Palmetto Ridge is a 64-unit coach-home style condominium village inside Shadow Wood at The Brooks in Estero, ZIP 34135. Association, flood zone, schools and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Palmetto Ridge is a village of 64 coach-home style condominium units in 16 four-unit buildings on Palmetto Ridge Drive, inside Shadow Wood at The Brooks in the Village of Estero, Florida. The Lee County roll lists the village under ZIP 34135, a ZIP shared with Bonita Springs mail delivery, and records the buildings as built in 2002 and 2003. It is one of the villages of The Brooks.
McGreevy and Comisar are the team Palmetto Ridge sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Estero sets local agents side by side on the public record. For Palmetto Ridge itself, the Lee County record shows 14 recorded sales in the 36 months to August 19, 2026, at a median of $482,500.
This page is about the Palmetto Ridge village inside Shadow Wood at The Brooks, in Lee County. The name is used for other places in Florida, and none of them is covered here; the section on the county record shows how to tell this village apart by its legal description and street.
McGreevy and Comisar are the best realtor for Palmetto Ridge because value here turns on details most agents never separate: which of 64 look-alike condominium units sold at which price, how the 1,538 and 1,913 square foot plans trade apart, what the association’s estoppel certificate says, and what the Declaration allows for leases and pets.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026).
If you’re searching for the best realtor for Palmetto Ridge in Shadow Wood at The Brooks, Estero, whether you’re ready to sell your Palmetto Ridge home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team also ranks as the #5 real estate team in Florida in the 2026 RealTrends rankings.
Recent Palmetto Ridge track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to August 19, 2026, the first window with 10 or more sales): 14 Palmetto Ridge resales total in the market · highest-priced Palmetto Ridge sold: $645,000 · median recorded sale: $482,500.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale September 25, 2026). In the last 12 months we tracked 4 Palmetto Ridge recorded sales, from $429,900 to $645,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Palmetto Ridge sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
Selling your Palmetto Ridge home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Estero, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Estero goes deeper on pricing, costs and disclosure.
Buying a home in Palmetto Ridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Estero covers offers, inspections, insurance and closing costs.
Palmetto Ridge is a compact condominium village where two floor plans, a separate country club and an association whose Declaration we could not read shape every purchase. These eight facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Palmetto Ridge page in the order it appears. Each link jumps to its section, so you can go straight to the Palmetto Ridge market, the association and fees, the flood zone, schools, the Morningside comparison or the seller section.
This table of contents lists every section of the Palmetto Ridge page in the order it appears. Each link jumps to its section, so you can go straight to the Palmetto Ridge market, the fees, the rules, the flood zone, schools, the Morningside comparison or the seller section.
Palmetto Ridge is a 64-unit condominium village of two- and three-bedroom units in four-unit buildings, in the Village of Estero. It sits inside Shadow Wood at The Brooks, which the club describes as gated, about 1.1 straight-line miles from Coconut Point, with a common-element parcel the roll flags with a pool and a garage for every unit.
Palmetto Ridge Drive runs through the village, with building numbers from 9101 to 9271. The Lee County roll centres the units near 26.42 degrees north and 81.80 degrees west, in the Village of Estero. Shadow Wood’s own community page places Shadow Wood at The Brooks at the intersection of Coconut Road and Three Oaks Parkway, and the straight-line distance from the village centre to Coconut Point is about 1.1 miles.
Each building holds four condominium units: 101 and 102 are the 1,538 square foot, three-bedroom, two-bath plans, and 201 and 202 are the 1,913 square foot, two-bedroom, two-bath plans, which the roll lists as two-story. Every unit has a garage on the county roll. Buildings 1 to 6 date to 2002 and buildings 7 to 16 to 2003. The roll’s just value per unit runs from $339,093 to $421,245.
What a resident does day to day depends mostly on the club and the association rather than on the village itself. The county roll shows a common-element parcel with a pool flag and a 1,290 square foot building at 9150 Palmetto Ridge Drive. Shadow Wood Country Club, a separate member-owned club established in 1998, runs three golf courses, eight tennis courts and three bocce courts, but joining is a separate decision.
It is not a neighborhood of detached houses, it is not Shadow Wood Preserve (a separate community that the club’s page places about four miles north), and it is not the same village as Morningside, Cypress Hammock or Indigo Isle at The Brooks. It is also not automatically a country club membership: the club’s FAQ says membership does not require residency, and it says nothing that makes membership mandatory for any village.
Palmetto Ridge is the 64-unit condominium village inside Shadow Wood at The Brooks where the plan, the estoppel certificate and the Declaration decide what a home is worth to the next buyer. Selling your Palmetto Ridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Palmetto Ridge? Call Marc at (239) 287-5873 or see how we represent buyers.
Palmetto Ridge is found on the Lee County record under the legal text “PALMETTO RIDGE AT THE BROOKS” or “PALMETTO RIDGE AT THE BROOKS CONDO”, on Palmetto Ridge Drive in the Village of Estero, ZIP 34135. The roll holds 65 records: 64 condominium units and one common-element parcel.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 29, 2026).
Every unit’s legal text begins “PALMETTO RIDGE AT THE BROOKS”, with 36 units reading exactly that and 28 adding the word “CONDO”. Each continues with a recorded-document reference, a phase number, a building number and a unit number, for example phase 11, building 11, unit 202. Both spellings belong to the same condominium, so a search for either returns part of the village and a search for the street returns all of it.
The condominium was recorded in 16 phases, one building per phase. Phase 1 cites Official Records book 3605, page 776, and phase 16 cites book 4093, page 4236. The common-element parcel lists all sixteen references in one legal description. We could not read the Declaration itself, because the Lee County Clerk’s site is outside the sources this edition used, so statements about its terms are limited to what other public records show.
The 64 unit parcels all sit on Palmetto Ridge Drive. The one other record is the common-element parcel at 9150 Palmetto Ridge Drive, 9.56 acres, zoned MPD, coded residential common element and areas, with a pool flag. The sixteen building numbers run from 9101 to 9271 in steps of ten, skipping 9141 and 9161.
The roll codes all 65 records to the Village of Estero and the Estero Fire District, and gives Estero as the site city. The ZIP is 34135, which the Postal Service shares with Bonita Springs mail delivery, and the association’s care-of management address is in Bonita Springs. The community markets as Estero, and both facts are accurate.
Palmetto Ridge is also a name used by other Florida places, and brokerage pages sometimes label the village “Palmetto Ridge at Shadow Wood” while the county text reads “at The Brooks”. They point to the same street. If a document names a different county, a different ZIP or a different street, it is not this village.
Palmetto Ridge has 64 condominium units on the Lee County roll, in 16 four-unit buildings, plus one common-element parcel. Thirty-two units are 1,538 heated square feet with three bedrooms and 32 are 1,913 heated square feet with two bedrooms; all have two baths and a garage on the roll.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 29, 2026).
Item | Palmetto Ridge on the county roll |
|---|---|
Condominium units | 64 |
Buildings | 16, with 4 units each |
Common-element parcel | 1, 9.56 acres, with a pool flag and a 1,290 square foot building |
Heated area | 1,538 sq ft (32 units) and 1,913 sq ft (32 units) |
Bedrooms and baths | 3 and 2 in the 1,538 plan; 2 and 2 in the 1,913 plan |
Year built | 2002 (24 units, buildings 1 to 6); 2003 (40 units, buildings 7 to 16) |
Garages | All 64 units |
Just value | $339,093 to $421,245; median $369,036 |
Homestead amount on roll | 18 of 64 units |
Buildings 1 through 6 were recorded as phases 1 through 6 and carry a 2002 year built, 24 units. Buildings 7 through 16 were recorded as phases 7 through 16 and carry 2003, 40 units. The phase order matches the building numbers, so the earliest recorded buildings are the six numbered 9221 to 9271.
Units numbered 101 and 102 are the 1,538 square foot, three-bedroom plan listed as one story on the roll. Units numbered 201 and 202 are the 1,913 square foot, two-bedroom plan listed as two-story. There are exactly 16 of each unit number, which is why the roll shows 32 and 32.
Counting only: 18 of 64 units (28 percent) carry a homestead amount on the roll, and 42 of 64 (66 percent) have an owner mailing address that differs from the unit’s own address. Among owner mailing addresses, 25 are in Florida and 38 are elsewhere in the United States or abroad. The roll cannot say how many owners live in the unit part of the year.
Palmetto Ridge recorded 14 sales in the 36 months from October 2023 to August 19, 2026, at a $482,500 median and a median $297 per heated square foot. In the last 12 months there were 4 sales at a $533,750 median, ranging from $429,900 to $645,000.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales; index built October 7, 2026; newest recorded sale September 25, 2026).
Southwest Florida MLS figures for Palmetto Ridge were not pulled for this edition (October 2026); the sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
The 36 months from October 2023 hold 14 recorded sales totaling $6,997,400, with a $482,500 median and a range of $425,000 to $645,000. The community total across all brokerages, counted from the Lee County sales file, is the right base for pricing, because this village is small enough that a single unusual sale moves the range. Over 60 months from October 2021 the count is 19 at a $480,000 median.
The four sales since October 2025 were $510,000 on December 1, 2025 (1,913 square feet), $557,500 on March 17, 2026 (1,538), $429,900 on May 11, 2026 (1,538) and $645,000 on August 13, 2026 (1,913). The median is $533,750 and the median price per square foot is $308. Four sales are a thin base, and the $215,100 spread between the lowest and highest shows why we read each one.
Sale date | Price | Heated sq ft | Price per sq ft |
|---|---|---|---|
December 29, 2023 | $610,000 | 1,538 | $397 |
April 26, 2024 | $525,000 | 1,538 | $341 |
January 30, 2025 | $450,000 | 1,538 | $293 |
February 19, 2025 | $425,000 | 1,913 | $222 |
March 21, 2025 | $425,000 | 1,538 | $276 |
March 27, 2025 | $500,000 | 1,538 | $325 |
May 8, 2025 | $460,000 | 1,538 | $299 |
May 12, 2025 | $465,000 | 1,538 | $302 |
July 16, 2025 | $430,000 | 1,913 | $225 |
August 1, 2025 | $565,000 | 1,913 | $295 |
December 1, 2025 | $510,000 | 1,913 | $267 |
March 17, 2026 | $557,500 | 1,538 | $362 |
May 11, 2026 | $429,900 | 1,538 | $280 |
August 13, 2026 | $645,000 | 1,913 | $337 |
The table lists the county’s heated area for each sale and the price per square foot is our arithmetic on those two columns. The median of the fourteen ratios is $297.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
2016 | 4 | $302,500 | $286,000 | $325,000 |
2017 | 7 | $299,000 | $270,000 | $412,500 |
2018 | 3 | $299,900 | $285,000 | $353,000 |
2019 | 8 | $285,500 | $250,000 | $365,000 |
2020 | 6 | $262,450 | $230,000 | $385,000 |
2021 | 3 | $352,500 | $295,000 | $450,000 |
2022 | 3 | $450,000 | $420,000 | $597,500 |
2023 | 3 | $545,900 | $480,000 | $610,000 |
2024 | 1 | $525,000 | $525,000 | $525,000 |
2025 | 9 | $460,000 | $425,000 | $565,000 |
2026 (to August 19) | 3 | $557,500 | $429,900 | $645,000 |
The yearly medians rose from $262,450 in 2020 to $545,900 in 2023, then moved between $460,000 and $557,500 on very different sale counts, from 1 sale in 2024 to 9 in 2025. A year with one or three sales is a data point, not a trend.
The median across the fourteen sales of the last 36 months is $297 per heated square foot, $308 across the last 12 months and $295 across 60 months. Each ratio divides the recorded price by the county’s heated area, so it ignores garages, lanais and the condition of the unit.
Since October 2023 the 1,538 square foot plan recorded 9 sales with a $465,000 median, from $425,000 to $610,000, and a median $302 per square foot. The 1,913 square foot plan recorded 5 sales with a $510,000 median, from $425,000 to $645,000, and a median $267 per square foot. The larger plan costs more in dollars and less per square foot.
The Lee County just value for the 64 units has a median of $369,036, against a 36-month recorded-sale median of $482,500. The roll value is an assessment for tax purposes, set in the county’s own cycle, and it should not be used as a listing price or an offer anchor. Recorded sales are the evidence of what buyers paid.
Current listings were not pulled for this edition, because the Southwest Florida MLS was not available to us. Ask us for the current active and pending units on Palmetto Ridge Drive and we will send them with the plan of each.
The homes in Palmetto Ridge are condominium units in four-unit buildings built in 2002 and 2003, each with a garage, two baths and either three bedrooms in 1,538 heated square feet or two bedrooms in 1,913 heated square feet. The county roll records no pool on individual units.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 29, 2026).
The 1,538 square foot units have 3 bedrooms and 2 baths; the 1,913 square foot units have 2 bedrooms and 2 baths. The roll’s total area equals heated area for both plans, so it does not break out garage or lanai space. The 1,913 square foot plan is the larger by 375 square feet, with one fewer bedroom.
Each building carries unit numbers 101, 102, 201 and 202. The roll lists the 101 and 102 plans as one story and the 201 and 202 plans as two-story. Which unit sits over which is a question for the floor plan and the association, because the county record does not draw it.
All 64 units carry a garage flag on the roll and none carries a carport. The roll does not give the garage size, and the Declaration governs any use restriction on garages and parking.
Plan | Units | Just value low | Just value median | Just value high |
|---|---|---|---|---|
1,538 sq ft, 3 bedrooms | 32 | $339,093 | $340,717 | $358,188 |
1,913 sq ft, 2 bedrooms | 32 | $379,884 | $381,672 | $421,245 |
All units | 64 | $339,093 | $369,036 | $421,245 |
The builder, the roof type and age, the window rating and the construction method are not on the county roll fields we used, and no primary source for them surfaced. We do not print them. A buyer should ask the association for the roof history and the most recent insurance inspection reports.
Palmetto Ridge is run by Palmetto Ridge At The Brooks Condominium Association, Inc., a Florida not-for-profit corporation filed March 12, 2002 and active, with a Bonita Springs management address. No dated, published assessment figure was available, so the current dues come from the association’s estoppel certificate.
Data updated: October 2026 (Florida corporate index as republished August 19, 2025; Florida Statutes 2025; Florida Department of Revenue Table 1, fiscal 2025-26).
The Florida Division of Corporations site returned an access error to automated requests on October 29, 2026, so we could not read the record on sunbiz.org directly. A public directory that republishes the state index, as extracted on August 19, 2025, lists the association as active, document number N02000001800, filed March 12, 2002, with annual reports filed in 2023, 2024 and April 15, 2025. Confirm the current status on sunbiz.org before relying on it.
The same record gives the association’s care-of address as Gulf Breeze Management Services, Inc. at 8910 Terrene Court, Suite 200, Bonita Springs. Gulf Breeze Management’s own website says it processes buyer-approval applications for associations it manages and that estoppel certificates and questionnaires are ordered through its resale portal. Whether it is still the manager of record is a point to confirm with the association.
Under section 718.113(1) of the Florida Statutes, maintenance of the common elements is the responsibility of the association, except for limited common elements the Declaration assigns to the owner. The association must also carry adequate property insurance on the condominium property under section 718.111(11). Which items in a Palmetto Ridge building count as common elements or limited common elements is a Declaration question.
Under section 718.303(1), each unit owner, tenant and invitee is governed by the chapter, the Declaration, the association documents and the bylaws. In practice an owner carries an HO-6 policy for what the Declaration leaves to the owner, pays the unit’s assessments and answers for the conduct of tenants and guests. We did not read this Declaration, so we do not list which finishes are the owner’s.
Section 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a written or electronic request. Section 718.116(8)(f) caps the fee at $299 when no delinquent amounts are owed, plus $119 if the certificate is delivered within 3 business days, and an additional fee not above $179 if delinquent amounts are owed. A capital contribution at transfer, if any, would appear on that certificate.
Section 718.116(1)(a) makes a unit owner liable for assessments that come due while the owner holds the unit, and makes a buyer jointly and severally liable with the previous owner for unpaid assessments up to the transfer of title. That is why a buyer asks for the estoppel before closing. Late fees and lien procedures follow the chapter and the Declaration.
Charge | What we found | Source type |
|---|---|---|
Association assessment | Not published in a source we could read; the estoppel certificate states it | Statute, s. 718.116(8) |
Special assessments and reserves | Not published; ask in the estoppel and budget | Association |
Estoppel certificate | Cap of $299, plus $119 expedited, plus up to $179 if delinquent | Statute, s. 718.116(8)(f) |
Shadow Wood Country Club | Separate membership; no fee figures published; waiting list for full golf | Club FAQ |
Village of Estero property tax | 0.7300 mills for fiscal 2025-26 | Florida Department of Revenue Table 1 |
Lee County general fund | 3.7623 mills for fiscal 2025-26 | Florida Department of Revenue Table 1 |
Lee County library fund | 0.4218 mills for fiscal 2025-26 | Florida Department of Revenue Table 1 |
The roll puts all units in the Village of Estero and the Estero Fire District. The Florida Department of Revenue’s Table 1 shows adopted fiscal 2025-26 rates of 0.7300 mills for the Village of Estero, 3.7623 for the Lee County general fund and 0.4218 for the library fund. The fire district, school and other levies were not in that table, so we do not print a total millage for a Palmetto Ridge tax bill.
Ask the association’s management company for the estoppel certificate, the current budget, the most recent reserve study and the governing documents. Section 718.116(8) sets the clock at 10 business days. Ask the Lee County Tax Collector for the actual tax bill of the unit you are considering, because the exemptions and the district lines on a bill decide the total.
Palmetto Ridge buyers should know that the rules on leasing, pets, vehicles and transfers sit in the recorded Declaration and the association’s rules, which we could not read for this edition. Under section 718.303(1) every owner, tenant and invitee must comply, so read both before you offer.
Data updated: October 2026 (Florida Statutes 2025; management company website, read October 29, 2026).
No lease term, lease limit or approval rule for Palmetto Ridge was published in a source we could read. The management firm at the association’s care-of address states that each association has its own leasing rules and that lease applications go to its office rather than online. Ask for the Declaration’s leasing article and the current application before you buy for rental income.
Whether the Declaration allows rentals shorter than a month, or sets a minimum term, is not public in a source we found. Condominium Declarations differ widely, and many state a minimum. Treat any listing that advertises short-term use as unverified until you read the leasing article.
Pet limits and breed or weight rules are in the Declaration or the rules, not on the county roll. We found no published pet rule for Palmetto Ridge. The statute that binds owners and tenants to those rules is section 718.303(1), and the management company can send the current document.
Every unit has a garage on the county roll. Rules on driveways, guest parking and commercial vehicles are in the Declaration and rules, which we did not read. Shadow Wood at The Brooks is described by the club as gated with 24/7 security, and guest access practice is set by the gate and the association.
Some Florida condominium associations approve buyers and some do not. The management firm’s website says it processes buyer-approval applications on behalf of the associations it manages, but whether Palmetto Ridge requires one is for the Declaration to say. Ask before you write an offer, and put the time for approval in the contract.
Where this section says the Declaration governs, that is because we did not find the rule in a public primary source. A rule we cannot cite is not stated. The estoppel certificate, the recorded Declaration and the association’s rules are the documents to ask for, and we obtain them as part of every Palmetto Ridge file.
We found no age restriction for Palmetto Ridge in the records we read. The county roll has no age field, and the club’s pages for Shadow Wood describe a pool, a kids’ pool and guest rules without an age limit. Only the recorded Declaration can say for certain, so confirm it before you buy.
Data updated: October 2026 (Lee County parcel layer; Shadow Wood Country Club pages, read October 29, 2026).
The Lee County roll for the 65 Palmetto Ridge records carries no age-restriction field. Shadow Wood Country Club’s lifestyle page describes a zero-depth entry pool and a kids’ pool opening in 2026, and its FAQ exempts a member’s relatives from the six-visit guest limit; neither statement sets the age rules of any village.
An age restriction would be written into the recorded Declaration and, for a community qualifying as 55 and over, into the association’s governing documents. We did not read those documents. This page states only what the sources show, and it does not describe who lives in Palmetto Ridge.
Inside the village, the county roll records one common-element parcel of 9.56 acres with a pool flag and a 1,290 square foot building at 9150 Palmetto Ridge Drive. Wider amenities belong to Shadow Wood at The Brooks and to Shadow Wood Country Club, a separate member-owned club with three golf courses.
Data updated: October 2026 (Lee County parcel layer; Shadow Wood Country Club pages, read October 29, 2026).
The common-element parcel is coded residential common element and areas, is 9.56 acres, carries a pool flag, and has a 1,290 square foot building with 1,743 square feet of total area. The association’s own description of what the pool and building offer was not found, so we do not describe hours or rules.
The club’s site says it was established in 1998 and has been member owned since 2010, with a nine-member elected board. Its address is 22801 Oakwilde Blvd, Estero, and it describes three golf courses designated Audubon International Cooperative Sanctuaries and renovated by Rees Jones, a Toptracer range, eight Har-Tru tennis courts and three bocce courts.
The club’s FAQ says membership does not require residency, that prices and privileges are the same regardless of address, and that residents are given priority over non-residents on the waiting list on a two-to-one basis. It publishes no initiation or dues figures and asks interested buyers to contact the club.
The club says there is a waiting list for full golf membership, with a limited number of Golf-in-Waiting memberships. It adds that certain homes in Shadow Wood offer transferable golf and that buying from a resigning golf member can bypass the waiting list. The page does not say whether any Palmetto Ridge unit carries transferable golf.
The lifestyle page lists daily lunch and dinner, weekly live music, a resort pool and poolside dining opening in 2026, and the sports page lists six indoor pickleball courts coming in 2026. We could not confirm from the club’s pages that those facilities had opened by October 2026.
The club’s community page describes The Commons Club as a private membership with fitness and spa facilities and beach access on Little Hickory Island, with private parking and beach attendants at the Beach Club. It is a separate membership from the country club, and fees are not published.
The club’s community page describes Shadow Wood at The Brooks as having 24/7 gated security and walking and biking trails. It does not say whether Palmetto Ridge has an additional gate inside the community, so confirm access arrangements with the association.
FEMA’s flood layer returned Zone X, an area of minimal flood hazard, at five points we tested in Palmetto Ridge, on FIRM panel 12071C0591H effective November 17, 2022. The point for the common-element tract returned Zone AE with a base flood elevation of 14.5 feet, so the zone depends on where on the land you look.
Data updated: October 2026 (FEMA National Flood Hazard Layer, queried October 29, 2026).
Building point | Zone | Base flood elevation | FIRM panel | Panel effective date |
|---|---|---|---|---|
9101 Palmetto Ridge Dr | X, area of minimal flood hazard | None (Zone X) | 12071C0591H | November 17, 2022 |
9151 Palmetto Ridge Dr | X, area of minimal flood hazard | None (Zone X) | 12071C0591H | November 17, 2022 |
9201 Palmetto Ridge Dr | X, area of minimal flood hazard | None (Zone X) | 12071C0591H | November 17, 2022 |
9231 Palmetto Ridge Dr | X, area of minimal flood hazard | None (Zone X) | 12071C0591H | November 17, 2022 |
9271 Palmetto Ridge Dr | X, area of minimal flood hazard | None (Zone X) | 12071C0591H | November 17, 2022 |
9150 Palmetto Ridge Dr (common-element tract) | AE | 14.5 ft | 12071C0591H | November 17, 2022 |
The layer labels the zone “area of minimal flood hazard” and flags it as outside the special flood hazard area. That label describes FEMA’s map, not a guarantee against water, and it does not remove the seller’s disclosure duty under section 689.302 or a buyer’s choice to buy flood insurance.
The tract at 9150 Palmetto Ridge Drive covers 9.56 acres and includes the pool and building the roll records. FEMA’s layer returned Zone AE at the tract’s parcel point, with a base flood elevation of 14.5 feet and the special flood hazard flag set. The layer does not say which part of the tract is in AE, so a surveyed elevation certificate is the way to settle any single structure.
We did not obtain an evacuation zone for Palmetto Ridge from a Lee County source in this edition, so we do not state one. Look up each address on the Lee County Emergency Management evacuation zone tool before you rely on it for planning.
Florida requires a residential flood disclosure at or before contract under section 689.302. Condominium associations may buy flood insurance for common elements under section 718.111(11), and an owner may buy a separate policy for contents and interior items. Ask the association what its master policy includes.
We found no source that reports damage or flooding specific to Palmetto Ridge from Hurricane Ian, Helene or Milton. The National Hurricane Center reports 8 to 12 feet of surge inundation in Estero for Ian as a regional coastal finding, and smaller surge from Helene and Milton in the Bonita Beach to Naples area.
Data updated: October 2026 (National Hurricane Center tropical cyclone reports; WGCU, October 7, 2025).
The National Hurricane Center’s Ian report says the storm produced catastrophic surge on Southwest Florida’s coast, including along Estero Bay, with 10 to 15 feet above ground at Fort Myers Beach. It reports maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples.
The report’s 8 to 12 foot range is a coastal and bay finding for those named places. It does not name Palmetto Ridge, The Brooks or Shadow Wood, and our FEMA test shows five building points in Zone X on the 2022 panel. We draw no conclusion about water at any Palmetto Ridge building from either fact.
For Helene, the National Hurricane Center reports maximum surge inundation of 2 to 4 feet above ground south of Bonita Beach, in areas such as Naples, Marco Island and Everglades City. The tide gauge on the Caloosahatchee at Fort Myers measured 5.12 feet above mean higher high water.
The National Hurricane Center’s Milton report gives maximum surge inundation of 3 to 5 feet above ground from Bonita Beach through Marco Island, with 5.08 feet above mean higher high water at the Naples Bay gauge and 5.27 feet at Fort Myers. Its larger surge figures, 6 to 9 feet above ground, are reported from Venice southward to Boca Grande, north of Estero.
WGCU reported on October 7, 2025 that the Village of Estero invited residents to a workshop on flood vulnerability, that the Estero River overflowed during Ian, and that Ian wiped out some septic systems and wells along West Broadway in Estero. That reporting concerns other parts of the Village, not Palmetto Ridge.
We did not find a primary source describing damage, flooding, roof claims or repairs at Palmetto Ridge in any of the three storms. A buyer should ask the association for its insurance claims and repair history for the specific building and read the most recent inspection and reserve documents.
In a Florida condominium, the association insures the building under section 718.111(11), the owner insures the interior and contents with an HO-6 policy, and the Declaration decides where one stops. For Palmetto Ridge the master policy’s terms are not public, so ask for the declarations page.
Data updated: October 2026 (Florida Statutes 2025, sections 718.111, 718.113, 627.711).
Section 718.111(11) says the replacement cost used for adequate coverage must be determined by an independent appraisal at least once every three years, and that every policy issued or renewed on or after January 1, 2009 must provide primary coverage for the condominium property as originally installed or replacement of like kind and quality. The carrier, deductible and wind terms are not public.
An HO-6 policy covers what the Declaration leaves to the owner, plus contents, additional living expense and loss assessment. The exact line between association and owner depends on the Declaration, which we could not read, so we do not list which fixtures or finishes fall on which side.
Section 627.711 provides for a uniform mitigation verification inspection form and requires the Office of Insurance Regulation to publish the ranges of premium discounts and credits insurers offer for fixtures and construction techniques that reduce windstorm loss. For a condominium unit, the roof and exterior are usually the association’s, so the relevant inspection may reflect the whole building.
Ask for the master policy declarations page, the most recent replacement-cost appraisal, the budget and reserve schedule, any special assessment resolutions, and the association’s claims history for the building. Ask your own agent for an HO-6 quote on the specific unit, and ask whether a flood policy is recommended for your building.
We do not print premium estimates, deductible percentages or carrier names for Palmetto Ridge, because none is published by a primary source. Insurance prices change with the market and the building, and they are quoted by agents, not by this page.
Which schools serve a Palmetto Ridge address depends on the School District of Lee County’s residential and choice zones, so each address should be checked in the district’s lookup. The 2026-27 enrollment plan puts south Lee County in the South Zone, whose high schools include Estero High and Bonita Springs High.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027, read October 29, 2026).
The plan says the South Zone is generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and that parents rank the available schools in their residential or choice zone. The plan uses sub-zones within each zone and offers advanced programs with their own eligibility rules.
The plan’s high school South Zone lists Cypress Lake High, Dunbar High, Fort Myers High, South Fort Myers High, Bonita Springs High and Estero High across its sub-zones. Sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High. Which sub-zone the Palmetto Ridge addresses fall in was not determined in this edition.
Use the district’s enrollment and zone lookup for the exact address, and confirm elementary and middle school assignments there. We did not determine the elementary and middle schools for these addresses, and we do not name them.
From the centre of Palmetto Ridge, Coconut Point is about 1.1 straight-line miles, Hertz Arena 2.1 miles, Bonita Beach Park 6.7 miles and Southwest Florida International Airport 7.1 miles. These are straight-line distances measured on county parcel coordinates, not road miles or drive times.
Data updated: October 2026 (Lee County parcel layer coordinates, queried October 29, 2026).
Destination | County record used | Straight-line miles |
|---|---|---|
Coconut Point shopping center | 23106 Fashion Dr | 1.1 |
Hertz Arena | 11000 Everblades Pkwy | 2.1 |
Bonita Beach Park | 27954 Hickory Blvd | 6.7 |
Southwest Florida International Airport | 11000 Terminal Access Rd | 7.1 |
We averaged the latitude and longitude of the 64 unit parcels, took the coordinate of each destination’s parcel record, and computed the great-circle distance. Road routes are longer, and traffic on Three Oaks Parkway, Coconut Road and Corkscrew Road varies by hour and season. We do not quote drive times because we did not measure any.
Lee Health lists a Coconut Point Emergency Department at 23450 Via Coconut Point in Estero. The county parcel layer did not return a record for that address, so we print no distance for it. The roll places Palmetto Ridge in the Estero Fire District.
The planned changes we could confirm are inside Shadow Wood Country Club, which lists a resort pool, poolside dining, a lifestyle center and six indoor pickleball courts as coming in 2026. We found no Village or county plan, permit or road project for Palmetto Ridge itself in the sources read.
Data updated: October 2026 (Shadow Wood Country Club pages, read October 29, 2026).
The club’s membership page refers to Lifestyle Center amenities coming in 2026, its lifestyle page to a resort pool and poolside dining opening in 2026, and its sports page to a private indoor pickleball facility with six courts coming in 2026. These are club facilities, open to members, not village amenities.
We did not retrieve Village of Estero development orders, Lee County permits or road project lists for the Palmetto Ridge area, so we state none. Ask the Village planning department about nearby applications, and ask the association about any capital project that could lead to a special assessment.
Palmetto Ridge and Morningside are both condominium villages inside Shadow Wood at The Brooks, but Palmetto Ridge is half the size at 64 units and sold at a lower $482,500 median over 36 months against Morningside’s $579,000, at $297 against $326 per square foot. Morningside’s last-12-month median, $495,000, is lower than Palmetto Ridge’s $533,750.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, windows named in the table; county parcel layer).
Morningside is the 128-unit village of 1,532 and 1,900 square foot units on Rosedale Drive, covered on our Morningside page. The table sets the two side by side on the same yardsticks.
Yardstick | Palmetto Ridge | Morningside |
|---|---|---|
Residential units on the county roll | 64 | 128 |
Street | Palmetto Ridge Dr | Rosedale Dr |
Years built | 2002 and 2003 | 1998 to 2002 |
Heated area | 1,538 sq ft (3 bedrooms) and 1,913 sq ft (2 bedrooms) | 1,532 sq ft and 1,900 sq ft; 64 units with 3 bedrooms and 64 with 2 |
Baths | 2 | 2 |
Recorded sales, 36 months from October 2023 | 14 | 26 |
Median sale price, 36 months | $482,500 | $579,000 |
Price range, 36 months | $425,000 to $645,000 | $415,540 to $695,000 |
Median price per heated sq ft, 36 months | $297 | $326 |
Recorded sales, latest 12 months | 4, median $533,750 | 8, median $495,000 |
Median price per heated sq ft, 12 months | $308 | $319 |
Recorded sales since January 2025 | 12, median $462,500 | 13, median $495,000 |
FEMA flood zone | X at five building points tested | Not tested in this edition |
The Morningside figures come from the same Lee County sales file, with the same October 7, 2026 index date and September 25, 2026 newest sale. Each median is across all brokerages and counts only DOR-qualified improved sales.
Palmetto Ridge comes out ahead on build date and plan count: all 64 units were built in 2002 or 2003, against Morningside’s 1998 to 2002 span. In the last 12 months its median, $533,750, was above Morningside’s $495,000, on 4 sales against 8.
Morningside comes out ahead on depth of record: 128 units and 26 sales in 36 months give a larger base, and its 36-month median per square foot, $326, is above Palmetto Ridge’s $297. Its highest sale in the window, $695,000, was above Palmetto Ridge’s $645,000, and its $579,000 median was $96,500 higher.
Selling in Palmetto Ridge? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Palmetto Ridge? Call Marc at (239) 287-5873 or read how we represent buyers.
Palmetto Ridge compares most directly with Morningside, the village this page is measured against, where the 36-month median is $579,000 against $482,500 here. Two other villages in The Brooks, Spring Run and Copperleaf, have their own pages, and this edition compiles no sales figures for them.
Data updated: October 2026 (Lee County recorded sales and parcel layer; windows named in the table).
Yardstick | Palmetto Ridge | Morningside | Spring Run at The Brooks | Copperleaf at The Brooks |
|---|---|---|---|---|
Homes counted | 64 condominium units | 128 residential units | See its page | See its page |
Years built | 2002 and 2003 | 1998 to 2002 | See its page | See its page |
Heated area | 1,538 and 1,913 sq ft | 1,532 and 1,900 sq ft | See its page | See its page |
Recorded sales, 36 months from October 2023 | 14 | 26 | Not compiled for this edition | Not compiled for this edition |
Median sale price, 36 months | $482,500 | $579,000 | Not compiled for this edition | Not compiled for this edition |
Median price per heated sq ft, 36 months | $297 | $326 | Not compiled for this edition | Not compiled for this edition |
Spring Run at The Brooks is another village in The Brooks with its own page on our site. We did not compile a sales window for it for this edition, so no figure for it appears in the table, and its details are best read on its own page.
Copperleaf at The Brooks is a further village in The Brooks with its own page. As with Spring Run, we leave its market figures to that page, and we do not compare its prices with Palmetto Ridge here.
Morningside, on its page, is the village this page measures Palmetto Ridge against, with 128 residential units on Rosedale Drive and 26 recorded sales in 36 months at a $579,000 median.
On the one village with figures on the same file, Palmetto Ridge’s median is $96,500 lower over 36 months and its per square foot figure is $29 lower, $297 against $326. The villages are separate pricing sets, so a seller should price against the village’s own sales, and a buyer should read both.
The honest case for buying in Palmetto Ridge rests on a small, newer-built village with two plans, a garage on every unit and an association registered since 2002, and the honest case against rests on missing public documents, a thin sales base and a separate club with a waiting list.
Data updated: October 2026 (Lee County parcel layer and recorded sales; Shadow Wood Country Club pages).
Selling a Palmetto Ridge home well means pricing it against its own 14 recorded sales of the last 36 months, split by the 1,538 and 1,913 square foot plans, not against the Shadow Wood villages around it, and answering buyer questions about the estoppel, the association’s insurance and the lease rules with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for a Palmetto Ridge listing agent, or thinking, “I need someone to sell my Palmetto Ridge home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Palmetto Ridge homes against the county’s recorded sales, split by plan and sale year, and put the estoppel certificate, the association’s insurance terms and the lease rules in front of a buyer before the buyer has to ask.
In the 36 months to August 19, 2026, 14 Palmetto Ridge homes sold on the county record for $6,997,400 in total, at a $482,500 median. In the last 12 months we tracked 4 recorded sales totaling $2,142,400, from $429,900 to $645,000. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what the dues are, what the association insures, whether they can rent or keep pets, and whether they must join the club. A seller who has the estoppel certificate ordered within the 10-business-day statutory window, the Declaration and rules in hand and the master policy declarations ready shortens the deal. With two plans and 64 units, buyers compare your unit against recent sales of the same plan, so the plan, the floor and the condition lead the listing.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $3,377.50 on the $482,500 median sale (our arithmetic), and the owner’s title policy; the contract controls. The association’s estoppel certificate fee is capped by section 718.116 at $299, with $119 more if expedited. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for plan, floor, sale date and condition. Our Estero home valuation page explains how we price across the city.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Estero.
The six questions Palmetto Ridge sellers ask us first, answered from the record.
Recorded sales since October 2023 ran $425,000 to $645,000, with a $482,500 median. The 1,538 square foot plan had a $465,000 median and the 1,913 square foot plan a $510,000 median.
The county record carries no days on market; we pull that from the MLS for your listing file.
The association’s estoppel certificate, the governing documents, the flood disclosure and whatever the Declaration requires for transfers.
We could not read the Declaration, so ask the association; if approval is required, put the time in the contract.
Sign rules are in the Declaration and rules; ask the management company before any sign goes up.
Leasing terms are in the Declaration and the lease application procedure is set by the association, so read the leasing article first.
McGreevy and Comisar are the Southwest Florida team Palmetto Ridge owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Estero neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Palmetto Ridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Palmetto Ridge? Call Marc at (239) 287-5873, or read about buying a home in Estero.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and the reviews on the team’s Google Business Profile describe what a Palmetto Ridge seller or buyer needs most: steady communication, local knowledge and a team that follows through.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
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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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Palmetto Ridge buyers ask what the units cost, how big the two plans are, what the dues and the club cost, whether it is gated or 55+, what the flood zone says and how far the airport, beach and shopping are. Each answer draws on a county record, a statute or the club’s own pages; unpublished facts are labeled.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; Florida Statutes 2025; Shadow Wood Country Club pages).
Palmetto Ridge is a 64-unit coach-home condominium village on Palmetto Ridge Drive inside Shadow Wood at The Brooks in the Village of Estero, ZIP 34135. Shadow Wood sits at the intersection of Coconut Road and Three Oaks Parkway, per the club.
The Lee County roll lists 64 condominium units in 16 four-unit buildings, plus one common-element parcel of 9.56 acres. Every unit has a garage on the roll.
There are two plans. Units 101 and 102 are 1,538 square feet with 3 bedrooms and 2 baths on one story, and units 201 and 202 are 1,913 square feet with 2 bedrooms and 2 baths, listed as two-story on the roll.
Buildings 1 to 6, 24 units, show a 2002 year built, and buildings 7 to 16, 40 units, show 2003, according to the Lee County roll.
The roll puts it in the Village of Estero with a site city of Estero, and the ZIP is 34135, which is shared with Bonita Springs mail. The association’s management address is also a Bonita Springs address.
The club says Shadow Wood at The Brooks has 24/7 gated security. Whether Palmetto Ridge has its own additional gate is not stated on the roll or the club pages, so confirm with the association.
We found no age restriction in the records read: the roll has no age field, and the club’s pages describe a pool, a kids’ pool and guest rules without an age limit. The Declaration governs, so confirm it before you buy.
No dated, published figure was available from the association, and we do not print figures from listing pages. The estoppel certificate shows the current assessment, and section 718.116(8) lets you request it within 10 business days.
The state corporate index, as republished by a public directory, lists Palmetto Ridge At The Brooks Condominium Association, Inc., document N02000001800, filed March 12, 2002, active, in care of Gulf Breeze Management Services in Bonita Springs.
The club’s FAQ says membership does not require residency and does not state a mandatory requirement for any village. There is a waiting list for full golf membership, and fees are not published.
FEMA’s layer showed Zone X, minimal flood hazard, at five tested building points on panel 12071C0591H effective November 17, 2022. The common-element tract point returned Zone AE with a base flood elevation of 14.5 feet.
We found no source that reports flooding at Palmetto Ridge. The National Hurricane Center reported 8 to 12 feet of surge inundation in Estero, Bonita Beach, Bonita Springs and North Naples as a regional finding, and it does not name this village.
The School District of Lee County zones by address. The 2026-27 enrollment plan puts south Lee County in the South Zone, whose high schools include Estero High and Bonita Springs High, so run each address through the district’s lookup.
Straight-line from the village centre, Southwest Florida International Airport is 7.1 miles, Hertz Arena 2.1 miles, Coconut Point 1.1 miles and Bonita Beach Park 6.7 miles. These are not road miles.
Leasing and rental terms are in the Declaration and rules, which we did not find in public form. Under section 718.303(1) owners and tenants must comply with them, so read them before you buy for rental.
The county’s common-element parcel carries a pool flag and a 1,290 square foot building, so the roll records a pool and a building there. The association’s own description of its amenities was not found.
Pet rules sit in the Declaration and rules, which we could not read. Ask the management company for the current rules, and expect the Declaration to govern under section 718.303(1).
The 1,538 square foot units (101 and 102) are the one-story plans, and the 1,913 square foot units (201 and 202) are the two-story plans on the roll. Ask whether a given unit is on the ground floor.
Section 718.111(11) requires the association to carry adequate property insurance on the condominium property, and the Declaration says what an owner’s HO-6 policy must cover. The master policy’s terms are not public.
Over 36 months the median was $297 per heated square foot, $308 over the last 12 months, and $295 over 60 months, using the Lee County sales file and county heated area.
Palmetto Ridge sellers ask what their unit is worth, how recorded sales have moved, what approvals and disclosures a sale needs, how the two plans price apart and what selling costs. Each answer below draws on the county record, a statute or our own analysis.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026, our analysis; Florida Statutes 2025).
Recorded sales ran $425,000 to $645,000 in the 36 months from October 2023, with a $482,500 median. The 1,538 square foot three-bedroom plan had a $465,000 median and the 1,913 square foot two-bedroom plan a $510,000 median, so the plan and the date of the sale decide the range.
In the last 12 months to August 2026 the county recorded 4 sales, from $429,900 to $645,000, with a $533,750 median. The 2026 sales were $557,500 on March 17, $429,900 on May 11 and $645,000 on August 13.
Over 36 months from October 2023 the community total across all brokerages, counted from the Lee County sales file, is 14 sales at a $482,500 median. Over 60 months from October 2021 it is 19 sales at a $480,000 median.
Yearly medians climbed from $262,450 in 2020 to $352,500 in 2021 and $450,000 in 2022, peaked at $545,900 in 2023, then read $525,000 in 2024 on one sale, $460,000 in 2025 on nine sales and $557,500 in 2026 on three sales.
Yes. Since October 2023 the 1,538 square foot three-bedroom plan sold at a $302 median per square foot across 9 sales, and the 1,913 square foot two-bedroom plan at $267 across 5 sales, so the smaller plan carries the higher price per square foot.
The community-wide median is $297 per heated square foot over 36 months and $308 over the last 12 months, using the county’s heated area. It runs higher for the 1,538 square foot plan, $302, than for the 1,913 square foot plan, $267.
The county recorded 3 sales in 2022, 3 in 2023, 1 in 2024, 9 in 2025 and 3 in 2026 through August 19. Over 36 months, 14 sales across 64 units is about 22 percent of the units, our arithmetic on the sales file.
The county record carries no days on market, and Southwest Florida MLS figures for Palmetto Ridge were not pulled for this edition. We pull days on market and list-to-sale for your unit when we prepare the listing file.
Florida requires the association’s estoppel certificate on request, the governing documents and the flood disclosure under section 689.302. Section 718.503 sets the nondeveloper owner disclosure for condominium resales, and the Declaration governs anything beyond those.
Under section 718.116(8), the association must issue it within 10 business days after a written or electronic request from the unit owner or the owner’s designee, or from a mortgagee or its designee.
Section 718.116(8)(f) caps the fee at $299 when nothing is owed, plus $119 if delivered within 3 business days on request, and an additional fee not above $179 if the unit has delinquent amounts.
We could not read the Declaration, so we cannot say whether the association approves buyers or leases. Ask for the Declaration and rules when you list; the Declaration governs under section 718.303(1).
The Declaration and rules decide the minimum lease term, the number of leases and any approval. They were not published in any source we could read, so we obtain them from the association before advising on a rental.
Sign rules sit in the Declaration and rules, which we did not find in public form. Ask the management company before any sign goes up, and expect to market by listing, photography and appointment instead.
Florida charges $0.70 per $100 on the deed under section 201.02, and the contract usually puts it on the seller. On the $482,500 median sale that is $3,377.50, our arithmetic.
Section 689.302 requires a flood disclosure at or before the contract for residential sales. FEMA’s map showed Zone X at the five building points we tested, but the disclosure covers your own knowledge of flooding, so answer it from your own history.
FEMA’s flood layer returned Zone X, area of minimal flood hazard, at five of the six points we queried, on FIRM panel 12071C0591H effective November 17, 2022. The sixth point, on the common-element tract, returned Zone AE.
Yes. Under section 718.113(1) the association maintains the common elements, and section 718.111(11) requires adequate property insurance by the association. Buyers then ask about the owner’s HO-6 policy and the master policy declarations.
The club’s FAQ says membership does not require residency and does not say it is mandatory for any village. Joining is a separate decision with a waiting list for full golf, so confirm with the club.
The club says certain homes in Shadow Wood offer transferable golf and that buying from a resigning golf member can bypass the waiting list. Whether Palmetto Ridge homes qualify is not published, so ask the club’s membership office.
Units 101 and 102 are 1,538 square feet with 3 bedrooms and units 201 and 202 are 1,913 square feet with 2 bedrooms. The larger plan has the higher median price, $510,000 against $465,000 since October 2023.
The roll’s just value is not a sale price. Palmetto Ridge’s median just value is $369,036 across 64 units, while the 36-month recorded-sale median is $482,500.
The roll shows a homestead amount on 18 of 64 units. Whether any exemption carries to a buyer is a question for the Lee County Property Appraiser, and we do not give tax advice on it.
Section 718.116(1)(a) makes a buyer jointly and severally liable with the previous owner for unpaid assessments that came due up to the transfer of title, which is why the estoppel certificate matters on every sale.
The association’s budget, reserves and any special assessment are not published in a source we could read. They come with the estoppel certificate and the governing documents from the association’s management company.
Fiscal 2025-26 adopted rates in the state’s Table 1 were 0.7300 for the Village of Estero, 3.7623 for the Lee County general fund and 0.4218 for the library fund. Fire, school and other levies were not in that table.
The 19 recorded sales since January 2022 closed in January, February, March, April, May, June, July, August and December, and none closed in September, October or November. Nineteen sales cannot prove a season.
The highest recorded sale in the file since 2022 is $645,000 on August 13, 2026 for a 1,913 square foot unit. The highest 1,538 square foot sale was $610,000 on December 29, 2023.
Since 2022, the lowest recorded sale is $420,000 on January 20, 2022 (1,913 square feet). In the 36-month window the lowest is $425,000, and the lowest sale of the last 12 months is $429,900 on May 11, 2026.
Morningside has 128 residential units on the roll against 64 here. Its 36-month median is $579,000 at $326 per square foot, against $482,500 at $297 here, so the two are priced separately, and a Morningside sale is not a Palmetto Ridge comparable.
Similar plans sold for $425,000 in March 2025 and $610,000 in December 2023. The county sale record cannot see condition, updates, view or timing, which is why we adjust each comparable by hand before we price your unit.
The county record cannot show what updates return in this village, so we do not quote a percentage. We compare your unit with recent sales of the same plan and advise on what the evidence supports.
The county roll codes all 64 units to the Village of Estero, with the Estero Fire District, and the site city on the roll is Estero. The ZIP, 34135, is shared with Bonita Springs mail delivery.
Expect documentary stamp tax on the deed, the owner’s title policy, the estoppel fee, any payoff and prorated assessments, plus the commission agreed in your listing contract. Stamp tax and the estoppel cap are set by statute.
We start with this village’s own recorded sales, split by the two plans and by sale date, then adjust for condition, floor and updates. We keep Morningside and other villages out of the comparison set.
These are the original public PDF documents we read for this Palmetto Ridge page, each linked at the agency that issues it: the National Hurricane Center storm reports, the Florida Department of Revenue levy table and the School District of Lee County enrollment plan.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | National Hurricane Center, NOAA | The 2022 storm record, including surge in Estero and Bonita Springs | |
2 | National Hurricane Center, NOAA | The September 2024 storm record and surge south of Bonita Beach | |
3 | National Hurricane Center, NOAA | The October 2024 storm record and surge from Bonita Beach to Marco Island | |
4 | Table 1, Comparison of Taxes Levied, Lee County, 2024-25 and 2025-26 (PDF) | Florida Department of Revenue | Adopted millage for the Village of Estero and Lee County |
5 | School District of Lee County | Residential and choice zones, sub-zones and high school lists |
Every source below was read for this Palmetto Ridge page on October 29, 2026 unless another date is shown. They are public records, statutes, government pages, club and management-company pages and issuer pages; the county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Palmetto Ridge. 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.
