Ibis Landing - Home Types

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

What are the home types at Ibis Landing, and which one are you actually buying?

Jesse McGreevy and Marc Comisar of Domain Realty represent sellers and buyers at Ibis Landing Golf & Country Club in Lehigh Acres, Lee County, Florida. Four different products sit under one community name here, they are governed by different recorded documents, and their prices differ by more than two hundred thousand dollars. This page reads the plats and the declarations and says which is which, street by street. It is the home-types companion to our complete Ibis Landing community guide.

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, and we are Top 1% Real Estate Agents Nationally Since 2008. Buying? Call Marc at (239) 287-5873, and read how we represent buyers in Lehigh Acres. The developer’s product names, the county roll and the MLS field each label these homes differently, which is exactly why a buyer needs the crosswalk rather than a brochure.

What this page establishes, at a glance

• Four recorded plats and four recorded condominiums, named with their instrument numbers, building by building.
• Villa Homes are fee-simple platted lots, not condominium, which is the single most consequential labelling error a buyer can carry into an offer here.
• Lennar’s five collections, Executive, Manor, Villa, Carriage and Terrace, set against what the county record shows each one actually is.
• Street by street, which plat you are in, including Aqua Overlook Court, the one single-product street in the community.
• Sixteen buyer questions on product and builder, answered from the recorded documents rather than from a sales office.
• Why the medians differ so much: the 57 trailing-twelve-month closings are four separate markets and are reported by product type, never blended, in the parent guide.

Why McGreevy and Comisar Are the Best Realtor for Ibis Landing

If you are searching for the best realtor for Ibis Landing, whether you are 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Knowing which recorded regime a unit sits in is the difference between a clean closing and a surprise, and it is the work this page does.

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 our complete Ibis Landing community guide rather than blended into one number. 55 of the 57 were built between 2022 and 2026. Seventeen homes were listed for sale here on the same date, at a median asking price of $399,000.

Honors and recognition:

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

What is your Ibis Landing home worth, and which product is it priced against?

Pricing a home here starts with naming the right comparable set, because a villa and a terrace condominium in the same community are not competitors. A seller priced against the wrong product loses time on market and then loses price. In the last 12 months we tracked 57 closed sales in this community, and we represented sellers and buyers across Lehigh Acres and the wider Lee County market. Start with a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Lehigh Acres.

Ibis Landing home types: the condominiums, villas and single-family homes

Ibis Landing carries four recorded plats and four recorded condominiums under one community name, and the developer’s collection names do not map one to one onto them. Everything below is read from the recorded instruments and the Lee County roll rather than from a sales sheet: the plats, the condominium declarations building by building, what each Lennar collection legally is, and which plat every street in the community actually sits in.

The four recorded plats

Two plats carry the Copperhead name and pre-date Lennar; two carry the Ibis Landing name, recorded 2023 and 2025.

Copperhead Phase 1 holds the only pre-2020 housing stock, homes completed 2002, 2003, 2007 and 2008 beside Lennar homes completed 2023 and 2024. Its COPPERHEAD COMMUNITY ASSOCIATION, INC. (document N99000006134, incorporated 15 October 1999) was administratively dissolved 25 September 2009, no live successor. Copperhead Phase 1A is a 10-lot corrective replat of four tracts out of its neighbour, 1.243 acres on Leatherwood Loop, same regime, same absent association.

The four recorded condominiums, building by building

• Terrace I: 60 units, Buildings 4 and 5, four storeys, all built, assessed and on the roll at actual year built 2024. Instrument 2024000208817, Article 3: “Phases I and II will each contain one (1) Building, containing thirty (30) Units and four (4) floors”; Article 2 defines “Master Association” as “the Ibis Landing Golf Club, Inc., its successors and assigns.” Two further instruments belong to it and are not interchangeable with the declaration: 2024000237607 (the Property Appraiser’s abbreviated legal description for Terrace I parcels) and 2024000309908 (Phase II, which put Building 5 on the roll). It is the only association here that appears to have turned over to resident control: amended annual report 3 August 2026, principal address moved to MyTown Communities, LLC, 2830 Winkler Avenue #101, Fort Myers, President Angel Mudafort, Vice President Daniel Conahan, an owner of record at 18451 Copperhead Court North #521; 2026 annual reports filed 17 February, 26 March and 3 August. The master association has not turned over, and no master turnover date is of record.
• Terrace II: separate declaration, association and assessment, Instrument 2025000107315, 26 March 2025, 107 pages. Article 3 carries the same building language as Terrace I and provides for three such phases: declared capacity. What exists, and what a buyer transacts on, is two recorded buildings, Building 2 at 18421 Copperhead Court North and Building 3 at 18411 Copperhead Court North, carrying sixty units on the 2026 Lee County roll, no assessed structure for either as of the 2026 certification. Developer-controlled: officers Amy Hofschneider, Jessilyn Quigley and a third Lennar officer at Lennar’s Southwest Florida division address; Tropical Isles Management Services, Inc., 12734 Kenwood Lane Suite 49, Fort Myers, mailing address and registered agent.
• Carriage Homes I: 32 units, four two-storey buildings of eight, Buildings 12 through 15, Hazelnut Court North, built 2025. Instrument 2025000022839, 129 pages, survey dated 23 October 2023, four phases with “a minimum of eight (8) units and a maximum of eight (8) units” per building, and at §3.12.3 first-floor and second-floor unit boundaries only. Roll class “CONDOMINIUM – LOW RISE – 1 TO 3 FLOORS.” Developer-officered with a developer-appointed president; Tropical Isles Management Services, Inc. is principal, mailing and registered-agent address.
• Carriage Homes II: separate condominium, Hazelnut Court South, 32 units, four two-storey buildings of eight, Buildings 16 through 19, recorded 2025, built 2026, 16 of 32 units valued on the 2026 roll and 16 not yet valued. Instrument 2025000297569 was located as an index entry, text not read for this guide, so the two-storey classification rests on the roll’s “LOW RISE – 1 TO 3 FLOORS” category and the recorded pattern of Carriage Homes I. No manager is of record for this association at the Florida Division of Corporations as of 17 September 2026; it should not be assumed to share Carriage Homes I’s manager.

A Terrace building is thirty units over four floors, “CONDOMINIUM – MID RISE – 4 TO 7 FLOORS”; a Carriage building is eight units over two floors, “CONDOMINIUM – LOW RISE – 1 TO 3 FLOORS.” Unit numbering reads the building, not the floor: the cost card for 18451 Copperhead Court North #512 (Folio 10632644) places it in Building 5, Floor 1, and Carriage unit 1511 (Folio 10634383) is Building 15, Unit 11, first floor. Building numbers run in one shared series, Terrace 2 through 5, Carriage 12 through 19, and no first building in that series has ever been recorded here.

The assessment layers on a condominium unit at Ibis Landing

Developer guarantee ceiling, §14.10.1 of each declaration, condominium common expense only, not the master or golf Base Assessment. Terrace I (2024000208817): not more than $970.00 per quarter to 31 December 2023, $1,212.50 for 1 January to 31 December 2024, $1,515.63 for 1 January to 31 December 2025. Terrace II (2025000107315): $970.00 to 31 December 2024, $1,212.50 for 2025, $1,515.63 for 1 January to 31 December 2026. Carriage Homes I (2025000022839): $1,070.00 to 31 December 2024, $1,337.50 for 2025, $1,671.88 for 1 January to 31 December 2026. No §14.10.1 schedule has been read for Carriage Homes II. During the guarantee the Developer and all Developer-owned units are not subject to assessments for common expenses and the Developer funds the deficit; when it ends, the assessment can rise to actual cost with no cap, and the escalation written into each document is roughly 25 per cent a year while it runs.

The Terrace buildings are four habitable storeys, so Florida Statute §553.899 milestone inspections and §718.112(2)(g) structural integrity reserve studies apply to them; they are new, and the first milestone is decades away. Terrace I Building 5, year built 2024: first milestone 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 Terrace II buildings, created 2025, run a year or more later. The SIRS obligation is live now, §718.112(2)(g) requiring a study at least every ten years after the condominium’s creation for each building three storeys or higher, and no SIRS report and no milestone schedule for either Terrace association was located in public records. The Carriage buildings are two storeys with exactly eight units each, so neither §553.899 nor §718.112(2)(g) reaches them, while ordinary reserve requirements under §718.112(2)(f) still do. Villas and single-family homes here are one storey.

Lennar’s five collections and what the county record shows each one is

None of the five is a sub-community. “Villa,” “Manor,” “Executive” and “Cottage” are floorplan collections and rate classes sold across the whole community and interleaved on the same streets; the unnumbered “Terrace Condominiums” and “Carriage Homes” names each span two recorded condominiums plus a third that is not recorded at all.

The Southwest Florida MLS Building Design field is a structured product attribute, not a subdivision name, and must not be restated as a Lennar collection label or the reverse without the crosswalk above in view. On the 57 closed sales in the trailing twelve months pulled 17 September 2026, Sub/Condo Name and Development Name both read IBIS LANDING on every row, as on all 17 active rows: no sub-village breakdown exists in the MLS, which is why every portal shows one undifferentiated market. That silence is not evidence the condominiums do not exist; Terrace I is sixty occupied units under a separate Chapter 718 declaration and a turned-over association, filed to the parent name.

What Lennar published on 17 September 2026, read from its own collection pages that day:

Lennar published a community-wide price range of $154,990 to $424,546 with 16 homes available on 17 September 2026, sales hours Monday to Saturday 9 to 6 and Sunday 10 to 6, from the Welcome Home Center at 20800 Copperhead Drive. Two disclosures travel with those figures: Lennar’s press release of 2 May 2024 described the Carriage collection as “approximately 1,375 to 1,831 square feet” against September 2026 plan pages showing 1,487 to 1,848, both Lennar’s own figures at different dates; and the Terrace declarations disclose at §18.19.5 that “Noise from stairwells and elevator operation is normal for this type of building,” while §14.13.2 preserves elevator access for delinquent owners.

The heated-area fingerprint: how the tax roll identifies a Lennar plan without trusting a word of marketing copy

Assessed heated area matches Lennar’s marketed square footage plan by plan to within roughly zero to ten square feet, which makes the mapping falsifiable. From the 2026 roll: Arbor 1,120 marketed against 1,130 assessed, sixteen built 2024; Birkdale 1,154 against 1,161 on twenty-five units and 1,166 on seven; Carolina 1,301 against 1,297 on twelve; Orchid 1,564 against 1,564, twenty-six in the Ibis Landing plat and twenty-six more in Copperhead Phase 1 and 1A; Trevi 2,032 against 2,032, twenty-one and nine; Summerville II 2,444 against 2,434 on forty-six.

One mapping does not resolve. Carriage Homes I heated areas on the roll are 1,388, 1,593, 1,914, 1,978, 1,979, 1,982 and 1,983 square feet, matching none of Lennar’s four currently published Carriage plans, so Seagrape, Hibiscus, Sabal and Mangrove must not be attached to a Carriage Homes I unit. Carriage Homes II matches exactly: Seagrape 1,487 eight times, Hibiscus 1,710 four times, Sabal 1,848 four times.

As-built single-family square footage by plat, from the same 2026 roll:

The 3,145 square-foot maximum in Copperhead Phase 1 is a 2000s-era home, not a current Lennar plan. No Lennar plan here exceeds 2,244 square feet.

Aqua Overlook Court: the one single-product street

The only street where one Lennar collection holds the entire frontage: 42 Manor lots, Blocks 11 and 12 of the IBIS LANDING plat at Instrument 2023000318473, running 9196 to 9359, plus two Manor lots at 9348 and 9358 in the Ibis Landing Phase 2 plat. It carries the community’s highest Community Development District debt-service rate, $1,925.97 per unit, against $1,605.00 on an Executive lot, $1,123.60 on a villa and $855.99 on a Terrace or Carriage unit (CDD Adopted Budget FY2027, adopted 16 April 2026). It is a street, not a community: no association, plat or declaration of its own, and crossing to a Copperhead Drive lot changes the product and the district rate but not the association, manager, regime or amenity entitlement.

Street-by-street, which plat you are actually in

Four of the six internal streets are split between plats by address range, so an address alone does not tell an owner which recorded instrument governs the lot.

Two roads inside the district boundary are not internal residential streets: 23rd Street SW on the north, where one golf tract fronts at 2491 23rd Street SW, and Beth Stacey Boulevard, a public collector through the community and the golf course whose southward extension is financed by the district’s Series 2025 Bonds. Names that surface in a map query but belong to other subdivisions: Aegean Circle, Navajo Avenue, and the Vistanna Villas, Parkwood and Lehigh Acres Addition 1 and 2 grid lots abutting the plats.

Frequently Asked Questions: Home Types, Builders and Product at Ibis Landing

These are the questions buyers and sellers actually ask us about the condominiums, villas and single-family homes at Ibis Landing, answered from the recorded documents cited above.

What are the Terrace Condominiums at Ibis Landing?

Lennar’s four-storey condominium collection: “Phases I and II will each contain one (1) Building, containing thirty (30) Units and four (4) floors” (Terrace I Declaration of Condominium, Lee County Instrument 2024000208817, Article 3), with identical language for three phases in the Terrace II Declaration (Instrument 2025000107315, 26 March 2025, 107 pages). The Lee County Property Appraiser codes them “CONDOMINIUM – MID RISE – 4 TO 7 FLOORS.” Terrace I is Buildings 4 and 5 at 18451 and 18461 Copperhead Court North, 60 units, all built 2024; Terrace II has Buildings 2 and 3 recorded to date, at 18421 and 18411 Copperhead Court North, carrying 60 units on the 2026 Lee County roll. Lennar publishes Arbor 2/2 at 1,120 sq ft from $160,989; Birkdale 2/2 at 1,154 sq ft from $171,989; Carolina 2/2 at 1,301 sq ft from $194,990 (read 17 September 2026). Both declarations disclose that “Noise from stairwells and elevator operation is normal for this type of building” (§18.19.5). One detail trips up buyers and agents, confirmed on the appraiser’s card: unit 512 is Building 5, Floor 1, the leading digit is the building, never the floor.

What are the villas at Ibis Landing?

Villa Homes are fee-simple, single-storey, paired two-unit attached homes on platted lots, not condominiums. No villa condominium declaration exists and no villa association exists on Sunbiz, so villas are governed directly by the Master Declaration (Lee County Instrument 2022000397088, recorded 29 December 2022), whose §8.7.1 makes the party wall between a villa pair owned by the two owners as tenants in common, with §8.7.1.1 and §8.7.1.2 allocating cost sharing. The Lee County roll codes them DOR class 01 at one storey. There are 28 villa lots on Hazelnut Court North (14 pairs, odd numbers 20601–20705, Ibis Landing plat), 28 more on Hazelnut Court South (odd numbers 20501–20597, Ibis Landing Phase 2), plus 28 on Copperhead Court North in Phase 2. Lennar publishes Magnolia 3/2 at 1,417 sq ft from $204,990 and Orchid 2/2 at 1,564 sq ft from $205,990, and showed “currently no homes available” in this collection on 17 September 2026. Villa Attached closed 13 sales at a median of $205,000 over the trailing twelve months, with the shortest median days on market of any product here at 21 (Southwest Florida MLS, pulled 17 September 2026).

What is a terrace condo?

“Terrace” here is a builder collection name, not a legal or building-code term, so the county record is the only reliable definition. A Terrace building is a four-habitable-storey condominium building of thirty units, recorded as “thirty (30) Units and four (4) floors” (Terrace I Declaration, Lee County Instrument 2024000208817, Article 3) and classified on the Lee County roll as “CONDOMINIUM – MID RISE – 4 TO 7 FLOORS.” Lee County commercial permits describe the buildings as roughly 50,591 square feet each at a declared building value of $3,200,000. Three naming systems sit over the same housing and none is a relabelling of another: the builder’s collection names; the district’s engineering land-use classes, which call this product “Terrace/Cottage – MF – 30 Unit Buildings”; and the MLS Building Design field, which files it as Mid Rise (4-7). “Cottage” there is a drafting synonym inside a land-use class; no plat, no declaration, no association and no builder page uses it as a sub-village name at Ibis Landing.

What is a carriage home, or coach home, in Florida?

“Carriage home” and “coach home” are builder and market terms, not legal ones, so the answer comes from the recorded declaration. Here, a Carriage Home building is a two-storey condominium building with exactly eight units: the Carriage Homes I Declaration (Lee County Instrument 2025000022839, 129 pages) provides for four phases with “each building containing a minimum of eight (8) units and a maximum of eight (8) units,” and §3.12.3 defines first-floor and second-floor unit boundaries only. The Lee County roll codes them “CONDOMINIUM – LOW RISE – 1 TO 3 FLOORS.” Carriage Homes I is Buildings 12, 13, 14 and 15 at 20610, 20640, 20660 and 20680 Hazelnut Court North, 32 units, year built 2025; Carriage Homes II is Buildings 16 through 19 at 20520, 20550, 20570 and 20590 Hazelnut Court South, 32 units, year built 2026. Lee County commercial permits describe the buildings at roughly 16,361 to 18,444 square feet. Because they are two storeys, neither Florida Statute §553.899 milestone inspection nor §718.112(2)(g) structural integrity reserve study applies to them; ordinary condominium reserve requirements under §718.112(2)(f) still do.

What is the difference between a carriage home and a townhouse?

The recorded instrument decides it, not the word. A Carriage Home here is a condominium unit, one of exactly eight in a two-storey building, with unit boundaries defined on the first and second floors only (Carriage Homes I Declaration, Lee County Instrument 2025000022839, §3.12.3), so the owner owns an airspace unit and an undivided share of the common elements under Chapter 718, Florida Statutes. A townhouse is normally a fee-simple form in which the owner takes the lot and the structure. No townhouse product exists at Ibis Landing: the MLS Building Design value “Townhouse” returns zero closed sales in this community over the trailing twelve months, against 21 Single Family, 13 Villa Attached, 15 Low Rise and 8 Mid Rise (Southwest Florida MLS, pulled 17 September 2026). The fee-simple attached product that does exist here is the Villa Home, with the party wall owned by the two villa owners as tenants in common under §8.7.1 of the Master Declaration.

What is the difference between a villa and a condo at Ibis Landing?

Tenure, which changes what you own, who governs you and what law applies. A Villa Home is fee simple on a platted lot: the owner takes the lot and the structure, there is no villa condominium declaration and no villa association on Sunbiz, and the owner is governed directly by the Master Declaration (Lee County Instrument 2022000397088), whose §8.7.1 makes the party wall the joint property of the two villa owners as tenants in common under Chapter 720, Florida Statutes. A Terrace or Carriage unit is a condominium: an airspace unit plus an undivided share of common elements, a separate condominium association with its own recorded declaration and quarterly assessment, governed by Chapter 718. The consequences show up in the market: over the trailing twelve months Villa Attached closed 13 sales at a median $205,000 with a median 21 days on market, Low Rise condominium 15 at $200,000 with 50 days, Mid Rise condominium 8 at $167,500 with 93 days (Southwest Florida MLS, pulled 17 September 2026). And only the four-storey condominium buildings carry Florida’s milestone and structural integrity reserve obligations.

How many homes are there at Ibis Landing?

There is no single correct count, because four different records count four different things here and none is interchangeable with another. 990 is the maximum dwelling units entitled on the planned development, split a maximum 250 single-family, 270 two-family attached and 470 multi-family and townhouse, “or a combination not to exceed 990 dwelling units”, under Resolution Z-99-079, adopted by the Lee County Board of County Commissioners on 31 January 2000 and re-codified as Condition 4 of ADD2024-00046 on 16 August 2024. 987 is the total planned units in the development, of which 959 sit inside the community development district boundary and 28 are excluded pre-existing owners who did not consent, per the District’s Adopted Budget FY2027 (16 April 2026). 653 is the number of units debt-assessed under the Series 2025 Bonds, 153 Executive, 76 Manor, 210 Terrace/Cottage 30-unit, 96 Terrace/Cottage 8-unit and 118 Villas, from the same adopted budget. And 455 to 560 is the range of parcels that actually exist on the Lee County roll today: 455 dwelling parcels on the recorded plats by completion-year count (roll exported 1 September 2026), and 560 residential units and lots out of 621 parcels in the Ibis Landing plat family (Lee County GIS, 2026 roll, queried 17 September 2026). Separately, the club’s Community Construction Progress page, revised 27 January 2024, states “980 homes at full build out”; that is a published marketing statement, not a record, and it is a fifth figure.

Are Lennar homes well built?

No builder rating is published here, but the code these homes were built to is documented exactly. 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), putting them under the 7th Edition (2020) and 8th Edition (2023) Florida Building Code. The governing ultimate design wind speed at this site is 160 mph for Risk Category II, an ordinary home, per Lee County’s regulatory GIS layers queried at three points inside the community on 17 September 2026, and the site is inside the wind-borne debris region, confirmed by the county’s DEBRISREGION = YES attribute and by the code threshold. There, Florida Building Code Section 1609.1.2 requires protected openings: glazed openings within 30 feet of grade must meet the large missile test of ASTM E1996, those more than 30 feet above grade the small missile test. For scale, housing one mile away on the same canals was built in 1961 to 1974, decades before Florida’s first statewide building code took effect 1 March 2002. Those are not comparable structures and should never be averaged into one statement about “Lehigh Acres housing.”

Why are Lennar homes cheaper than other new homes?

No document read for this page explains a builder’s pricing strategy, and this page will not invent one, but three measurable things about the product here are worth setting against the question. Plan size: no Lennar plan at this community exceeds 2,244 square feet, and the published collections run from a 1,120-square-foot Terrace condominium to a 2,444-square-foot Summerville II manor plan, with the community-wide published price range on 17 September 2026 running $154,990 to $424,546 with 16 homes available. Standardisation: Lee County’s assessed heated area matches the builder’s marketed square footage plan by plan to within roughly 0 to 10 square feet, Trevi 2,032 marketed against 2,032 assessed, Orchid 1,564 against 1,564, Arbor 1,120 against 1,130. Carrying cost moved off the price: the community development district’s debt assessment of $855.99 to $1,925.97 per unit a year runs to 15 June 2055, so infrastructure that would otherwise sit in a lot price sits on the annual tax bill instead. Anything beyond those three would be speculation about a private company’s pricing.

What features are documented as standard on a home at Ibis Landing?

Lennar markets nationally under the programme name “Everything’s Included” and uses it on its Ibis Landing product pages read 17 September 2026. This build could not locate a plan-specific included-features sheet for the Ibis Landing collections, so this page does not state what is or is not in a given plan, and the place that matters most is window protection. Lennar’s own Southwest Florida copy says its homes feature “impact-resistant windows or shutters.” Which one is standard on the Executive, Manor, Villa, Carriage or Terrace product here could not be established from any document located; this page therefore does not state that impact glass is standard here. One countervailing single-parcel datum, 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”, not a community standard. The plan-specific included-features sheet the builder provides at contract and the recorded window product approval on the individual building permit settle it; ask for both in writing before the inspection period ends. Separately, Master Declaration §5.9 makes storm shutters temporary only, to be removed promptly once the threat passes.

Do Lennar homes at Ibis Landing come with appliances?

No document located in this build states the appliance package for any plan here, and an honest answer says so rather than repeating a national marketing line as a local fact. The builder’s Ibis Landing product pages read 17 September 2026 publish plan names, bed and bath counts, square footage and starting prices, Arbor 2/2, 1,120 sq ft from $160,989; Birkdale 2/2, 1,154 sq ft from $171,989; Carolina 2/2, 1,301 sq ft from $194,990; Seagrape 2/2, 1,487 sq ft from $205,990; Magnolia 3/2, 1,417 sq ft from $204,990; Venice 3/3, 1,849 sq ft from $301,990; Trevi 4/3, 2,032 sq ft from $311,990; Marsala 3/3, 2,201 sq ft from $337,990, but no plan-specific included-features sheet was located. The included-features sheet for the specific plan and elevation and the features addendum to the executed purchase agreement answer it, the addendum being the version that binds. Get both in writing, before the deposit is non-refundable.

Do Lennar homes at Ibis Landing come with window blinds?

No document located in this build states whether window coverings are supplied with any plan here, and this page does not guess. What the recorded documents do say about windows: Master Declaration §5.9 makes storm shutters temporary only, to be removed promptly once the threat passes (Lee County Instrument 2022000397088, recorded 29 December 2022), and §5.6 prohibits signs inside living-unit windows without prior architectural review approval. The document class that answers the blinds question is the plan-specific included-features sheet and the features addendum to the executed purchase agreement. Ask also whether any window covering supplied is ARC-compliant for exterior appearance, because §5.16 and the architectural review provisions control what is visible from outside.

Can you negotiate on price with the builder at Ibis Landing?

No document read for this page states a builder’s negotiating position here, and this page publishes no claim about one. On the public record as of 17 September 2026 the builder is still actively selling, publishing a community-wide range of $154,990 to $424,546 with 16 homes available, Executive, Carriage and Terrace product selling and Manor Homes shown as sold out on the community page, though the builder’s own Princeton II plan page says “Future release” on the same day; this page reports both rather than resolving them. The Welcome Home Center is at 20800 Copperhead Drive, open Monday to Saturday 9 to 6 and Sunday 10 to 6. The practical point is not the list price: a new-home transaction is written on the builder’s own purchase agreement, where incentives, deposits, options pricing, completion timing and dispute terms live. Marc Comisar works with buyers at Ibis Landing, call Marc at (239) 287-5873, and see how we represent buyers in Lehigh Acres.

Will the builder at Ibis Landing pay closing costs?

No published incentive, closing-cost contribution or rate-buydown offer for Ibis Landing was located in any source read for this page, and this page does not repeat one from a forum or a social post. Builder incentives in this market are typically tied to the builder’s affiliated lender and title company, are time-limited, and are written into the purchase agreement and its addenda, the only document that binds anyone. What this page can put beside the question is the carrying cost a credit does not touch: the community development district assessment on an Executive home is $1,756.80 a year at FY2026 rates ($1,605.00 debt service plus $151.80 operations), on a Villa $1,275.40, on a Terrace or Carriage unit $1,007.79, running to 15 June 2055. There is also $1,250.00 due at the first closing from the Declarant as an Initial Capital Contribution under §9.11 of the Master Declaration (Lee County Instrument 2022000397088), paid to the Declarant and used at its discretion for any purpose. Ask for the incentive in writing on the addendum, not in conversation.

Do you need a realtor to buy new construction at Ibis Landing?

Nobody is required to bring an agent to a builder’s sales centre, so the honest framing is what an agent is for in this community. The items a buyer most needs read before the inspection period ends are all documents: the Master Declaration at Lee County Instrument 2022000397088, not 2023000187860, which is the ten-page Certificate of Amendment that all four Lennar sub-association declarations cite by mistake and which contains none of the covenants, assessments or capital contributions; the §9.11 $1,250 Initial Capital Contribution and, on any later transfer, the §9.12 $1,250 Resale Capital Contribution and the §9.10 capitalization contribution whose amount is set by Board resolution and is not public; the recorded condominium declaration and its §14.10.1 developer assessment guarantee and expiry; and the community development district’s adopted budget showing which of the 959 operations units and 653 debt units a given parcel is in. The builder’s on-site staff represent the builder. Marc Comisar represents buyers at Ibis Landing, call Marc at (239) 287-5873, or read how we represent buyers in Lehigh Acres.

Can you bring in an agent after you have already toured with the builder at Ibis Landing?

Builder registration policy is set by the builder, not by this page, and no published registration or cooperating-broker policy for Ibis Landing was located in any source read for this build. What is true across the industry: most production builders require a buyer’s agent to be registered on the buyer’s first visit to the sales centre, and a buyer who tours unaccompanied may find representation harder to add afterwards. Ask the builder’s sales office in writing, before a second visit, whether an agent can still be registered on the file, and keep the reply. The Welcome Home Center at Ibis Landing is at 20800 Copperhead Drive, open Monday to Saturday 9 to 6 and Sunday 10 to 6 (builder pages read 17 September 2026). The document class that settles it is the builder’s own broker registration policy and the cooperating-broker terms in the purchase agreement. If you are early enough in the process, call Marc at (239) 287-5873 first.

Sources and Authoritative References for This Ibis Landing Page

Every row below is carried verbatim from this build’s source catalogue, which recorded a measured liveness verdict for each URL on 17 September 2026. The catalogue’s standing-exclusions list was deliberately not drawn from, so no dead or bot-walled-and-removed citation appears here.

The recorded instruments, plats, corporate filings and builder and county records behind the home types on this page

1. Master Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Lee County Official Records Instrument 2022000397088, 76 pp. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2022000397088 The money document. Master-association membership in Ibis Landing Golf Club, Inc. is mandatory for every owner (§1.21) and non-equity; no optional or social tier exists. §11.4 sub-association hierarchy. The correct head of the amendment chain.
2. Certificate of Amendment to the Declaration of Covenants, Conditions and Restrictions for Ibis Landing Golf Club, Instrument 2023000187860, 10 pp. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2023000187860 The restated Exhibit “A” legal description, including the LESS-AND-EXCEPT carve-outs. The instrument the four sub-declarations mis-name as the Master Declaration.
3. Declaration of Condominium for Terrace I at Ibis Landing, A Phase Condominium, Instrument 2024000208817. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2024000208817 Article 2 definitions (including the mis-citation of the Master Declaration); Article 3 phasing; the guaranteed-assessment schedule (≤ $970.00/qtr to 31 Dec 2023, ≤ $1,212.50/qtr 2024, ≤ $1,515.63/qtr 2025).
4. Declaration of Condominium for Terrace II at Ibis Landing, A Phase Condominium, Instrument 2025000107315, 107 pp. (Phase I). https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2025000107315 Article 3 phasing; guaranteed assessments (≤ $970.00/qtr to 31 Dec 2024, ≤ $1,212.50/qtr 2025, ≤ $1,515.63/qtr 2026). Identical Master-Declaration definition language to Terrace I.
5. Declaration of Condominium for Carriage Homes I at Ibis Landing, A Phase Condominium, Instrument 2025000022839, 129 pp. https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2025000022839 Article 3 phasing; guaranteed assessments (≤ $1,070.00/qtr to 31 Dec 2024, ≤ $1,337.50/qtr 2025, ≤ $1,671.88/qtr 2026). The recorded instrument that contains no “only one building” golf carve-out , the document that kills the social-media claim.
6. Lee County Department of Community Development, Lehigh Acres monthly building-permit reports, 2023–2026 , 88 commercial reports (Building Permits Received CPR, Building Permits Issued BPC) and 32 residential issued reports (BPR). https://www.leegov.com/dcd/rpts/Documents/LehighPermits/ The instrument behind the amenity timeline. Individual permits cited in the research include COM2024-00448 (clubhouse, 16,065 sq ft, $3.5M , received 22 Mar 2024, issued 11 Apr 2025), COM2024-01412, COM2024-01360. Also proves a negative: zero gate or gatehouse permits across all 88 commercial reports. Link this directory. Never render the {YYYY}/{Mon}/{TYPE} template as a link (see §2.2).
7. Lee County, Building Permits Received , Residential, Lehigh Acres Planning Community (current month). https://www.leegov.com/dcd/rpts/Documents/PlanningCommunities/BldPrmtRES_RECpc_Lehigh.pdf Current-month residential permits showing Ibis Landing subdivision coding with Lennar Homes LLC / Aquabella as contractor and owner. The single-file, OK-probing member of the permit series.
8. Lee County ePlan , Administrative Amendment (PD) ADD2024-00046 resolution package, approved 16 August 2024 (24-file archive). https://docsearch.leegov.com/Home/DownloadFile/KT0000471350 The full approved amendment package behind B19, including the “Legal Description of Lands Subject to Administrative Amendment” and the exclusion of ~109 older Copperhead homes (65 single-family + 44 two-family, ~18.37 ac).
9. Lee County, DOS2023-00161-M03 minor-change approval, 21 January 2026. https://docsearch.leegov.com/Home/DownloadFile/KT0000645522 Confirms the project address 20920 Copperhead Dr and carries forward the Z-99-079 model-home and preliminary-plat stipulations.
10. Lee County Property Appraiser , property search. https://www.leepa.org/Search/PropertySearch.aspx The approved, best single instrument on this build: year built, square footage, owner history, assessed value, permit history, subdivision coding. Interactive session required for a live search.
11. Lee County Property Appraiser , full parcel roll, LCPA_Parcel_Data_TXT.zip (file LCPA2608.txt, exported 1 September 2026). https://www.leepa.org/TaxRoll/ParcelData/LCPA_Parcel_Data_TXT.zip The single richest source in this corpus: recorded legal descriptions with plat book/page and instrument numbers, year built, heated and total area, owner name and address, four generations of sale date/amount/instrument, GIS acres, zoning and land codes. Everything in Group A’s parcel counts is traceable here.
12. Lee County Property Appraiser , tax roll and sale-data download index. https://www.leepa.org/Roll/TaxRoll.aspx The durable landing page for B65.
13. Lee County Property Appraiser , parcel inquiry, Folio 10633579 (clubhouse parcel, Tract D-2). https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10633579 Ownership of the clubhouse parcel by Aquabella Development Group LLC at 20900–920 Copperhead Dr.
14. Lee County Property Appraiser , parcel display (per-parcel records). https://www.leepa.org/Display/Displayparcel.aspx The generic per-parcel route, e.g. for the golf-course parcel.
15. Lee County Property Appraiser , homepage. https://www.leepa.org/ The authority’s landing page.
16. Lee County Property Appraiser , parcel record card, Folio 10632644, tax year 2026. http://fieldcards.leepa.org/CostCard/Folio/10632644?TaxYear=2026 Building-level cost and characteristic detail.
17. Lee County Property Appraiser , parcel record card, Folio 10634383, tax year 2026. http://fieldcards.leepa.org/CostCard/Folio/10634383?TaxYear=2026 Building-level cost and characteristic detail.
18. Lee County Property Appraiser , parcel record card, Folio 10625140, tax year 2026. http://fieldcards.leepa.org/CostCard/Folio/10625140?TaxYear=2026 Building-level cost and characteristic detail.
19. Lee County GIS / Lee County Property Appraiser , Subdivisions and Condominiums feature service (FabricSubdivisions layer). https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Subdivisions_and_Condominiums/FeatureServer/0 Queried 17 Sep 2026 for Section 06-45-27: 45 subdivision/condominium records. The authority register that replaces a builder’s marketing roster.
20. Lee County GIS , Lee County Parcels feature service (from LeePA data, synchronised nightly). https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Lee_County_Parcels/FeatureServer/0 Parcel and ownership data for Section 06-45S-27E.
21. Lee County GIS , Zoning Districts feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Zoning/FeatureServer/0 Zoning at the parcel, independent of any name.
22. Lee County GIS , Zoning Cases feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/ZoningCases/FeatureServer/0 Live and historical zoning cases by geometry.
23. Lee County GIS , Planned Developments feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/PlannedDevelopments/FeatureServer/0 The MPD boundary , the geometric tie for DCI959075.
24. Lee County GIS , Development Orders feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/DevelopmentOrders/FeatureServer/0 Development orders by geometry.
25. Lee County GIS , Future Land Use feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/FutureLandUse/FeatureServer/0 Future land use category at the parcel (Central Urban).
26. Lee County GIS , NG911 Address Points feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/NG911_Address_Points/FeatureServer/0 The county’s authoritative address points , a name-independent route to the community footprint.
27. Lee County GIS , Road Centerlines with Address Ranges feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Road_Centerlines_with_Address_Ranges/FeatureServer/0 Street geometry and address ranges , including Copperhead Drive, Copperhead Ct N, Aqua Overlook Ct, Hazelnut Ct N and S, Leatherwood Loop.
28. Lee County GIS , Lehigh Acres Commercial Study Areas feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/LehighCommercialStudy/FeatureServer/0 The commercial overlay geometry behind B62–B63.
29. Lee County GIS , Transfer of Development Unit Receiving Areas feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/TDU_ReceivingAreas/FeatureServer/0 TDU receiving-area status.
30. Lee County GIS , Municipal Services Taxing / Benefit Units (MSTBUs) feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/MSTBUs/FeatureServer/0 Which taxing and benefit units touch the parcels , the assessment-stack evidence.
31. Lee County GIS , Fire Districts feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/FireDistricts/FeatureServer/0 Confirms the Lehigh Acres Fire Control & Rescue District boundary over the community (taxing authority 088, impact-fee district 8).
32. Lee County GIS , Fire Station Locations feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Fire_Station_Locations/FeatureServer/0 Nearest-station distance, measured rather than asserted.
33. Lee County GIS , School Locations feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Locations/FeatureServer/0 School coordinates for measured drive distances.
34. Lee County GIS , School Enrollment / Proximity Zones 2026-27 feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer/0 The current-year proximity zones, by geometry. Cross-check against the District’s own locator (F3) , the District’s application is the authority for assignment.
35. Lee County GIS , Park Locations and County Parks & Preserves feature services. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Park_Locations/FeatureServer/0 Public parks near the community , the honest alternative to the dead LA-MSID parks page (X3).
36. Lee County GIS , Water Treatment Plant Service Area (and wastewater) feature services. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/WTPServiceArea/FeatureServer/0 Resolves Hazard 3’s utility question by geometry rather than assumption , whether the parcels sit in a Lee County Utilities service area or elsewhere. Pair with FGUA (G13–G15).
37. Lee County Clerk of the Circuit Court , Official Records search (Landmark Web). https://or.leeclerk.org/LandMarkWeb/ The retrieval path for every instrument number and Plat Book reference in Group A. This is the link every Group A row without a direct CFN URL points to.
38. Florida Department of State, Division of Corporations (Sunbiz) , Detail by Entity Name: IBIS LANDING GOLF CLUB, INC., Document No. N22000009207, filed 10 August 2022, ACTIVE. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?…searchNameOrder=IBISLANDINGGOLFCLUB%20N220000092070 The master association of record. The entity every owner is mandatorily a member of under A1 §1.21. Also the record owner of Tract FD-1 at 20881 Copperhead Dr.
39. Sunbiz , entity-name search, “Ibis Landing”. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiretype=EntityName&searchNameOrder=IBISLANDING&searchTerm=Ibis%20Landing The STARTS-WITH result set for every Ibis Landing entity variant , the check that no sibling entity was missed.
40. Sunbiz , entity-name search, “IBIS LANDING C”. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=IBIS+LANDING+C The narrowed variant search (condominium and club entities).
41. Sunbiz , Detail by Entity Name: AQUABELLA DEVELOPMENT GROUP, LLC, Document No. M22000010372, Delaware FLLC, filed 5 July 2022, principal 5505 Waterford District Drive, Miami; sole member Lennar Homes, LLC. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?…searchNameOrder=AQUABELLADEVELOPMENTGROUP%20M220000103720 Hazard 2 killer. The state’s own record ties the developer entity to Lennar Homes, LLC by principal address, without reading the community’s name. The owner of the clubhouse parcel (B67).
42. Sunbiz , Detail by Entity Name: AQUABELLA GOLF & COUNTRY CLUB LLC, Document No. L22000098040, filed 24 February 2022 effective 19 February 2022, principal 20910 Copperhead Drive, CEO David A. Gibbs Jr., administratively dissolved 22 September 2023. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?…searchNameOrder=AQUABELLAGOLFCOUNTRYCLUB%20L220000980400 The short-lived club entity at the clubhouse address, and its dissolution , evidence for the operating-entity chronology.
43. Sunbiz , entity-name search, “Aquabella Development”. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiretype=EntityName&searchNameOrder=AQUABELLADEVELOPMENT&searchTerm=Aquabella%20Development Confirms there is only one Aquabella Development entity, plus the Aquabella Golf & Country Club entity.
44. Sunbiz , entity-name search, “AQUABELLA DEVELOPMENT” (list view). https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=AQUABELLA+DEVELOPMENT The list result behind D6.
45. Sunbiz , Detail by Entity Name: COPPERHEAD DEVELOPMENT, INC., Document No. P99000091229. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?…searchNameOrder=COPPERHEADDEVELOPMENT%20P990000912290 The Copperhead-era developer named as applicant in ADD2003-00031 (B24).
46. Sunbiz , entity-name search, “COPPERHEAD GOLF” (list view). https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=COPPERHEAD+GOLF A published negative, and a good one. Returns Copperhead Golf Club, Inc. (P99000091236) and Copperhead Golf Course II, LLC (L06000000797), both inactive, and confirms no “Copperhead Golf and Country Club” HOA entity exists on Sunbiz , with COPPERHEAD COMMUNITY ASSOCIATION, INC. administratively dissolved 25 September 2009.
47. Sunbiz , entity-name search, “Copperhead Golf”. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiretype=EntityName&searchNameOrder=COPPERHEADGOLF&searchTerm=Copperhead%20Golf The STARTS-WITH variant of D9.
48. Sunbiz , entity-name search, “TERRACE I AT IBIS” (list view). https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=TERRACE+I+AT+IBIS The sub-association entities behind the Terrace condominium declarations (A3, A4).
49. Sunbiz , entity-name search, “Terrace I at Ibis Landing”. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiretype=EntityName&searchNameOrder=TERRACEIATIBISLANDING&searchTerm=Terrace%20I%20at%20Ibis%20Landing The STARTS-WITH variant of D11.
50. Sunbiz , Detail by Entity Name: MILLROSE PROPERTIES FLORIDA II, LLC, Document No. L24000500033. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?…searchNameOrder=MILLROSEPROPERTIESFLORIDAII%20L240005000330 The Millrose land-banking entity created in the Lennar spin-off , relevant to who holds undeveloped land in the project. Pair with H4.
51. Florida Department of State, Division of Corporations (Sunbiz) , entity search. https://search.sunbiz.org/ The authority’s landing page. Sunbiz search is STARTS-WITH, which is why every name variant above was searched separately.
52. §553.899, Florida Statutes (2025) , Mandatory structural inspections. https://www.flsenate.gov/Laws/Statutes/2025/553.899 The milestone-inspection and SIRS obligation. Per BUILDING, never per community , live here because the MLS Mid Rise (4-7) segment proves buildings of four storeys or more exist. Do not read a floor out of a unit number.
53. Florida DBPR , Division of Florida Condominiums, Timeshares and Mobile Homes, Condominium Information & Resources. https://condos.myfloridalicense.com/ The state regulator of the four condominium sub-associations; where an owner verifies a condo association’s filings.
54. Florida DBPR , “Did You Know?” Reserves / Structural Integrity Reserve Study. https://www2.myfloridalicense.com/lsc/documents/DYK_Financial/Reserves.pdf The regulator’s own plain-English SIRS explainer , exactly the right buyer-facing document for the money question a Terrace or Carriage buyer is actually asking. Cite the regulator’s explainer; never a member-only reserve study.
55. Florida Building Commission , Florida Building Codes and Effective Dates. https://www.floridabuilding.org/fbc/Building_Codes_Effective_Dates.pdf Which code edition governed each building year , the spine of the “what code was this house built to” table that separates 2002-era Copperhead stock from 2023–2026 Lennar stock.
56. FDOT project 425841-6, SR 82 Homestead Road to Lee/Hendry County Line. https://www.swflroads.com/project/425841-6 Segment-level scope, schedule and status.
57. Florida Department of Education , Student Enrollment by Grade Level, 2526MembBySchoolByGrade.xlsx, 2025-26 Final Survey 2 (the October 2025 count). https://www.fldoe.org/file/7584/2526MembBySchoolByGrade.xlsx School-by-school enrolment against capacity , the crowding question a parent is really asking.
58. Ibis Landing CDD , What We Do. http://ibislandingcdd.org/WhatWeDo.php The district’s own statement of what the CDD funds and assesses , the honest answer to “what am I paying for” that a Lennar page will never give.
59. FGUA , Board Meeting Package Supplemental, 17 October (agenda item CA 6: acceptance of the conveyance closeout package for Ibis Landing Ph 1, FGUA Developer Project No. 22-016 LED, Lehigh Acres Utility System). https://www.fgua.com/docs/board/packets/October%2017%20FGUA%20Electronic%20Board%20Meeting%20Package%20Supplemental.pdf The utility conveyance for Ibis Landing Phase 1, by project number, on the authority’s own board agenda. This is how the page proves who owns and operates the water and sewer serving these homes.
60. Lennar , Ibis Landing Golf & Country Club community page. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club The developer’s own five collections, 12 plans with square footage, beds, baths and prices ($154,990–$424,546 range), 16 homes available, address 20800 Copperhead Drive, coordinates 26.59236 / −81.657951, amenity list, and Manor Homes “Sold out”. Amenity chips and “Ibis Grille” are marketed in the present tense and are contradicted by the club’s own site and the permit record , see §2 and the conflict register.
61. Lennar , Ibis Landing, Terrace Condominiums collection. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/terrace-condominiums The Lennar product name that maps to the MLS Low Rise / Mid Rise segments. Never restate an MLS segment as a Lennar product name without the recorded mapping (A3–A6).
62. Lennar , Terrace Condominiums, Arbor plan. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/terrace-condominiums/arbor Plan-level square footage, beds, baths and price.
63. Lennar , Terrace Condominiums, services / included features. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/terrace-condominiums/services What the builder says is included at the condominium product.
64. Lennar , Ibis Landing, Carriage Homes collection. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/carriage-homes The Carriage Home product line.
65. Lennar , Carriage Homes, Seagrape plan. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/carriage-homes/seagrape Plan-level detail.
66. Lennar , Ibis Landing, Villa Homes collection. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/villa-homes The product line that maps to the MLS Villa Attached segment.
67. Lennar , Ibis Landing, Villa Homes (alternate route). https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing/villa-homes The same collection under the shorter community slug.
68. Lennar , Ibis Landing, Executive Homes collection. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/executive-homes The product line that maps to the MLS Single Family segment.
69. Lennar , Ibis Landing, Executive Homes (alternate route). https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing/executive-homes The same collection under the shorter community slug.
70. Lennar , Ibis Landing, Manor Homes , The Princeton II plan. https://www.lennar.com/new-homes/florida/naples-ft-myers/lehigh-acres/ibis-landing-golf-country-club/manor-homes/the-princeton-ii The Manor Homes line, marked “Sold out” on the community page , evidence of which product is gone from the new-build market.
71. Lennar Southwest Florida , “Homes Designed to Give You Peace of Mind!” (Flood Zone X communities list). https://www.lennar.com/new-homes/florida/naples-ft-myers/promo/lehlen_ftm_floodzonex_communities The builder’s own Flood Zone X claim. Treat it as a builder claim, not as a determination. Do not repeat it as the flood answer , cite FEMA’s panel-level layer (E1) for the parcels.
72. Lennar Southwest Florida , “Homes Designed to Give You Peace of Mind!” (scattered-lot version). https://www.lennar.com/new-homes/florida/naples-ft-myers/promo/lehlen_ftm_floodzonex_scattered Same claim, scattered-lot inventory. Same caution.
73. Lennar Southwest Florida , “Together, we weathered the storm.” https://www.lennar.com/new-homes/florida/naples-ft-myers/promo/leh_v2_ftm_staystormsafe The builder’s own post-Ian storm-performance messaging. a reported claim rather than a measured determination.
74. Lennar Southwest Florida , “New homes built for your peace of mind.” https://www.lennar.com/new-homes/florida/naples-ft-myers/promo/lehlen_why_buy_new The builder’s new-construction value argument , useful to quote and then test against the code-edition table (D24).
75. Lennar newsroom , “LENNAR ANNOUNCES STUNNING NEW HOMES IN IBIS LANDING GOLF COURSE COMMUNITY”, 6 June 2023. https://newsroom.lennar.com/2023-06-06-LENNAR-ANNOUNCES-STUNNING-NEW-HOMES-IN-IBIS-LANDING-GOLF-COURSE-COMMUNITY The launch release: high $200,000s, bundled golf, and the “gated” claim. “Gated” is PUBLISH-NOTHING , zero gate or gatehouse permits across 88 county commercial permit reports (B17), a county-dedicated arterial runs through the project by zoning condition, CDD roads are described as public, and Troon classifies the course Semi-Private with published public green fees. Do not repeat it, not even hedged.
76. PR Newswire , “LENNAR ANNOUNCES STUNNING NEW HOMES IN IBIS LANDING GOLF COURSE COMMUNITY” (wire copy of H16), quoting Ashley Shenk, Director of Marketing, Lennar Southwest Florida. https://www.prnewswire.com/news-releases/lennar-announces-stunning-new-homes-in-ibis-landing-golf-course-community-301844065.html The attributable quotation and the dated launch.
77. PR Newswire , “LENNAR ANNOUNCES OPENING OF THE CARRIAGE HOME COLLECTION AT IBIS LANDING, OFFERING AFFORDABLE LAIDBACK GOLF AND COUNTRY CLUB STYLE LIVING IN LEHIGH ACRES”, 2 May 2024. https://www.prnewswire.com/news-releases/lennar-announces-opening-of-the-carriage-home-collection-at-ibis-landing-offering-affordable-laidback-golf-and-country-club-style-living-in-lehigh-acres-302134549.html The live replacement for dead entry X1. Carries the Carriage Home Collection launch: four plans, ~1,375–1,831 sq ft, upper $200,000s, ~6,700-yard course, architect Gordon Lewis, bundled golf membership, and a quote from Tony Calamela. Cite this, never the dead newsroom slug.
78. Lennar Corporation, Investor Relations , “Lennar Completes Spin-off of Millrose Properties”, 7 February 2025. https://investors.lennar.com/press-releases/2025/02-07-2025 The corporate event that moved land holdings to Millrose (D13) , the reason a parcel in this community may show a Millrose entity as owner.
79. Ibis Landing Golf Club , Contact Us (20910 Copperhead Drive, Lehigh Acres, FL 33936; hours). https://www.ibislandinggc.com/contact-us/ The club/amenity street address from the club itself , distinct from Lennar’s sales-centre address of 20800 Copperhead Drive and from the project address of 20920 Copperhead Drive (B27). Three addresses, three functions; name which is which.
80. Ibis Landing Golf Club , Membership (2026 Annual Golf Pass Program). https://www.ibislandinggc.com/membership/ What the club sells to the public, as opposed to what the Declaration conveys to owners.
81. Ibis Landing Golf Club , 2026 Ibis Landing Annual Pass PDF, valid to 31 December 2026 ($5,750 individual / $9,000 family; “Membership provides no ownership interest”). https://www.ibislandinggc.com/wp-content/uploads/sites/8891/2026/01/2026-Ibis-Landing-Annual-Pass.pdf A separately sold public-access product, which is precisely why it conveys no ownership. It is not the homeowner’s membership and must never be presented as the resident cost. Publish it as what it is.
82. Ibis Landing Golf Club , Lennar Family Golf (junior programme). https://www.ibislandinggc.com/lennar-family-golf/ A named junior programme , a genuine family-buyer fact.
83. Ibis Landing Golf Club , Community Construction Progress (“Bundle Lifestyle Community with 980 homes at full build out”). https://www.ibislandinggc.com/construction/ The club’s own build-out figure. 980 is a fifth denominator. Never mix it with 990 entitled (B23), 987 planned / 959 in-CDD / 653 debt-assessed (G11), or the ~455–560 parcels on the roll today. Label every figure with what it counts. Page revised 27 January 2024.
84. GolfPass , the same course record 21617 under its Copperhead slug. https://www.golfpass.com/travel-advisor/courses/21617-copperhead-golf-club The second URL of the single record , the proof that the platform treats them as one facility.
85. Lehigh Acres Citizen , “Copperhead goes on the auction block”, 24 May 2009. https://www.lehighacrescitizen.com/2009/05/24/copperhead-goes-on-the-auction-block/ The distressed-era record nobody else has. Seacoast National Bank v. Copperhead LLC / Michael F. Aranda / Aranda Ventures Ltd / EH Building Group; ~79 Phase 1 lots; auction 25 June 2009 at 2072 Victoria Ave; ~900 planned homesites; a 20,000 sq ft clubhouse planned; fewer than a dozen occupied homes; GM Ray Grady. This is the honest account of why the Copperhead-era build stalled.
86. Ave Maria Sun , “Landscape architect designs more than 80 local courses”, 14 October 2020. https://www.avemariasun.com/articles/top-news/landscape-architect-designs-more-than-80-local-courses/ The Gordon Lewis profile: Naples-based, in Southwest Florida since 1978, Kansas State landscape architecture, 80+ courses, first solo design The Vines / Estero Country Club, quoted on working with Lennar. Publish “Gordon Lewis” with no middle initial , the club says “III”, Lennar says “B.”, GolfPass says “G.”, no primary resolves it, and the initial adds nothing a reader needs.
87. The News-Press , Lennar Southwest Florida sponsored article, “A new era for Lehigh Acres at Ibis Landing Golf & Country Club”, 19 May 2023. https://www.news-press.com/story/sponsor-story/lennar-southwest-florida/2023/05/19/a-new-era-for-lehigh-acres-at-ibis-landing-golf-country-club/70227560007/ Label it exactly as what it is: a SPONSORED article paid for by the developer, carried by the newspaper. It is developer copy, not journalism. Never cite it as independent news. Usable only as an early dated statement of the developer’s own positioning.

Your Local Real Estate Experts for Ibis Landing

Jesse McGreevy and Marc Comisar of Domain Realty are the Southwest Florida agents behind this Ibis Landing home-type, plat and declaration 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. Send us an address and we will put the recorded plat, the governing declaration and the correct comparable set in writing.

Jesse McGreevy

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, and he is Top 1% Real Estate Agents Nationally Since 2008. Jesse is the contact for the seller side, including the question this page exists to answer for an owner: which of the four products a specific Ibis Landing home actually is, which recorded document governs it, and therefore which closed sales it should be priced against. Jesse McGreevy is a top-reviewed Ibis Landing realtor, and you can read the team’s Google reviews first.

Marc Comisar

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 on this subject turns on the documents rather than the brochure: which recorded condominium regime a unit sits in, whether a villa is fee simple or condominium in the county’s own record, and what the builder’s collection name does and does not tell you about the legal product. 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.

What McGreevy and Comisar Bring to an Ibis Landing Transaction

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

How to Reach the Team

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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Five more ways in, all of them yours to start:

• Text or call Jesse: (239) 898-6072, text or call. Confidential conversations welcome. Ask which plat and which declaration govern a specific address and Jesse McGreevy will answer it the same day at (239) 898-6072.
• Email: [email protected]
• Home valuation tool: What Is Your Ibis Landing Home Worth? Get a Free Valuation in 60 Seconds.
• Contact form: request a consultation with McGreevy and Comisar
• Google Business Profile: read the team’s Google reviews
• About the team: who McGreevy and Comisar are and how the team works

Send us the Ibis Landing address you are looking at, by text or by email, and we will put in writing which of the four recorded plats it sits in, which declaration governs it and at which instrument number, whether it is fee simple or condominium in the county’s own record, and which twelve-month closings are its real comparable set. Top 1% Real Estate Agents Nationally Since 2008, and we have been answering this question in Lehigh Acres since 2012.

What Clients Say

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

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

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Verified Google review

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

Companion pages on Ibis Landing

This page is one of a cluster. The community guide is the parent, and the other companions each carry a subject deep enough to stand on its own.

• Ibis Landing, Lehigh Acres: the complete community guide. Governance, the fee stack, the market by product type, the club, the golf course and the recorded documents behind all of it.
• Storm history, FEMA flood zones street by street, and what insurance actually costs at Ibis Landing. Hurricane Ian’s measured effect on this community, the flood panel and effective date for every tested location, and what the insurer’s and the regulator’s own filings show.
• Schools, healthcare and drive times from Ibis Landing. The District’s own assignment record address by address, the hospitals and urgent care that actually serve this address, and every drive time measured from a stated origin by a named routing method.
• What is being built near Ibis Landing. The zoning and development cases inside one mile with their case numbers and status dates, the road projects, the full entitlement record behind the master plan, and the utility providers of record.

Market data from Southwest Florida MLS, pulled 17 September 2026. Home-type facts on this page are cited to the recorded instrument or the county record that carries them and to the date each was read; the governing-document chain was verified through May 2023, so order the full chain from the Lee County Clerk before any decision that turns on a later amendment. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.