value figure for impact windows is published here, and impact glass is not stated to be standard at Ibis Landing, because the record does not support it. The builder’s own Southwest Florida marketing says its homes feature “impact-resistant windows or shutters.” That is a disjunction, and which one is standard on the Executive, Manor, Villa, Carriage or Terrace product here could not be established from any document located in this build. One single-parcel datum exists and is usable only as that: the Lee County Property Appraiser cost card for 20453 Copperhead Drive, an executive home built 2025, carries the attribute “hurricane glass”, one parcel’s appraiser-coded attribute, not a community standard, and it establishes nothing about any other home. Code-required regardless: the code mandates the protection, not the method, impact-rated glazing, code-compliant shutters, or, within a narrow exception, wood structural panels of minimum 7/16 inch on qualifying buildings.
A seller’s disclosure obligation in Florida is a legal question and this page does not give legal advice. What it can do is separate the map from the history. The map position is clean and it is not a disclosure: every one of 57 independent point determinations returns FEMA Flood Zone X, unshaded, “Area of Minimal Flood Hazard,” SFHA = false, on FIRM panel 12071C0475F effective 28 August 2008 (FEMA National Flood Hazard Layer, queried 17 September 2026), with no Base Flood Elevation because none exists in unshaded Zone X. That is a statement about the mapped 1% and 0.2% annual-chance flood. It is not a statement about whether a particular home has ever taken water, and the seller’s obligation runs to known facts about the property, including known flooding, known water intrusion and known material defects. Confirm your disclosure obligations with your own attorney.
Florida’s seller disclosure law is not stated here and no legal advice is given; that belongs to the seller’s own attorney. What can be named precisely is one disclosure obligation specific to this community that is not discretionary. §190.048, Florida Statutes, requires disclosure to subsequent purchasers of property within a community development district, and Section Seven of Lee County Ordinance No. 24-12, the ordinance that created the Ibis Landing Community Development District on 18 June 2024, imposes that obligation “for the life of the Ibis Landing Community Development District.” A second item: all four builder sub-association declarations cite the Master Declaration as Instrument 2023000187860, which is the ten-page Certificate of Amendment, not the 76-page Declaration at Instrument 2022000397088. Anyone who orders only the cited number receives none of the covenants, none of the assessment provisions, none of the capital contributions and none of the leasing, pet or vehicle rules. Give the buyer the correct instrument number.
No legal advice on disclosure of a past loss is given here; that is a question for the seller’s own attorney. What this page can supply is the documentary context a buyer’s lender and insurer will reach for. The map position: unshaded FEMA Zone X at all 57 points tested, panel 12071C0475F effective 28 August 2008, nearest mapped Special Flood Hazard Area about 3.0 miles north. The claims history for the ZIP: across ZIP 33936 there have been 21 National Flood Insurance Program claims ever recorded, from 1978 to 2022, totalling $36,535.53 paid, with only 5 of the 21 resulting in any payment, 12 of them on Irma in September 2017 and 3 on Ian in September 2022, and every paid claim was on a structure built between 1969 and 1984 (FEMA OpenFEMA NFIP Redacted Claims, data frozen 1 June 2026). Two mandatory caveats: NFIP claims exist only where NFIP policies exist, take-up outside a Special Flood Hazard Area is low, so 21 claims is a raw count with an unmeasured denominator and is not a loss rate; and ZIP 33936 covers a large part of south Lehigh Acres, far beyond this community.
No guaranteed timeline, guaranteed price or guaranteed net is offered anywhere on this page. Speed is largely a function of product and preparation, on the segment days-on-market spread set out above against a median 51 days on the 17 active listings. Three items most often add weeks after a contract is signed, and all can be cleared before listing: the estoppel or resale package, which must carry the current assessment, the §9.12 $1,250 Resale Capital Contribution, the §9.10 Board-set capitalization contribution whose current amount is not public, and for a condominium the §14.10.1 guarantee position; the §190.048 community development district disclosure required “for the life of the District” by Section Seven of Lee County Ordinance No. 24-12; and, for anything insurance-related, a wind-mitigation inspection report.
(239) 898-6072, text or call. Confidential conversations welcome.
Anyone may sell their own home in Florida, and this page does not argue otherwise, but a recorded covenant changes the practical shape of it. Master Declaration §5.6 prohibits any sign, banner, advertisement or poster, expressly including “open house,” “for sale” and “for rent” signs, and expressly including signs inside living-unit windows or the windows of motor vehicles, without prior Architectural Review Committee approval, “which approval may be withheld for any reason.” The Declarant is not bound by it (Lee County Instrument 2022000397088, recorded 29 December 2022). The other items a seller carries either way: the estoppel package and its unpublished layers, the §9.12 $1,250 buyer contribution and the §9.10 Board-set amount that is not public, the §190.048 district disclosure, and for a condominium, the §14.10.1 guarantee position and the structural integrity reserve study status.
(239) 898-6072, text or call. Confidential conversations welcome.
If you do list with an agent, the measurable part of the comparison is production and longevity, not promises: Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
Not without prior approval, and the covenant is stricter than almost any seller expects. Master Declaration §5.6 provides: “No sign, banner, advertisement, or poster (including ‘open house’, ‘for sale’, or ‘for rent’ signs) shall be exhibited… without prior approval of the ARC, which approval may be withheld for any reason. This provision includes signs inside of Living Unit windows or the windows of motor vehicles.” (Lee County Instrument 2022000397088, 76 pages, recorded 29 December 2022.) The Declarant is not bound by it. A resale seller here cannot assume a yard sign, an open-house sign, a directional sign, a window sign or a sign in a car window, and the approval standard is not a reasonableness standard; it is discretionary on its face. Meanwhile the builder, as Declarant, signs its own inventory without needing that approval, in a community where on 17 September 2026 it published 16 available homes against 17 active resale listings. The Architectural Review Committee’s current application procedure, its turnaround time and any standing sign policy were not located in public records for this build; the document class is the association’s Architectural Review Committee guidelines and current Rules and Regulations, available to members. Request ARC approval in writing before the listing goes live, not after.
A seller at Ibis Landing carries a statutory disclosure obligation about the district that runs for as long as the district exists. §190.048, Florida Statutes requires disclosure to subsequent purchasers of property within a community development district, and Section Seven of Lee County Ordinance No. 24-12, the ordinance that created the Ibis Landing Community Development District, adopted 18 June 2024 and effective 21 June 2024, imposes that obligation “for the life of the Ibis Landing Community Development District.” What a buyer is taking on, from the District’s own Adopted Budget FY2027 (adopted 16 April 2026): a debt service assessment of $1,605.00 for an Executive lot, $1,925.97 for a Manor lot, $1,123.60 for a Villa and $855.99 for a Terrace or Carriage unit, levied on 653 debt-assessed units; plus an operations and maintenance assessment of $161.14 per unit for FY2027 ($151.80 in FY2026) on 959 units; both collected on the Lee County tax bill by the Uniform Method under Chapter 197, Florida Statutes, with a 4% discount for November payment. The underlying debt is $10,490,000 of Series 2025 Special Assessment Bonds issued 8 July 2025, maturing 15 June 2030 through 15 June 2055, with total debt service to maturity of $22,226,853. Establish which lines your specific parcel carries before you disclose: some parcels here are among the 959 operations units, some among the 653 debt units, and some pre-existing Copperhead-plat parcels are outside the district boundary entirely and carry no district line at all. Confirm the form and timing of the disclosure with your own attorney or closing agent.
Sources for Ibis Landing Golf & Country Club, Lehigh Acres, Lee County, Florida are listed below by the authority that issued them, recorded instruments, county government and its mapping services, the Clerk of the Circuit Court, state and federal agencies, the school district, the districts’ own budgets, the operators of record, news media, insurers, measurement instruments and civic institutions.
Market figures on this page come from the Southwest Florida MLS (Matrix), pulled 17 September 2026, and are reported as plain text with their segment, their count and their pull date; the platform sits behind a member login and is not linked. Several of the links below sit on county, clerk, state and federal hosts that refuse an automated client but serve a person with a browser normally; where a recorded instrument is cited, the instrument number beside it is the identifier that always works at the Clerk’s public terminal.
06-45-27-12-00000.000A, Folio 10521918, build years 2003, 2008, 2023 and 2024 interleaved on one street.LCPA_Parcel_Data_TXT.zip (LCPA2608.txt), exported 1 Sep 2026. https://www.leepa.org/TaxRoll/ParcelData/LCPA_Parcel_Data_TXT.zip Proves: Legal descriptions, year built, heated and total area, owner, four generations of sale data, zoning and land codes. Every parcel count here traces to it.06-45-27-L2-13005.5120, 06-45-27-L4-11010.0260, 06-45-27-L1-10001.0130. https://lee.county-taxes.com/public/search/property_tax Proves: A 2025 bill showing a pre-existing Copperhead home paying no CDD assessment while a neighbour does.copperheadgolfclub.com, 7 Apr 2008. https://web.archive.org/web/20080407212445/http://www.copperheadgolfclub.com:80/home.html Proves: First-party club history, par 72, and the same telephone number and 20910 Copperhead Drive address as the 2026 club.Public_AR_Current one-line address service, 17 Sep 2026. https://geocoding.geo.census.gov/geocoder/locations/onelineaddress Proves: The federal geocode behind every proximity query here.Nineteen primary-source documents govern, assess or describe Ibis Landing Golf & Country Club in Lehigh Acres, and each is linked below at the issuing authority’s own copy rather than a re-hosted duplicate. Recorded instruments also carry their instrument number, because the Lee County Clerk’s viewer is slow and the number is what survives.
Nothing in this table is hosted, mirrored, re-uploaded or re-titled by us. Where a row is marked as bot-walled, a human with an ordinary browser reaches it and an automated client does not; those rows are genuine, current authority URLs and not dead links, which is exactly why the instrument number is printed alongside.
# | Document | Issuing authority | Date | What a buyer or seller uses it for | Link and durable identifier |
|---|---|---|---|---|---|
1 | Master Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Instrument 2022000397088, 76 pp | Lee County Clerk of the Circuit Court, Official Records | Recorded 29 December 2022 | The money document. A buyer learns that membership in Ibis Landing Golf Club, Inc. is mandatory and non-equity for every owner under §1.21. A seller uses it to disclose exactly what conveys, and to answer the golf question with an instrument instead of a brochure. | Lee County Official Records, Instrument 2022000397088 · Instrument 2022000397088 (Clerk viewer refuses automated clients) |
2 | Certificate of Amendment to the Declaration of CC&Rs for Ibis Landing Golf Club, Instrument 2023000187860, 10 pp. This is the amendment, not the Declaration | Lee County Clerk of the Circuit Court, Official Records | May 2023 | The restated Exhibit “A” legal description and the less-and-except carve-outs, which is to say which parcels are in and which are out. Read it with row 1: the four sub-association declarations wrongly cite this instrument as the Master Declaration. | Lee County Official Records, Instrument 2023000187860 · Instrument 2023000187860 (Clerk viewer refuses automated clients) |
3 | Declaration of Condominium for Terrace I at Ibis Landing, A Phase Condominium, Instrument 2024000208817 | Lee County Clerk of the Circuit Court, Official Records | 2024 | A condominium buyer’s own governing document: phasing, the guaranteed-assessment ceilings of $970.00 per quarter to 31 December 2023, $1,212.50 per quarter for 2024 and $1,515.63 per quarter for 2025, and what the association may and may not do. Note that the Lee County Property Appraiser’s legal description for Terrace I parcels references Instrument 2024000237607, with the Phase II instrument at 2024000309908; both numbers appear in the county record for Terrace I. | Lee County Official Records, Instrument 2024000208817 · Instrument 2024000208817 (Clerk viewer refuses automated clients) |
4 | Lee County Ordinance No. 24-12, establishing the Ibis Landing Community Development District, with Exhibit A legal description and sketch | Lee County Board of County Commissioners | Adopted 18 June 2024, effective 21 June 2024 | The district’s boundary, in law. A buyer checks whether a specific lot sits inside the district, which decides whether a district assessment appears on the tax bill at all. A seller on an excluded pre-2023 Copperhead parcel uses it to prove a genuine advantage. | |
5 | Lee County Ordinance No. 10-16, Lehigh Acres Community Plan (CPA2008-07) | Lee County Board of County Commissioners | Adopted 3 March 2010 | The adopted community plan governing land use across Lehigh Acres, which is what can and cannot be built nearby. | |
6 | Lehigh Acres Fact Sheet | Lee County | May 2024 | A one-document orientation to Lehigh Acres from the county itself. Read the May 2024 date with it: the document is 28 months old as of this page. | |
7 | Hurricane Ian After-Action Report | Lee County | 11 August 2023 | The county’s own account of what happened and what failed. A buyer asking what really happened here in Ian gets a government answer instead of a rumour, and a seller gets the documented version. | |
8 | Ibis Landing CDD, Adopted Budget FY2027 | Ibis Landing Community Development District (JPWard & Associates, District Manager) | Adopted 16 April 2026 | What a buyer closing today pays next year, from the district that levies it: debt service by product on 653 units and operations and maintenance of $161.14 per unit on 959 units. | |
9 | Ibis Landing CDD, Audited Financial Statements FY2025 | Ibis Landing Community Development District | Fiscal year ended 30 September 2025 | An independent audit of the district a buyer is joining, and the check on whether the assessment is sustainable. | |
10 | Ibis Landing CDD, Board Agenda Package, 21 November 2024, containing the Master Assessment Methodology Report with Table I Master Development Plan, Table II capital improvement cost estimate and the Exhibit V folio-level preliminary assessment roll, plus the Engineer’s Report by Atwell, LLC dated 17 October 2024 | Ibis Landing Community Development District | 21 November 2024 | The folio-level assessment roll, which is what the district costs on a specific lot. This is the document used to answer the assessment question parcel by parcel instead of guessing at it. | Ibis Landing CDD Board Agenda Package, 21 November 2024 (PDF) |
11 | Ibis Landing CDD, Board Agenda Package, 17 September 2026, with Balance Sheet through 31 July 2026 and Statement of Revenues, Expenditures and Changes in Fund Balance | Ibis Landing Community Development District | 17 September 2026 | The amenity reality check. The District’s only fixed asset is “Water-Sewer Combination, $4,778,708,” with no clubhouse, pool or recreation asset on the books. A buyer being sold a resort lifestyle can see exactly what is and is not built and owned. | Ibis Landing CDD Board Agenda Package, 17 September 2026 (PDF) |
12 | LA-MSID, FY2026-2027 Budget | Lehigh Acres Municipal Services Improvement District | FY2026-27 | The Lehigh-wide district assessment of $172.48 per acre that sits on every Lehigh parcel, separate from and additional to any community development district or association line. Buyers routinely miss this one. | |
13 | LA-MSID, 2026-2030 Capital Improvement Plan | Lehigh Acres Municipal Services Improvement District | 2026 to 2030 | What the drainage and canal money buys over five years, and the document behind any honest statement about Lehigh Acres flood-control investment. | |
14 | 2026 Recommended Rate Changes by County | Citizens Property Insurance Corporation | 2026 | The Lee County insurance line item, from the state-created insurer’s own filing. A buyer budgets from it and a seller uses it to meet the insurance objection with a document. | |
15 | Property Insurance Stability Report, July 1, 2026 | Florida Office of Insurance Regulation | 1 July 2026 | The regulator’s own statewide market assessment: carriers, filings and the direction of rates. It replaces anecdote with a regulator’s number. | |
16 | “Did You Know?” Reserves and Structural Integrity Reserve Study | Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes | Current | The regulator’s plain-English SIRS explainer, which matters to any Terrace or Carriage buyer because §553.899 and §718.112(2)(g) obligations attach per building and four-storey buildings exist here. | |
17 | Student Enrollment Plan 2026-2027, 21 pp | The School District of Lee County, Board approved | Approved 1 December 2025 | How a Lehigh Acres address is assigned to schools, and how school choice interacts with that assignment, in the District’s own words. | School District of Lee County Student Enrollment Plan 2026-2027 (PDF) |
18 | 2026 Ibis Landing Annual Pass, the public-access golf product at $5,750 individual and $9,000 family, stating “Membership provides no ownership interest” | Ibis Landing Golf Club (Troon) | January 2026, valid to 31 December 2026 | What the public pays to play here, which is the correct benchmark against which the mandatory, non-equity membership under row 1 is understood. This is a separately sold public product and never the homeowner’s cost. | |
19 | School Grades file, | Florida Department of Education | As of 1 September 2026 | The state’s own grade file, which is the only authority for a school grade. Print the header date beside any grade so the figure never drifts. | Florida Department of Education, SchoolGrades26.xlsx (XLSX; the host refuses automated clients) |
Market data from Southwest Florida MLS, pulled 17 September 2026, and reported by product type because Ibis Landing Golf & Country Club is four markets under one name. Governing-document facts are cited to their recorded Lee County instrument numbers and were read as amended through May 2023. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
