Eagle's Landing is 20 fee-simple attached villas on golf-course land in The Forest, Fort Myers, built in 1984 and governed by a homeowners' association, not a condominium. Four MLS sales in 48 months, each one listed. 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 are the team Eagle's Landing sellers call first, and the team buyers call when they want the one answer most listing copy gets wrong here: Eagle's Landing is not a condominium. 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, with over $900 million in personal sales between them. Eagle's Landing is a 20-home fee-simple villa neighborhood governed by a homeowners' association inside the master-planned community of The Forest in Fort Myers, Florida. It is the smallest resale market we cover inside The Forest's gates, and one of the most misunderstood.
Every home in Eagle's Landing was finished in 1984, on ten Timberlakes Drive lots that Lee County's parcel roll records as land on the golf course. The county's building-footprint layer describes all 20 as attached villas: ten buildings, each holding two homes, and each home sitting on its own deeded parcel of land. That is the key to everything else on this page. Because the owner holds the land and the building rather than a condominium unit, Eagle's Landing runs under Florida's homeowners' association law, Chapter 720, not the Condominium Act, Chapter 718. The resale paperwork, the estoppel rules, the insurance split and the post-2022 condominium building laws all change with that one fact, and we walk through each of them below from the statutes themselves.
The market here is thin, and we say so plainly. The Southwest Florida MLS recorded four Eagle's Landing closings in the 48 months to September 23, 2026, and one in the last 12: a 2,410-square-foot villa that sold for $505,000 in May 2026. Four sales cannot carry a median, so this page lists every one of them, with its size, price per square foot, sold-to-list ratio and days on market, and adds the three transfers that Lee County recorded without an MLS closing. If you own in Eagle's Landing, that record is what your buyer's appraiser will look at. If you are buying, it is the whole comparable set, and it is short.
We built this page the way we price a listing: from every Southwest Florida MLS closing in The Forest over four years, pulled September 23, 2026, checked address by address against the Lee County parcel roll and its building-footprint, flood, easement and development-order layers, plus Florida statute and the master association's own published plan. Where a record is not public, such as the homeowners' association's budget or its declaration text, we say that it is not published and name the statute that puts it in your hands.
McGreevy and Comisar are the best realtor for Eagle's Landing because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Eagle's Landing market read built on every MLS closing, the county roll and Florida's homeowners' association statute.
If you're searching for the best realtor for Eagle's Landing in The Forest, Fort Myers, whether you're ready to sell your Eagle's Landing home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team with Domain Realty Group and $900 million in personal sales between Jesse and Marc.
Recent Eagle's Landing track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 1 Eagle's Landing closing in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: a three-bedroom villa with a den, 2,410 square feet of MLS living area, listed at $535,000 and sold for $505,000 in May 2026 after 77 days on market, at 94.39% of list price. Over the full 48-month pull, the widest window we hold, we tracked 4 closings for $1,432,000 in total volume, sold prices from $232,000 to $505,000, and 2 of the 4 closed at their full asking price. On September 23, 2026 no Eagle's Landing home was listed for sale and none was pending. With four sales, a median would describe arithmetic rather than a market, so the market section lists each closing instead.
For Eagle's Landing sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. An Eagle's Landing sale also runs on paperwork a buyer's agent often gets wrong. Because the homes are fee simple under a homeowners' association, your contract needs the statutory disclosure summary under section 720.401 before the buyer signs, or the buyer can cancel up to closing. You will need two estoppel certificates, one from the neighborhood homeowners' association and one from The Forest's master association, each governed by section 720.30851. None of the condominium milestone-inspection or reserve-study paperwork applies, and we say that in the listing so a buyer's lender does not go looking for it. Every home is in FEMA flood Zone AE, so the elevation certificate belongs in the file from day one. And because each building holds two homes, a buyer will ask who insures and repairs the shared roof and wall; that answer is in the association's declaration, which is not published online, so we request the governing documents on the first day of the listing. That is a documents and marketing problem, and it is the one we are built for.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your Eagle's Landing home? Get a free home valuation for your Eagle's Landing home, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in Eagle's Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
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).
Eagle's Landing comes down to nine load-bearing facts: its legal form, its homes, its thin sales record, its fee layers, its flood exposure, its place in The Forest, and the three statutes that change a sale here. Each is drawn from a public record or the Southwest Florida MLS and sourced again further down.
This guide to Eagle's Landing runs from what the market has actually done, through the homes, the homeowners' association law that governs them and how it differs from a condominium, the fee layers and rules, storms, flood and insurance, schools and daily logistics, a head-to-head with Pheasant Court Villas, honest pros and cons, and both FAQ sets. Jump to what you need.
Living in Eagle's Landing means owning a 1984 attached villa and the land beneath it on Timberlakes Drive, with the golf course behind, a garage and usually a pool, inside The Forest's staffed gates. You answer to a small homeowners' association and The Forest's master association; the country club is optional.
The neighborhood is small enough to walk end to end in a few minutes. Its 20 homes sit at ten street numbers on Timberlakes Drive, 16580 through 16640, each number carrying a unit 1 and a unit 2, per the Lee County parcel roll. Timberlakes Drive is the loop road that also serves The Forest's Unit Two and Unit Three single-family streets, the two Dove condominiums and Sparrowood, and it takes its name from the community's original developer, Timberlakes Limited Partnership, per the Florida Division of Corporations.
The county roll gives one clean signal about who lives in Eagle's Landing: 15 of the 20 homes carry a Florida homestead exemption on the 2026 roll, which by Florida law means the owner makes the home a permanent residence (s. 196.031). That is 75 percent, much higher than at Pheasant Court Villas, the other fee-simple villa enclave in The Forest, where 6 of 17 homes carry one. Eagle's Landing reads as a neighborhood of year-round owners, and the thin turnover in the sales record below is consistent with that.
From Eagle's Landing, The Forest Country Club's clubhouse at 6100 Club Boulevard is about 1.2 road miles and five minutes away, by our routing on the OpenStreetMap road network with the OSRM engine. A resident who does not join the club still has the master association's sidewalks, the children's playground the association calls Ruthie's Park, and the monthly "Forest Matters" newsletter, per the association's resident portal and its 2022 Emergency Preparedness Plan. Outside the gates, Lakes Regional Park, Bell Tower Shops, a Publix and Gulf Coast Medical Center are all within a short drive, and the airport is about a quarter hour away; the daily-logistics section below has the table.
The trade-offs are specific. The homes share a wall with a neighbor, so the building is a joint concern even though each parcel is yours. The newest home in the neighborhood is from 1984, so the roof, windows and mechanical systems matter more than the year. Every parcel is in a FEMA flood zone. And neither association publishes its fees, so you learn the true monthly cost from the estoppel certificates and the association's budget, not from a website. Each of those is covered below with the record behind it.
Eagle's Landing recorded four Southwest Florida MLS closings in the 48 months to September 23, 2026, from $232,000 to $505,000, and one in the last 12 months, $505,000 in May 2026. No home was listed or pending on September 23, 2026. Four sales cannot carry a median, so every one is listed below.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
Our window rule is simple: we report the first window, from 12 months outward, that holds at least 10 closings. Eagle's Landing never reaches 10, not in 12 months (1 closing), 24 months (2), 36 months (2) or the full 48-month pull, the widest we hold (4). So instead of a median, here is the whole record.
Sold | Home (lot and unit, per the county roll) | Bed / bath (MLS) | MLS living area | List price | Sold price | Sold per sq ft of MLS living area | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 29, 2026 | Lot 8, unit 1 | 3 + den / 3 full, 1 half | 2,410 sq ft | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
January 31, 2025 | Lot 3, unit 2 | 2 / 2 | 1,978 sq ft | $405,000 | $370,000 | $187.06 | 91.36% | 92 |
January 4, 2023 | Lot 9, unit 1 | 3 / 2 | 2,194 sq ft | $325,000 | $325,000 | $148.13 | 100.00% | 1 |
November 18, 2022 | Lot 10, unit 1 | 2 / 2 | 1,898 sq ft | $232,000 | $232,000 | $122.23 | 100.00% | 2 |
Source: Southwest Florida MLS Matrix, Development The Forest, closed 09/24/2022 to 09/23/2026, pulled September 23, 2026. Price per square foot is each sale's own sold price divided by its MLS living area; we do not average the four.
Totals for the 48 months: 4 closings, $1,432,000 of closed volume, 2 at full list price and 2 below it. The MLS classed all four as attached villas, the same description the county's building-footprint layer gives every home here.
The trailing 12 months, 09/24/2025 to 09/23/2026, hold exactly one Eagle's Landing closing: the lot 8 villa in May 2026 at $505,000, 94.39% of its $535,000 list price, after 77 days on market. It is the highest MLS sale in Eagle's Landing in the four-year pull. One sale is a data point, not a trend, and we do not present it as one.
Read in order, the four sales rise: $122.23 per square foot of MLS living area in November 2022, $148.13 in January 2023, $187.06 in January 2025 and $209.54 in May 2026. The two early sales closed at list price within two days; the two recent ones closed below list after 77 and 92 days. Two cautions apply. The November 2022 sale closed seven weeks after Hurricane Ian, and the record does not say what condition the home was in. And four different homes of different sizes and finishes are not a price index; the rise is consistent with both a stronger market and better-kept homes selling later.
Two of the four sales carry an MLS living area that differs from the county's heated area for the same parcel. The May 2026 villa shows 2,410 square feet in the MLS and 1,960 heated square feet on the county roll, which puts the sale at $257.65 per county heated square foot rather than $209.54. The January 2023 villa shows 2,194 in the MLS and 1,998 on the county roll, or $162.66 per county heated square foot. The other two match the county exactly. The record does not say why; an enclosed porch, a conversion or a measurement difference would each produce it. For a seller, the lesson is to document the measured square footage before listing, because a buyer's appraiser will start from the county figure.
The county roll records three transfers with a stated price inside the same four years that have no Southwest Florida MLS closing: $370,000 in March 2023 on the lot 3 unit 2 villa, $605,000 in June 2024 on the lot 9 unit 2 villa (2,007 heated square feet, three bedrooms, with a pool), and $301,100 in September 2024 on the lot 3 unit 2 villa again, which then sold through the MLS for $370,000 in January 2025, per the Lee County Property Appraiser's parcel records. The September 2024 transfer carries a different county transaction code from the others. The roll records the consideration on the deed; it does not say whether a transfer was an open-market sale, so we list these separately and do not mix them into the MLS figures above. The $605,000 figure, if it was an open-market sale, would be the highest price recorded in Eagle's Landing in the period, at about $301 per county heated square foot.
On September 23, 2026 the Southwest Florida MLS showed no active and no pending listing in Eagle's Landing. Across all of The Forest the same pull showed 29 active listings and 2 pending, about 7.7 months of supply, per the master community guide. A seller in Eagle's Landing therefore has no direct competition inside the neighborhood today, but competes with every attached home a buyer sees in The Forest the same week. If you are weighing who should list that home, our roundup of the best real estate agents in Fort Myers, compared on the public record, sets out the production, licence dates and reviews behind each name.
Eagle's Landing was created in the first half of the 1980s by a recorded declaration, Official Records Book 1752, Page 2437, on about 9.9 acres beside The Forest's golf course, and all 20 homes were finished in 1984. It was one of the attached neighborhoods built along Timberlakes Drive as The Forest filled in around its two courses.
Data updated: September 2026
The Forest itself began with a 1980 Lee County rezoning to the RM-2 residential district, and every Eagle's Landing parcel still carries RM-2 zoning on the county roll, per the county's zoning notes layer and the parcel roll. The Forest's attached neighborhoods went up in sequence: Partridge Place, Partridge Court and Pheasant Court Villas date to 1981; Dove Hollow and Quail Cove to 1981 and 1982; Dove's Nest, Eagle's Landing and Sparrowood to 1983 to 1985; Fairway Woods to 1986 to 1991; and the Heron to 1990 to 1996.
Two recorded instruments appear in the county's description of Eagle's Landing. Every home parcel cites Official Records Book 1752, Page 2437, the declaration that created the neighborhood. The 2.4-acre common parcel, which the county classes as buffer, conservation and water-retention land, cites that instrument plus a second, Official Records Book 2499, Page 0153, per the parcel roll and the county's parcel page for the common area. Lee County's online official records were not reachable for this research, so we cite both by book and page and do not describe their contents. Both can be pulled from the Lee County Clerk's official records, and a title search on any Eagle's Landing purchase will produce them.
The county's recorded-instrument index describes the Eagle's Landing declaration as "a condovision" and indexes it as a subdivision, per the county's subdivisions and condominiums layer, and the building-footprint layer carries a legacy "Eagles Landing Condo" label. Neither makes it a condominium. Every home parcel is coded single-family on the county roll, no Florida condominium project of that name exists in the state's condominium registry, and our master community guide states it plainly: Eagle's Landing and Pheasant Court Villas are fee-simple villa neighborhoods governed by homeowners' associations, not condominiums. We carry that wording here, and the next sections explain why it matters in dollars and paperwork.
Lee County's development orders layer maps two orders over ground that matches Eagle's Landing's footprint: a 1983 order and a 1997 limited development order, each covering roughly 10 acres. Neither record in the public layer carries a project name or description, so we note them and do not interpret them. No home builder is named in any county record we reached for Eagle's Landing, so we name none.
Eagle's Landing is 20 attached villas in ten buildings on Timberlakes Drive, every one finished in 1984 and every one on its own golf-course parcel. Heated areas run 1,586 to 2,704 square feet, most homes are one story, every parcel has a garage and 17 of 20 have a pool, per Lee County's records.
Data updated: September 2026
The detail below is read parcel by parcel from the Lee County parcel roll and the county's building-footprint layer, both queried in September 2026. These are the county's measurements, not listing claims.
Measure | Eagle's Landing, per Lee County |
|---|---|
Homes | 20, plus one 2.4-acre common parcel |
Buildings | 10, each holding two homes (county description: attached villa) |
Year built | 1984, all 20 |
Heated area | 1,586 to 2,704 sq ft; median about 2,002 (the mean of the middle pair, 1,998 and 2,005) |
Area under roof, including garage and lanai | 3,217 to 6,452 sq ft |
Stories | 16 homes at one story; 4 at up to two |
Bedrooms | 16 three-bedroom, 4 two-bedroom |
Bathrooms | 14 with two, 4 with two and a half, 2 with three |
Garage | 20 of 20 |
Pool | 17 of 20 |
Lot size | 0.199 to 0.641 acres; median 0.369 |
2026 just value | $318,857 to $645,189; median $358,033 |
Homestead exemption | 15 of 20 |
Land position | all 20 recorded as land on the golf course |
Zoning | RM-2 |
The county roll lays Eagle's Landing out as ten numbered lots, each split into two parcels, and the building-footprint layer describes every home as an attached villa with one residential unit. In plain terms, each of the ten buildings holds two homes that share a wall, and each owner holds a separate deeded parcel under their half. The two halves are not mirror images: the two homes on lot 4 measure 1,586 and 2,514 heated square feet, and the two on lot 10 measure 1,898 and 2,704. A buyer comparing two "units" at the same address should compare them parcel by parcel.
Sixteen homes are recorded at one story. Four, the two homes on lot 4 and the two on lot 8, are recorded at up to two stories (the county writes 1.8 or 2), which usually means a partial second floor or loft. The common description of Eagle's Landing as one- and two-story homes comes from exactly those four.
Every Eagle's Landing parcel carries a garage on the county roll and 17 carry a pool, which is unusual for attached product in The Forest: Pheasant Court Villas, the closest comparison, records a garage on all 17 homes and a pool on none. Lots run from about a fifth of an acre to almost two-thirds of an acre, with a median of 0.369 acres, roughly twice the median lot at Pheasant Court Villas (0.157 acres).
The 2026 just value, the Property Appraiser's mass-appraisal estimate of market value, not a price, runs from $318,857 to $645,189 across the 20 homes, with a median of $358,033. That median is the highest of any attached neighborhood in The Forest; the next highest are the Heron Coach House Villas at $334,217 and Waters Edge at $300,820, per the county roll figures used in the master community guide. The county's effective year built, an appraisal measure that moves forward as a home is updated, runs from 1984 to 1998 across the 20 buildings, a signal that many owners have renovated since the original construction.
The neighborhood's shared land is a 2.4-acre parcel the county classes as buffer, conservation and water retention, held by the homeowners' association, with no assessed value of its own, per the county's parcel page. It is the land between and behind the home parcels that manages stormwater, not an amenity with a pool or clubhouse.
Eagle's Landing has had one MLS closing in 12 months and none listed today, so the next listing sets the comparable for the whole neighborhood inside The Forest. Top 1% Real Estate Agents Nationally Since 2008, we price from the four recorded sales, the county roll and the golf-frontage lot you actually own. Selling? Start with a free home valuation for your Eagle's Landing villa, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
An Eagle's Landing address is a Timberlakes Drive street number plus unit 1 or unit 2, and the street number identifies the building, not a floor. The legal description uses a lot number with L or R, also written A or B, and on two lots those letters cross, so read the legal description, not the address suffix.
Each of the ten street numbers, 16580, 16584, 16588, 16592, 16596, 16598, 16600, 16610, 16620 and 16640, is one building with two homes, unit 1 and unit 2, per the county parcel roll. The recorded legal description names each home by lot and side: one home on lot 1 is "Unit 1L also known as 1A," the other "Unit 1R also known as 1B," and so on to lot 10. Listing systems add their own forms; one 2022 MLS listing wrote "16580A" for the home the county calls 16580 unit 1.
On eight of the ten lots, L pairs with A and R with B. On lots 6 and 7 the county's legal descriptions read "6L also known as 6B" and "7-L also known as 7B," so on those two lots the R parcel carries the A. Nothing is wrong with either title; it is simply how the instruments were written. It matters on a contract, a title commitment and an insurance application, where the legal description, not the mailing address, controls.
Nowhere in The Forest does a unit number describe a floor. At the Heron and Fairway Woods the leading digit of a unit number is the building, and in Eagle's Landing "unit 2" is simply the second home in a two-home building, recorded at one story in most cases.
Eagle's Landing is a homeowners' association community under Chapter 720, not a condominium under Chapter 718. Each owner holds a deeded parcel of land and the home on it, the county codes every parcel single-family, and no Florida condominium project exists for it. That single fact changes the resale paperwork, the insurance split and which building laws apply.
Data updated: September 2026
The distinction is not a label. In a Florida condominium, an owner holds a unit plus an undivided share of the common elements, and the Condominium Act, Chapter 718, governs the association, its insurance, its reserves and its resales. In a homeowners' association community, an owner holds a parcel of land in fee simple, and the association governs the covenants that run with that land under Chapter 720. Chapter 720 says so itself: its disclosure section "does not apply to any association regulated under chapter 718."
Four independent records point the same way. The county roll codes all 20 Eagle's Landing home parcels as single-family and gives each its own lot acreage, from 0.199 to 0.641 acres, per the parcel roll. The state's condominium registry holds no Eagle's Landing condominium project in Lee County. The county's recorded-instrument index treats the declaration as a subdivision. And the Southwest Florida MLS classes every resale as a fee-simple attached villa, which the county's footprint layer confirms. Lee County's community record for The Forest counts Eagle's Landing among its 350 single-family homes, not its 439 condominiums, per the county's community layer.
The Forest Property Owners' Association seats Eagle's Landing on the "Condos and Villas" side of its board, beside Dove Hollow, Sparrowood and the rest, not on the "Lots" side with the single-family phases, per the association's 2022 board roster. That is a board-seating convention, not a legal regime. It is also why the association counts 487 "condominiums and villas" while the county counts 439 condominiums: the 48-home difference is exactly Pheasant Court Villas, Eagle's Landing and Falcon Crest One, which the association seats as villas and the county codes as single-family.
The nearest structural cousin inside The Forest is at the Heron. The Heron at The Forest includes the Heron Coach House Villas, 15 homes recorded as a land condominium: the owner's unit is a defined parcel of land with the home on it, which looks on the ground very much like an Eagle's Landing villa. Legally it is still a condominium under Chapter 718, with a condominium association and a Heron master layer above it. Eagle's Landing reaches a similar physical result, a home on its own land, through a homeowners' association declaration instead. A buyer weighing the two is choosing between two statutes, and the table in the next section shows what that choice changes.
Selling an Eagle's Landing villa? We list it as what it is, a fee-simple home, from the first line of the listing; start with a free home valuation for your Eagle's Landing home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For an Eagle's Landing owner, Chapter 720 replaces the condominium rules with a lighter framework: a disclosure summary instead of a condominium document package, a homeowners' association estoppel certificate, no statutory milestone inspection or reserve study, no state condominium division overseeing the association, and building insurance set by the declaration rather than by statute.
Data updated: September 2026 (Florida Statutes, 2026 edition)
Every statement in the table below is read from the 2026 Florida Statutes, linked in each row. The right-hand column is what would apply if Eagle's Landing were a condominium, which it is not; it is here because many buyers, lenders and even agents assume it is.
Topic | Eagle's Landing: Chapter 720 homeowners' association | If it were a condominium: Chapter 718 |
|---|---|---|
What you own | A parcel of land and the home on it, in fee simple | A unit plus an undivided share of the common elements |
Pre-contract disclosure | A one-page disclosure summary before the buyer signs (s. 720.401) | Declaration, articles, bylaws, rules, financial statement, budget, milestone summary, reserve study, FAQ document and governance form (s. 718.503) |
Buyer's cancellation right | 3 days after receiving the summary, or before closing, if it was not given before signing | 7 business days after receiving the documents, unless provided more than 7 business days before signing |
Estoppel certificate | ||
Building insurance | Set by the declaration; Chapter 720 has no statutory master-policy rule | The association insures the building (s. 718.111) |
Milestone inspection | Not applicable | Buildings three habitable stories or more (s. 553.899) |
Structural integrity reserve study | Not applicable | Buildings three stories or more (s. 718.112) |
State regulator | None; the Legislature chose not to create one (s. 720.302) | The Division of Florida Condominiums, Timeshares, and Mobile Homes |
Records access | Within 10 business days of a written request (s. 720.303) | Condominium records rules under Chapter 718 |
New rental restrictions | Bind only consenting owners and later buyers, except limits on leases under 6 months or more than three a year (s. 720.306) | Bind only consenting owners and later buyers (s. 718.110) |
Before a buyer signs a contract for an Eagle's Landing home, the seller must present a disclosure summary in a form substantially like the one the statute prints. It tells the buyer they must join a homeowners' association, that recorded covenants govern the property, that they must pay assessments (with the current amount filled in where applicable), that unpaid assessments can become a lien, and that the buyer should read the covenants and governing documents before purchasing. The contract itself must say, in conspicuous type, that if the summary was not provided before signing, the contract is voidable by the buyer within 3 days after receiving it or before closing, whichever is first, and that any waiver of that right has no effect, per section 720.401. What matters in practice is that it is completed with real numbers and signed before the buyer signs the contract.
The estoppel certificate is the association's sworn statement of what is owed on a parcel. Under section 720.30851, the association must issue it within 10 business days of a written request; it is effective for 30 days if delivered by hand or e-mail and 35 days if mailed; it must state the regular assessment, what has been paid, what is due next, any transfer or capital contribution fee, any open violation, whether board approval of the transfer is required, and every other association the parcel belongs to. An association that misses the 10-day deadline may not charge for it, and it cannot later collect more than the certificate states from a buyer who relied on it in good faith. The statute sets the fee cap at $250, plus $100 for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation; the Florida House's staff analysis of 2024's House Bill 979 reports the adjusted amounts as $299, $119 and $179, effective July 1, 2022, per the House bill analysis. That bill did not pass, per its legislative history, so the adjusted figures stand.
A buyer of an Eagle's Landing home becomes jointly and severally liable with the seller for all unpaid assessments that came due up to the transfer of title, per section 720.3085. That is why the estoppel certificate is ordered before closing and why a closing agent pays any balance from the seller's proceeds.
The association must prepare an annual budget and give each member a copy or notice that one is available free on request, and must prepare an annual financial report within 90 days after its fiscal year ends; an association with less than $150,000 of annual revenue may prepare a report of cash receipts and expenditures, per section 720.303. Official records must be kept for at least seven years and made available to an owner within 10 business days of a written request. The statute's website requirement applies to associations with 100 or more parcels, so a 20-home association such as Eagle's Landing is not required to post its documents online, which is one reason none are.
Under section 720.3035, an association's architectural authority reaches only as far as the declaration states or reasonably implies, and it must be applied equally to every owner. The same section bars rules about the interior of a structure that is not visible from the parcel's frontage, an adjacent parcel, an adjacent common area or a community golf course. Every Eagle's Landing parcel is recorded as land on the golf course, so the rear elevation, the lanai and the pool cage are visible from the course and remain inside whatever architectural standards the declaration sets.
A homeowners' association may levy reasonable fines of up to $100 per violation under the procedures in section 720.305. Since the 2024 reforms in chapter 2024-221, Laws of Florida, a newly elected or appointed director must complete state-approved education within 90 days, and a director of an association with fewer than 2,500 parcels must complete at least four hours of continuing education a year, per section 720.3033. Election and recall disputes go to arbitration at the Department of Business and Professional Regulation, and many covenant-enforcement disputes go to presuit mediation first, per section 720.311.
Selling in Eagle's Landing means a Chapter 720 closing: a completed disclosure summary before the buyer signs, two homeowners' association estoppel certificates, a flood disclosure, and no condominium milestone or reserve-study documents. The seller's file is shorter than a condominium's, but a missing disclosure summary lets the buyer cancel until closing.
Data updated: September 2026 (Florida Statutes, 2026 edition)
We see the same mistakes on attached-villa resales across Southwest Florida: a buyer's agent writes the offer on condominium assumptions, a lender orders a condominium questionnaire, or nobody fills in the assessment line on the disclosure summary. Each one costs days. Here is how an Eagle's Landing sale actually runs.
Document | Why an Eagle's Landing sale needs it | Authority |
|---|---|---|
Homeowners' association disclosure summary, completed with current assessments | Must be presented before the buyer signs, or the buyer can cancel up to closing | |
Estoppel certificate, Eagle's Landing homeowners' association | States the neighborhood assessment and any balance, fee, violation or approval requirement | |
Estoppel certificate, The Forest Property Owners' Association | States the master assessment, which is not published anywhere else | FirstService Residential resale documents; s. 720.30851 |
Residential flood disclosure | Required on every Florida residential sale at or before contract | |
Elevation certificate, if the seller has one | Every home is in Zone AE; the certificate is what an insurer prices | |
Governing documents: declaration, bylaws, rules and amendments | Answers who insures and repairs the shared roof and wall, and any leasing or pet rule | Recorded declaration, OR Book 1752, Page 2437 |
Roof permit, wind-mitigation report, four-point inspection | 1984 construction; insurers ask first | |
Club membership terms, only if the seller is a member | Membership is separate from the home |
Because Eagle's Landing is not a condominium, the seller does not owe the Chapter 718 resale package: no condominium declaration, no "Frequently Asked Questions and Answers" document, no condominium governance form, no milestone inspection summary and no structural integrity reserve study, all of which section 718.503 requires of a condominium seller. And because the homes are at most two stories and not condominium buildings, the milestone law in section 553.899 does not reach them. We state this in the listing so a buyer's lender does not hold a closing waiting for documents that do not exist.
Some lenders treat an attached villa as a condominium by default and send a condominium project questionnaire. The fix is the record: the county's single-family coding, the individual parcel with its own acreage, and the absence of any condominium project in the state registry. We put all three in the lender package at contract, with the parcel page for the home. An appraiser will look at the four MLS sales above and at attached-villa sales elsewhere in The Forest and south Fort Myers; the neighborhood's own record is short, so the comparable choice is where a listing agent earns the fee.
Selling? We build the Chapter 720 file before the first showing; get a free home valuation for your Eagle's Landing home or call Jesse direct at (239) 898-6072. Buying? We check the disclosure summary before you sign; call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Eagle's Landing is governed by two association layers: its own homeowners' association, which holds the 2.4-acre common parcel and enforces the neighborhood declaration, and The Forest Property Owners' Association, which owns the private streets and runs the gates. The country club is a separate corporation, and no special district sits on top.
Data updated: September 2026
The neighborhood association holds the common parcel on the county roll, per the county's parcel page for the common area, and it was the grantor of the 2022 Hotwire easement recorded in Lee County's easements layer. It is professionally managed, per the master association's 2022 sub-association contacts table. Its declaration, bylaws, board, budget and manager of record are not published online, and a 20-parcel association is not required to publish them under section 720.303. A buyer receives the governing documents with the resale package, and the estoppel certificate lists the current contact for every association the parcel belongs to.
The master association, The Forest Property Owners' Association, Inc., is an active Florida not-for-profit corporation filed December 7, 1979, per its Division of Corporations record. It is managed by FirstService Residential, per the association's website, owns the 54.81-acre private street network, and staffs the Main Gate around the clock and the Island Park Gate from 7:00 AM to 10:00 PM, per its 2022 plan. Eagle's Landing holds one of the "Condos and Villas" seats on its board.
The Forest Country Club, Inc. is a separate not-for-profit corporation that owns the golf land, per its Division of Corporations record. The club's membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's resident portal says the same. Owning a golf-course home in Eagle's Landing does not make you a member.
The Forest has no community development district and sits in no county municipal service taxing or benefit unit: it is absent from Lee County's official roster of special districts, and the county's MSTBU map returns no unit inside the community. The only independent special district that reaches Eagle's Landing is the San Carlos Park Fire Protection and Rescue Service District, which appears on every parcel's record as the fire district.
Eagle's Landing's own amenity is its setting: every parcel is golf-course land, most homes have a private pool and all have a garage. The neighborhood holds no clubhouse or shared pool of its own. The gates, streets and sidewalks come from The Forest's master association, and golf, tennis and dining come only with an optional club membership.
Data updated: September 2026
It helps to sort amenities by who owns them, because that is who you pay.
The homeowners' association's only parcel is the 2.4-acre common area, classed by the county as buffer, conservation and water retention, per the county parcel page. The county roll shows no neighborhood pool, clubhouse or recreation parcel. The private pools on 17 of the 20 home parcels belong to their owners.
Every Eagle's Landing owner shares the master association's staffed gates, private streets, lighting, landscaping and drainage, its playground and sidewalks, and its DwellingLive visitor and gate-access system, per the association's website and resident portal. These are paid through the master assessment.
The Forest Country Club's two 18-hole courses, the Bear, reopened December 1, 2025 after a full renovation, and the Bobcat, plus tennis, pickleball, bocce, fitness and dining, are available to members, per the club's golf and lifestyle pages and its December 2025 scorecard. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home.
Living on the course without joining is common in a non-bundled community, as The Forest is per the club's membership page, and it is the Eagle's Landing proposition in one line: the view and the open space behind the home are yours to enjoy, and the fairway is the club's. Two practical notes follow from the county's land position. Rear elevations face club land, so architectural standards reach them (see the Chapter 720 section above), and golf-course proximity brings stray balls, early mowers and irrigation; a buyer should stand in the lanai at 7:00 AM on a weekday before making an offer.
The club's grounds double as a wildlife corridor, and the club claims "over 200 bird species" identified there in a 2023 club article, its own marketing claim without a cited survey. Outside the gates, Lakes Regional Park, a 279-acre county park, is a few minutes away, and Estero Marsh Preserve is about a mile from the center of The Forest.
Owning in Eagle's Landing means two association assessments, the Eagle's Landing homeowners' association and The Forest's master association, plus the San Carlos Park fire millage and the county solid waste charge on your tax bill, and club dues only if you join. Neither association publishes its assessment; each amount appears on its estoppel certificate.
Data updated: September 2026
That last point decides how a buyer should shop. No public source, not the associations, not the state and not the county, carries either assessment, so the only reliable number for a specific Eagle's Landing home is the one on the estoppel certificates and the disclosure summary for that sale. We do not print a figure from a listing remark or a third-party site, because those are exactly the numbers that turn out to be a year old.
Layer | Amount | What it covers | Where the amount lives | As of |
|---|---|---|---|---|
Eagle's Landing homeowners' association | Not published | whatever the declaration assigns: at minimum the 2.4-acre common parcel; building items only if the declaration says so | association budget; estoppel certificate (s. 720.30851); disclosure summary (s. 720.401) | September 2026 |
The Forest Property Owners' Association (master) | Not published | private streets, two gates and security, lighting, landscaping, drainage | master budget; master estoppel via FirstService Residential | September 2026 |
Community development district | $0: none exists | n/a | September 2026 | |
County MSTBU | $0: none exists | n/a | September 2026 | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills (FY 2025/26) | fire and rescue | adopted September 15, 2025 | |
Lee County solid waste, Service Area 2 | $348.75 per single-family unit plus a $2.55 administrative charge, less 4% for early payment (FY 2026) | collection, disposal, recycling | September 2026 | |
Lee County ad valorem taxes | set by each home's taxable value after exemptions | county, school and other levies | September 2026 | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | September 2026 | |
Hotwire fiber | Not published whether billed through an association | internet and television | September 2026 | |
Club dues and initiation | Not published; only if you join | club membership | September 2026 |
In an attached-villa homeowners' association, the biggest cost question is whether the association insures, paints or re-roofs the buildings, or whether each owner does their own half. Chapter 720 does not decide it; the declaration does. That is the single most important thing to read in the Eagle's Landing governing documents, because it determines whether your insurance is a full homeowner policy on the whole structure or something narrower, and whether a roof replacement is a special assessment or your own contractor's invoice. The declaration is recorded at Official Records Book 1752, Page 2437, and the estoppel certificate lists any special assessment already levied.
Neither association publishes special assessments. The estoppel certificate must itemize every assessment, special assessment and other amount owed and every amount scheduled to come due during its effective period, per section 720.30851, and the association's meeting minutes, which an owner may inspect under section 720.303, show any that are under discussion. For a 1984 building group, that is the page to read first.
The Forest Country Club's federal tax filings show capital, golf-course renovation and hurricane assessments on members in 2022, 2023 and 2024, per its Form 990 filings. Those are club-wide totals and they fall on members only; an Eagle's Landing owner who does not join pays none of them.
Selling? We order both estoppel certificates at contract so your buyer sees every number early; start with a free home valuation for your Eagle's Landing home. Buying? We read both estoppels and the budget with you before closing; call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
An Eagle's Landing tax bill carries ordinary Lee County ad valorem taxes on the home's taxable value, the San Carlos Park fire district's 2.3590 mills, and the county's Service Area 2 solid waste assessment of $348.75 plus a $2.55 charge. No CDD, MSTU or separate county stormwater line has been identified for The Forest.
Data updated: September 2026
The county's 2026 just value for Eagle's Landing homes runs from $318,857 to $645,189, median $358,033, per the parcel roll. Taxes are levied on taxable value, which for a homesteaded home is usually far below just value because of the homestead exemption (s. 196.031) and the Save Our Homes cap on annual assessment increases (s. 193.155). Fifteen of the 20 homes carry a homestead exemption on the 2026 roll. The practical warning for a buyer: the seller's tax bill is not your tax bill. When a homesteaded Eagle's Landing home sells, the assessment resets toward just value the following January, and a buyer who homesteads can bring portability from a previous Florida homestead under the same statute.
As an illustration only, at 2.3590 mills, $300,000 of taxable value owes $707.70 to the San Carlos Park fire district for fiscal year 2025/26, per the district's final budget. The actual figure scales with each home's taxable value and exemptions.
Lee County bills solid waste as a non-ad-valorem assessment. Every Eagle's Landing parcel is in garbage district 2 on the county roll, which is Service Area 2 in the county's solid waste districts layer, at $348.75 per single-family unit for fiscal year 2026 plus a $2.55 administrative charge, with a 4 percent early-payment discount, per the county's adopted rates.
On the seller's side, Florida's documentary stamp tax on the deed is 70 cents per $100 of consideration under section 201.02. On the $505,000 May 2026 sale, that is $3,535 by our arithmetic.
Eagle's Landing's covenants are in its recorded declaration, Official Records Book 1752, Page 2437, with a later instrument at Book 2499, Page 0153 cited on the common parcel. The declaration text, bylaws and any architectural guidelines are not published online; they come to a buyer with the resale package and are in the Lee County Clerk's official records.
Data updated: September 2026
Some owner protections apply whatever the declaration says. Architectural review must rest on authority stated or reasonably implied in the declaration and be applied equally, per section 720.3035. Board meetings must be open to members, and records must be produced within 10 business days of a written request, per section 720.303. A fine requires the notice and hearing steps in section 720.305. Chapter 720 also protects certain owner rights, such as displaying the flags listed in section 720.304.
An Eagle's Landing owner is bound by the neighborhood declaration and by The Forest's master covenants. The master association's recorded declaration is not available in the county's online records; the master association posts its homeowner documents and forms only inside its resident portal. Both sets arrive with the resale documents, and the master estoppel lists every association a parcel belongs to.
Read four things, in this order: who maintains and insures the roof, exterior walls and shared wall of each two-home building; what the architectural review covers and whether it reaches pools, pool cages, hurricane protection and exterior colors; what the leasing and pet provisions say; and how the declaration may be amended. The first answer sets your insurance and your capital budget; the others set how you can use the home.
A seller must present the disclosure summary before the contract is signed, and we ask our sellers to have the full governing-document set ready at listing so a buyer can read it before signing rather than during the inspection period. For a buyer, the documents are also available from the Lee County Clerk's official records by book and page.
Nothing in the public record we reached designates Eagle's Landing as housing for older persons, and The Forest is marketed to all ages. Whether the Eagle's Landing declaration contains any age provision is in the declaration itself, which is not published online; a buyer should read it in the resale documents.
Data updated: September 2026
Under the federal Fair Housing Act, a community may restrict occupancy by age only if it qualifies for the housing-for-older-persons exemption, which for a 55-and-over community requires at least 80 percent of occupied units to have at least one resident 55 or older, published policies showing that intent, and age verification, per 42 U.S.C. 3607(b) and HUD's Fair Housing Act overview.
For a seller, the buyer pool is every buyer, which matters in a neighborhood with one or two sales a year. For a buyer with school-age children, the schools section below applies in full: Eagle's Landing sits in the same Lee County choice zones as the rest of The Forest.
Eagle's Landing's leasing rules are set in its declaration and rules, which are not published online, and in The Forest's master covenants. Florida law limits how new rental restrictions reach existing owners: an amendment adopted after July 1, 2021 binds only owners who consent and later buyers, except limits on leases under six months or more than three a year.
Data updated: September 2026 (Florida Statutes, 2026 edition)
Under section 720.306(1)(h), any governing document or amendment enacted after July 1, 2021 that prohibits or regulates rentals applies only to an owner who acquires title after it takes effect or who consents to it. The same paragraph lets an association amend its documents to prohibit or regulate leases shorter than six months and to prohibit renting a parcel more than three times a calendar year, and those amendments apply to everyone. The condominium equivalent is section 718.110(13).
Read the Eagle's Landing declaration's leasing article and any rules, the master association's leasing provisions, and the estoppel certificate's answer to whether board approval is required for a transfer. A buyer who plans to lease seasonally should also check whether any amendment on minimum lease terms was recorded before or after they take title, because that date decides whether it binds them.
Eagle's Landing's pet rules are not published online; they are in the neighborhood declaration and rules and in The Forest's master covenants, both provided with the resale documents. Leasing, pet and architectural rules at The Forest are set by the master and neighborhood associations.
Data updated: September 2026
Read the declaration's use restrictions and any rules for limits on number, size or breed, leash and waste requirements on common land, and any rule about pets on the golf-course side of the parcel. Federal fair-housing law separately governs assistance animals for residents with disabilities, per HUD's Fair Housing Act overview; a covenant pet limit does not decide that question on its own.
Eagle's Landing's storm posture is set by three facts: 1984 construction before the statewide Florida Building Code, median ground of 6.4 feet against an 11-foot base flood elevation, and Evacuation Zone A. Hurricane Ian's surge was measured inside The Forest in 2022; the public record does not say whether water entered any Eagle's Landing home.
Data updated: September 2026
U.S. Geological Survey crews surveyed a Hurricane Ian high-water mark of 9.5 feet NAVD88, about 2.9 feet above the ground, on a Waters Edge building inside The Forest, per the agency's Short-Term Network record. By our arithmetic, that water surface sits about 3.1 feet above Eagle's Landing's median ground of 6.4 feet. That is a comparison of two measurements, not evidence that water reached any Eagle's Landing home; interior flooding depends on each building's finished-floor elevation, and nothing in the public record we reached says what happened inside any home here. The golf course took seawater, and the club reported hurricane expenses and assessed members afterward, per its 2022 Form 990.
The one Eagle's Landing entry in the post-storm record is the 2022 communication easement the homeowners' association granted to Hotwire Communications over its 9.94 acres, recorded as instrument 2022000326744 in Lee County's easements layer, part of The Forest's fiber build that Waters Edge and Dove Hollow also joined. The county's new-construction permit extract holds no Eagle's Landing record. Lee County publishes no bulk layer of re-roof or repair permits, so we publish no count of them.
All 20 homes were built in 1984, before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. That does not make a 1984 villa unsound: a roof, windows or shutters replaced later were permitted under the code in force at the time, and the county's effective year built for Eagle's Landing homes, 1984 to 1998, suggests many have been updated. It does mean the paperwork matters: ask for the roof permit date, the wind-mitigation report and the four-point inspection.
In a two-home building, a storm does not respect the property line. Whether the association or each owner insures and repairs the roof and exterior is in the declaration. If each owner is responsible for their half, coordinate re-roofing with your neighbor; a new roof on one half beside a 20-year-old roof on the other is common in attached product and complicates both owners' insurance.
Eagle's Landing, like all of The Forest, is in Lee County Evacuation Zone A, the first zone in the county's A to E scheme, per the county's evacuation zones layer and the state's Know Your Zone tool. The master association's 2022 plan sets re-entry rules that admit contractors only with a prior pass or barcode, written to protect residents from post-storm fraud.
Eagle's Landing is in FEMA flood Zone AE with a base flood elevation of 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022. Median ground across its parcels is 6.4 feet, ranging from 5.0 to 7.0, which is 4.6 feet below the base flood elevation. It is in Lee County Evacuation Zone A.
Data updated: September 2026
Every Eagle's Landing parcel falls in Zone AE, a Special Flood Hazard Area, outside any floodway, per FEMA's National Flood Hazard Layer and Lee County's republished FIRM layer. The panel is 12071C0438H. The November 2022 map revision raised the base flood elevation here by one foot, from 10 to 11 feet, per the county's retained pre-coastal-study layer; the zone did not change.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|---|
Eagle's Landing | 0438H | 6.4 (5.0 to 7.0) | 4.6 |
Pheasant Court Villas | 0576H | 5.9 (4.8 to 6.5) | 5.1 |
Waters Edge | 0438H, 0576H | 6.6 (6.2 to 7.7) | 4.4 |
Heron Coach House Villas | 0438H | 6.6 (6.2 to 7.6) | 4.4 |
Sparrowood | 0438H | 7.5 (7.5 to 7.8) | 3.5 |
Fairway Woods I | 0438H | 9.1 (7.8 to 9.3) | 1.9 |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County's spot elevations layer, stated accuracy plus or minus 0.57 feet. These are ground elevations, not finished floors.
Lee County applies FEMA's substantial improvement and substantial damage rule: work or damage costing 50 percent or more of the building's market value requires the whole structure to meet current flood rules, per the county's substantial improvement page. New and substantially improved buildings in the flood zone must be built one foot above the base flood elevation. By our arithmetic that puts a substantially improved Eagle's Landing home's lowest floor at 12 feet NAVD88, about 5.6 feet above the neighborhood's median ground. In an attached building that line is especially hard to meet, because one half cannot be raised without the other; a buyer planning a major renovation should price the 50 percent threshold against the county's building value, not the sale price.
Pull the panel from FEMA's Map Service Center, read Lee County's flood pages, and ask the seller for the elevation certificate. FEMA's index shows no Letter of Map Amendment or Revision on any Eagle's Landing parcel, per its LOMA layer.
Insuring an Eagle's Landing villa starts with the declaration, because a Chapter 720 homeowners' association has no statutory master-policy rule: the documents decide who insures the structure. Because every parcel is in a Special Flood Hazard Area, a federally backed mortgage requires flood insurance, and Citizens requires flood coverage on its homeowner policies here.
Data updated: September 2026
We do not publish premiums, because no public source for one exists that we would stand behind, and a premium quoted without the home's elevation certificate, roof age and wind-mitigation report is a guess.
In a Florida condominium the association insures the building by statute, section 718.111(11), and the owner buys a unit-owners policy for the interior. No such rule exists in Chapter 720. If the Eagle's Landing declaration leaves the structure to each owner, a buyer needs a full homeowner policy on their half of the building; if it assigns the exterior or roof to the association, the association's policy and budget carry that part. Ask for the declaration and, where the association insures anything, its current policy declarations and deductible.
FEMA's flood maps drive the mandatory purchase requirement for federally regulated lenders, per FEMA's Risk Rating 2.0 page, and every Eagle's Landing parcel is inside the Special Flood Hazard Area. Florida law also makes flood coverage mandatory for Citizens Property Insurance personal-lines policies inside that area, per section 627.351(6); the statute's exemption for condominium unit-owners forms is written for condominiums, and a fee-simple villa is typically insured on a homeowner form. The same statute makes a dwelling with a replacement cost of $700,000 or more ineligible for Citizens.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on NFIP premiums in the flood zone, per FEMA's April 2025 list and the county's discount page. Eagle's Landing has a Fort Myers mailing address but is not in the City of Fort Myers, which rates Class 9; it takes the county's Class 5.
An insurer may not refuse to write or renew a homeowner policy solely because a roof is under 15 years old, or, for an older roof, solely on age if an inspection shows five years of remaining life, per section 627.7011(5). Rate filings must include discounts for wind-resistive features such as roof-to-wall connections and opening protection, per section 627.0629. A current wind-mitigation report is the document that turns a 1984 villa's upgrades into credits.
Selling? An elevation certificate and wind-mitigation report in the listing file save your buyer a week; get a free home valuation for your Eagle's Landing home. Buying? Call Marc at (239) 287-5873 before you bind coverage, or read how we represent buyers in Southwest Florida.
Eagle's Landing homes fit the building tests of the state's My Safe Florida Home program: site-built, single-family detached or attached, not more than three stories, and built before January 1, 2008, per section 215.5586. The owner must also homestead the home, insure it for $700,000 or less and meet the program's income test, and the state matches $2 for every $1 up to $10,000. Check the program's website for current funding before applying.
Eagle's Landing falls in the same Lee County school choice zones as all of The Forest: Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, the nearest Zone O choice, has earned an A from the Florida Department of Education in 2024, 2025 and 2026.
Data updated: September 2026
Lee County assigns students through zones of school choices rather than one school per address, and families choose through a Choice Application, per the district's student enrollment page and transportation optimization page. The Forest sits in Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked 2026-27 zone map; the master community guide tested points in every neighborhood, Eagle's Landing included, and found no split.
Level | School | 2026 state grade | Drive from The Forest's clubhouse |
|---|---|---|---|
Elementary (Zone O) | Rayma C. Page Elementary | A (A in 2025 and 2024) | 1.4 mi, 3 min |
Elementary (Zone O) | Heights Elementary | A | 5.8 mi, 11 min |
Elementary (Zone O) | Villas Elementary | B | 5.3 mi, 12 min |
Elementary (Zone O) | Tanglewood Elementary | B | 7.4 mi, 17 min |
Middle (Zone MM) | Cypress Lake Middle | A | 5.6 mi, 12 min |
Middle (Zone MM) | Lexington Middle | B | 5.9 mi, 14 min |
High (South Zone 2) | South Fort Myers High | C | 4.4 mi, 9 min |
High (South Zone 2) | Cypress Lake High | A | 5.6 mi, 12 min |
High (South Zone 2) | Estero High | B | 7.8 mi, 14 min |
High (South Zone 2) | Fort Myers High | A | 9.7 mi, 20 min |
Grades are 2026 Florida school grades from the state's 2026 school grades file; the district's grades release reports no Lee school received a D or F in 2025-26. Drive times are free-flow from the clubhouse; Eagle's Landing is about five minutes from it.
Bus service depends on the district's transportation plan, which the district says "does not limit a student's access to choose a school for the programs it offers. The plan only limits the transportation." Florida SouthWestern Collegiate High School, a charter on the college's Lee campus, earned an A in 2026, 2025 and 2024, per the state file.
Eagle's Landing's county record is quiet: two older development orders mapped over its roughly 10 acres, from 1983 and 1997, a 2022 Hotwire communication easement, no new-construction permit in the county's extract, and no zoning case of its own. Nothing in Lee County's current records proposes to change the neighborhood.
Data updated: September 2026
Record | What it shows | Source |
|---|---|---|
Development order, 1983 | Mapped footprint of about 9.9 acres matching Eagle's Landing; no project name or description in the public layer | |
Limited development order, 1997 | Mapped over about 10 acres of the same ground; no description in the public layer | same layer |
Communication easement, 2022, instrument 2022000326744 | Granted by the homeowners' association to Hotwire Communications over 9.94 acres | |
New-construction permits | None in the county's March 2025 residential extract | |
Zoning cases | None for Eagle's Landing; the nearest are master-association and club cases | |
Zoning district | RM-2 on all 21 parcels |
Lee County publishes no bulk layer of re-roof, window, pool or repair permits, so a buyer should ask the seller for the roof permit and any window or shutter permits for the specific home, and can confirm them in the county's own permit search. For a 1984 villa, the roof permit date is the single most useful number in the file after the elevation certificate.
The nearby development orders inside The Forest are club and master-association work: the Bear course renovation, issued December 1, 2025, and older master-association restriping and maintenance orders, per the county's development orders layer. Eagle's Landing's golf-course parcels back onto club land, so course work is the construction a resident is most likely to hear.
Almost nothing is being built inside The Forest, and nothing is proposed on Eagle's Landing's land. The live nearby cases are a proposed 149-foot wireless monopole on the club's golf property, still in review with no decision, and a proposed mixed-use rezoning of about 61 acres roughly a mile east of the community's center.
Data updated: September 2026
Eagle's Landing and the surrounding Forest parcels are zoned RM-2, the residential district The Forest was rezoned into in 1980, per the county's zoning notes layer. The land behind the homes is the club's golf parcel, and the neighbors on Timberlakes Drive are the Unit Two and Unit Three single-family streets and the Dove condominiums. There is no commercial zoning adjacent to Eagle's Landing.
A special exception and variance for a 149-foot wireless monopole on the golf course property, Lee County cases SEZ2026-00001 and VAR2026-00001, were In Review as of September 23, 2026. No hearing had been scheduled and no decision had been made. The case record does not place the tower in relation to Eagle's Landing in a way we can verify from the public layer, so we do not state a distance; an owner who wants one can follow the case on the county's Accela record.
The nearest larger changes are along US 41: the proposed Dia Crossing mixed-use rezoning (DCI2023-00020) about 1.0 to 1.2 miles east of the community's center, an approved convenience store and car wash at US 41 and Island Park Road, and several approved commercial projects to the north, per the county's zoning cases layer. Lee County's five-year road program programs no project on US 41, Island Park Road or the nearby arterials, and FDOT is studying the US 41 and Six Mile Cypress Parkway intersection about 2.2 miles north, per its project page.
Lee County's capital projects layer carries the Ten Mile Canal South flood-mitigation project, about a mile from The Forest, a $37,000,000 estimate in design and planned through December 31, 2027, "to provide additional flood relief in the event of an extreme storm event."
Daily life in Eagle's Landing runs through The Forest's master association: residents enter by vehicle barcode, guests are pre-registered through DwellingLive, and the Main Gate is staffed around the clock. Water comes from Lee County Utilities, sewer from the private Forest Utilities, Inc., trash is a county assessment, and Hotwire provides fiber under a 2022 easement.
Data updated: September 2026
The Main Gate on Forest Boulevard is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association's 2022 Emergency Preparedness Plan; gate staffing hours are from that 2022 plan. Residents request a vehicle barcode through the association's online barcode request form, and guests are pre-registered through the DwellingLive visitor system.
Lee County's franchise maps place The Forest in Lee County Utilities' water service area, per the county's water franchise layer. Sewer comes from Forest Utilities, Inc., a private utility operating since 1980, per its Division of Corporations record; its rates are not published online, so ask the seller for twelve months of water and sewer bills. Trash is a Lee County non-ad-valorem assessment on the tax bill, and pickup days are not published on the association's public pages.
The homeowners' association granted Hotwire Communications a communication easement over its 9.94 acres in 2022, per Lee County's easements layer. Whether Hotwire service is billed through an association is not published; ask the seller whether it appears on an association bill or a separate Hotwire bill.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
The Forest Country Club clubhouse, from Eagle's Landing | 1.2 | 5 |
Rayma C. Page Elementary, from the clubhouse | 1.4 | 3 |
Gulf Coast Medical Center, Level II trauma center, from the clubhouse | 4.5 | 9 |
Southwest Florida International Airport, from the clubhouse | 8.6 | 16 |
Fort Myers Beach, from the clubhouse | 10.7 | 21 |
Naples City Hall, from the clubhouse | 26.5 | 44 |
Clubhouse figures are from the master community guide, computed on the OpenStreetMap road network with the OSRM routing engine; the first row is our own route from the center of Eagle's Landing. OSRM has no traffic model, so in-season drives run longer. Gulf Coast Medical Center is the only designated trauma center in Lee County, per the Florida Department of Health and Lee Health.
Among The Forest's attached neighborhoods, Eagle's Landing has the highest 2026 median county just value, $358,033, the largest median heated area, about 2,002 square feet, and the thinnest resale record: four MLS closings in 48 months. It is also one of only two fee-simple villa enclaves with their own homeowners' association.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, September 2026)
The benchmark below compares Eagle's Landing with the attached neighborhoods a buyer is most likely to weigh against it, on one yardstick per column: legal regime, homes, year built, median heated area and median 2026 just value from the Lee County parcel roll, and MLS closings over the full 48-month pull, September 24, 2022 to September 23, 2026.
Neighborhood | Regime | Homes | Built | Median heated sq ft | Median 2026 just value | MLS closings, 48 months | 48-month median sold (per sq ft of MLS living area) |
|---|---|---|---|---|---|---|---|
Eagle's Landing | Fee-simple villas, homeowners' association (Ch. 720) | 20 | 1984 | 2,002 | $358,033 | 4 | no median; sales listed above |
Pheasant Court Villas | Fee-simple villas, homeowners' association (Ch. 720) | 17 | 1981 | 1,387 | $276,707 | 3 | $219,000 ($157.89) |
Heron Coach House Villas | Land condominium (Ch. 718) under the Heron Master | 15 | 1994 to 1996 | 1,993 | $334,217 | 8 | $400,000 ($200.45) |
Heron Coach Houses | Condominium (Ch. 718) under the Heron Master | 48 | 1990 to 1992 | 1,679 | $246,498 | 8 | $336,250 ($197.60) |
Waters Edge | Condominium (Ch. 718) | 36 | 1984 to 1991 | 1,989 | $300,820 | 11 | $425,000 ($202.91) |
Sources: Lee County parcel roll, September 2026; Southwest Florida MLS, pulled September 23, 2026, as published in the master community guide. Just value is a mass-appraisal estimate, not a price.
The Heron is the closest structural contrast. Its Coach House Villas are a land condominium, homes on defined parcels of land that nonetheless sit under Chapter 718 and a three-tier association structure, with the Heron Master between the unit association and The Forest. Eagle's Landing reaches a home-on-its-own-land result through a two-tier homeowners' association instead, with no condominium resale package and no condominium insurance statute. The Heron villas are a decade newer and traded twice as often in the four years. Our guide to The Heron at The Forest sets out its three association layers and its unit-numbering trap in full.
Waters Edge is the condominium most like Eagle's Landing in size and age: 36 homes of similar median heated area, begun in the same year. It has the deeper sales record, 11 closings in 48 months, and the documented Ian high-water mark on one of its buildings. The trade is legal form: a Waters Edge buyer gets the association-insured building and the full condominium disclosure package, an Eagle's Landing buyer gets their own parcel and a homeowners' association. See our guide to Waters Edge at The Forest for its two products and its paving records.
Measured by price per square foot of MLS living area, Eagle's Landing's four sales ($122.23 to $209.54) span both sides of the Heron and Waters Edge medians ($197.60 to $202.91); the most recent, $209.54 in May 2026, sits just above them. The county's just values put Eagle's Landing at the top of the attached group. For a seller, the case for pricing at the upper end rests on land, garage, pool and golf frontage; for a buyer, the case for caution is that four sales make a thin comparable set.
Eagle's Landing and Pheasant Court Villas are The Forest's two fee-simple villa neighborhoods under homeowners' associations. Eagle's Landing offers larger homes, larger lots, pools on 17 of 20 parcels and higher county values; Pheasant Court Villas offers smaller one-story homes on smaller lots at lower recorded prices, on the lowest ground in The Forest.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026; Lee County parcel roll, September 2026)
Pheasant Court Villas is 17 one-story fee-simple villas on Pheasant Court, all built in 1981 and recorded at Official Records Book 1453, Page 1657, with its homeowners' association on file with the Division of Corporations. It has no page of its own on our site; it is covered in our guide to The Forest.
Factor | Eagle's Landing | Pheasant Court Villas |
|---|---|---|
Legal regime | Fee simple, homeowners' association (Ch. 720) | Fee simple, homeowners' association (Ch. 720) |
Homes | 20 | 17 |
Year built | 1984 | 1981 |
County building description | Attached villa (all 20) | Ranch (all 17) |
Stories | 16 one-story, 4 up to two | All one-story |
Median heated area | about 2,002 sq ft (1,586 to 2,704) | 1,387 sq ft (1,137 to 1,855) |
Bedrooms | 16 three-bedroom, 4 two-bedroom | 14 two-bedroom, 3 three-bedroom |
Median lot | 0.369 ac | 0.157 ac |
Pool on the parcel | 17 of 20 | 0 of 17 |
Garage | 20 of 20 | 17 of 17 |
Golf-course land | all 20 | all 17 |
Median 2026 just value | $358,033 | $276,707 |
Homestead share | 15 of 20 | 6 of 17 |
FIRM panel and median ground | 0438H, 6.4 ft | 0576H, 5.9 ft (lowest in The Forest) |
MLS closings, 48 months | 4: $232,000 to $505,000 | 3: $190,000 to $360,000, median $219,000 |
MLS closings, last 12 months | 1 ($505,000) | 0 |
Sources: Lee County parcel roll and building-footprint layer, September 2026; Lee County spot elevations; Southwest Florida MLS, pulled September 23, 2026.
Both are fee-simple villa neighborhoods governed by homeowners' associations, not condominiums, so both sell under the same Chapter 720 rules: the disclosure summary, two estoppel certificates, no condominium milestone or reserve-study documents. Both sit on golf-course land, both are seated on the master association's "Condos and Villas" side, both are in Zone AE at an 11-foot base flood elevation and Evacuation Zone A, and both belong to the same optional-club community.
Size and setting. The median Eagle's Landing home has about 600 more heated square feet, a lot more than twice as large, and in most cases a private pool; the county describes every Eagle's Landing building as an attached villa and every Pheasant Court building as a ranch. Pheasant Court Villas sits on the lowest ground in The Forest, 5.1 feet below the base flood elevation at its median, against 4.6 feet at Eagle's Landing, which matters for flood insurance pricing through each home's elevation certificate. And Eagle's Landing is more owner-occupied, 15 homesteads in 20 against 6 in 17.
Choose Eagle's Landing if you want a three-bedroom villa with a garage and a private pool on a larger golf-course lot, you plan to live in it year-round, and you are prepared to read an attached-building declaration for who handles the shared roof. Choose Pheasant Court Villas if you want the lowest entry price for a fee-simple home in The Forest, a smaller single-level plan with no pool to maintain, and you are comfortable pricing flood insurance on the lowest ground in the community. Either way, the sales record is thin enough that the listing price is a judgment call. Selling? Get a free home valuation for your Eagle's Landing home, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 to compare the two before you tour, or read how we represent buyers in Southwest Florida.
Eagle's Landing's strengths are record-proven: fee-simple ownership of land and home, golf-course parcels, garages on every home and pools on most, the top county values among The Forest's attached neighborhoods, and optional club membership. Its trade-offs are just as documented: 1984 construction, a shared wall, Zone AE flood exposure, unpublished fees and a very thin sales record.
Data updated: September 2026
Eagle's Landing suits a buyer who wants the feel of a single-family home, land, a garage, a pool and a golf view, at an attached-villa price inside a gated community, and who plans to stay. It suits less well a buyer who wants a brand-new building, no neighbor on the other side of a wall, a published fee schedule before making an offer, or a deep set of comparable sales.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and in a neighborhood with one sale a year the listing that sells is the one whose trade-offs are explained up front. Thinking of selling? Get a free home valuation for your Eagle's Landing home, or Call Jesse direct at (239) 898-6072. Considering buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling in Eagle's Landing means selling one of 20 golf-course villas in a neighborhood that records about one MLS sale a year, with nothing listed on September 23, 2026. The last sale, $505,000 in May 2026, is the neighborhood's highest MLS price in four years, and the next listing will set the comparable everyone else uses.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 23 Sep 2026)
If you're searching for an Eagle's Landing listing agent, or thinking, 'I need someone to sell my Eagle's Landing home...' you are selling into a neighborhood with almost no recent comparables and a buyer pool that often misreads what it is buying. McGreevy and Comisar sell Eagle's Landing on the record. The first thing we fix is the legal form: an Eagle's Landing villa is a fee-simple home under a homeowners' association, not a condominium, and the listing, the contract and the lender package all say so from day one. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a thin market needs: a price built from the four recorded sales and the county roll, a Chapter 720 disclosure file that lets no buyer walk away late, and a flood and roof packet that answers an insurer before an underwriter asks.
Honors and recognition:
In the last 12 months we tracked 1 Eagle's Landing closing in the Southwest Florida MLS, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026: $505,000, 94.39% of list price, after 77 days on market. Because 12, 24 and 36 months each hold fewer than 10 closings, here is the full 48-month pull, the widest window we hold:
With four MLS sales in four years, an Eagle's Landing price is built in layers. We start with the neighborhood's own sales, adjusted for size, bedroom count, pool and condition. We check the county roll, which values every Eagle's Landing home each year and gives the 2026 median just value of $358,033, and the three county-recorded transfers without an MLS closing, including a $605,000 transfer in June 2024 whose terms the record does not show. Then we bring in attached-villa and single-level sales elsewhere in The Forest, including Pheasant Court Villas and the Heron Coach House Villas, adjusted for the differences the benchmark table above sets out. The measured square footage matters more here than almost anywhere, because two of the four MLS sales carried a living area the county's heated figure does not match.
Four things. First, the Chapter 720 disclosure summary must be in the buyer's hands before the contract is signed, with the current assessments filled in, or the buyer can cancel up to closing under section 720.401. Second, you need two estoppel certificates, the Eagle's Landing association's and the master association's, and the master's is ordered through FirstService Residential. Third, the buyer will ask who maintains and insures the shared roof and wall, and the answer is in your declaration, so we put the governing documents in the file at listing. Fourth, golf-course frontage is the premium feature and the one a buyer inspects first: the lanai, the pool cage and the view line are the photographs that sell an Eagle's Landing villa.
Showings need gate access. Visitors are pre-registered by residents through the master association's DwellingLive visitor system, and the Main Gate is staffed around the clock, per the association's 2022 plan. We register every showing in advance so no buyer is turned away at the gate.
Across The Forest, February 2026 alone carried 13 of the 45 closings in the last 12 months, and the master association's 2022 plan estimates about 1,000 year-round residents and about 2,000 in season. An Eagle's Landing villa priced, photographed and documented by early January meets the largest pool of in-season buyers, and the estoppel certificates, which run 30 to 35 days once issued, should be ordered once a contract is in sight, not before.
Start with a free home valuation for your Eagle's Landing home. It takes about a minute, and Jesse follows up with the sales that actually fit your villa: the four Eagle's Landing closings, the county roll for your parcel, and the attached-villa sales in The Forest that a buyer's appraiser will use, not a community median that mixes condominiums with single-family homes. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
It has ranged from 1 day to 92 days. The two sales in late 2022 and early 2023 closed at list in 1 and 2 days; the two since closed after 92 days (January 2025) and 77 days (May 2026), below list, per the Southwest Florida MLS, pulled September 23, 2026. Across The Forest the median in the last 12 months was 76 days.
No. Eagle's Landing is not a condominium, so the Chapter 718 resale documents, the milestone inspection under section 553.899 and the structural integrity reserve study do not apply. If a buyer's lender sends a condominium questionnaire, we answer it with the county's single-family coding and your parcel record.
Florida's statute caps the base fee at $250, adjusted every five years for inflation, with extra charges for three-business-day delivery and for delinquent accounts, per section 720.30851; the Florida House's staff analysis puts the adjusted amounts at $299, $119 and $179 from July 1, 2022. You will need one from each association. Who pays is set by the contract.
It is the question to answer before listing. Every Eagle's Landing parcel is in Zone AE, so a financed buyer needs flood insurance, and a 1984 roof draws an insurer's attention. An elevation certificate, the roof permit date and a current wind-mitigation report in the listing file shorten a buyer's insurance shopping from weeks to days.
Not automatically. Membership is separate from home ownership, and the club does not publish its transfer terms, per its membership page. If you are a member, we get the club's terms in writing before we list.
Often that is the best moment. With no active listing on September 23, 2026, your villa would be the only Eagle's Landing home a buyer can see, and the question becomes pricing against attached homes elsewhere in The Forest. Call Jesse direct at (239) 898-6072 to talk it through.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Eagle's Landing, and they lead Domain Realty Group from an office on US 41 in Bonita Springs, south of The Forest on the same highway. Jesse leads the listing side, and Marc works with buyers in the field across Lee and Collier counties.
Jesse McGreevy and Marc Comisar are top-reviewed Eagle's Landing realtors on Google. Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, built the team on a simple idea: the seller or buyer who understands the record before the first showing negotiates from strength. Read more on our about the McGreevy and Comisar team page, or follow us on Facebook and LinkedIn (Jesse, Marc).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Before a word of this page was written we read all 21 Eagle's Landing parcel records on the Lee County roll, the county's building-footprint, easement, development-order, zoning, flood and elevation layers for the neighborhood, every Southwest Florida MLS closing in The Forest over 48 months checked address by address against the roll, the master association's 2022 plan, and Chapters 718 and 720 of the Florida Statutes section by section. When we list an Eagle's Landing villa we put that work to use in three ways: we state the legal form correctly everywhere a buyer, lender or title agent will read it; we build the Chapter 720 disclosure file before the first showing; and we price from the neighborhood's own four sales and the county record rather than a community median.
Jesse McGreevy and Marc Comisar are top-reviewed on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." 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
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). License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Selling an Eagle's Landing home? Get a free home valuation for your Eagle's Landing home, or call Jesse direct at (239) 898-6072.
Buying in Eagle's Landing? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the community around Eagle's Landing, start with our guide to The Forest, which covers every neighborhood inside the gates, the club and the full fee stack, and our Fort Myers guide for the wider market. Nearby in The Forest, compare The Heron at The Forest and Waters Edge at The Forest.
These are the questions buyers ask about Eagle's Landing and about buying a fee-simple villa in The Forest, answered from the public record: legal form, fees, flood, insurance, rules and the market. Where the record is silent, the answer says so and names the document that holds it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; for a buyer consultation, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
No. Eagle's Landing is 20 fee-simple villas governed by a homeowners' association under Chapter 720 of the Florida Statutes. Each owner holds a parcel of land and the home on it, the county codes every parcel single-family, and the state's condominium registry holds no Eagle's Landing project. The county's instrument index calls the declaration a "condovision," which is a label, not a regime.
On Timberlakes Drive, at street numbers 16580 through 16640, on land the county records as golf-course frontage, per the county parcel roll. It is about 1.2 road miles and five minutes from the clubhouse, inside The Forest's gates in south Fort Myers.
Yes. Lee County's building-footprint layer describes all 20 as attached villas, and the county roll lays them out as ten lots of two parcels each. Each home shares a wall with one neighbor and sits on its own deeded parcel.
Heated areas run from 1,586 to 2,704 square feet, with a median of about 2,002, per the county roll. Sixteen are three-bedroom and four two-bedroom; sixteen are recorded at one story and four at up to two. Listing living areas can differ from the county figure, so compare both.
The county roll records a garage on all 20 parcels and a pool on 17. The pools are private, on each owner's parcel; the neighborhood has no shared pool or clubhouse of its own.
Neither the Eagle's Landing homeowners' association nor The Forest's master association publishes its assessment. The seller must give you a disclosure summary with the current assessments before you sign, under section 720.401, and each association's estoppel certificate states the exact amount under section 720.30851.
No. The Forest is non-bundled: the club's membership page describes "a non bundled gated community offering resident and non resident memberships," and the master association's portal says the same. A golf-course home in Eagle's Landing does not include a membership.
The declaration decides. Chapter 720 has no rule like the condominium statute, section 718.111(11), that makes the association insure the structure. Read the Eagle's Landing declaration, recorded at Official Records Book 1752, Page 2437, for who insures and repairs the roof, the exterior and the shared wall, and price your homeowner policy accordingly.
Zone AE, base flood elevation 11 feet NAVD88, on FEMA panel 12071C0438H effective November 17, 2022, per FEMA's National Flood Hazard Layer. Median ground is 6.4 feet, per Lee County's 2018 LiDAR layer, and the neighborhood is in Evacuation Zone A.
With a mortgage from a federally regulated or insured lender, yes, because every parcel is in the Special Flood Hazard Area, per FEMA's Risk Rating 2.0 page. A Citizens homeowner policy also requires flood coverage there under section 627.351(6). The home's elevation certificate drives the price.
The public record does not say. USGS measured Ian's surge at 9.5 feet NAVD88 on a Waters Edge building inside The Forest, per its high-water mark record, about 3.1 feet above Eagle's Landing's median ground by our arithmetic, but nothing we reached says whether water entered any Eagle's Landing home. Ask the seller directly and read the flood disclosure required by section 689.302.
The leasing rules are in the neighborhood declaration and rules and in the master covenants, none published online. Florida law protects existing owners from later rental amendments, except limits on leases under six months or more than three a year, per section 720.306(1)(h).
Pet rules are in the governing documents, which are not published online and come with the resale package. Read the use restrictions before you sign; assistance animals are governed separately by federal fair-housing law.
Nothing in the public record we reached designates it as housing for older persons. Any age provision would be in the declaration, and a legal 55-and-over restriction must meet the federal requirements in 42 U.S.C. 3607(b).
The Forest sits in Lee County's Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district's 2026-27 zone map. Rayma C. Page Elementary, the nearest Zone O choice, earned an A in 2024, 2025 and 2026, per the state's grades file.
No CDD and no county MSTU, per Lee County's special districts roster and MSTBU layer. The fire district, San Carlos Park Fire Protection and Rescue, levies 2.3590 mills for fiscal year 2025/26.
$505,000 in May 2026, a 2,410-square-foot villa with three bedrooms and a den, 94.39% of its $535,000 list price after 77 days on market, per the Southwest Florida MLS, pulled September 23, 2026. It was the only MLS closing in the last 12 months.
None were listed or pending on September 23, 2026, per the Southwest Florida MLS. With one or two sales a year, a buyer who wants Eagle's Landing specifically should be ready to move when one appears; call Marc at (239) 287-5873 to be told first.
The disclosure summary, both estoppel certificates (Eagle's Landing and the master association), the declaration, bylaws, rules and amendments, the latest budget and financial report the association must prepare under section 720.303, the elevation certificate, the roof permit date, a wind-mitigation report and a four-point inspection.
You can be. A buyer is jointly and severally liable with the seller for assessments due up to the transfer, per section 720.3085, which is why the closing agent uses the estoppel certificates to pay any balance from the seller's proceeds.
Exterior changes go through whatever architectural review the declaration sets, and because every parcel is on golf-course land, the rear of the home is visible from the course and within that review under section 720.3035. A major renovation also meets Lee County's 50 percent substantial-improvement rule, per the county's flood page.
The homes meet the building tests of My Safe Florida Home under section 215.5586: site-built, attached, under three stories and built before 2008. The owner must also homestead the home and meet the value and income tests; check the program site for current funding.
These are the questions Eagle's Landing owners ask before they sell, answered from the Southwest Florida MLS, the Lee County record and Florida statute. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar alone have over $900 million in sales. In the last 12 months we tracked 1 Eagle's Landing closing in the Southwest Florida MLS. For a valuation, start with a free home valuation for your Eagle's Landing home or call Jesse direct at (239) 898-6072.
It depends on your own villa more than in most neighborhoods, because the comparable set is four MLS sales in four years: $232,000, $325,000, $370,000 and $505,000, per the Southwest Florida MLS, pulled September 23, 2026. We add the county roll, where the 2026 median just value is $358,033, and attached-villa sales elsewhere in The Forest, then adjust for your size, pool, bedrooms and condition. Get a free home valuation for your Eagle's Landing home.
The highest MLS sale in the 48-month pull is $505,000, in May 2026. The county roll also records a $605,000 transfer in June 2024 on a 2,007-square-foot villa with no MLS closing; the roll does not say whether it was an open-market sale, so we treat it as a data point, not a comparable.
Because four sales in 48 months is too few. We report a median only when a window holds 10 or more closings; below that, a median describes which four homes happened to sell, not the market. Every sale is listed on this page instead, with its size, price per square foot and days on market.
About one. The MLS recorded 1 closing in the last 12 months, 2 in 24 months, 2 in 36 months and 4 in 48 months, per the Southwest Florida MLS. The county roll adds three recorded transfers without an MLS closing in the same four years.
Supply inside the neighborhood is zero: nothing was listed or pending on September 23, 2026. Across The Forest there were 29 active listings, about 7.7 months of supply, which favors buyers. For an Eagle's Landing owner that means no direct competition, but a buyer comparing you with every attached home in The Forest that week.
The four MLS sales took 1, 2, 92 and 77 days. The recent two were the slower ones and closed below list. Across The Forest the median in the last 12 months was 76 days. A correct price and a complete disclosure file are what shorten it.
The four sales ran $122.23 to $209.54 per square foot of MLS living area, rising in date order, with the latest at $209.54. We quote per-sale ratios and never average them. Remember that the county's heated area may differ from your listing's living area; on the May 2026 sale the county figure would put the price at $257.65 per square foot.
Yes. The disclosure summary under section 720.401 must be presented before the buyer signs. If it is not, the buyer can cancel within 3 days after receiving it or before closing, and cannot waive that right.
No. Eagle's Landing is not a condominium, so the condominium declaration, FAQ document, governance form, milestone summary and reserve study that section 718.503 requires of a condominium seller do not apply.
Two: one from the Eagle's Landing homeowners' association and one from The Forest Property Owners' Association, the master association, whose resale documents are ordered through FirstService Residential. Each must be issued within 10 business days of a written request under section 720.30851.
Thirty days if delivered by hand or e-mail, 35 days if mailed, per section 720.30851(2). If it expires before closing a new one is needed, so we order both once a contract is signed.
If an association fails to deliver within 10 business days, it may not charge a fee for that certificate, per section 720.30851(4), and a summary court proceeding can compel it. In practice we follow up on day five.
Yes. Every Florida residential seller must give the buyer a flood disclosure at or before contract under section 689.302, stating whether the seller knows of flood damage during their ownership, has filed a flood claim, or has received federal flood assistance.
If you do not already have one, yes. Every Eagle's Landing parcel is in Zone AE at an 11-foot base flood elevation with median ground of 6.4 feet, so a buyer's flood premium turns on the home's elevation. A certificate in the listing file saves a buyer about a week.
It can, if it is undocumented. An insurer cannot refuse a policy solely on a roof's age if an inspection shows five years of remaining life, per section 627.7011(5). Have the roof permit date, a roof inspection and a wind-mitigation report in the file before the first showing.
That is a question for the declaration. If the association maintains roofs and exteriors, the association handles it; if each owner handles their own half, a buyer will price the neighbor's condition too. Either way, disclose what you know and let the governing documents speak.
The estoppel certificate must answer whether the association's rules require board approval of the transfer and whether it has been given, per section 720.30851. The Eagle's Landing documents are not published, so we check at listing.
Yes. A buyer is jointly liable with you for assessments due up to closing under section 720.3085, so the closing agent pays any balance shown on the estoppel certificates from your side of the statement.
Typically the brokerage commission (negotiated, not set by law), documentary stamp tax on the deed at 70 cents per $100 under section 201.02, prorated taxes and assessments, and whatever title and estoppel costs the contract assigns to you. On the $505,000 May 2026 sale, documentary stamp tax alone is $3,535 by our arithmetic.
Your Save Our Homes benefit can move with you. Florida's portability rule lets a homestead owner transfer accumulated assessment savings to a new Florida homestead within the statute's time limits, per section 193.155; the Lee County Property Appraiser's homestead page explains the filing.
Possibly not. Federal law excludes up to $250,000 of gain ($500,000 for most married couples) on a main home you owned and lived in for two of the last five years, per the IRS's Topic 701. Ask your tax adviser how it applies to you.
The golf-course view, the private pool and the garage, photographed well, plus a clean file. Buyers here are comparing you with condominiums elsewhere in The Forest; showing them they get land, a pool and a garage under a lighter homeowners' association framework is the pitch.
Rarely in full; usually in part. Fix what an inspector or insurer will flag, roof, electrical panel, water heater, and present the rest cleanly. The county's effective year built for Eagle's Landing homes runs from 1984 to 1998, so buyers will see updated and original villas side by side; your price should reflect which you have.
Yes, and some sellers should. An as-is contract still requires the Chapter 720 disclosure summary and the flood disclosure, and a buyer will still inspect. Pricing an as-is Eagle's Landing villa starts from the older sales and the county's building value.
Visitors are pre-registered through the master association's DwellingLive system, and the Main Gate is staffed around the clock. We register every showing in advance so buyers are expected at the gate.
Only as the declaration and the master covenants allow, and those are not published online. A rental amendment adopted after July 1, 2021 binds you only if you consented, except limits on leases under six months or more than three a year, per section 720.306(1)(h).
Eagle's Landing homes are larger, on larger lots, mostly with pools, and carry higher county values: a median just value of $358,033 against $276,707 at Pheasant Court Villas. Pheasant Court's three MLS sales in four years ran $190,000 to $360,000. Buyers comparing the two fee-simple villa enclaves should see those differences in your listing.
Many will, because listing systems and even county labels use condominium words for attached homes. We correct it in the listing, the disclosure and the lender package with the county's single-family coding and your parcel record, which prevents a lender from demanding condominium documents that do not exist.
Listing itself is your decision. What the documents may require is approval of the buyer or the transfer; the estoppel certificate states whether they do. We read the documents at listing so there is no surprise at contract.
Yes. With one Eagle's Landing sale a year, some owners prefer a quiet sale to a known buyer. We offer discretion and off-market marketing, but in a neighborhood this thin, the open market is usually what proves the price; we will show you both paths.
Measure before listing. Two of the four MLS sales carried a living area above the county's heated area. A buyer's appraiser starts from the county figure, so a documented measurement, and an explanation of any enclosed or converted space, protects your price.
No. At about one sale a year you would wait a long time, and each new sale is one more home, not a trend. We price from what exists now, the four sales, the county roll and nearby attached sales, and we explain the range.
A valuation and a document check. Start with a free home valuation for your Eagle's Landing home and gather your declaration, any roof and wind-mitigation reports and your elevation certificate. Then call Jesse direct at (239) 898-6072.
Every fact about Eagle's Landing on this page traces to a named public record: Lee County's parcel, building-footprint, easement, development-order, zoning, flood and elevation records, Florida's statutes and corporate records, the master association's own publications, FEMA, the U.S. Geological Survey and state agencies. Each entry below is dated.
Market figures are cited in the text as "Southwest Florida MLS, pulled September 23, 2026," a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere on this page.
The public records that describe Eagle's Landing are linked below at the authority that issued or holds each one; we do not re-host any of them, and some government hosts refuse automated requests but open normally in a browser.
Two Eagle's Landing records are not posted anywhere public, and we say so rather than link a copy: the neighborhood declaration and its later instrument (Official Records Book 1752, Page 2437 and Book 2499, Page 0153, available from the Lee County Clerk and in the resale package), and every association budget and financial report (member records, provided with the estoppel certificates and on request under section 720.303).
Document | What it is | Link |
|---|---|---|
The Forest Property Owners' Association Emergency Preparedness Plan (updated May 2022) | The master association's own plan: board seats including Eagle's Landing on the Condos and Villas side, gate staffing, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel covering Eagle's Landing: Zone AE, base flood elevation 11 feet | |
Lee County Evacuation Zone A map | The county's first evacuation zone, which covers all of The Forest | |
Florida House staff analysis of HB 979 (2024) | States the inflation-adjusted estoppel fee amounts in force since July 1, 2022 | |
San Carlos Park Fire Protection and Rescue Service District FY 2025/26 final budget | The 2.3590-mill fire levy on every Eagle's Landing tax bill | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County's Class 5 rating and 25 percent flood-premium discount | |
Florida Building Commission code effective dates | When the statewide Florida Building Code took effect, against Eagle's Landing's 1984 construction |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Eagle's Landing. 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.
