Pheasant Hollow is a 40-home coach-home condominium on Hiram Street in Hunters Ridge, Bonita Springs, built in 2006 with two-car garages, a heated private pool and ten recorded resales since 2021. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar wrote this guide for Pheasant Hollow sellers and buyers who want the recorded facts instead of a listing sheet. Pheasant Hollow at Hunters Ridge is a 40-home coach-home condominium inside the master-planned community of Hunters Ridge in Bonita Springs, Florida. Its ten two-story buildings of four homes each line one private street, Hiram Street, in the north parcel of Hunters Ridge Golf & Country Club, and every home has its own attached two-car garage. All 40 were built in 2006, which makes Pheasant Hollow, with its neighbor Lynx Pass, the newest condominium product inside the gates. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008.
This guide is built from the public record: the recorded Declaration of Condominium (Lee County Clerk Instrument 2005000172802), the state condominium file, the developer’s own prospectus and floor-plan brochure posted by the Hunters Ridge Community Association, the association’s 2026 fee sheet and budget, all 41 Lee County Property Appraiser field cards for the condominium, the City of Bonita Springs permit record for every Hiram Street address, and FEMA and Lee County hazard layers queried at all ten buildings. Where the public record stops, we say so and name the document that answers the question.
If you own on Hiram Street and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, storm and comparison sections will tell you whether Pheasant Hollow fits before you tour.
McGreevy and Comisar are the best realtor for Pheasant Hollow because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Pheasant Hollow market read built from every recorded Hiram Street sale since 2006, the recorded declaration and the association’s own documents.
If you’re searching for the best realtor for Pheasant Hollow in Hunters Ridge, Bonita Springs, whether you’re ready to sell your Pheasant Hollow home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters on Hiram Street for a specific reason. Forty homes produce one or two recorded sales in a typical recent year, and each one carries the whole market. Prices here moved hard: seven sales in 2022 and 2023 recorded between $485,000 and $535,000, and the three sales since then recorded between $385,000 and $397,500. A listing agent who prices a Pheasant Hollow home off a Hunters Ridge average, or off one sale, is guessing.
Recent Pheasant Hollow track record (last 12 months): In the last 12 months Pheasant Hollow has seen 2 resales in the Lee County Property Appraiser’s qualified-sale record (September 25, 2025 through September 24, 2026): $397,500 on November 25, 2025 for a second-floor golf-course home, the highest sale in that window, and $385,000 on July 21, 2026 for a first-floor golf-course home. Over the 60 months since September 2021, the first window with ten or more sales, the record shows 10 resales at a median of $492,500. The Southwest Florida MLS pull for this edition is pending, so this page does not state a sale-to-list ratio, days on market or a represented-sale count for Pheasant Hollow; we tracked every qualified deed instead, and we will walk you through each one.
Honors and recognition:
Selling your Pheasant Hollow home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072. Or read how we sell a Pheasant Hollow home.
Buying a home in Pheasant Hollow? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Bonita Springs.
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We tracked all 116 improved-home transfers recorded on the 40 Pheasant Hollow field cards since 2006 and kept the 91 the county coded as qualified sales. We read the 83-page recorded declaration, the 735-page developer prospectus the association posts, the association’s May 2023 owner information sheet, the state condominium file and 89 City of Bonita Springs permit records for Hiram Street, and we queried FEMA’s flood layer and Lee County’s evacuation layer at each of the ten buildings. That work corrected one date that circulates, including on our own Hunters Ridge guide: the declaration was recorded on December 16, 2005; October 21, 2004 is the date on an unrecorded draft. It also showed that the upper and lower homes are two distinct sizes on the county roll.
Pheasant Hollow is a small, newer coach-home condominium where the recorded sales, the fee and the roof question decide most buying and selling decisions. These ten facts carry the most weight for a Pheasant Hollow buyer or seller, and each one is documented later on this page with its source.
Pheasant Hollow at Hunters Ridge, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee stack to the storm record, the comparison with Lynx Pass, the seller section and the sources behind every figure on the page.
What Is It Like to Live in Pheasant Hollow as a Homebuyer?
Pheasant Hollow Market Snapshot: What Do Pheasant Hollow Coach Homes Sell For?
How Did Pheasant Hollow Come to Be?
What Are Pheasant Hollow Coach Homes Like Inside?
Which Pheasant Hollow Buildings Face the Golf Course, the Lake or the Preserve?
What Amenities Come With a Pheasant Hollow Home?
What Are the HOA Fees at Pheasant Hollow?
What Does It Cost to Own a Pheasant Hollow Home for a Year?
What Do the Pheasant Hollow Declaration, Bylaws and Architectural Rules Say?
Is Pheasant Hollow a 55+ Community?
Can You Rent Out a Pheasant Hollow Coach Home?
What Are the Pet Rules at Pheasant Hollow?
How Storm-Ready Is Pheasant Hollow? Flood Zone, Hurricanes and Insurance
Which Schools Serve Pheasant Hollow?
What Do City Permits Show for Pheasant Hollow?
What Is Around Pheasant Hollow? Zoning and Nearby Development
What Are the Daily Logistics at Pheasant Hollow?
How Does Pheasant Hollow Compare With the Other Hunters Ridge Coach Homes and Villas?
Pheasant Hollow vs Lynx Pass: Which Hunters Ridge Coach-Home Condominium Fits You?
What Are the Honest Pros and Cons of Owning in Pheasant Hollow?
Thinking of Selling Your Pheasant Hollow Home? List With the #1 Team in Southwest Florida Since 2012
Your Local Real Estate Experts
Frequently Asked Questions About Pheasant Hollow, Buyer Edition
Frequently Asked Questions About Pheasant Hollow, Seller Edition
Sources and Authoritative References
Living in Pheasant Hollow means owning a 2006 condominium coach home with its own two-car garage on one quiet private street in the north parcel of Hunters Ridge, sharing a small heated pool with 39 neighbors, and carrying a mandatory Hunters Ridge club membership that opens the clubhouse, courts, Community Center and, for golf members, the course.
The association’s own May 2023 owner information sheet describes the mix plainly: “approximately 25% full-time residents and the rest are seasonal. A few units are annual rentals.” That is the association’s own estimate, not a census, and it is consistent with the tax roll. Of the 40 homes, 13 carry a Florida mailing address on the Lee County Property Appraiser parcel service and 27 carry an out-of-state address, led by New York (12), Indiana (4) and Massachusetts (3). A mailing address shows where the tax bill goes, not where the owner sleeps, so read it as a signal, not a count.
For context at the community level, the U.S. Census Bureau’s 2024 five-year estimates for the block group that contains the Hunters Ridge clubhouse show a median age of 74.2 (ACS table B01002) and 95.9 percent owner-occupied housing (ACS table B25003). The block group is larger than Hunters Ridge, and far larger than Pheasant Hollow, so treat both figures as neighborhood context.
Very. With roughly three quarters of owners seasonal, Hiram Street fills from late fall to April and quiets in summer. The association’s sheet notes owner happy hours at the pool “every 4-6 weeks during season,” and quarterly dues are billed January 1, April 1, July 1 and October 1. For a seller, that means the owners who might buy next door, and many outside buyers, are in town in winter, so a listing should be ready to show before the season starts.
Trash goes to the curb Sunday night for a very early Monday pickup and recycling goes out for Tuesday, per the owner sheet. The landscaper mows weekly and sprays the building exteriors for insects; Hunters Ridge runs the irrigation. Owners drive about three to four minutes to the clubhouse for dinner, fitness classes or pickleball, and golf members book tee times through the club. The pool on Hiram Street is open dawn to dusk. Guests and deliveries are called in to the gatehouse at (239) 992-7691 before they arrive.
More private than most condominiums. Each Pheasant Hollow building holds only four homes, two down and two up, and each home has its own garage with interior access and its own screened lanai. No elevator appears in the developer’s plans or brochure. The trade-off is stairs: the second-floor homes are reached by a private stair from a ground-level entry, which county cards record as an 86 square foot ground-floor sub-area on every upper unit (LeePA field card, 28111 Hiram St #904).
Pheasant Hollow is not age-restricted. The recorded declaration states in capital letters that “THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM,” and it limits occupancy to no more than six persons continuously residing in a home (§12, §12.1, Declaration of Condominium, Instrument 2005000172802). The owner sheet asks drivers to go slowly on Hiram Street because “there are often walkers, bikers, and young children visiting relatives.” In practice the street skews seasonal, like Hunters Ridge as a whole.
Four things come up again and again. First, the fee: $2,500 a quarter on the 2026 fee sheet, on top of $4,775 a year in club Social dues. Second, golf does not come with the home; it attaches to specific homes or costs a $50,000 upgrade. Third, the declaration makes windows, glass and doors part of the unit, so the owner, not the association, maintains them. Fourth, grills of any type may only be used on driveways, not on lanais, under the association’s current rule.
Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
Data updated: September 2026. Pheasant Hollow coach homes recorded 10 qualified resales in the 60 months from September 25, 2021 to September 24, 2026, at a median of $492,500 and a range of $385,000 to $535,000, per Lee County Property Appraiser field cards. The three most recent sales, since February 2024, all recorded below $400,000.
Every figure in this section comes from the Lee County Property Appraiser field cards for the 40 Pheasant Hollow units, read in full for all years on September 26, 2026, with windows measured back from September 24, 2026. We kept only sales the county coded as qualified, arm’s-length transfers of an improved home, using the county’s own code lists (transfer codes through 2008 and sale qualification codes). The rules we followed:
Date | Home | Floor | County view | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|
Feb 18, 2022 | Second | Golf course | 1,977 | $520,000 | $263.02 | |
Apr 29, 2022 | First | Lake | 1,553 | $519,000 | $334.19 | |
Jul 13, 2022 | First | Golf course | 1,553 | $490,000 | $315.52 | |
Sep 22, 2022 | First | Preserve | 1,553 | $485,000 | $312.30 | |
Oct 19, 2022 | Second | Golf course | 1,977 | $495,000 | $250.38 | |
Mar 15, 2023 | First | Lake | 1,553 | $495,000 | $318.74 | |
May 18, 2023 | First | Lake | 1,553 | $535,000 | $344.49 | |
Feb 22, 2024 | First | Preserve | 1,553 | $385,000 | $247.91 | |
Nov 25, 2025 | Second | Golf course | 1,977 | $397,500 | $201.06 | |
Jul 21, 2026 | First | Golf course | 1,553 | $385,000 | $247.91 |
All ten were coded 01 (qualified) by the county. Unit 401 appears twice: it sold in April 2022 for $519,000 and again in May 2023 for $535,000, the highest price in the Pheasant Hollow record. The 60-month dollar volume is $4,706,500.
Window (to Sept 24, 2026) | Qualified sales | Median | Range | Mean per heated sq ft |
|---|---|---|---|---|
12 months | 2 (listed above) | Too few for a median | $385,000 to $397,500 | $224.48 |
24 months | 2 (same two) | Too few for a median | $385,000 to $397,500 | $224.48 |
36 months | 3 | Too few for a median | $385,000 to $397,500 | $232.29 |
60 months | 10 | $492,500 | $385,000 to $535,000 | $283.55 |
All history, 2006 to 2026 | 91 | $292,500 | $135,000 to $535,000 | $179.75 |
Under ten sales we list each sale rather than quote a median, which is why the first three rows show a range only. The all-history row mixes 2006 developer sales, the 2009 to 2013 downturn and the 2022 peak, so it is history, not a comparable.
In the 60-month window, seven first-floor homes sold at a median of $490,000 and a mean of $303.01 per heated square foot, and three second-floor homes sold at a median of $495,000 and a mean of $238.16. The larger upper homes bring about the same total price but a much lower price per square foot. That pattern goes back to the start: in 2006 the developer sold 19 first-floor homes at a median of $328,500 and 19 second-floor homes at a median of $409,300, and across all resales since 2006 the first-floor median is $257,500 against $268,000 upstairs. On this small record, buyers have paid more per square foot for the ground floor and its no-stairs entry; ten sales cannot measure the premium precisely.
Data updated: September 2026. Counts are qualified improved-home sales from the county field cards. A year with one or two sales is a data point, not a trend.
Year | Qualified sales | Year | Qualified sales |
|---|---|---|---|
2006 | 40 (38 developer, 2 resales) | 2017 | 1 |
2008 | 3 | 2018 | 6 |
2009 | 5 | 2019 | 4 |
2010 | 2 | 2020 | 6 |
2013 | 3 | 2021 | 3 |
2014 | 2 | 2022 | 5 |
2015 | 2 | 2023 | 2 |
2016 | 4 | 2024 to 2026 | 1 a year |
The developer’s 38 qualified first sales in 2006 recorded at a median of $350,600, from $235,800 to $457,800. Across all 53 qualified resales since 2006 the median is $265,000.
Two sales on January 16, 2018 stand out: Units 402 and 701 each recorded at $139,000. The Unit 402 deed shows the seller was CadleRock III, L.L.C. of Ohio (Instrument 2018000020780), and Unit 402 resold that March for $265,000; Unit 701 resold in April 2018 for $268,000. The county coded both $139,000 sales as qualified, so they stay in the all-history figures, where they pull the older medians down slightly. Neither falls inside the 60-month window. We also excluded 25 improved transfers the county did not qualify, including nine sales by financial institutions from 2009 to 2014, five quit-claim or corrective deeds, three forced sales and three between affiliated parties.
One county data error is worth knowing about. The Unit 601 card shows its developer sale on July 26, 2005, but the recorded deed is dated and acknowledged July 26, 2006 (Instrument 2006000319731), after the building existed. We used the deed date.
Down from the 2022 and 2023 peak, on thin evidence. Seven sales from February 2022 to May 2023 recorded between $485,000 and $535,000. The next three, in February 2024, November 2025 and July 2026, recorded at $385,000, $397,500 and $385,000. Three sales cannot tell you how much of that drop is market, condition, floor or view, and the record has no listing or concession data. What it does show is that the price a Hiram Street seller remembers from 2022 is not today’s comparable, and that the two most recent comps are golf-course homes, one up and one down.
Long. Six of the 40 homes have never resold since the developer’s 2006 sale (Units 104, 203, 204, 603, 801 and 803), and the median time since each home’s last transfer is 7.7 years as of September 24, 2026, per the county cards. Low turnover is the reason a year can pass with one sale, and it is why each listing on Hiram Street gets close attention from the owners who are not selling.
Southwest Florida MLS days on market, list prices, sale-to-list ratios, concessions and active listings are not in this edition, because the MLS pull is pending and this page uses the county record only. The county record also cannot say whether a home was furnished, updated or sold with a tenant. When the MLS refresh is in hand, those figures will be added beside the county numbers, clearly labeled, because the two record systems count differently.
Pheasant Hollow and Lynx Pass were the last two condominiums built inside Hunters Ridge. Parker Hunters Ridge, LLC bought its 3.80 acres in January 2005, recorded the Pheasant Hollow declaration on December 16, 2005, and closed all 40 homes between February and September 2006, alongside its sister condominium, Lynx Pass, one street away.
The developer was Parker Hunters Ridge, LLC, a Florida company filed on September 5, 2003 and administratively dissolved on September 25, 2009 (Florida Division of Corporations, L03000033625). Its prospectus names John Reisman, Manager, as “primarily responsible for directing the construction of the Condominium and sale of the Units,” and lists the company’s other Hunters Ridge work: part of Fox Run (20 twin villas), part of Arbor Cove, Blue Heron Pass and Silverthorn (70 single-family homes), and Grand Pines II at Hunters Ridge (16 condominiums) (Pheasant Hollow prospectus, Revised 3.05, p. 11). The same company built Lynx Pass at the same time, and bought three of the Grand Pines buildings from the master developer.
The recorded legal description places Pheasant Hollow on “BLOCK C, HUNTERS RIDGE NORTH, UNIT FIVE … PLAT BOOK 75 AT PAGES 1 THROUGH 10,” in three parcels of 1.55, 0.68 and 1.57 acres, for a “TOTAL AREA … 3.80 ACRES” (Exhibit A, recorded declaration). Lynx Pass is Block D of the same plat. The developer took title by a warranty deed recorded at O.R. Book 4577, Page 4363 (declaration §1); the county cards show that deed on every unit as a January 31, 2005 transfer of vacant land for $1,063,500 (LeePA field card, common elements). The county’s common-element parcel measures 3.801 acres, matching the survey.
Two dates circulate for the Pheasant Hollow declaration, and only one is the recorded document. The “Pheasant Hollow Condo Docs” the Hunters Ridge association posts are the developer’s prospectus package, cover-dated “Revised 3.05,” and its Exhibit 1 is a draft declaration “made this 21st day of October, 2004” with the land deed’s book and page left blank (prospectus, pp. 1 and 15 to 16). The controlling instrument is the Declaration of Condominium of Pheasant Hollow at Hunters Ridge, a Condominium, recorded December 16, 2005 at 9:03 a.m. as Lee County Clerk Instrument 2005000172802, 83 pages, signed for Parker Hunters Ridge, LLC by David Knizner, Vice President, and acknowledged December 14, 2005 (Lee County Clerk). The state’s condominium file independently lists Pheasant Hollow as recorded December 16, 2005, Project PR70724, 40 units (Florida DBPR condominium extract). October 21, 2004 is also the date the original bylaws were adopted, which explains why it keeps appearing. Our own Hunters Ridge guide gives the draft date as the declaration date; the recorded date above is the correct one.
The recorded Exhibit B credits “ARCHITECTURAL DESIGN PROVIDED BY: FUGLEBERG KOCH ARCHITECTS.” The surveyors were BBLS Surveyors & Mappers of Naples, with the plot plan signed by Brett A. Bishop, dated August 31, 2004 and revised March 15, 2005, and the legal description by Stephen E. Berry, dated November 10, 2004. The plot plan notes “PROPOSED BUILDING HEIGHT IS 29.6’” and “PROPOSED CABANA HEIGHT IS 11.0’” (recorded declaration, Exhibit B).
Pheasant Hollow is a 40-home coach-home condominium inside Hunters Ridge, and its ten recorded resales since September 2021 ran from $385,000 to $535,000 at a $492,500 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Hiram Street home against its own floor, view and condition. Get your free Pheasant Hollow home valuation or call Jesse direct at (239) 898-6072. Buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
In seven months. The county cards show the developer’s first closings in Building 10 in February 2006 and the last in Buildings 5 and 6 in September 2006. The prospectus had allowed until November 1, 2009 to finish (prospectus §1.4 and §3.2). The pool, patio, fence and restroom building on the common-element parcel carry a 2007 build year on the county card. The recorded warranty deed for Unit 601, dated July 26, 2006, confirms Parker Hunters Ridge, LLC as the seller of that new home; the other first sales are read from the order of transfers on the county cards (Instrument 2006000319731).
The prospectus fact sheet, “As of October 22, 2004,” estimated 2005 condominium assessments at $2,807.68 a year without reserves or $3,097.72 with reserves, stated “Reserves are waived for 2005 and 2006,” put master association dues at $600 a year for 2005, and listed no recreation lease and no litigation over $100,000. Declaration §21.5 guaranteed that the total annual assessment, including the master assessment and reserves, would not exceed $3,407.68 in 2005 or $3,918.83 in 2006 (recorded declaration; prospectus, p. 682). Those figures are history; the 2026 fee is covered in the fee section below.
At creation the association signed a management contract with BBA Development Corp., the Hunters Ridge master developer, at $1.00 per unit per month, terminable on 30 days’ notice after turnover (prospectus §6). The Pheasant Hollow Condominium Association, Inc. was incorporated on July 23, 2004 and is active (Florida Division of Corporations, N04000007252). Since January 1, 2022 it has been self-managed: “As of January 1, 2022, PHCA (and Lynx Pass and Grand Pines) are self-managed,” with an outside CPA who “prepares and sends out quarterly statements” and guidance from the Hunters Ridge general manager (owner information sheet, May 2023).
Date | Event | Source |
|---|---|---|
Mar 23, 1989 | Parent tract transfer, O.R. 2077/98 | |
Sep 5, 2003 | Parker Hunters Ridge, LLC filed | |
Jul 23, 2004 | Pheasant Hollow Condominium Association, Inc. incorporated | |
Oct 21, 2004 | Bylaws adopted; draft declaration dated | |
Jan 31, 2005 | Developer buys the land, O.R. 4577/4363, $1,063,500 | |
Mar 2005 | Prospectus “Revised 3.05” | |
Dec 16, 2005 | Declaration recorded, Instrument 2005000172802 | |
Feb to Sep 2006 | All 40 homes closed by the developer | LeePA field cards |
2007 | Pool, patio and restroom building on the county roll | |
Jan 1, 2022 | Association becomes self-managed | |
May 18, 2023 | Highest recorded sale, $535,000, Unit 401 | |
Jul 21, 2026 | Most recent recorded sale, $385,000, Unit 701 |
A Pheasant Hollow coach home is a condominium unit in a two-story, four-unit concrete-block building, with a private attached two-car garage, a screened lanai and either 1,553 heated square feet on the first floor or 1,977 on the second, per the county, built in 2006 to the developer’s Laurel plans.
The prospectus fixes the layout: “The number of residential buildings … shall be ten (10). There shall be four (4) units in each building.” Twenty units are “two (2) bedrooms, with a den, and two (2) bathrooms or three (3) bedrooms and two (2) bathrooms,” and twenty are “three (3) bedrooms, with a den, and two (2) bathrooms or four (4) bedrooms and two (2) bathrooms,” with air-conditioned area from 1,647 to 2,150 square feet (prospectus §1.3). Each unit owns a one-fortieth share of the common elements and pays one fortieth of the common expenses (declaration §6.2(a)). Units are numbered by building and floor: in Building 7, for example, 701 and 702 are downstairs and 703 and 704 upstairs.
The developer’s 2005 brochure, bound into the prospectus, shows four plans. Its own fine print says “All dimensions and specifications are approximate and subject to change” (prospectus, pp. 731 to 735).
Plan | Position | Bedrooms and baths | Air-conditioned sq ft | Rooms shown |
|---|---|---|---|---|
Laurel I | First floor | 2 bedrooms plus den, or 3 bedrooms; 2 baths | 1,647 | Great room 14 x 28, morning room, kitchen, owner’s suite 12 x 15, screened lanai, 2-car garage |
Laurel II | Second floor | 2 bedrooms plus den, or 3 bedrooms; 2 baths | 1,667 | Same layout with a stair entry and foyer |
Laurel III | Second floor with bonus room over the garage | 3 bedrooms plus den, or 4 bedrooms; 2 baths | 2,150 | Adds a bonus room or fourth bedroom about 13’7” x 11’8” |
Laurel II Option | Second floor with bonus room | 3 bedrooms plus den, or 4 bedrooms; 2 baths | 2,150 | Option sheet for the bonus room |
The brochure’s printed lanai and garage totals for Laurel I and II do not add up to its own totals, so we do not repeat them; the county measurements below are the better guide.
The Lee County Property Appraiser’s cards describe two unit types in every building (first-floor example; second-floor example):
Units in each building | Floor | County bedrooms and baths | Heated sq ft | Garage | Porch | Total | 2025 county market value |
|---|---|---|---|---|---|---|---|
x01, x02 | First | 3 / 2 | 1,553 | 418 | 150 | 2,121 | $317,884 to $348,356 |
x03, x04 | Second | 4 / 2 | 1,977 | 418 | 150 | 2,561 | $358,025 to $373,140 |
The county appears to count the den as a bedroom. Its heated figures are below the brochure’s air-conditioned figures, which is normal: the two were measured by different people for different purposes. The county gives every second-floor home the same 1,977 square feet, so it does not show which upper homes were built as the 1,667 square foot Laurel II and which as the 2,150 square foot Laurel III with the bonus room. That detail was not found in any public record; the recorded floor plans in Exhibit B or a walk-through answers it for a specific home. The county’s market value is a tax figure, not a price; recorded sales are in the market section above.
The brochure’s “Standard Features” page lists “Reinforced concrete block walls with textured finish,” an “Engineered roof truss system,” “Concrete roof tiles,” “White aluminum tinted glass windows,” a “Private, attached 2 car garage with interior access with automatic door openers,” a “Screen enclosed lanai,” 12 SEER air conditioning, R30 ceiling insulation, Corian counters and GE appliances (prospectus, p. 735). That is the 2005 specification; twenty years on, the city permit record shows 16 air-conditioning change-outs on Hiram Street since 2012. The county classifies every building as “CONDOMINIUM, LOW RISE, 1 TO 3 FLOORS.”
Every Pheasant Hollow home has its own attached two-car garage, measured at 418 square feet on every county card, and its own driveway. The declaration makes each driveway a limited common element repaired “at the expense of the Association” (§8.1(b)), and makes the screened balcony or lanai part of the unit, which may not be enclosed or carpeted without approval (§5.3(d), recorded declaration). Garage doors stay closed except when in use (§12.26), and the association’s owner sheet asks owners to park on their own driveway, never the street.
Some have. The city’s permit record shows a 2013 permit to “Cut in doorway to access owners second unit” at 28110 Hiram Street #102 (COM13-03351-BOS), joining an owner’s two units, and a permit for “ADDING 3RD BATHROOM” at 28120 Hiram Street #203 (COM17-42668-BOS, finaled in June 2025), per the City of Bonita Springs permit portal. The declaration lets combined units keep counting separately for assessments and votes (§4.28). Any interior change of this kind needs the Pheasant Hollow board’s approval first; the owner sheet names “new flooring other than carpet, removal of walls, bathroom and kitchen remodeling.”
Pheasant Hollow’s ten buildings split three ways by view on the county’s own codes: Buildings 1, 2 and 6 face the preserve, Buildings 3, 4 and 5 face a lake, and Buildings 7, 8, 9 and 10 face the golf course. The county’s assessed values rank golf over lake over preserve, but the recorded sales are too few to prove a view premium.
Building | Address | Units | County view | County 2025 value, first / second floor | Developer closings |
|---|---|---|---|---|---|
1 | 101 to 104 | Preserve | $317,884 / $358,025 | Mar to Apr 2006 | |
2 | 201 to 204 | Preserve | $317,884 / $358,025 | May to Jun 2006 | |
3 | 301 to 304 | Lake | $329,097 / $370,621 | Jun 2006 | |
4 | 401 to 404 | Lake | $329,097 / $370,621 | Jul to Aug 2006 | |
5 | 501 to 504 | Lake | $329,097 / $370,621 | Aug to Sep 2006 | |
6 | 601 to 604 | Preserve | $317,884 / $358,025 | Jul to Sep 2006 | |
7 | 701 to 704 | Golf course | $331,373 / $373,140 | Jun to Aug 2006 | |
8 | 801 to 804 | Golf course | $331,373 / $373,140 | Jun to Aug 2006 | |
9 | 901 to 904 | Golf course | $331,373 / $373,140 | Mar 2006 | |
10 | 1001 to 1004 | Golf course | $331,373 / $373,140 | Feb 2006 |
Unit 802 carries a higher first-floor value, $348,356, than its neighbors. The county’s values rank golf over lake over preserve, by roughly $2,000 to $15,000 per home; the recorded sales do not yet show a clean view premium, because the ten sales since 2021 mix floors, years and conditions.
Hiram Street runs roughly north to south through the condominium in two rows of five buildings. On the county’s coordinates, Buildings 1 through 5 form the west row and Buildings 6 through 10 the east row, running from Buildings 5 and 6 at the south end to Buildings 1 and 10 at the north end (LeePA parcel service). The recorded plot plan labels a “CONSERVATION AREA,” “LAKE #13” and “TRACT P FUTURE DEVELOPMENT” around the site; Tract P is golf-course land owned by the Hunters Ridge Community Association today (LeePA field card for Tract P).
Yes. The declaration says “The roadway passing through the Condominium, named H.A.S. Street, is owned and maintained by the Master Association” (declaration §4.2 and §7.1(c); prospectus §4.5). The street carries the Hiram Street name on the county roll today, and the county’s road layer lists every street inside Hunters Ridge as privately maintained (LeePA road layer). No document we found explains the name change, so we do not guess at it.
No primary source names it. Listing copy online sometimes names a hole number, but we could not verify it from the association, the county or the plat, so we leave it out. Walk to the lanai of the specific home and look. The club does not publish a scorecard online, so ask the pro shop for the current card to match what you see.
Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
A Pheasant Hollow home carries two layers of amenities: a private heated pool and cabana on Hiram Street owned by the Pheasant Hollow association for its 40 owners, and the full Hunters Ridge club (clubhouse, Community Center, pool, courts and, for golf members, the course) through the mandatory Hunters Ridge membership.
The condominium’s own amenity sits on its common-element parcel at 28110 Hiram Street. The county card lists a 960 square foot commercial pool, 2,151 square feet of brick and tile patio, 190 feet of four-foot aluminum fence and a 282 square foot restroom building with a 30 square foot porch, all built in 2007 (LeePA field card 10517293). The prospectus promised “an unheated pool, one men’s and one women’s handicapped accessible restroom housed in a cabana building,” plus five parking spaces and one accessible space (prospectus §3.1). Today the association pays for “gas to heat the pool” and has it cleaned three times a week, per the May 2023 owner sheet.
The owner sheet sets eleven pool rules, including: no glass or food in the pool; no pets past the pool gate; children must be toilet trained or wear swim diapers and be supervised; no smoking or vaping; keep music low; and hours are dawn to dusk. Guest parking sits by the pool and at the southwest and southeast ends of Hiram Street.
Every Pheasant Hollow owner is a member of the Hunters Ridge Community Association: the prospectus states “UNIT OWNERS ARE REQUIRED, AS A CONDITION OF UNIT OWNERSHIP, TO BE MEMBERS OF THE HUNTERS RIDGE COMMUNITY ASSOCIATION, INC.” (prospectus, item 2 and §4.1). The club’s 2026 Membership Program and Fees sheet lists what a Social membership opens: the 13,500 square foot clubhouse with the Main Dining Room, Grill Room and outdoor dining, lighted tennis and pickleball courts, croquet and bocce, the activity center, a 2,500 square foot pool with lap lanes, a 2,500 square foot sun deck and spa, the poolside bar and restaurant, the fitness room and a full calendar of classes with a full-time instructor, a card and game room, and 24-hour gated security staff. The club’s full amenity story is in our Hunters Ridge guide.
Golf is not bundled with a Pheasant Hollow home. Under the Third Amended Master Declaration §9.03, §9.04 and §9.08, every home carries at least a Social membership, and golf attaches to specific homes as a Golf or Charter membership that runs with title, or is added with a $50,000 upgrade while the golf roster is under its cap of 420. The fee sheet states that “Homes with Golf or Charter Memberships attached do not pay an upgrade fee” and asks buyers to “call to confirm membership status.” On a golf-course building, the view is not a membership. Confirm the membership attached to a specific Pheasant Hollow home on the estoppel certificate before you write an offer.
Under the club’s golf program, as documented in our Hunters Ridge guide, Social members may play once a month in season (Charter Social members twice) with no guests, and golf members pay no green fees. The season guest rate for accompanied guests of golf members is $130 plus tax with a cart from November 2026 to April 2027, per the club’s golf page. A 2026-27 schedule of golf events is in the Golfer’s Guide.
The Community Center renovation, roughly a $3,000,000 project funded with $760,000 of reserves and $2,240,000 by assessment, opened in 2026 “slightly under” budget, and the main pool’s grand re-opening is set for November 14, 2026, per the association’s September 2026 Scorecard and Treasurer’s letter. The two association documents label the $41 monthly assessment differently: the Treasurer’s letter ties the $41-a-month payment option to the Community Center project, while the 2026 fee sheet describes the $41 charge, through November 2035, as the “renovation of our Main Dining Room and Kitchen areas” and notes that special assessments do not apply to all properties, so confirm it for a specific address.
Pheasant Hollow’s 2026 quarterly fee is $2,500, or $10,000 a year, on the Hunters Ridge association’s 2026 fee sheet, the highest of the three Hunters Ridge condominiums: Grand Pines is $2,076 and Lynx Pass $2,050. No public document states why Pheasant Hollow’s figure is highest.
The 2026 Membership Program and Fees sheet lists “Coach Homes Quarterly … $2,500.00 (Pheasant Hollow).” For all coach homes it describes the quarterly fee as covering “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer,” and adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes.” The Comcast bulk agreement on the same sheet is fiber internet with a router, an X1 whole-home DVR and three companion receivers.
The association’s own May 2023 owner sheet lists its responsibilities: grounds and landscaping including bug spraying; general outside maintenance; pool cleaning three times a week; “Painting of buildings every 7-8years”; “Roof repairs and replacement”; exterior and common-area repairs; annual fire extinguisher maintenance; “Pool maintenance including expense of gas to heat the pool and pool furniture”; “Insurance on the exterior and common areas”; power washing of driveways and walks; common electric, sewer and water; and “Reserve funds for exteriors and roofs.” Irrigation is provided by Hunters Ridge.
No public document says, and we will not guess. What the public record does show, and only that:
The document that answers the question is the Pheasant Hollow association’s current budget and reserve schedule. Ask the seller and the association for it, along with the financial information the resale disclosure includes, before you sign.
The association’s own sheet says: “The 2023 quarterly dues are $2214 for a yearly total of $8856,” billed January 1, April 1, July 1 and October 1 with a $25 late fee (owner sheet, May 2023). If that $2,214 and the fee sheet’s 2026 $2,500 describe the same charge, the rise from 2023 to 2026 is 12.9 percent. Neither document says so outright, so confirm on the estoppel certificate. A secondary copy of a 2023 Hunters Ridge welcome guide printed $1,728 for Pheasant Hollow, which our Hunters Ridge guide repeats; the association’s own figure is the better source, and we use it here.
None specific to Pheasant Hollow appears in any public source we checked: the Hunters Ridge association site, its 2021 to 2026 budgets and minutes, and the city permit record. The Pheasant Hollow association’s own budgets, minutes and reserve study are member documents and are not published, so the only reliable answer is the estoppel certificate and the association’s disclosure at the time of your contract. At the Hunters Ridge level, the fee sheet lists a $41 monthly assessment through November 2035 and a $50 monthly golf capital plan through January 2027 for Golf and Charter homes (fee sheet).
The developer’s 2005 estimated budget, Exhibit 3 of the prospectus, planned $24,000 a year for “Cabana and Pool,” $38,400 for water and sewer, $16,800 for common electricity and $30,000 for insurance across 40 units, with a roof reserve based on a 25-year life and a $120,000 replacement cost and an exterior painting reserve on a five-year life at $34,000; paving was “Included in Master” (prospectus, pp. 658 to 660). A 25-year roof life from 2006 points to about 2031 on the developer’s own assumption. Twenty-year-old cost estimates are not today’s numbers; they show what the original plan assumed.
Owning a Pheasant Hollow home with a Social membership costs about $16,517 a year in 2026 association billing, before property taxes, insurance and any Golf membership: $10,000 in quarterly fees, $4,775 in Social dues, a $1,250 dining minimum and $492 for the Hunters Ridge $41 monthly assessment, per the Hunters Ridge fee sheet.
Line | Arithmetic | Annual |
|---|---|---|
Social dues | $4,775 | $4,775.00 |
Quarterly fee, Pheasant Hollow (water and sewer in the fee) | $2,500 x 4 | $10,000.00 |
Separate sewer charge | None for coach homes | $0.00 |
Food and beverage minimum | $1,250 | $1,250.00 |
Hunters Ridge $41 monthly assessment (labeled differently in the fee sheet and Treasurer’s letter) | $41 x 12 | $492.00 |
Total, association billing | $16,517.00 |
That is about $1,376 a month, per the 2026 fee sheet. The dining minimum is spendable credit at the club. The fee sheet does not say in so many words whether the Pheasant Hollow association’s own quarterly statement is the same charge as the $2,500 or an additional one, so confirm the total on the estoppel certificates before you rely on this table.
Where a Golf or Charter membership is already attached to the home, replace Social dues with the $10,526 golf total ($5,400 golf dues plus $351 sales tax plus $4,775 Social) and add the $50 monthly golf capital plan through January 2027 ($600 a year). The total becomes $22,868 a year, about $1,906 a month, plus $1,704 if you keep a private cart on the course. Where no golf membership is attached, the upgrade is a one-time $50,000 (fee sheet).
A Pheasant Hollow buyer pays the Hunters Ridge resale capital assessment of $3,000 at closing under Declaration §4.12(B), unless buyer and seller agree otherwise in writing, and a $400 transfer fee is collected at closing. The Pheasant Hollow declaration itself sets no approval fee for a sale, because it places no restriction on transfers (§13).
Property taxes are not published per home and vary with assessed value, homestead and the Save Our Homes cap. Look up the specific parcel on the Lee County Property Appraiser site and the bill on the Lee County Tax Collector site. A buyer’s bill is set on the buyer’s own taxable value, because a seller’s homestead cap does not carry over.
Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
Pheasant Hollow runs on two layers of recorded rules: its own Declaration of Condominium, recorded December 16, 2005 with its Articles and Bylaws attached, and the Hunters Ridge master declaration and rules above it. The Pheasant Hollow declaration decides who maintains and insures what; the master documents govern membership, leasing caps and exterior design.
Declaration §5.3 draws the unit boundary at the unfinished surfaces of the ceiling, the floor slab and the perimeter plasterboard, and then adds items that many buyers assume belong to the association: windows, window frames, glass and all doors are part of the unit (§5.3(c) and §5.3(e)(viii)), and so is the screened balcony or lanai, which may not be enclosed or carpeted without approval (§5.3(d)). The same subsection bans propane tanks and gas grills on screened balconies (recorded declaration).
Item | Responsible | Where it is written |
|---|---|---|
Structure, roofs, perimeter walls, columns, floors | Association | Declaration §11.1(a), §11.2 |
All exterior building walls, painting, waterproofing and caulking | Association | Declaration §11.2 |
Driveways (limited common elements) | Association, at its expense | Declaration §8.1(b) |
Grounds, landscaping, bug spraying, pool, common utilities | Association | |
Everything inside the unit | Owner | Declaration §11.1(b) |
Air conditioning equipment serving the unit (a limited common element) | Owner | Declaration §8.1(a), §11.1(b) |
Screens, windows and window glass, entry and other doors | Owner | Declaration §11.1(b) |
Screened balcony or lanai, water heater, shower pans, unit shutoff valve | Owner | Declaration §11.1(b) |
Irrigation | Hunters Ridge Community Association | Owner sheet |
The owner sheet puts it simply: the association carries “Insurance on the exterior and common areas,” and the owner carries “Insurance on your condo.”
Second-floor homes must keep wall-to-wall carpet over padding everywhere except kitchens, baths and foyers, unless the board approves an acoustic underlayment at least equal to a quarter inch of cork (declaration §11.7, §12.21 and §12.22). A buyer planning tile or wood upstairs needs that approval before the flooring goes down, and the association’s owner sheet lists “new flooring other than carpet” among the changes that need an application first.
Homes are for residential use only, with no more than six persons continuously residing (§12.1). No signs, including for-sale and for-rent signs, may be displayed without approval (§12.11). Window coverings must show white or off-white to the outside (§11.6, §12.25). Cooking on lanais is not allowed (§12.24), and the association’s current rule is that “grills (of any type) may only be used on driveways.” Basketball hoops are not allowed, and nothing may be attached to a building exterior without permission (owner sheet).
The declaration allows conventional passenger vehicles and motorcycles with tags, including pickups, minivans and SUVs, and bars boats, campers, RVs, trailers and commercial vehicles overnight; guests park only in visitor spaces, “No parking is permissible on the grass, common ground or streets,” and a vehicle may be towed after two hours’ notice (§12.2 to §12.6, recorded declaration). The master declaration adds its own vehicle rules for all of Hunters Ridge (Third Amended Master Declaration §7.04 and §7.05).
Contractors working in Pheasant Hollow must preregister and carry $500,000/$1,000,000 in liability insurance, and the declaration sets work hours of 8 a.m. to 5 p.m. Monday through Saturday (§12.27). The Hunters Ridge rules allow contractors from 7:00 a.m. to 5:00 p.m. on weekdays and Saturdays (Rules §29.07), so plan work inside the narrower Pheasant Hollow hours. Owners may install hurricane shutters only to the board’s specifications, and the board may install them by majority vote (§24).
Any exterior change in Hunters Ridge, including on a Pheasant Hollow building, also needs written approval from the Hunters Ridge Architectural Review Board, which meets on the third Monday of each month (Master Declaration §6.02 and §6.04; Request for Architectural Change form). Inside the condominium, the Pheasant Hollow board decides first.
The Articles of Incorporation (Exhibit C) set a board of “not less than three (3) Directors,” one vote per unit, and a purpose that includes “(k) To collect assessments due from Unit Owners to the Master Association.” The Bylaws (Exhibit D) run the fiscal year from January 1 to December 31, require the budget to include reserves for “roof replacement, building painting and pavement resurfacing,” and call for directors to be elected by written ballot with no proxies in general elections (recorded declaration). The 2005 bylaws set the annual meeting between October 1 and December 1; the association’s 2023 sheet says “The annual meeting is held in early March,” so check the current notice. As of May 2023 the board had four officers and was reached through the association’s email address listed on its owner sheet.
The 2005 text allows fines of up to $100 per violation and $1,000 in the aggregate after a hearing before an owners’ committee (§23.3); Florida’s condominium statute controls where it differs (§27.3). The declaration can be amended by two thirds of the voting interests present and voting, on a proposal by the board or a quarter of the owners, effective on recording (§22). We found no recorded amendment in any public source we could reach, and every unit’s county legal description still reads “DESC IN INST#2005-172802”; the Lee Clerk’s name index, which we could not search from our tools, is the place to confirm.
No. Florida’s structural integrity reserve study requirement “does not apply to buildings less than three stories in height” (Fla. Stat. 718.112(2)(g)), and milestone inspections apply to buildings “three habitable stories or more” (Fla. Stat. 553.899). Pheasant Hollow’s buildings are two stories: the recorded plans show a first and a second floor, the plot plan gives a building height of 29.6 feet, and the county codes every unit on floor 1 or 2. Ordinary statutory reserves for roof replacement, painting, paving and items over $25,000 still apply under 718.112(2)(f) unless the owners vote to waive them, and the state’s condominium inspections page explains both programs. This is our reading of the public record, not legal advice.
Pheasant Hollow is not a 55-plus community. Its recorded declaration says “THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM,” and no Hunters Ridge document designates the community as housing for older persons, so a Pheasant Hollow home can be bought and occupied by an owner of any age.
The declaration caps occupancy at six persons continuously residing in a home (§12.1, recorded declaration). The street’s demographics are older and seasonal in practice, like Hunters Ridge as a whole, but that is a market pattern, not a rule, and it is why a Pheasant Hollow listing should never be marketed as age-restricted.
You can rent out a Pheasant Hollow coach home, but only under two layers of approval: the Pheasant Hollow board must approve every lease in writing, at its “sole and absolute discretion,” and Hunters Ridge adds a 30-day minimum, a limit of three leases a year and a one-year maximum. Short-term vacation rentals are not allowed.
Declaration §14 bars any lease shorter than 30 days, requires prior written board approval of every lease “subject to the Board’s sole and absolute discretion,” bans time-sharing and allows a review fee of up to $50 (recorded declaration). The developer’s 2004 fact sheet said the same thing.
The Third Amended Master Declaration sets a 30-day minimum and a limit of three leases a year (§7.26), a one-year maximum renewable once (§7.25), and board approval before move-in (§7.10); while a home is leased, the owner loses use of the common amenities except the restaurant. The association’s Lease Application Packet requires a tenant interview for annual rentals, asks for the application at least 14 days before the lease starts, and bills a $100 application fee to the owner. Submit 30 days ahead in practice, because the Hunters Ridge documents disagree on the notice period.
The association’s own May 2023 estimate was “A few units are annual rentals.” There is no public rental count beyond that. Renters can buy an RFID gate tag for the length of their stay under the Hunters Ridge rules, and the minimum lease terms make Pheasant Hollow a seasonal-rental or annual-rental product, not a vacation-rental one.
Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
Pheasant Hollow allows two pets: the recorded declaration permits “no more than two (2) dogs and cats in the aggregate” with board approval, plus small caged birds and aquarium fish, and the Hunters Ridge fee sheet confirms “Lynx Pass & Pheasant Hollow: 2 domesticated household pets.” Pets are leashed outside and never allowed past the Pheasant Hollow pool gate.
Declaration §12.20 also bars reptiles, amphibians, livestock and fowl and any commercial pet activity (recorded declaration). Community-wide, “No aggressive dogs, hybrids or reptiles permitted” (2026 fee sheet), and the Hunters Ridge rules keep pets out of the clubhouse grounds, courts, pool area and golf course, with leash and pickup rules enforced by warning, fine and board action (Rules §6). Two pets is more generous than Grand Pines, which limits dogs and cats to under 10 pounds, and matches Lynx Pass. Assistance animals are governed by law as well as by these documents.
Pheasant Hollow sits in FEMA flood Zone X, the area of minimal flood hazard, and Lee County evacuation Zone C at all ten buildings, in a 160 mph design wind zone. Its buildings date from 2006, after Florida’s statewide building code took effect, and no Hurricane Ian damage record and no roof permit appear in the city’s online permit record, which begins in 2008.
We queried FEMA’s live National Flood Hazard Layer at each Pheasant Hollow building on September 26, 2026. All ten returned Zone X, “AREA OF MINIMAL FLOOD HAZARD,” outside the special flood hazard area, with no base flood elevation. The governing map is FIRM panel 12071C0678F, effective August 28, 2008, and FEMA’s revised Lee County maps effective March 2, 2027 do not revise that panel (FEMA Map Service Center). The 2005 survey in the recorded declaration also placed the land in Zone X on the older 1998 map.
Federally backed lenders do not require flood insurance in Zone X. Zone X is not a promise against water: the city’s Flood Reduction and Watershed Restoration Plan photographed flooded streets at Bonita Grande Road and in Worthington after Irma in 2017. Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP policies, per the city’s FEMA CRS notice and FEMA’s CRS page. Flood premiums were not researched for this page; an owner who wants flood coverage for contents should get a quote for the specific unit and floor.
All ten buildings returned Lee County evacuation Zone C on the county’s evacuation-zone service, the same data behind the county’s Find My Evacuation Zone lookup. An evacuation zone is not a flood zone; the county orders evacuations zone by zone for each storm, so check the lookup each season.
No Pheasant Hollow-specific damage record was found. The city permit record for Hiram Street shows no roof, structural or storm-repair permit after Hurricane Ian in September 2022, and the Hunters Ridge association’s 2022 minutes and budgets mention Pheasant Hollow only as a budget line. For context, the Imperial River gauge about a kilometer from Hunters Ridge crested at 15.32 feet after Irma in 2017 and 12.32 feet after Ian in 2022; the city’s Hurricane Ian progress report tracks the citywide recovery. Absence of a record does not prove absence of damage; the seller’s disclosure and the association’s records answer it for a specific home.
Hunters Ridge is mapped at an ultimate design wind speed of 160 mph for Risk Category II buildings, inside the wind-borne debris region, on the county’s hazards service. Pheasant Hollow’s plans are dated 2004 and 2005 and the first closing was in February 2006. The Florida Building Commission’s effective-date table shows the 2004 Florida Building Code took effect October 1, 2005; whether Pheasant Hollow was permitted under the 2001 or the 2004 code depends on the permit application dates, which are not in the city’s online system (its records start in 2008). Either way the buildings are post-2002 statewide-code construction, which matters on the wind mitigation form.
The brochure specified “Concrete roof tiles,” and the city’s permit record returned no roof permit of any kind for any Hiram Street address or the Pheasant Hollow common-element parcel in our September 2026 search of the City of Bonita Springs permit portal. By contrast, Lynx Pass re-roofed all three of its buildings from tile to metal in 2026, and Grand Pines re-roofed every building between 2013 and early 2025. The developer’s 2005 budget assumed a 25-year roof life. The roof’s condition, the association’s roof plan and its reserve balance are not public; ask the Pheasant Hollow board for them in writing before you buy, and sellers should have the answer ready.
The recorded declaration makes the association insure “all of the buildings and other insurable improvements” for fire, extended coverage “(including Windstorm),” vandalism and standard all-risk, with flood coverage “If required by law,” plus liability and a fidelity bond, as a common expense (§15.2, §15.3). “Owners are encouraged to procure insurance on their own Units” (§15.4), and on a loss to one unit only, the owner pays the deductible (§16.1) (recorded declaration). Florida’s condominium statute controls where the 2005 text differs (Fla. Stat. 718.111). In practice a Pheasant Hollow owner buys a unit-owner (HO-6) policy for the interior, contents, liability and loss assessment, matched to the association’s master policy and deductible. Because windows and doors are part of the unit under §5.3, tell your agent that.
On the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, the top roof-covering answer goes to a roof permitted on or after March 1, 2002, or to an original roof on a building built in 2004 or later, which describes Pheasant Hollow’s original 2006 tile roofs. The form is valid for up to five years. For a condominium building, ask the board whether a current report exists for the master policy and for your unit.
Citizens Property Insurance requires flood coverage on nearly all wind policies by January 1, 2027, even in Zone X, but it states that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage” (Citizens flood page). A Pheasant Hollow owner with a Citizens unit-owner policy is outside that rule. Citizens has also warned policyholders of potential post-storm assessments (Citizens notice, March 31, 2023).
The permit record shows owners adding protection one home at a time: roll-down shutters or storm screens at Units 204 (2019, expired), 803 (2021, finaled), 402 (2024, expired) and 1002 (2024, final inspection passed), plus an earlier shutter permit at 903. No window or door impact-replacement permit was found on Hiram Street. Remember the declaration’s §24: shutters must meet the board’s specifications. If you are weighing hardening work, note that the state’s My Safe Florida Home program lists condominiums as ineligible for its main inspection and grant program and points condominium owners to a separate condo pilot program.
Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
Pheasant Hollow homes fall in the School District of Lee County’s choice system, where Hunters Ridge addresses tested in the 2026-27 locator returned South Zone 3: Elementary Zone Q, Middle Zone GG and High School subzone S-3, with district busing to Bonita Springs High and Estero High. Confirm a specific Hiram Street address with the district’s own lookup.
Our team ran three Hunters Ridge addresses, all in the north half of the community like Hiram Street, through the district’s SchoolSite Locator on September 24, 2026, and all three returned the same zones (School Zones page). A Hiram Street address itself was not run, so treat the assignment as very likely and confirm it.
School | Level | 2025-26 FLDOE grade | Drive from Hunters Ridge (about, without traffic) |
|---|---|---|---|
Elementary | A | 20 min | |
Elementary | A | 21 min | |
Elementary | A | 24 min | |
Elementary | B | 18 min | |
Elementary | C | 12 min | |
Middle | A | 22 min | |
Middle | B | 14 min | |
High | B | 14 min | |
High | B | 20 min | |
High | C | 32 min |
Grades are from FLDOE’s 2025-26 school grades file, released September 1, 2026. Drive times are free-flow routes from the Hunters Ridge clubhouse; add about three to four minutes from Hiram Street.
Under the district’s Transportation Optimization for High School Students plan, subzone S-3 students get district busing to Bonita Springs High and Estero High only; South Fort Myers High remains a choice without district transportation.
The City of Bonita Springs permit record for Pheasant Hollow’s ten Hiram Street addresses shows 89 records from 2009 to 2025: air-conditioning change-outs, storm shutters and screens, a shower pan, two remodels and open-records searches, but no roof permit and no storm-repair permit after Hurricane Ian. Pheasant Hollow is inside the City of Bonita Springs, so the city, not Lee County, issues its permits.
Search the City of Bonita Springs Citizen Self Service portal by address, such as “28141 HIRAM,” and read every record for the unit and the building. Our search covered “HIRAM,” “PHEASANT,” the common-element parcel number and each of the ten building addresses. The city’s online records begin with its 2008 system; the original 2005 and 2006 construction permits were not found online and would come from a public-records request to the city.
A seller should pull the unit’s own history before listing and close any expired permit, because a buyer’s title company and lender may ask. Expired permits turn up on Hiram Street, including two of the shutter permits above.
Pheasant Hollow sits inside the Hunters Ridge residential planned development in the City of Bonita Springs, surrounded by Hunters Ridge golf course, lakes and preserve. The changes nearby are outside the gates: FDOT’s I-75 widening along the community’s western edge, commercial infill along Bonita Beach Road, and new mixed-use projects to the north and east.
The Hunters Ridge clubhouse location is zoned RPD, Residential Planned Development, on the city zoning layer Lee County publishes (Lee County DCD zoning layer). The recorded plot plan shows golf-course land, a lake and a conservation area around the Pheasant Hollow site, with Lynx Pass on the neighboring block of the same plat.
FDOT’s project 452544-1 widens I-75 from Golden Gate Parkway to Alico Road with express lanes, auxiliary lanes and possible noise walls; its noise wall presentation says a wall is built only if a majority of benefited owners vote for it. Which Hunters Ridge segments qualify, and whether any segment is proposed near Hiram Street, was not published; ask the association how the noise survey affects the community.
The Bernwood Park of Commerce between Hunters Ridge and Bonita Beach Road may hold hotel, residential, commercial and industrial uses, with a 25-foot landscaped buffer on the Hunters Ridge side and “no stub-outs to Hunters Ridge subdivision” (Lee County ADD2005-00120). No road from that land can connect into Hunters Ridge.
Across Bonita Beach Road, Midtown at Bonita’s apartments are open and its retail is filling in (Business Observer, August 31, 2026), and to the east the city approved Revana Lakes for up to 299 homes and 100,000 square feet of commercial space in January 2026 (Gulfshore Business, January 23, 2026). For Pheasant Hollow owners that means new shopping and dining minutes from the gate.
City case PD25-124697-BOS proposed a 149-foot wireless monopole on Fox Ridge Drive inside Hunters Ridge, at the association’s sewer plant site, per the city’s courtesy notice posted by the association. Hiram Street residents reach the clubhouse by way of Fox Ridge Drive. The outcome was not published in any source we found; ask the association.
Daily life at Pheasant Hollow runs through the staffed Hunters Ridge main gate, a private two-car garage and driveway, a cluster mailbox with a parcel locker, early-Monday trash pickup, water from Bonita Springs Utilities, sewer from the Hunters Ridge association’s own plant, and Comcast fiber internet and TV billed through the association.
Guests, vendors and deliveries use the staffed main gate on Hunters Ridge Boulevard and must be called in to the gatehouse at (239) 992-7691; the Bonita Grande Drive back gate is resident-only and closed from 10:00 p.m. to 6:30 a.m. (Lease Application Packet; Rules §28 and §29). The guardhouse does not accept packages.
The clubhouse and administration office at 28400 Hunters Ridge Boulevard are about 0.66 to 0.81 kilometers from Pheasant Hollow’s buildings in a straight line, and about 1.2 to 1.4 kilometers by road, roughly three to four minutes, by way of Fox Ridge Drive and Hunters Ridge Boulevard (OSRM route, computed on OpenStreetMap data).
Every home has its private garage and driveway. Owners park on their own driveway, never the street, and guests use the spaces by the pool and at the southwest and southeast ends of Hiram Street; service vehicles may stop on the street briefly (owner sheet).
Mail goes to a cluster box that shows unit numbers only, never names, so always use the unit number. A package key left in your box opens the large parcel slot at the bottom left. Owners pay for their own lock repairs, which must be coordinated with the post office.
The Pheasant Hollow sheet says trash goes out Sunday after 6 p.m. for a very early Monday pickup and “Recycle day is Tuesday.” The Hunters Ridge lease packet says garbage, vegetation and recycling are all picked up Monday. The two documents disagree, so ask the office which is current.
At creation the prospectus listed water from Bonita Springs Utilities, sewer from the Hunters Ridge utility (now owned by the association), electricity from FPL, cable from Comcast and trash through Lee County (prospectus §9). The association’s reserve schedule lists the Hiram Street sanitary sewer line (2026 approved budget). Water is supplied by Bonita Springs Utilities, and the Comcast bulk agreement is in the quarterly fee per the fee sheet. Owners set up their own FPL account before closing.
From the association office inside the main gate, free-flow drive times measured for our Hunters Ridge guide are about 8 minutes to downtown Bonita Springs, 14 to Bonita Beach Park, 18 to Coconut Point, 26 to Southwest Florida International Airport and 28 to downtown Naples, measured with the OSRM routing engine. The closest full hospital emergency department is NCH North Hospital, about 18 minutes, and Lee Health’s Coconut Point emergency department is about 21 minutes; the nearest Level II trauma center is Gulf Coast Medical Center, about 31 minutes. Lee Health lists its Bonita Community Health Center on Health Center Boulevard with urgent care and outpatient services, not an emergency department, and tells visitors to call 911 in an emergency. Add three to four minutes from Hiram Street, and much more in season.
Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
Pheasant Hollow has the highest 60-month median of the attached homes in Hunters Ridge on recorded sales: its median of $492,500 sits above the Hunters Ridge villas at $400,000, Grand Pines at $365,000, and the two Lynx Pass sales at $320,000 and $505,000. It also carries the highest quarterly fee of the three condominiums.
Data updated: September 2026. Every row uses the same yardstick: Lee County Property Appraiser qualified improved sales in the 60 months from September 25, 2021 to September 24, 2026, matched by condominium or plat, with the mean of each sale’s own price per heated square foot. Where a neighborhood has fewer than ten sales, its sales are listed rather than given a median.
Neighborhood | Homes | Built | 60-month qualified sales | 60-month median | Mean per heated sq ft | 2026 quarterly fee |
|---|---|---|---|---|---|---|
Pheasant Hollow | 40 in 10 buildings | 2006 | 10 | $492,500 | $283.55 | $2,500 |
206 in 80 buildings | 1988 to 2005 | 81 | $400,000 | $270.93 | $1,878.20 South, $1,950.95 North | |
46 in 8 buildings | 1996 to 2005 | 17 | $365,000 | $248.98 | $2,076 | |
24 in 3 buildings | 2006 | 2 ($320,000 and $505,000) | Too few | $223.06 | $2,050 |
Fees are from the 2026 fee sheet; sales from the county field cards pulled September 2026.
Grand Pines is the south parcel’s coach-home condominium on Fox Ridge Drive, built in phases from 1996 to 2005, with smaller homes of about 1,331 to 1,743 heated square feet, stricter pets (under 10 pounds) and a roof history that runs from 2013 to 2025. It sells for less per square foot and has more sales to price from. A Pheasant Hollow buyer gets a newer, generally larger home with a two-car garage and pays more.
The Hunters Ridge villas are 206 attached single-story homes, not condominiums: the master association insures their exteriors and there is no separate villa association. They trade often, 81 qualified sales in 60 months, so a villa seller always has fresh comps. Pheasant Hollow’s second-floor homes offer more space than most villas, and its first-floor homes compete with villas for the no-stairs buyer.
Lynx Pass is Pheasant Hollow’s twin by developer and date, and the closest decision most buyers face. The next section sets them side by side.
Pheasant Hollow and Lynx Pass were built by the same developer in 2006, a street apart, but they are different products: Pheasant Hollow is 40 homes in ten four-unit buildings with two-car garages, and Lynx Pass is 24 homes in three eight-unit buildings with one-car garages and brand-new 2026 metal roofs.
Factor | Pheasant Hollow | Lynx Pass |
|---|---|---|
Homes and buildings | 40 homes, 10 buildings of 4 | 24 homes, 3 buildings of 8 |
Street | Hiram Street | Donnavid Court |
Recorded declaration | Dec 16, 2005, Instrument 2005000172802 | Jan 5, 2006, Instrument 2006000003652 |
Heated sq ft (county) | 1,553 first floor, 1,977 second floor | 1,598 to 1,633 first floor, 1,756 to 2,054 second floor |
Garage | Private attached 2-car | Private attached 1-car |
County views | Preserve (1, 2, 6), lake (3 to 5), golf (7 to 10) | Lake and golf (1), preserve (2), golf (3) |
Own pool | Yes, heated with gas per the 2023 owner sheet | Specified in the prospectus as unheated; current condition and heating not documented |
2026 quarterly fee | $2,500 | $2,050 |
Roof | Original 2006 concrete tile; no roof permit on record | All three buildings re-roofed tile to metal, finaled June 2026 |
Qualified sales, 60 months | 10, median $492,500 | 2, at $320,000 and $505,000 |
Last recorded sale | $385,000, July 21, 2026 | September 2022 |
Pets | 2 | 2 |
Milestone inspection and SIRS | Do not apply (two stories) | Do not apply (two stories) |
Drive to clubhouse | About 3 to 4 minutes | About 4 minutes |
Sources: the two recorded declarations (Pheasant Hollow; Lynx Pass), the Lynx Pass prospectus, the 2026 fee sheet, Lee County Property Appraiser field cards and the City of Bonita Springs permit portal.
Choose Pheasant Hollow if you want the two-car garage, the smaller four-unit building, a choice of preserve, lake or golf outlook, a heated pool on your own street and a market with enough recent sales to price from. Accept a higher quarterly fee and an original roof whose replacement plan you must ask about.
Choose Lynx Pass if a lower fee and a roof that was just replaced matter more to you than a second garage bay, and if you are comfortable in a larger eight-unit building. Lynx Pass has had no recorded sale since September 2022, so pricing there leans on Pheasant Hollow and Grand Pines comps.
A Pheasant Hollow seller competes with Lynx Pass listings for the same buyer. Your advantages are the garage, the building size and the pool; the buyer’s first question will be the roof, because Lynx Pass can answer it with a 2026 permit. Have the board’s written roof plan, the current budget and the reserve figure ready before the first showing, and price with the fee difference in mind.
Pheasant Hollow’s strengths are newer 2006 construction, a private two-car garage for every home, small four-unit buildings, a heated private pool, Zone X flood status and a club lifestyle. Its weaknesses are the highest condominium fee in Hunters Ridge, an original 2006 roof with no public replacement plan, a thin and falling sales record, and mandatory club dues.
If the pros fit, sellers can get a free Pheasant Hollow home valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers in Bonita Springs.
If you’re searching for a Pheasant Hollow listing agent, or thinking, ‘I need someone to sell my Pheasant Hollow home…’, start with the record: 10 qualified Pheasant Hollow resales in the 60 months to September 24, 2026, a $492,500 median, a $385,000 to $535,000 range, and two sales in the last 12 months at $397,500 and $385,000. McGreevy and Comisar price, prepare and market Hiram Street homes from that record, not from a Hunters Ridge average.
Our credentials as your Pheasant Hollow listing agent:
In the last 12 months we tracked 2 qualified Pheasant Hollow resales on the Lee County Property Appraiser’s field cards (September 25, 2025 to September 24, 2026): $397,500 for 28101 Hiram Street #1003 in November 2025 and $385,000 for 28141 Hiram Street #701 in July 2026, for $782,500 in volume. Over the 60-month window the record shows 10 resales and $4,706,500 in volume. The Southwest Florida MLS pull for this edition is pending, so we do not state days on market, a sale-to-list ratio or a represented-sale count here; we tracked every qualified Pheasant Hollow deed instead, and we will walk you through each one.
Four things. First, the comparable set is small and it moved: seven sales at $485,000 to $535,000 in 2022 and 2023, then three at $385,000 to $397,500, so pricing starts from the recent three and adjusts for floor, view and condition, with Grand Pines, Lynx Pass and the villas as a check. Second, the roof: Lynx Pass next door has 2026 metal roofs and a buyer will ask about yours, so get the board’s written roof plan and reserve figure before you list. Third, the fee: $2,500 a quarter is the highest condominium fee in Hunters Ridge, and a buyer compares it with Lynx Pass’s $2,050, so the listing has to show what the fee pays for, including the heated pool, water, sewer and the Comcast package. Fourth, membership: confirm in writing whether your home carries a Golf, Charter or Social membership, because it can be worth $50,000 to a golfer.
Start with a free Pheasant Hollow home valuation and we will price it against the recorded Hiram Street sales for your floor and view, not a ZIP code average. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Bonita Springs.
Price it from the ten qualified Pheasant Hollow resales since September 2021, weighted hard toward the three since February 2024 ($385,000, $397,500 and $385,000), and adjust each for floor, view, updates and roof status. Then check the answer against Grand Pines’s $365,000 and the villas’ $400,000 60-month medians on the same county yardstick. Two sales are data points; ten sales with honest adjustments are a price.
It makes the listing work harder. At $2,500 a quarter on the 2026 fee sheet, Pheasant Hollow’s fee is $450 a quarter above Lynx Pass. Buyers accept a higher fee when they can see what it buys: water and sewer, the Comcast package, the heated pool, exterior insurance and roof and painting reserves. Put the current budget in the buyer’s hands early.
Its age, its condition and who pays to replace it. The roofs are original 2006 concrete tile, the city has no roof permit on record for Hiram Street, and the association, not you, maintains and replaces roofs under declaration §11.2 (recorded declaration). The buyer’s real question is whether a special assessment is coming. Ask the board for its written roof plan and reserve balance before you list.
No. Declaration §13 states “There are no restrictions on the transfer of ownership of Units,” and the new owner simply gives the association a name, address and phone number within ten days. Hunters Ridge collects the buyer’s $3,000 capital assessment and a $400 transfer fee at closing (fee sheet). Leases, not sales, need board approval.
Not without approval. Declaration §12.11 bars signs, including for-sale signs, without the board’s consent, and the Hunters Ridge declaration caps any sign at 6 by 12 inches under its sign policy (Master Declaration §7.09; Sign and Open House Policy). Buyers find Pheasant Hollow homes online and through agents, not from the street.
The county record cannot say, because it shows closing dates, not listing dates, and the MLS figures are not in this edition. What it shows is that Pheasant Hollow resales close in every part of the year: of 53 qualified resales since 2006, 27 closed from February to July and 21 from October to December. With a mostly seasonal buyer pool, a home priced from the three most recent sales and ready by January meets the most buyers.
Your local real estate experts for Pheasant Hollow are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Hunters Ridge gate on Bonita Beach Road and from every Hiram Street building.
Jesse McGreevy is a top-reviewed Pheasant Hollow realtor, and you can read every review on McGreevy and Comisar’s Google Business Profile. A few, in the clients’ own words:
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
Jesse McGreevy takes seller and listing calls direct at (239) 898-6072. Marc Comisar takes buyer calls at (239) 287-5873. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Learn more about McGreevy and Comisar.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty. Anyone can verify a Florida license on the DBPR license search.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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Thinking about selling? See what your Pheasant Hollow home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.
These answers cover what buyers ask most about Pheasant Hollow at Hunters Ridge: the homes, the fee, the pool and club, rules, flood and insurance, schools and recent prices. Every figure comes from the recorded declaration, the Hunters Ridge association’s documents, Lee County and state records, or federal data.
Pheasant Hollow at Hunters Ridge, a Condominium, is a 40-unit coach-home condominium on Hiram Street inside Hunters Ridge Golf & Country Club in Bonita Springs, Florida, ZIP 34135. It was declared by Parker Hunters Ridge, LLC in a declaration recorded December 16, 2005 and completed in 2006.
In Southwest Florida, a coach home usually means a two-story building of a few homes, each with its own garage and entry, sold as condominium units. Pheasant Hollow fits that description exactly: it is legally a condominium under Florida’s chapter 718, with an association, a declaration and common elements, in buildings of four homes each.
Forty homes in ten buildings of four. On the county roll, the 20 first-floor homes have 1,553 heated square feet and the 20 second-floor homes 1,977, each with a 418 square foot garage. The developer’s plans ran from 1,647 to 2,150 air-conditioned square feet, with a bonus room over the garage on some upper plans.
Yes. Every home has a private attached two-car garage with interior access, per the developer’s brochure, and the county records a 418 square foot garage on every unit card. Each home also has its own driveway, which the association repairs under declaration §8.1(b).
No elevator appears in the recorded plans or the brochure. Second-floor homes are reached by a private stair from a ground-level entry. If stairs are a concern, focus on the 20 first-floor homes.
By the county’s own view codes, Buildings 1, 2 and 6 face the preserve, Buildings 3, 4 and 5 face a lake, and Buildings 7, 8, 9 and 10 face the golf course. How much fairway or water a specific lanai sees varies, so see it in person.
The Hunters Ridge association’s 2026 fee sheet lists $2,500 a quarter for Pheasant Hollow coach homes, covering the Comcast bulk agreement, mailbox and streetlight repairs, painting and roof reserves, exterior insurance, lawn maintenance, water and sewer. Club Social dues of $4,775 a year and a $1,250 dining minimum are on top. Confirm the total on the estoppel certificate.
No. Golf is not included with every home. Every home carries at least a Social membership; golf attaches to specific homes as a Golf or Charter membership that runs with title, or costs a $50,000 upgrade, under Master Declaration §9.03 to §9.08 and the fee sheet.
Yes. A private 960 square foot pool with a brick and tile patio and a restroom building sits at 28110 Hiram Street for Pheasant Hollow owners, and the association heats it with gas, per its 2023 owner sheet. Every owner can also use the main Hunters Ridge pool and spa.
Yes, with approvals. Every lease needs prior written approval from the Pheasant Hollow board (declaration §14), leases run at least 30 days, and Hunters Ridge adds a limit of three leases a year, a one-year maximum and a tenant interview for annual rentals (Lease Application Packet). Short-term vacation rentals are not allowed.
Two dogs and cats in the aggregate, with board approval, plus small caged birds and aquarium fish (declaration §12.20). No reptiles, and community-wide no aggressive dogs or hybrids. Pets are not allowed past the Pheasant Hollow pool gate or on the club grounds.
No. The recorded declaration says there are no restrictions on children residing in the condominium, and no Hunters Ridge document designates the community as housing for older persons.
Yes. Pheasant Hollow is inside gated Hunters Ridge, with a staffed main gate on Hunters Ridge Boulevard listed with “24-hour Gated Security Staff” on the fee sheet, and a resident-only back gate on Bonita Grande Drive that closes overnight.
Pheasant Hollow sits behind a staffed, gated entrance where every guest and vendor must be pre-authorized. We did not research crime statistics for this page and do not rely on third-party crime-score sites; the Lee County Sheriff’s Office and the Hunters Ridge security staff are the right sources for incident history.
Pheasant Hollow is in FEMA Zone X, the area of minimal flood hazard, at all ten buildings, on FIRM panel 12071C0678F, which FEMA’s 2027 Lee County revision does not change. Federal flood-insurance purchase rules do not apply in Zone X, although a lender can still ask for coverage. It is in Lee County evacuation Zone C.
No. Both Florida programs apply to buildings of three habitable stories or more (Fla. Stat. 718.112; Fla. Stat. 553.899), and Pheasant Hollow’s buildings are two stories. Ordinary reserves for roofs, painting and paving still apply unless waived by vote.
The roofs are original 2006 concrete tile, as far as the public record shows: the city’s permit system has no roof permit for any Hiram Street address. Ask the board for its roof plan, the roof’s condition and the reserve balance in writing before you sign.
A condominium unit-owner (HO-6) policy for the interior, contents, liability and loss assessment. The association insures the buildings, including windstorm, under declaration §15.2, and you pay the deductible on a loss to your unit alone (§16.1). Windows and doors are part of your unit, so tell your agent that.
The owner. Declaration §5.3 makes windows, frames, glass and all doors part of the unit, and §11.1(b) puts their maintenance on the owner, along with the screens, the lanai, the water heater and the air conditioning equipment.
Hunters Ridge addresses tested in the district’s 2026-27 locator are in South Zone 3: Elementary Zone Q, Middle Zone GG and High School S-3, with district busing to Bonita Springs High and Estero High. Run the specific Hiram Street address through the district’s lookup to confirm.
Possibly, but it depends on the project, not only on you. Lenders review a condominium’s budget, reserves, insurance and litigation, and Fannie Mae lists project types it will not finance (Fannie Mae Selling Guide, ineligible projects). Pheasant Hollow’s status was not found in public sources; your lender can check it with Fannie Mae’s Condo Project Manager status finder.
Two recorded sales in the last 12 months, per Lee County Property Appraiser field cards: $397,500 in November 2025 and $385,000 in July 2026. Over the 60 months to September 24, 2026, ten resales recorded at a $492,500 median.
From the Hunters Ridge main gate, Bonita Beach Park is about 14 minutes and Southwest Florida International Airport about 26 minutes without traffic, per our route measurements. Hiram Street adds three to four minutes.
Because a 40-home condominium with one or two sales a year is priced from a handful of deeds, a roof question and a fee story, and we tracked all of them. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Marc at (239) 287-5873 or read how we represent buyers in Bonita Springs.
Start from the three most recent Pheasant Hollow resales, $385,000 (February 2024), $397,500 (November 2025) and $385,000 (July 2026), then adjust for your floor, view, updates and the roof question. The ten-sale, 60-month median of $492,500 describes 2022 and 2023 more than today. Request a free valuation and we will run your unit against every comparable.
Two resales recorded between September 25, 2025 and September 24, 2026: 28101 Hiram Street #1003, a second-floor golf-course home, at $397,500 on November 25, 2025, and 28141 Hiram Street #701, a first-floor golf-course home, at $385,000 on July 21, 2026, per Lee County Property Appraiser field cards.
The public record shows that they did, not why. Seven sales in 2022 and 2023 recorded at $485,000 to $535,000; three since recorded at $385,000 to $397,500. The county record carries no information on condition, updates or concessions for any sale. We will not assign a cause the record does not show.
About the same total price, very different price per square foot. In the 60-month window, seven first-floor homes sold at a $490,000 median ($303.01 per heated square foot) and three second-floor homes at $495,000 ($238.16). The first floor’s no-stairs entry carries a premium per square foot.
The county’s assessed values rank golf, then lake, then preserve, by roughly $2,000 to $15,000 per home. The recorded sales are too few to prove a premium: the $535,000 top sale was a lake home, and the two most recent sales were golf-course homes at $397,500 and $385,000. Ten sales cannot separate view from floor, condition and timing.
The 2024, 2025 and 2026 sales first, because they reflect today’s market. Then the seven 2022 and 2023 sales, adjusted for the market since. Then Grand Pines, Lynx Pass and the Hunters Ridge villas on the same county yardstick, adjusted for size, garage and age.
On garage, fee, roof and price. Your home has a two-car garage and a four-unit building; Lynx Pass has one-car garages but new 2026 metal roofs and a $2,050 fee; Grand Pines is older and cheaper per square foot, with a $2,076 fee. We build the listing around the comparison buyers will make anyway.
Treat it as a rough guess. With one or two sales a year, automated models lean on sales from other condominiums and other years, and they cannot see your floor, view, updates or the roof plan. A price built from the Hiram Street record and the neighboring condominiums is more reliable.
The county record shows closing dates only, and the MLS days-on-market figures are not in this edition, so we cannot quote an average. Of 53 qualified Pheasant Hollow resales since 2006, 27 closed from February to July and 21 from October to December, per the county field cards, so buyers do close outside the winter months. A correctly priced home listed by January meets the most seasonal buyers.
Late fall to early January, ahead of the club season. About three quarters of Pheasant Hollow owners are seasonal, per the association’s own estimate, so a home that is ready before the season is on the market while the most owners and their visitors are in town.
Not when they are priced from their own record. Coach homes appeal to buyers who want a garage and fewer neighbors than a mid-rise, but the buyer pool is narrower than for single-family homes and fee-sensitive. Pheasant Hollow’s two-car garages are an advantage; its fee and roof question are the objections to answer up front.
Condominium buyers across Florida now ask about milestone inspections and structural integrity reserve studies, which apply to buildings of three stories or more. Pheasant Hollow’s two-story buildings are outside both programs (DBPR inspections page), which is a real selling point. Fees and insurance still matter to every condominium buyer.
No. Neither program applies to buildings under three stories, and Pheasant Hollow’s buildings are two stories (Fla. Stat. 718.112). Your buyer will still ask for the budget, reserves and insurance.
Florida’s resale disclosure statute, Fla. Stat. 718.503, lists the association documents a unit seller provides, including the declaration, articles, bylaws, rules and the association’s financial information, and gives the buyer a period to cancel after receiving them. The Legislature has amended the list in recent sessions (Senate bill summary, HB 913, 2025), so your closing agent should work from the current text.
An estoppel certificate is the association’s signed statement of what is owed on a unit and what is coming. On a Pheasant Hollow sale your title company orders one from the Pheasant Hollow association and one from Hunters Ridge; together they confirm the quarterly fee, any assessment, the membership attached to the home and the closing charges.
The buyer, unless you agree otherwise in writing. Master Declaration §4.12(B) sets a $3,000 resale capital assessment per site, and the fee sheet says it is “collected from the buyer on all resales.” A $400 transfer fee is also collected at closing.
It depends on what is due and what your contract says. Typically, installments already billed are the seller’s and future installments are negotiated. Get a payoff letter for the Hunters Ridge $41 monthly assessment and ask the Pheasant Hollow board whether any condominium assessment is pending, then settle the split in the offer.
No. Declaration §13 places no restriction on transfers. The buyer notifies the association within ten days after closing. Hunters Ridge collects its closing charges, and the membership moves with title.
Yes. A Golf or Charter membership attached to your home runs with title and passes to your buyer at closing under Master Declaration §9.08, and your buyer pays no $50,000 upgrade. Never surrender a Golf membership before a sale.
Yes. A buyer generally takes the home subject to an existing, approved lease, and the lease and your contract control the details. Showings need the tenant’s cooperation, and the lease’s end date affects which buyers you can reach, so share the lease early.
Yes, within the Hunters Ridge Sign and Open House Policy. Every visitor must be pre-authorized at the gate, so open houses need planning with the gatehouse. Most Pheasant Hollow buyers come by appointment.
Often, yes. With most owners and buyers seasonal, a turnkey furnished coach home suits a buyer flying in from out of state. List the furniture on a separate inventory so the appraisal and the lender see real-estate value only.
Fix what a buyer’s inspector will flag and refresh paint and lighting; skip a full remodel. Every Pheasant Hollow home is from 2006, so buyers compare kitchens, baths, air conditioning age and flooring. Upstairs, any hard flooring needs board approval and acoustic underlayment under declaration §11.7.
You can. An as-is contract still lets a buyer inspect and walk away, so disclose known defects and expect the price to reflect them. With a thin comparable set, an as-is price should be anchored in the most recent Hiram Street sales and adjusted honestly.
Most likely, if the project qualifies. Lenders review the condominium’s budget, reserves, insurance and any litigation. Ask the association whether it has completed a lender questionnaire recently, and have the answers ready for your buyer’s lender.
Disclose what you know, including any water intrusion. Pheasant Hollow is in FEMA Zone X at all ten buildings, and no Pheasant Hollow-specific flood report was found for Irma or Ian, but your own knowledge of your unit is what counts. Ask your closing agent which flood disclosure form Florida currently requires in a residential sale.
Yes. Search your address on the City of Bonita Springs permit portal and close any expired permit before you list. Two of the shutter permits on Hiram Street show as expired, and an open or expired permit can slow a closing.
Yes. Twenty-seven of the 40 homes carry an out-of-state mailing address on the county roll, so remote sales are normal here. We handle showings, the gate list, inspections and signing logistics, and closing documents can often be signed by mail or remote notarization.
Florida has no state personal income tax, but federal capital gains rules apply. The IRS allows qualifying owners to exclude up to $250,000 of gain, or $500,000 for joint filers, on a main home they owned and lived in for two of the last five years (IRS Publication 523). A seasonal second home usually does not qualify, so talk to your tax adviser.
It ends with your ownership, and your buyer’s taxes are reset on the buyer’s own value. If you are buying another Florida home, ask the Lee County Property Appraiser about portability of your Save Our Homes benefit.
That depends on your plans and on what comes next for the roof. The recent sales show a market below its 2022 and 2023 peak. A known roof plan, with a known cost, is easier to sell than an unknown one, so the board’s decisions over the next year matter to your timing.
Budget for the listing commission you negotiate, title and closing charges, any assessment payoff and your share of prorated quarterly fees. We give every seller a net sheet built on your specific numbers before you list.
Yes. Some owners prefer a quiet sale to a buyer we already know. The trade-off is fewer buyers competing, so we price an off-market sale from the same recorded evidence as a full listing.
The agent who can explain the fee, the roof and the recent sales better than anyone else. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every recorded Pheasant Hollow sale for this guide.
Because a Pheasant Hollow price is built from a handful of deeds and a clear answer on the roof and fee, not from an average. We price from the record, prepare the documents buyers ask for, and market to the seasonal and out-of-state buyers who buy on Hiram Street. Call Jesse direct at (239) 898-6072 or request your free valuation.
Every Pheasant Hollow fact on this page comes from a recorded instrument, a Lee County, City of Bonita Springs, state or federal record, the Hunters Ridge Community Association’s own published documents, or a named news or health-system source. Sources were accessed September 24 to 26, 2026 unless a date is shown.
The official documents below are recorded with the Lee County Clerk, filed with the state, or published by the Hunters Ridge Community Association. They are the documents we read for this page, and the ones a Pheasant Hollow buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Declaration of Condominium of Pheasant Hollow at Hunters Ridge, with Articles and Bylaws | Lee County Clerk of Court | Recorded December 16, 2005 | Unit boundaries, maintenance, insurance, leasing, pets, use rules | |
Pheasant Hollow Condo Docs (developer prospectus, Revised 3.05) | Hunters Ridge Community Association | 2005 | Draft declaration, 2005 budget, fact sheet, Laurel floor plans | |
Pheasant Hollow Information for Homeowners | Pheasant Hollow Condominium Association | May 2023 | Responsibilities, dues, pool rules, parking, trash, mail | |
2026 Membership Program and Fees | Hunters Ridge Community Association | 2026 | Quarterly fees, dues, capital assessment, pet limits | |
2026 Approved Budgets | Hunters Ridge Community Association | 2026 | Master budget, condominium income lines, reserve schedule | |
Third Amended Master Declaration | Hunters Ridge Community Association (Lee Clerk Instrument 2025000196558) | Recorded July 22, 2025 | Membership, leasing caps, capital assessment, architectural review | |
Lease Application Packet | Hunters Ridge Community Association | Current posting | Lease approval, tenant interview, gate rules | |
Rules and Regulations | Hunters Ridge Community Association | Current posting | Pets, contractors, gate access, club rules | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Rev. 01/12 | Wind mitigation credits, roof and opening protection |
The Pheasant Hollow association’s current budget, reserve schedule, insurance declarations and minutes are member documents and are not published online; ask the seller and the association for them, because the statutory resale disclosure covers the governing documents and financial information, not every one of these records.
Market figures on this page are Lee County Property Appraiser recorded sales (qualified sales from the county field cards, pulled September 24 to 26, 2026); no Southwest Florida MLS figures are used in this edition. McGreevy and Comisar, Best Realtor for Pheasant Hollow. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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.
