Sell Your Home in Eagle Reserve, FL

Updated October 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

If you are thinking "I want to sell my home in Eagle Reserve," start with four records most listing pages never open: the Lee County recorded sales of homes your size, the FEMA letter that covers your lot, the estoppel certificate from your one association, and the City of Fort Myers lines on your tax bill. Eagle Reserve is a gated Pulte community of 175 single-family homes off Colonial Boulevard and Camino Real Way, inside the City of Fort Myers in ZIP 33966, built from 2019 to 2022 around a 16.57-acre bald eagle preserve. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for the owners of those homes. For the community itself, from the 2013 zoning to the school zones, read our Eagle Reserve Fort Myers community guide.

Jesse McGreevy takes seller questions himself. Call Jesse direct at (239) 898-6072, or request a free Eagle Reserve home valuation at any time. We send the recorded sales we used, labelled by street, heated area, bedrooms, year built and window, so you can check our work line by line.

In the 12 months to September 25, 2026, Lee County recorded 16 qualified sales in Eagle Reserve at a $470,000 median, from $395,000 to $588,000, and none of them was a builder sale (an estimate): Eagle Reserve is a resale-only market. Those sales cover the 173 homes in the county roll export; two of the 175 homes have their addresses withheld from public display and are not linked to the sales file. Every figure below carries its source and its window, and where a figure is not published we say so and name the document that holds it.

Why List Your Eagle Reserve Home With McGreevy and Comisar?

List your Eagle Reserve home with McGreevy and Comisar because we price it from Lee County's recorded sales of homes your size on your street, and we answer the flood, fee and roof questions in the listing file before a buyer asks. Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing, from the first visit to the closing table.

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; Lee County Property Appraiser roll dated October 25, 2026, re-run October 28, 2026).

We are the partners who price your home, sit at the negotiating table and answer your phone. Here is the record behind that promise:

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

If you are comparing listing agents before you choose, our guide to the best real estate agents in Fort Myers sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a community where the flood map and the flood letters disagree, the association does not publish its dues and every roof dates from 2019 to 2022, the first test is simple: ask each agent which records they will read before they name a price.

Pricing from the record, not a portal estimate

An automated estimate blends every sale inside the gate and adjusts by square footage. In Eagle Reserve that blend misleads, because the 16 recorded sales of the last 12 months show homes of the same size closing far apart. Three homes of 1,566 square feet of county heated area closed at $450,000, $395,000 and $400,000; three of 2,479 square feet closed at $438,000, $540,000 and $540,000. The community median of $470,000 is the midpoint of the middle pair, $450,000 and $490,000, because the count is even. We price your home against the matched sales and show you each one.

Partners at every step

Jesse and Marc work every listing together. The person who priced your home is the person who hears the buyer's question about the association assessment, reads the inspection report, takes the call from the buyer's insurance agent about the roof and the shutters, and negotiates the repair credit. In a community where every sale since 2023 is a resale and every home is a Pulte build of the same few years, continuity is how a price holds from launch to closing.

One builder, many plans

Eagle Reserve is one product type, the detached single-family home, built by one builder across three Pulte series and 13 plan sheets. That sameness is what makes pricing precise: the comparables are close cousins of your home. It is also what makes pricing unforgiving, because a buyer can see that a home with your plan sold for less last spring. The county roll runs from 1,566 to 4,286 square feet of heated area, with a median of 2,112, and homesites from about 0.12 to 0.32 acre. We place your home inside that spread before we talk about a number.

What an Eagle Reserve seller has to document

A sale here runs on four documents a buyer will want early, and two of them are not published anywhere. The association does not publish its dues, so the estoppel certificate is the document that states them. The effective FEMA map still draws Zone AH over the whole community, while three FEMA letters removed most original lots from the high-risk zone, so the letter for your lot belongs in the file. The roof, shutter or impact-glass package and the permit history come from the City's records, and the tax bill shows the City fire and stormwater lines. That is a documents and marketing problem, and it is the one we are built for.

Our Record Behind This Page

Our record behind this Eagle Reserve page is public: Domain Realty Group's team has closed over $2.5 billion in real estate, we are the #5 real estate team in Florida (RealTrends 2026), and in the last 12 months we tracked 16 Eagle Reserve closings on the Lee County record to build your price range.

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 25, 2026).

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc's own personal sales exceed $900 million. We are the #5 real estate team in Florida (RealTrends 2026), recognized as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, in the same city as Eagle Reserve.

What we tracked for this page

In the last 12 months we tracked 16 Eagle Reserve closings: every qualified sale Lee County recorded from September 26, 2025 to September 25, 2026 on the 173-home county basis, read row by row and sorted by street, heated area, bedrooms, baths and year built. Together they recorded $7,639,000 in sales, the sum of the 16 prices. We also tracked the longer windows on the same basis: 28 sales over 24 months, 34 over 36 months and 91 over 60 months. Across all recorded history since the first closing on December 6, 2019 the tool counts 224 sales on the 172 roll homes in ZIP 33966; the one roll home that carries ZIP 33967 adds a single 2020 Pulte first sale, for 225.

The method behind the numbers

Every county figure on this page comes from one tool run against the Lee County Property Appraiser roll and the county's recorded, qualified, improved sales through September 25, 2026, filtered to the COLONIAL 70 and COLONIAL 70 PHASE 2 legal descriptions in ZIP 33966. The tool keeps qualified sales only and widens the window until it finds ten or more, so each figure names its window. The figures were first run on October 10, 2026 against the roll dated October 4, 2026, and re-run on October 28, 2026 against the roll dated October 25, 2026, and came back identical. Where a figure comes from the City, a statute, FEMA or the association's own record, the text names that document and its date.

What the county record can and cannot tell a seller

The county record is the public record of deeds, so it holds every price, date, heated area, bedroom count and year built. It does not hold days on market, list prices, concessions, the age of a replaced roof or the condition of the home on the day it sold. Those live in the Southwest Florida MLS, in the City's permit record and in the walk-through. We use the county record for counts and prices, the MLS for pace, and our own eyes for condition, and we never let one stand in for another.

The two homes the county sales file cannot see

Lee County's parcel and footprint layers draw 175 homes in Eagle Reserve, while the roll export the sales tool reads holds 173. The other two have their addresses withheld from public display, as Florida law allows for qualifying owners, and their sales are not linked to the export. Every sales count, median and range on this page is therefore for 173 of the 175 homes. If yours is one of the two, nothing about your price changes; we simply read your own records directly.

What Does the Eagle Reserve Market Look Like for Sellers Right Now?

The Eagle Reserve market in the 12 months to September 25, 2026 was 16 recorded sales at a $470,000 median, from $395,000 to $588,000, on the 173-home county basis, with a 24-month median of $500,500 on 28 sales. Every one was a resale, so you compete with your neighbors and with new construction elsewhere, not with a builder inside the gate.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded qualified sales through September 25, 2026).

Source for every figure in this section: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis, for the 173 homes in the county roll export. "12 months" means sales recorded September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, the roll's measure, and is never set against an MLS living-area figure.

The county record, window by window

The 12-month window has ten or more sales, so it leads. The median price per square foot of county heated area over those 16 sales was $239.08, and the builder-direct count was zero by the tool's estimate. The highest recorded Eagle Reserve sale on this basis is $805,983, in 2022; the 24-month high was $764,000 and the 36-month high $795,000, and no sale in the last 12 months reached $600,000.

Price bands, 12 months

Half of the 16 sales closed between $400,000 and $500,000 and almost all the rest between $500,000 and $600,000. The one sale in the lowest band was the $395,000 closing of July 2026. A seller whose plan, lot and condition match the upper half of the list is pricing into the $500,000 band; a seller of a 1,566 square foot home is pricing against three sales from $395,000 to $450,000.

The long arc, 2019 to 2026

Read the early years as builder pricing, not a resale market. From 2019 through 2021, 159 of the 164 recorded sales were Pulte's first sales by the tool's estimate, priced from contracts signed months earlier. The resale record starts in earnest in 2022, peaks at a $586,498 median on just six sales in 2023, and has recorded lower medians since: $520,500 in 2024, $500,000 in 2025 and $483,000 in 2026 to date. That is the honest trend line for a seller, and it is why we price from the matched sales of the last 12 to 24 months rather than from a peak. The all-history count and the 2020 row are read on the 172 roll homes in ZIP 33966; the one roll home that carries ZIP 33967 adds a single 2020 Pulte first sale of $313,000, which makes 225 sales at a $438,685 median across all history and 54 sales at $358,330 in 2020, and changes no 12, 24, 36 or 60-month figure.

Price per square foot, and why the denominator matters

The 12-month median was $239.08 per square foot of county heated area. Per sale, the 16 closings ran from $176.68 (a 2,479 square foot home at $438,000) to $317.66 (a 1,574 square foot home at $500,000), our arithmetic from the listed sales. That spread is the point: price per square foot in Eagle Reserve rises as homes get smaller and swings with lot and condition, so it ranks homes of the same plan and size well and prices across plans badly. The roll measures heated area, which differs from the living area an MLS listing prints, so we never set a county figure against a listing figure.

A resale-only market

Pulte's last builder-direct closings in the county record came in 2022, ten of them by the tool's estimate; its last home passed final inspection on June 17, 2022, and Pulte's Fort Myers market page no longer lists the community. The county roll carries no vacant lot. Every sale since 2023 is a resale. A seller here competes with other Eagle Reserve resales and with new construction elsewhere in Fort Myers, never with a builder sales center down the street, and that is a stronger position than many newer communities can offer.

The MLS view

In the Southwest Florida MLS (Matrix export of October 29, 2026), Eagle Reserve's 15 closings in the 12 months to October 29, 2026 took a median 49 days on market and sold at a median 98.02 percent of the final list price. On October 29, 2026 there were 2 active listings, at $398,990 and $429,000, and no pending sales, about 1.6 months of supply at 1.25 closings a month (our arithmetic). We bring those four measures, refreshed for your plan, to your pricing meeting. Ask any agent who quotes you a days-on-market figure for Eagle Reserve which database it came from and whether it filtered out Eagle Ridge and Eagle's Landing, two other Fort Myers names.

How Are Eagle Reserve Homes Selling by Size, Plan and Street?

Eagle Reserve homes in the 12 months to September 25, 2026 sold from $395,000 to $588,000 regardless of size: the four homes under 1,700 square feet of county heated area closed from $395,000 to $500,000, the seven from 1,700 to 1,999 from $420,000 to $588,000, and the five from 2,000 to 2,479 from $430,000 to $540,000.

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026, on the 173-home county basis; our grouping of the 16 listed sales).

Size alone did not order prices over the last year, and that is the most useful finding on this page for a seller. Plan, lot, condition and the shutter or impact-glass package moved prices as much as square footage did. The groupings below are our arithmetic from the 16 listed sales; with groups this small we print counts and ranges, never medians.

By heated area

None of the 16 sales was larger than 2,479 square feet of county heated area, although the roll runs to 4,286. If you own one of the larger plans, or a Phase 2 home on a replat lot, the last 12 months hold no direct comparable, and we price from the longer windows, whose highs reached $764,000 over 24 months and $795,000 over 36 months, and from the sale rows we pull for homes of your size.

By bedrooms and baths

The three two-bedroom sales closed from $422,000 to $516,000, the seven three-bedroom sales from $395,000 to $555,000, and the six four-bedroom sales from $430,000 to $588,000. By baths, the eleven two-bath homes closed from $395,000 to $555,000 and the five three-bath homes from $430,000 to $588,000. Bedroom count tells a buyer how a home lives; it did not set the price here on its own, because a two-bedroom plan of 1,894 square feet closed at $516,000 while a four-bedroom plan of 2,479 closed at $438,000.

By year built

Five of the 16 sales were homes the roll dates to 2020, closing from $395,000 to $540,000, and eleven were 2021 homes, closing from $400,000 to $588,000. No 2019 or 2022 home recorded a sale in the window. The year matters less for price than for paperwork: homes permitted before the end of 2020 were built under the Florida Building Code 6th Edition (2017), and later permits under the 7th Edition (2020), which a buyer's wind mitigation inspector will note.

Street by street

The 16 sales split as Spotted Eagle Way 6, Black Eagle Lane 4, Crested Eagle Lane 3, Imperial Eagle Drive 2 and Sea Eagle Court 1. On the county roll the streets hold 86, 29, 31, 24 and 3 homes, plus the two homes with withheld addresses. No street has ten sales, so a street median would describe two or three houses and move with the next closing. We price by street from the listed sales themselves, matched on size, plan, lot and condition.

Same size, different price

Three 1,566 square foot homes on Spotted Eagle Way closed at $450,000 in March 2026, $395,000 in July and $400,000 in August. Three 2,479 square foot homes closed at $438,000 in September 2025 and $540,000 in April and May 2026. Two 2,213 square foot homes on Crested Eagle Lane closed at $430,000 and $490,000, and two 1,971 square foot homes at $530,000 and $425,000. Inside one size the gaps ran from $55,000 to $105,000. Those gaps are what preparation, presentation and documents are worth, and they are where a listing agent earns the fee.

Phase 2 homes on replat lots

COLONIAL 70 PHASE 2 is the 2020 replat of 23 scattered original lots into 17 larger ones on four streets. Its homes are larger on average, a median of 2,704 heated square feet on 0.191-acre lots against 2,010 square feet on 0.164 acre for the original plat (county roll and GIS). All 16 sales of the last 12 months carried the original COLONIAL 70 legal description, so a Phase 2 seller is priced from the longer windows and from the size and lot it shares with its comparables. Phase 2 has no separate association, gate or amenity.

Lake lots, and what the record cannot price

Seventy of the 175 homesites, 40 percent, carry the county land-use code for a single-family home on a lake. Matched parcel by parcel to that coding, the 34 sales of the last 36 months show no consistent lake premium or discount, so we print none: among homes under 2,300 square feet the lake-coded median was lower, and among larger homes it was higher. At your pricing meeting we match your lake or non-lake lot against those rows and show them to you. The county also does not code which homes back to the eagle preserve or its buffer; the recorded plat drawing shows that.

How Do We Price Your Eagle Reserve Home?

We price an Eagle Reserve home in seven steps: place it by plan and heated area, read its street and lot, date its roof, shutters and code edition, file the FEMA letter for its lot, read what the association will tell a buyer, check the City tax lines, then walk it. Each step narrows the comparable set until the range rests on sales a buyer's appraiser will also read.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded sales through September 25, 2026; FEMA National Flood Hazard Layer and LOMR-F letters; LEEPA 2026 millage book, final, printed October 9, 2026).

Step one: the plan and the heated area

The first question is which Pulte plan you own and how its heated area compares with the 16 listed sales. A 1,566 square foot home is read against the three 1,566 square foot sales of 2026; a home near 2,479 square feet against the three sales of that size; one of the largest plans against the 24 and 36-month record. Pulte sold Garden, Classic and Estate series across 13 plan sheets from 1,565 to 4,144 air-conditioned square feet (builder marketing), but no record we read ties a series to a house, and the county roll measures the same homes as heated area, so we keep one denominator for your home and its comparables and name it.

Step two: the street and the lot

Within the matched size we read the street and the lot. Lake coding, lot size and the position on the loop or a court all change how a buyer reads a home. Homesites run from about 0.12 to 0.32 acre, and on the county GIS none of the 49 lots under 0.14 acre holds a home of 2,600 square feet or more, so lot size and plan travel together here. A Phase 2 replat lot is larger than the original lots around it. We match position wherever the record allows and say so where it does not.

Step three: the roof, the shutters and the code edition

Every original Eagle Reserve roof is a Pulte tile roof from 2019 to 2022. Florida law bars an insurer from refusing to issue or renew a homeowners policy solely because a roof is less than 15 years old (section 627.7011, Florida Statutes), and for the oldest roofs here that line arrives in 2034, so roof age is a strength for every seller today. The question a buyer's insurer asks instead is opening protection: Pulte's standard was galvanized steel hurricane shutters with impact glass optional (Pulte, construction standards, builder marketing), and the City permit description shows which package your home carries. Impact glass is a feature we document and market.

Step four: the flood letter for your lot

FEMA's effective map draws Zone AH across Eagle Reserve on panels 12071C0427G and 12071C0429G, effective December 7, 2018 (FEMA National Flood Hazard Layer). Three FEMA Letters of Map Revision Based on Fill, 19-04-5321A, 20-04-1024A and 20-04-2653X, removed lots 1 to 137 and 146 to 181 and Tract A, and only part of lots 138 to 145. We pull the letter that names your lot before the first showing, because a buyer's lender reads the map first and the letter second. For a Phase 2 replat lot, we found no letter naming the replat, so we work from the original lot numbers and your own elevation certificate.

Step five: what the association will tell the buyer

A buyer will ask what the association charges, and it does not publish its dues, so we request your estoppel certificate early and read your account with you. A buyer will also ask about leasing, pets, vehicles and fences, which the recorded declaration and the association's rules govern. Neither question changes the comparable sales, but both change how fast a buyer commits, and a slow commitment costs price.

Step six: the City tax lines a buyer will estimate

Eagle Reserve is inside the City of Fort Myers, so the tax bill carries district 090 millage, a City fire rescue assessment and a City stormwater fee. A buyer who assumes an unincorporated bill misjudges the cost of ownership, and a buyer who sees an inflated estimate on a portal walks away from a fair price. We put the actual lines from your bill in the file, with the final 2026 rate of 16.9702 mills, so the buyer prices the home and not a guess.

Step seven: condition, finish and the walk-through

No record holds condition. The walk-through tells us the finish level, the kitchen and baths, the flooring, the lanai and screen enclosure, any pool added since Pulte, the air conditioning, the shutters or impact glass, the water heater, and the work a buyer's inspector will find. We adjust the recorded comparables for those differences in writing, so you see why the range sits where it does.

Talk to us before you price your Eagle Reserve home

Eagle Reserve recorded 16 qualified sales in the 12 months to September 25, 2026 at a $470,000 median, and homes of the same size closed as much as $105,000 apart. If you are selling, request your free Eagle Reserve home valuation, or Call Jesse direct at (239) 898-6072. If you are moving within Eagle Reserve or buying your next home, read our guide to buying a home in Eagle Reserve, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Our pricing process, from first visit to launch

We deliver a range, not a single number: the recorded sales of your size band and plan, the street and lot record, the flood letter for your lot, the association and tax facts a buyer will ask about, and a net sheet. Then we agree on a launch price and the trigger that tells us to adjust it, based on showing activity and buyer feedback rather than hope. For the citywide picture, our guide to selling a home in Fort Myers explains how we approach the wider market. Call Jesse direct at (239) 898-6072 to book the first visit.

How Do We Market an Eagle Reserve Home?

We market an Eagle Reserve home by putting the documents a buyer needs into the listing file before launch, then presenting the home with professional photography, cinematic video and aerials planned around the eagle nesting season, showings scheduled through the gate, and outreach to our qualified-buyer database beyond the MLS.

Data updated: October 2026 (FWC bald eagle guidance read October 28, 2026; City of Fort Myers permit records; Lee County GIS).

The listing file buyers actually want

Before the first showing we assemble the file: the FEMA letter for your lot and any elevation certificate, a current wind mitigation report, the roof and shutter or impact-glass record from the City permits, your latest tax bill with the fire and stormwater lines, the homeowners association disclosure summary, and the association's governing documents downloaded from the owner portal. A buyer who can read all of it in the first hour is a buyer who writes a clean offer.

Photography, video and the eagle preserve

Every listing gets professional photography, cinematic video and drone aerials, scheduled with the preserve in mind. The Florida Fish and Wildlife Conservation Commission asks that drones not be flown within 1,000 feet of a bald eagle nest during nesting season, and FWC says Florida's breeding season begins October 1 (FWC, Bald Eagle FAQs; FWC, Bald Eagle species profile). Pulte drew its protection zone for an October 1 to May 15 season (builder marketing). Nest LE029 sits on the community's east side, so for a listing between October and May we plan aerials to keep that distance, and we never put the nest in a flight path.

Showings behind the gate

Entry is through automated gates on Camino Real Way just south of Colonial Boulevard. How guests, agents and contractors are admitted is set by the association, so we confirm the current access method before launch and register every showing in advance. A buyer who is waved in on time sees the home in the right frame of mind.

Reaching buyers beyond the MLS

Most buyers arrive through the MLS and its syndication, and we make sure your listing reads correctly there, with the right community name and none of the Eagle Ridge or Eagle's Landing confusion. We also reach the buyers in our own database who have asked us about Fort Myers single-family homes near I-75, and when discretion serves you better than a public listing, we can offer the home privately first.

Location facts that sell an Eagle Reserve home

The location facts we put in front of buyers are the ones on the record: the gate 0.13 route miles from Colonial Boulevard, I-75 Exit 136 2.3 route miles away, Southwest Florida International Airport 10.4, downtown Fort Myers 5.7, Gulf Coast Medical Center 5.6, and the Lee Health Fort Myers hospital campus under construction 0.7 route miles from the gate, which Lee Health expects to open in 2028 (Lee Health, Lee Health Fort Myers). Distances are free-flow route miles on OpenStreetMap data and run longer in season.

Marketing the amenities accurately

Eagle Reserve's amenities are a resort-style pool, a pool cabana with covered seating, a playground and a barbecue grill area on one 0.98-acre common tract near the gate, plus the preserve path. There is no golf course, clubhouse, fitness room, court or marina, and we never imply one. Accurate amenity copy keeps the right buyers in the funnel and the wrong ones out, and it keeps a buyer from feeling misled at the first tour.

The preserve story, told from the record

The eagle preserve is the community's signature, and we tell it from the public record: the City's Ordinance 3659 set aside 16.57 acres for nesting bald eagles, FWC first recorded nest LE029 in 1985, and a perpetual conservation easement covers the preserve (Ordinance 3659; UF GeoPlan, FWC eagle nest records). FWC last recorded the nest active in 2012, so we never promise eagles in a given season; we market the protected land, which stays regardless.

Marketing a resale against new construction

A buyer looking at a $470,000 Eagle Reserve home is often also looking at new construction elsewhere in Lee County. Your advantages are concrete: a finished community with mature landscaping, no CDD on the county's taxing-authority layer, a gate and a pool already built, City water and sewer, and a home whose permits and finals are on the record. We put those facts side by side with the costs a new-construction buyer pays and you do not.

How Do We Negotiate an Eagle Reserve Sale?

We negotiate an Eagle Reserve sale from the recorded comparables and the documents already in the file, so the buyer's inspection, appraisal and insurance questions are answered before they become price arguments. With 16 sales in 12 months, the right comparable is usually a home of the same plan size on another street, and we show the buyer's agent the same evidence we show you.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes 627.7011 and 720.401; NAR settlement practice changes effective August 17, 2024; Citizens flood requirement schedule).

Inspection and repair requests

Every Eagle Reserve home is four to seven years old, so inspection findings tend to be maintenance items rather than structural ones: air conditioning service, water heater age, caulking at windows and doors, shutter hardware, screen enclosures and grading around the lanai. A pre-listing inspection is optional, but on a home of this age it is inexpensive and it turns the buyer's repair list into a known number. We negotiate repairs as credits where that protects your timeline.

Appraisal on a 16-sale record

A buyer's appraiser reads the same county record we do. With 16 sales in 12 months and no sale above 2,479 square feet of heated area, an appraiser valuing a larger home reaches into the 24 and 36-month record or outside the gate. We give the appraiser our comparable package, with plan, size and lot noted for each sale, so the report reflects Eagle Reserve rather than a nearby community with a different product.

Offers, terms and buyer-agent compensation

Since August 17, 2024, offers of compensation to a buyer's broker cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and a seller may still choose to offer compensation or a closing-cost concession off the MLS (NAR settlement FAQs). We weigh every offer on its net to you: price, concessions, financing, inspection period, appraisal terms and closing date, side by side on a written net sheet.

The objections we expect here, and the document that ends each

"The map says flood zone": the FEMA letter for your lot. "What are the dues?": the estoppel certificate. "How old is the roof?": the permit history and the 15-year rule. "Shutters or impact glass?": the permit description and the wind mitigation report. "Is the eagle preserve going to be developed?": Ordinance 3659 and its conservation easement. "What will my taxes be?": the final 2026 millage and the City lines on your bill. Each objection has a document, and the document is in the file before the buyer raises it.

Insurance quotes and the Citizens flood rule

A buyer's insurer will ask for the wind mitigation report and, if the buyer uses Citizens Property Insurance, about flood coverage. Citizens requires flood coverage for its wind policies on homes in the high-risk zone, and outside it on a phased schedule: from January 1, 2026 for dwellings with Coverage A of $400,000 or more, and from January 1, 2027 for all policies regardless of value (Citizens, Flood). A buyer who gets quotes in the first week of the inspection period is a buyer who closes on time, so we prompt it.

The lender and the mapped Zone AH

Each FEMA letter says the federal mandatory flood insurance requirement no longer applies to the removed property, but "the lender has the option to continue the flood insurance requirement" (FEMA letter 20-04-1024A). A lender who reads only the effective map will see Zone AH. When the buyer's lender has the letter on day one, the flood question becomes a premium question rather than a closing-date question.

What Have Eagle Reserve Homes Sold For Recently?

Eagle Reserve homes sold for $395,000 to $588,000 in the 12 months to September 25, 2026: 16 recorded resales on the 173-home county basis, at a $470,000 median and $239.08 per square foot of county heated area. Here is every one, by street, size and year built, so you can find the homes most like yours.

Data updated: October 2026 (Lee County recorded qualified sales through September 25, 2026; roll dated October 25, 2026).

Street names are shown without house numbers. Price per square foot is our arithmetic from the price and the county heated area.

The 16 sales of the last 12 months

When the sales recorded

The 16 sales recorded from September 2025 to September 2026: one in September 2025, two in October, three in November, two in December, one each in March and April 2026, three in May, and one each in July, August and September. No sale recorded in January, February or June 2026. A recording date follows the contract by weeks, so the list shows buyers active from fall through spring and again in late summer, and it does not support timing a listing to a single month.

What these sales mean for your listing

Three readings hold on the record. First, the band is $395,000 to $588,000 and the middle of the market is a home of about 1,800 to 2,500 square feet. Second, the two highest prices of the year, $588,000 and $555,000, went to homes under 1,900 square feet, and a 1,574 square foot home closed at $500,000, which says plan, lot and condition carry real weight here. Third, the lowest prices of the year went to the 1,566 square foot plan in mid-2026, so an owner of that plan prices against $395,000 to $450,000 and earns the top of that range with preparation. We show you which of the 16 rows a buyer's appraiser will choose for your home.

The 24-month view

Over 24 months the county recorded 28 sales at a $500,500 median, from $365,000 to $764,000, on the same 173-home basis. That window holds the larger and higher-priced homes the last 12 months do not, so it is the one we lean on for one of the largest plans or a Phase 2 home. The 24 and 36-month medians are the same, $500,500, which describes a market that has moved sideways to slightly lower since 2023 rather than one that has fallen.

What Does It Cost to Sell a Home in Eagle Reserve?

Selling an Eagle Reserve home typically costs a negotiated commission, the deed documentary stamp tax at $0.70 per $100 of price, the owner's title policy that Lee County custom assigns to the seller, one capped estoppel fee for your one association, and prorated taxes. At the $470,000 12-month median those fixed costs come to $6,014.00.

Data updated: October 2026 (Florida Statutes 201.02, 28.24 and 720.30851; Florida Administrative Code rule 69O-186.003; Lee County Property Appraiser 2026 millage book, final, printed October 9, 2026; price points from Lee County recorded sales through September 25, 2026; our arithmetic).

Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy, and customarily selects the closing agent; the contract controls who pays what.

The fixed costs at five Eagle Reserve price points

Those fixed costs run from about 1.29 percent of price at $395,000 to about 1.25 percent at $764,000 (our arithmetic: $5,114.00 / $395,000 and $9,542.00 / $764,000). The share falls as price rises because the estoppel fee is flat and the title premium's per-$1,000 rate drops after the first $100,000.

The commission line, shown without a rate

We print no commission rate, because there is no standard rate and yours is set in a written listing agreement. To read the table above against any rate you are quoted, use this: each 1 percent of commission is $3,950 at $395,000, $4,700 at the $470,000 median, $5,005 at $500,500, $5,880 at $588,000 and $7,640 at $764,000. Any compensation you choose to offer a buyer's broker is a separate decision, made off the MLS, and goes on the same net sheet.

Deed stamps and title, the arithmetic shown

The documentary stamp tax is $0.70 per $100 of consideration, or portion of $100, under section 201.02, Florida Statutes. At $470,000 that is 4,700 units x $0.70 = $3,290.00; at $500,500 it is 5,005 units x $0.70 = $3,503.50. Florida promulgates the owner's policy premium at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 (Florida Administrative Code rule 69O-186.003), and the rule counts any fraction of $100 of liability as a full $100. At $470,000 that is $575.00 + $370,000 x $5.00 per $1,000 = $1,850.00, for $2,425.00; at $500,500, a whole $100 multiple, $575.00 + $2,002.50 = $2,577.50. Title figures are estimates: reissue credits and endorsements vary by title company, and the premium itself is the same at every company (Florida Department of Financial Services, title insurance overview).

One estoppel certificate

Every Eagle Reserve sale needs one estoppel certificate, because there is one association: Eagle Reserve Homeowners Association, Inc., with no master association above it. Under section 720.30851, the association must deliver the certificate within 10 business days of a request, and the fee is capped: $299 for a current account, the cap as last adjusted for inflation in 2022, with add-ons of $119 for expedited delivery and $179 if the account is delinquent, amounts the House analysis of the 2024 estoppel bill sets out (CS/CS/HB 979 analysis). The association sets its own fee within the cap. A certificate delivered by hand or electronically is valid for 30 days, and one sent by regular mail for 35 days. In Lee County the seller customarily pays the fee; the contract controls.

Prorations: City of Fort Myers taxes

Lee County taxes are paid in arrears for the calendar year, so at closing the seller credits the buyer for the days the seller owned the home (Lee County Tax Collector, property taxes). Eagle Reserve sits in tax district 090, with a final 2026 total of 16.9702 mills in the Property Appraiser's final millage book, printed October 9, 2026, against 16.5034 for 2025 (LEEPA 2026 Taxing District Millage Book, final). As an illustration only, a home with $400,000 of taxable value would carry $6,788.08 of ad valorem tax at that rate, and a closing 180 days into the year would credit about $3,347.55 to the buyer (our arithmetic: $400,000 x 16.9702 / 1,000 = $6,788.08, then x 180 / 365). The $239.80 City fire rescue assessment and the stormwater fee ride on the same bill, and the closing agent splits them under your contract. Your real figure depends on your own taxable value, exemptions and the bill the title company prorates on.

Recording and settlement fees

Recording fees are small but statutory: $10.00 for the first page and $8.50 for each additional page, which combines the s. 28.24 base fee of $5.00 / $4.00 with the other statutory recording charges (section 28.24, Florida Statutes; Lee County Clerk, recording deeds). The buyer customarily records the deed. The settlement fee, title search and municipal lien search are service charges set by the title company, not by the state, and they belong on your net sheet as the title company quotes them.

Commissions after the NAR settlement

Commissions have always been negotiable. Since August 17, 2024, offers of buyer-broker compensation cannot appear on the MLS, buyers sign a written agreement with their own agent before touring, and a seller may still choose to offer compensation or a closing-cost concession off the MLS (NAR, what the settlement means for buyers and sellers). We give every Eagle Reserve seller a written net sheet before the listing agreement is signed.

What the table leaves out

The table excludes your mortgage payoff, the title company's settlement fee and lien search, any repairs you agree to, any buyer concession, any resale or capital contribution the association charges at closing (not published; the estoppel and the recorded declaration state it), and income tax on any gain. IRS Publication 523 explains the federal exclusion for gain on the sale of a main home (IRS Publication 523); ask your tax adviser how it applies to you. Call Jesse direct at (239) 898-6072 for a net sheet built on your own numbers.

What Must an Eagle Reserve Seller Disclose, and When?

An Eagle Reserve seller owes disclosures before the buyer signs, not at closing: the homeowners association disclosure summary, because every home sits under a mandatory Chapter 720 association; the property tax disclosure summary; the flood disclosure; and any known material defect. Missing one hands the buyer a way out of the contract.

Data updated: October 2026 (Florida Statutes 720.401, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). This section is general information, not legal advice; your closing agent or attorney applies it to your sale.

The HOA disclosure summary comes before the contract

Section 720.401, Florida Statutes, sets four rules a seller under a mandatory homeowners association should know (section 720.401). The timing is pre-contract: the summary must be supplied before the buyer executes the contract for sale. On a resale by an owner who is not the developer, the parcel owner, the seller, supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary is not supplied first, the buyer may cancel within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived; it ends at closing. Eagle Reserve Homeowners Association, Inc. is a Chapter 720 association and every home is a single-family parcel, so an Eagle Reserve seller puts the summary in the file before the first offer arrives.

No condominium fork here

Section 720.401(2) says the section does not apply to associations governed by chapter 718, the condominium chapter, among others. That fork does not arise in Eagle Reserve: the county roll and footprints show detached single-family homes only, with no condominium, villa or townhome, and one homeowners association. A seller here follows the Chapter 720 summary rule and nothing else on that point.

The covenant side of the disclosure

The recorded Declaration of Covenants for Eagle Reserve, its amendments, bylaws and rules are filed in the Lee County official records. The Lee County Clerk's official records site refused connection when we tried to read them on October 28, 2026, and no public copy was found, so we do not say what the declaration provides about disclosures, resale assessments, leasing, transfer approval or age. Since January 1, 2025, a Florida association with 100 or more parcels must post its declaration, rules, budget and financial report on a website or app for owners (section 720.303). Eagle Reserve has 175 homesites, so the rule applies, and as an owner you can download them for the listing file.

The property tax and flood disclosures

Every residential buyer must receive the property tax disclosure summary under section 689.261, which warns that the buyer's taxes may change after a sale; a buyer's first bill resets toward market value without your homestead exemption and Save Our Homes cap. Florida also requires a written flood disclosure at or before the contract under section 689.302. In Eagle Reserve, where the map and the letters disagree, that form deserves care, and we help you complete it from what you know.

Known defects and Johnson v. Davis

A Florida seller must disclose known facts that materially affect value and are not readily observable to the buyer, under the Florida Supreme Court's decision in Johnson v. Davis; an "as is" contract does not remove that duty. Most Florida sellers document known conditions on the Florida Realtors seller's disclosure form (Florida Realtors). Accurate disclosure is cheaper than any renegotiation, and we help you complete it.

What you know about storms and repairs

We found no public record of flooding, roof damage or tornado damage inside Eagle Reserve from Hurricane Ian in 2022 or Hurricane Milton in 2024: no City after-action report names it, and the high-water mark layers have no point inside it. That makes your own knowledge the record. If your home took water or wind damage, or was repaired after Ian, Helene or Milton, gather the permits, the contractor invoices and any insurance claim file. A buyer's lender and insurer will ask, and a documented repair reads very differently from an undisclosed one.

How Does the Eagle Reserve Association Affect Your Sale?

The Eagle Reserve association affects your sale in three ways: it states your dues and any resale charge only on the estoppel certificate, its recorded declaration sets the leasing, pet, vehicle and exterior rules a buyer will read, and it controls the gate a buyer drives through. One association, no master and no CDD keeps the paperwork simpler than most Fort Myers communities.

Data updated: October 2026 (Florida Division of Corporations record read October 10, 2026; Lee County GIS Taxing Authorities and MSTBU layers read October 28, 2026; Pulte 2020 fee summary, revised October 30, 2019, builder marketing).

One association, no master, no CDD

Every home in Eagle Reserve belongs to Eagle Reserve Homeowners Association, Inc., a Florida not-for-profit corporation, document N18000008291, filed July 31, 2018, status Active, with annual reports filed for 2024, 2025 and 2026 (Florida Division of Corporations). There is no master association above it and no sub-association below it. The Lee County Taxing Authorities layer shows no community development district and the MSTU and MSBU layer returns nothing (Lee County GIS, Taxing Authorities; Lee County GIS, MSTBU). For a buyer comparing a CDD community, no CDD line on the tax bill is a selling point we put in writing.

The dues that are not published

Eagle Reserve's current association assessment is not published in any public record we could read: no budget is posted outside the owner login and the declaration could not be opened. The amount for your home is stated on the estoppel certificate. As the owner you can also download the current budget from the owner portal, and when that budget sits in the listing file a buyer can read the carrying cost of your home in one sitting.

What Pulte's 2019 summary said, and why it is history

Pulte's fee summary, revised October 30, 2019, estimated 2020 dues of $243.33, $258.33 and $271.33 a month for 40, 50 and 60-foot homesites, billed quarterly, and listed a $500 resale assessment (Pulte, 2020 fee summary, builder marketing). Pulte called them estimates subject to change. They are builder figures from 2019, not today's dues and not today's resale charge; the estoppel certificate and the recorded declaration are the documents that state both.

Does the association approve your buyer?

The estoppel certificate states whether board approval of a transfer is required, and the recorded declaration sets any approval process. Neither was public for Eagle Reserve on October 28, 2026, so we confirm it from your documents at listing. If an approval step exists, we build its timeline into the contract so it never becomes the reason a closing slips.

Who manages the association

The association's principal office has been, since April 11, 2023, an Estero address that matches the office FirstService Residential lists for its Estero branch (FirstService Residential, Estero). That is an address match, not a management contract we have read. You know your manager; we use that contact to order the estoppel early.

The gate and access control

The Lee County GIS flags Eagle Reserve as gated, City permits show automated entry gates on Camino Real Way finaled December 17, 2019, and Pulte's 2019 summary listed "Vehicular Access Control" among the services dues covered. Whether the gate is staffed at any hour, and how visitors are admitted, is set by the association and is not in any public record. We confirm the access method before the first showing.

How Do Flood Letters, Storms and Insurance Affect an Eagle Reserve Sale?

Flood letters, storms and insurance shape an Eagle Reserve sale more than any amenity: the effective FEMA map shows Zone AH everywhere, three FEMA letters removed most original lots, the City of Fort Myers is CRS Class 6, and every home is a 2019 to 2022 concrete block Pulte build with a tile roof. The documents that prove each point belong in your file.

Data updated: October 2026 (FEMA National Flood Hazard Layer and LOMR-F letters read October 28, 2026; FEMA CRS list effective October 1, 2026; Lee County EOC layers; Florida OIR and Citizens pages read October 28, 2026).

Zone AH on the effective map

FEMA's National Flood Hazard Layer returns Zone AH, a Special Flood Hazard Area of shallow ponding, at five interior points spread across Eagle Reserve, on FIRM panels 12071C0427G and 12071C0429G, both effective December 7, 2018. The nearest base flood elevation lines are 17.0 to 17.5 feet (NAVD 88). The AH polygon covers a wide ponding area of central Fort Myers, not Eagle Reserve alone, and FEMA's letters name the local flooding source "PONDING/OVERLAND FLOW," not a river.

The three LOMR-F letters

FEMA's letter 19-04-5321A of July 30, 2019 removed lots 1 to 27, 159 to 181 and Tract A; letter 20-04-1024A of January 14, 2020 removed lots 28 to 130 and 146 to 158; and letter 20-04-2653X of March 11, 2020 removed lots 131 to 137 and part of lots 138 to 145, adding that portions of those lots "may remain in the Special Flood Hazard Area" (FEMA letter 19-04-5321A; 20-04-2653X). The letters record lowest lot elevations of 17.6 to 18.1 feet (NAVD 88). FEMA marks all three "not incorporated," which is why the map still draws Zone AH (FEMA NFHL, LOMA and LOMR-F layer).

Phase 2 lots and the partly removed lots

The 2020 replat created 17 Phase 2 lots from original lots inside the letters' ranges, and we found no letter that names Phase 2. Lots 138 to 145 were only partly removed. If your home sits on one of those lots, we do not assume anything: we read the letter against your lot, order or locate your elevation certificate, and tell a buyer exactly what the record says.

Evacuation zone C and the surge layer

Lee County places all five sample points in hurricane evacuation zone C (Lee County, Find My Evacuation Zone). The county's storm-surge layer puts most of Eagle Reserve in the Category 3 surge area and the north end near the entry in the Category 4 area. Zones A and B are ordered to evacuate first. A buyer will look the zone up; the listing file says it first.

The City's CRS Class 6

FEMA's Community Rating System list effective October 1, 2026 shows the City of Fort Myers at Class 6, a 20 percent discount on eligible NFIP flood premiums, with that class effective since October 1, 2025 (FEMA, CRS Eligible Communities). For a buyer who chooses flood coverage on a removed lot, or who needs it on a lot still mapped, that discount applies inside the city.

Wind design and the code edition

Pulte's construction standards list steel-reinforced concrete block walls, "roof trusses attached by hurricane straps anchored in concrete," a tile roof and hurricane shutters "engineered to meet the Florida Building Code (optional impact glass available)." Homes permitted before the end of 2020 were built under the Florida Building Code 6th Edition (2017); later permits fall under the 7th Edition (2020), which adopted the ASCE 7-16 wind loads (Florida Building Commission, ASCE 7-16 fact sheet). The edition for your home follows its permit application date.

Wind mitigation reports and insurer discounts

Florida requires insurers to offer discounts for hurricane mitigation features, documented on the state's Uniform Mitigation Verification Inspection Form, updated effective April 1, 2026 and valid for up to five years (Florida OIR, Wind Mitigation Resources; section 627.711). On a Pulte home here the form records the roof covering, roof-to-wall attachment and opening protection. A current report in the file lets a buyer price insurance in a day.

The 50 percent rule after storm damage

The City of Fort Myers treats improvements or repairs whose cost over 12 months reaches 50 percent of the building's market value as substantial, which triggers current floodplain rules (City of Fort Myers, CRS). It matters most on a lot still mapped in Zone AH. If you have permitted additions or major renovation, we read the permit history with you so a buyer's lender sees the same picture.

Ian and Milton, and the community record

Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, and NOAA documents 5 to 8 feet of inundation above ground up the Caloosahatchee River in Fort Myers (NOAA, Hurricane Ian report). Hurricane Milton made landfall on Siesta Key on October 10, 2024 at 100 knots (NOAA, Hurricane Milton report). Eagle Reserve sits inland, about four to five miles from the river by straight line, and we found no public record of damage inside it. Your disclosure and claim history are the record for your home.

How Does the Eagle Preserve Affect Your Sale?

The eagle preserve affects your sale as a protected, permanent feature of the land: the City's Ordinance 3659 set aside 16.57 acres for nesting bald eagles under a perpetual conservation easement, and FWC nest LE029 sits on the community's east side. No record measures a price effect, so we print none; we present the preserve's public record.

Data updated: October 2026 (City of Fort Myers Ordinance 3659; FWC and EagleWatch nest records via UF GeoPlan, read October 28, 2026; FWC guidance pages; Pulte, An Eagle Story, builder marketing).

Nest LE029 in the state record

The state's nest record, kept by FWC and Audubon's EagleWatch and published through the University of Florida's GeoPlan Center, places nest LE029 inside the Eagle Reserve boundary on its east side, in a live tree. FWC first knew of it in 1985 and last recorded it active, and last surveyed it, in 2012; EagleWatch lists it today as unmonitored, status unknown (Audubon Florida, EagleWatch). We never promise eagles in a listing; we describe the record.

The preserve cannot be developed

Ordinance 3659 reserves 16.57 acres "for nesting Bald Eagles," bars disturbance of the land during nesting season under a Bald Eagle Management Plan on file with the City, and requires a perpetual conservation easement over the preserve areas. On the county GIS, six conservation, buffer and water-retention tracts total about 19.09 acres. For a seller, the clearest fact is that the land behind and beside many homes is not going to become another subdivision, and that is a statement the record supports.

What Pulte built around the nest

Pulte's brochure says it redesigned an early road so traffic runs around the preserve, set "a permanent eagle protection zone" with a landscape buffer for the October 1 to May 15 nesting season, placed a large lake inside the buffer, built "a limited access, passive-use pedestrian path" instead of a road, and gave $35,000 to the Wildlife Foundation of Florida for eagle monitoring (Pulte, An Eagle Story, builder marketing). The long curve on Spotted Eagle Way is the visible result. We quote it as builder marketing.

The rules that travel with the preserve

FWC says "the recommended buffer distance from an eagle nest is 660 feet," and that eagles remain protected by the state eagle rule and by federal law, with only a federal permit required since 2017 for activities that may disturb a nest (FWC, Bald Eagle Management). For an owner the practical rules are simple: no drone near the nest in season, and any exterior project near the buffer goes through the association first. A buyer planning a pool or fence near the preserve will ask, and we answer from the documents.

Who pays to look after it

Ordinance 3659 binds the developer and its "successors, or assigns" to the eagle management plan and the conservation easement, with monitoring paid by them, and Pulte's 2019 fee summary listed "Preserve Maintenance and Monitoring" among the services dues paid for. As owner of the common tracts, the association is the natural successor for that cost (our reading). The current budget, from the owner portal, shows the line.

Eagle Reserve vs Castalina: How Do the Two Markets Compare for a Seller?

Eagle Reserve and Castalina are both gated single-family communities in the City of Fort Myers, less than half a mile apart near Colonial Boulevard. Eagle Reserve is 175 homes with a 24-month median of $500,500 on 28 sales; Castalina is 244 homes with a 24-month median of $439,000 on 17 sales, on the same county basis.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis).

A buyer shopping a gated single-family home near I-75 and Colonial Boulevard can tour both in a day, so your listing has to answer the comparison before the buyer makes it. We compare records, not quality, and nothing here says one community is better than the other.

The decision table

Source: Lee County Property Appraiser roll and Lee County recorded qualified sales through September 25, 2026, our analysis; Eagle Reserve sales on its 173-home county basis. Castalina's 12 months hold seven sales, so its 24-month window is the like-for-like row, and the two price-per-square-foot figures use different windows and are shown for scale only. Our Castalina community guide carries its own record.

What the comparison means for your price

On the 24-month record, Eagle Reserve's median of $500,500 sat $61,500 above Castalina's $439,000, and its range reached $764,000 against Castalina's $585,000. Over 12 months the two medians were close, $470,000 and $465,000, but Castalina's came from only seven sales. The difference reflects mix as much as place: Eagle Reserve has more large Pulte plans, including the Phase 2 homes. When a buyer weighs the two, your listing wins on documents: the flood letter for the lot, no CDD line, the preserve's ordinance and a complete fee picture from the estoppel.

Nearby communities a buyer may also weigh

Heritage Palms Golf and Country Club adjoins Eagle Reserve on the east and south; it is a separate, larger gated golf community with its own club, and living in Eagle Reserve confers no rights there. Paseo is a gated community about 1.5 miles southeast at its nearest edge. A buyer who wants golf or more amenities may tour them, and our guides to Heritage Palms Golf and Country Club and Paseo carry their records. Your pitch to that buyer is the absence of club dues and initiation, which is a cost they would pay there and not here.

When Is the Right Time to Sell in Eagle Reserve?

The right time to sell in Eagle Reserve balances the season that brings buyers to Fort Myers, the civic projects buyers read about on Colonial Boulevard, the eagle nesting season for your aerials, and your own closing date. The county record shows sales recorded in ten of the last 13 months, so timing is about preparation more than about a single window.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; City of Fort Myers Ordinance 3993; Gulfshore Business, March 3, 2026; Business Observer, October 3, 2026; FDOT work program).

What the record shows

The 16 sales of the last 12 months recorded from September 2025 to September 2026, with eight of them from September through December 2025 and three in May 2026. A recording date follows the contract by weeks, so buyers here were active through fall, spring and late summer. We weigh the season with you rather than predict a market, and we never time a listing on a forecast we cannot source.

The hospital campus a mile away

Lee Health Fort Myers, a 53-acre hospital campus at Colonial and Jones-Walker Boulevards, is under construction 0.7 route miles from the Eagle Reserve gate, with 260 private patient rooms and a 44-bed emergency department at opening and an "Anticipated Opening in 2028" on Lee Health's page. The City approved the site in 2023 under Ordinance 3993 for up to 650 beds (Ordinance 3993), and Business Observer reports completion scheduled for May 2028 (Business Observer, October 3, 2026). No record measures what it does to home values, and we do not forecast it; we put the facts in the file, including the construction traffic a buyer will see.

Colonial Boulevard and the roads

On March 2, 2026 the City Council voted 4 to 3 to buy 2.3 acres at 4011 Colonial Boulevard for $2 million to extend Challenger Boulevard from Colonial Boulevard to Winkler Avenue (Gulfshore Business, March 3, 2026); no construction schedule is published. The I-75 and Colonial Boulevard diverging diamond interchange is complete, a $52.7 million FDOT project (FDOT District One, 413065-1), and FDOT's 2027 to 2031 work program lists no capacity project on Colonial in front of Eagle Reserve. FDOT's 2025 count for Colonial from Metro Parkway to Challenger Boulevard is 62,500 vehicles a day (FDOT, Annual Average Daily Traffic).

Planning backward from your closing date

Work backward. The estoppel certificate is valid for 30 days when delivered by hand or electronically and 35 days when mailed, so it is ordered close to contract. The FEMA letter, the wind mitigation report and the governing documents come first, because they shape the price and the buyer's confidence. If the listing launches between October 1 and May 15, aerials are planned around the nest. If you are buying again, our guide to buying a home in Eagle Reserve covers the other side of the table, and Marc Comisar is at (239) 287-5873.

Get Your Free Eagle Reserve Home Valuation

You can get a free Eagle Reserve home valuation online through our Eagle Reserve valuation page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Eagle Reserve sales of homes your size and plan on your kind of lot, labelled by window and source, with no obligation.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 25, 2026).

Request your valuation

Start at the free Eagle Reserve home valuation, or Call Jesse direct at (239) 898-6072, text or call. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the partners who answer are the partners at your closing. For the citywide picture, our Fort Myers home valuation page explains how we value homes across the city.

What we send you

We do not send an automated number. We send the recorded sales of your size band and plan, the street and lot record, the FEMA letter that covers your lot and the question it raises, the estoppel and disclosure steps for your association, the City tax lines a buyer will estimate, and a net sheet like the one above.

What we need from you

Your address, your most recent Lee County tax bill, your closing papers from your Pulte purchase or later purchase, your elevation certificate and wind mitigation form if you have them, the permit record for any pool, screen enclosure, impact glass or addition, and any architectural approvals from the association. A walk-through lets us see condition and lot position, the two variables no record holds. If you are also buying your next home, see how we represent buyers across Southwest Florida and call Marc at (239) 287-5873.

Reviews

McGreevy and Comisar are a top-reviewed Eagle Reserve listing team on Google, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The five-star reviews below are quoted exactly as sellers wrote them, with no edits, no combining and no aggregate score.

McGreevy and Comisar is a top-reviewed Eagle Reserve listing agent on Google. We publish no aggregate score; these are five-star reviews in the clients' own words, and none of them names Eagle Reserve, because we have not trimmed or tailored them.

★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review

★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

When you list with Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Request your free Eagle Reserve home valuation or Call Jesse direct at (239) 898-6072. Buying next? Read how we represent buyers and call Marc at (239) 287-5873.

Eagle Reserve Frequently Asked Questions: Seller Edition

These are the questions Eagle Reserve owners ask us most, and the questions people type into search about selling here, answered from the Lee County record, the City of Fort Myers ordinances and tax lines, FEMA's letters, the association's public record and Florida law. For anything specific to your home, we are glad to look at it with you.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, on the 173-home county basis; roll dated October 25, 2026; LEEPA 2026 millage book, final; FEMA National Flood Hazard Layer).

How do I sell my house in Eagle Reserve?

Start with a price range built from the recorded sales of homes your size and plan, then gather the FEMA letter for your lot, a wind mitigation report, your tax bill, the permit record for your shutters or impact glass and any additions, and the association's governing documents, and order the estoppel certificate early. List with photography, video and a documented file. Our free Eagle Reserve home valuation is the first step.

What is my Eagle Reserve home worth?

Your home is worth what recorded sales of the same size, plan and lot support. In the 12 months to September 25, 2026, Lee County recorded 16 Eagle Reserve sales at a $470,000 median, from $395,000 to $588,000, on the 173-home county basis, and homes of the same size closed as much as $105,000 apart. A range built on your own plan and lot is the honest answer.

What is the median sale price in Eagle Reserve?

The 12-month median to September 25, 2026 was $470,000 on 16 recorded sales, the midpoint of the middle pair, $450,000 and $490,000. The 24 and 36-month medians were $500,500 on 28 and 34 sales, and the 60-month median $518,065 on 91 sales, all on the 173-home county basis.

How many Eagle Reserve homes sold in the last 12 months?

Lee County recorded 16 qualified sales from September 26, 2025 to September 25, 2026, on the 173-home county basis, with $7,639,000 in recorded prices. All 16 were resales; the builder-direct count was zero by the tool's estimate.

Are home prices dropping in Eagle Reserve?

Calendar-year medians on the county record peaked at $586,498 in 2023 on six sales and recorded $520,500 in 2024, $500,000 in 2025 and $483,000 in 2026 to September 25. The 24 and 36-month medians are both $500,500. That reads as a market that has moved sideways to slightly lower since 2023, and we price from the matched sales of the last 12 to 24 months.

How long does it take to sell a home in Eagle Reserve?

Days on market for Eagle Reserve: a median 49 across the 15 MLS closings in the 12 months to October 29, 2026 (Southwest Florida MLS, Matrix export of October 29, 2026). We bring the current figure for your plan to your pricing meeting. The county record shows sales recorded in ten of the last 13 months.

What is the sale-to-list ratio in Eagle Reserve?

Sale-to-list ratio for Eagle Reserve: a median 98.02 percent of the final list price across the 15 MLS closings in the 12 months to October 29, 2026 (Southwest Florida MLS, Matrix export of October 29, 2026). The county record holds sale prices, not list prices, so the ratio comes from the MLS, and we pull it for your pricing meeting.

How many Eagle Reserve homes are for sale right now?

On October 29, 2026 the Southwest Florida MLS showed 2 active Eagle Reserve listings and no pending sales, about 1.6 months of supply at the 12-month pace (our arithmetic). We pull the live count on the day we meet, because the homes you compete with are the ones listed that week.

Am I competing with a builder in Eagle Reserve?

No. Pulte's last builder-direct closings on the county record came in 2022, its last home passed final inspection on June 17, 2022, and the county roll carries no vacant lot. Every sale since 2023 is a resale, so your competition is other Eagle Reserve resales and new construction elsewhere in Fort Myers.

Do larger homes sell for more in Eagle Reserve?

Not reliably over the last year. The 16 sales of the last 12 months topped out at 2,479 square feet of county heated area, and the two highest prices, $588,000 and $555,000, went to homes under 1,900 square feet. Plan, lot and condition moved price as much as size. A larger home is priced from the 24 and 36-month record and the size-matched rows.

Do lake lots sell for more in Eagle Reserve?

Not consistently, and we print no premium. Seventy of the 175 homesites carry the county's lake land-use code, and matched to that coding the 36-month sales put lake lots lower among homes under 2,300 square feet and higher among larger ones. We match your lake or non-lake lot against those rows and show them to you.

Do Phase 2 homes sell differently?

Phase 2 homes sit on 17 larger replat lots, with a median of 2,704 heated square feet on 0.191 acre against 2,010 on 0.164 acre for the original plat. None of the 16 sales of the last 12 months was a Phase 2 home, so a Phase 2 seller is priced from the longer windows and the size it shares with its comparables. Phase 2 has no separate association or gate.

What flood zone is Eagle Reserve in?

The effective FEMA map shows Zone AH across Eagle Reserve on panels 12071C0427G and 12071C0429G, effective December 7, 2018. Three FEMA letters of 2019 and 2020 removed lots 1 to 137, 146 to 181 and Tract A, and part of lots 138 to 145, from the high-risk zone. The letter for your lot is the answer a buyer needs.

Do buyers need flood insurance in Eagle Reserve?

On a lot a FEMA letter removed, the federal requirement no longer applies, but each letter says "the lender has the option to continue the flood insurance requirement." Citizens requires flood coverage on all its policies from January 1, 2027. A buyer may choose coverage anyway, and the City's CRS Class 6 gives a 20 percent discount on eligible NFIP premiums.

Should I have an elevation certificate ready?

Yes, if you have one. The FEMA letters record lowest lot elevations of 17.6 to 18.1 feet, but the floor height on your home's elevation certificate is the figure an insurer prices. It matters most on lots 138 to 145 and on Phase 2 lots, where we found no letter naming the replat.

Will buyers ask about my roof?

They will, and the answer is a strength. Every original roof dates from 2019 to 2022, and Florida law bars an insurer from refusing to issue or renew solely because a roof is under 15 years old; the oldest roofs here reach that line in 2034. The permit history shows any replacement.

Do I need a wind mitigation report to sell?

It is not required, but it helps. The state's form, updated effective April 1, 2026, is valid up to five years and documents the roof covering, roof-to-wall attachment and shutters or impact glass that drive a buyer's insurance discount.

What are the HOA fees in Eagle Reserve?

Current dues are not published. Pulte's 2019 summary estimated $243.33 to $271.33 a month by homesite width, billed quarterly, but that is a builder estimate from 2019. Your estoppel certificate states your current assessment, and the owner-portal budget shows the whole picture.

Is there a transfer or resale fee when selling in Eagle Reserve?

Pulte's 2019 summary listed a $500 resale assessment, but that is a builder document from 2019. Any current resale or capital contribution is stated on the estoppel certificate and in the recorded declaration, which govern.

What estoppel certificate will I need?

One, from Eagle Reserve Homeowners Association, Inc., because there is only one association. The association must deliver it within 10 business days and the fee is capped at $299 for a current account, the cap as last adjusted for inflation in 2022. In Lee County the seller customarily pays it; the contract controls.

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily pays the owner's title policy and the deed documentary stamp tax, and customarily selects the closing agent; the contract controls. The premium is promulgated by the state, so it is the same at every title company: about $2,425.00 at the $470,000 median.

How much are documentary stamps on an Eagle Reserve sale?

The deed stamp tax is $0.70 per $100 of price. At the $470,000 median it is $3,290.00; at the $500,500 24-month median it is $3,503.50; at the $588,000 12-month high it is $4,116.00.

What does it cost to sell a home in Eagle Reserve?

Beyond the commission, the fixed costs are the deed stamps, the owner's title policy and one estoppel fee: $6,014.00 at the $470,000 median, about 1.28 percent of price. Prorated taxes, settlement fees, repairs and any concessions come on top, and we put them on a written net sheet.

What disclosures must I give before the buyer signs?

The homeowners association disclosure summary under section 720.401 before the contract is signed, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302, and any known material defect under Johnson v. Davis. This is general information, not legal advice.

Does the HOA have to approve my buyer?

The estoppel certificate states whether board approval of a transfer is required, and the recorded declaration sets any approval process. Neither was public on October 28, 2026, so we confirm it from your documents at listing and build any approval into the contract timeline.

How are property taxes figured for my buyer?

Eagle Reserve is in tax district 090, with a final 2026 rate of 16.9702 mills, $1,697.02 per $100,000 of taxable value, plus the $239.80 City fire rescue assessment and the stormwater fee of $2.16 a month per 500 square feet of hard surface. A buyer's taxable value resets after the sale, so your bill is a starting point.

Does it matter that Eagle Reserve is in the City of Fort Myers?

Yes, for the tax bill and services. City millage, the City fire assessment and stormwater fee, City water and sewer, City permits and the City's CRS Class 6 all apply. A buyer comparing an unincorporated community will see different lines, and we show both clearly.

Is Eagle Reserve a 55+ community?

No age restriction appears in the City PUD ordinance, Ordinance 3659. The recorded declaration governs, and it was not publicly readable on October 28, 2026, so we confirm it from your governing documents.

Can my buyer rent the home out?

Leasing is governed by the recorded declaration and the association's rules, which were not publicly readable. Florida law limits how a rental amendment adopted after July 1, 2021 binds owners who did not consent, except limits on terms under six months or more than three rentals a year. We read your documents at listing.

Does the eagle preserve help or hurt resale?

No record measures it, and we print no premium. The record shows the preserve is protected by City ordinance and a conservation easement, so it will not be developed. We present its public record accurately in the listing and plan aerials around the nesting season.

Will the new hospital affect my home's value?

No record measures that, and we do not forecast it. On the record: Lee Health Fort Myers is under construction 0.7 route miles from the gate with an anticipated opening in 2028, and the City plans a Challenger Boulevard extension across Colonial Boulevard.

How do showings work behind the gate?

Entry is through automated gates on Camino Real Way. The association sets how visitors and agents are admitted, so we confirm the access method before launch and register every showing in advance.

Can I sell my Eagle Reserve home off-market?

Yes. When discretion serves you better than a public listing, we can offer your home privately to qualified buyers from our database first, and move to the MLS if that serves you better.

Should I get a pre-listing inspection?

On a home four to seven years old it is inexpensive and useful. It turns the buyer's repair list into a known number, catches maintenance items such as air conditioning service, water heater age and shutter hardware, and lets you decide on repairs before a buyer's inspector writes them up.

What documents should I gather before listing?

The FEMA letter for your lot, any elevation certificate, a current wind mitigation report, the permit history for the roof, shutters or impact glass, pool and additions, your latest tax bill, the homeowners association disclosure summary, and the governing documents and budget from the owner portal. Ask the association early for the estoppel certificate.

How do Eagle Reserve prices compare with Castalina?

On the same county basis, Eagle Reserve's 24-month median was $500,500 on 28 sales and Castalina's $439,000 on 17, a $61,500 gap. Over 12 months the medians were $470,000 and $465,000, with Castalina on only seven sales. Mix explains much of it: Eagle Reserve has more large Pulte plans.

Is now a good time to sell in Eagle Reserve?

The record shows a resale-only market with no builder competition and sales recorded in ten of the last 13 months. We weigh your timing, the season and the listings around you rather than predict a market, and we prepare the file first so the launch date is yours to choose.

What do commissions look like after the NAR settlement?

Commissions are negotiable and set in your written listing agreement. Since August 17, 2024, buyer-broker compensation cannot be offered on the MLS, buyers sign agreements with their own agents before touring, and a seller may still offer compensation or a concession off the MLS.

Who is the best realtor to sell a home in Eagle Reserve?

We believe it is the team that prices from the record. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, ranked the #5 real estate team in Florida (RealTrends 2026), and we are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked 16 Eagle Reserve closings on the Lee County record.

What is my next step to sell in Eagle Reserve?

Request a free Eagle Reserve home valuation built on sales of homes your size, or Call Jesse direct at (239) 898-6072, text or call. Have your tax bill and FEMA letter ready. We send a written pricing plan, the recorded sales behind it and a net sheet. The community guide stays on our Eagle Reserve Fort Myers page.

Local Expertise: What Should Sellers Know About Where Eagle Reserve Sits?

Local expertise in Eagle Reserve means knowing the records behind the gate: the City of Fort Myers with ZIP 33966, tax district 090 with City fire service, the Colonial 70 PUD under Ordinance 3659, one association, City water and sewer, and a mapped Zone AH that FEMA letters resolve lot by lot. These are the local facts we put in front of every buyer.

Data updated: October 2026 (Lee County GIS layers; LEEPA 2026 millage book, final, printed October 9, 2026; School District of Lee County 2026-2027 zone layers and locator, checked October 27, 2026; FLDOE 2026 school grades; route miles our calculation on OpenStreetMap data).

Where Eagle Reserve sits

Eagle Reserve lies inside the city limits of Fort Myers, south of Colonial Boulevard and east of Camino Real Way, with McGregor Baptist Church's campus on the west and Heritage Palms Golf and Country Club adjoining on the east and south. The City zoned it as the Colonial 70 Planned Unit Development, and the City's own January 3, 2023 council agenda calls it "Colonial 70, also known as Eagle Reserve" (City Council agenda, January 3, 2023). Its recorded legal name begins with COLONIAL 70, which is not Colonial Country Club and not the COLONIAL 75 commercial plat where Topgolf sits about two miles northeast. Our Eagle Reserve Fort Myers guide covers the community in full, and our Fort Myers city guide covers the city around it.

Tax district 090 and the City lines

Every Eagle Reserve parcel sits in Lee tax district 090. The final 2026 total is 16.9702 mills, of which the City of Fort Myers operating levy is 6.9000 and a City parks voted debt levy adds 0.1170. The City Fire Rescue Assessment is $239.80 per residential dwelling unit for fiscal year 2026-2027 under Resolution 2026-63 (Resolution 2026-63), and the City stormwater user fee is $2.16 a month per Standard Impervious Unit of 500 square feet, billed on the tax roll (City of Fort Myers, Stormwater User Fee). For illustration only, 3,000 square feet of hard surface is 6 units, or $155.52 a year.

Schools on the zone map

For 2026-2027 the School District of Lee County places every Eagle Reserve address in Elementary Zone J (Colonial, Gateway, Ray V. Pottorf and Treeline), Middle School Zone EE (Fort Myers Middle Academy and Paul Laurence Dunbar Middle) and High School South Zone 1 (Cypress Lake, Dunbar, Fort Myers and South Fort Myers) (School District of Lee County, School Zones). FLDOE's 2026 grades include Fort Myers High A and Cypress Lake High A (School District of Lee County, 2025-2026 School Grades Report). Lee County is a choice district, so enrollment requests rank the schools in each zone and a buyer should confirm the address with the district.

Healthcare within reach

Gulf Coast Medical Center, Lee Health's largest hospital with a Level II trauma center and 699 licensed beds, is 5.6 route miles from the gate (Lee Health, Gulf Coast Medical Center), and the Lee Health Fort Myers campus under construction is 0.7. Eagle Reserve is in the City of Fort Myers fire district and the response zone of Fire Station 16, 2.2 route miles away (Lee County GIS, Public Safety). Lee Health posts that its hospitals and physicians go out of network with UnitedHealthcare on January 1, 2027, a line a buyer may ask about.

Utilities and services

Eagle Reserve is on City of Fort Myers water and sewer; the City accepted the community's sanitary sewer system from Pulte on January 3, 2023. Residential water inside city limits is billed in tiers of $5.67, $11.33, $17.00 and $22.66 per 1,000 gallons as of October 1, 2026 (FY2027 Utility Rates), and garbage service is set up through City Utility Billing. Stormwater and fire charges arrive on the property tax bill, not the utility bill, a point worth explaining to a buyer from outside the city.

Visit us

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our main office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. We are glad to review your Eagle Reserve plan, size, lot, flood letter and tax lines in person, or we can send the same review by email. Start with a free Eagle Reserve home valuation, and if you want to browse first, see Fort Myers homes for sale on DomainRealtyGroup.com.

Sources

This Eagle Reserve seller guide relies on primary sources: the Lee County Property Appraiser and Lee County GIS, the City of Fort Myers ordinances, agendas, resolutions and rate pages, the State of Florida, FEMA, NOAA and FWC, the School District of Lee County, Lee Health, FDOT, the Florida Division of Corporations, and Pulte's own brochure labelled as builder marketing. Accessed October 2026 unless a line says otherwise.

County records and data

1. Lee County Property Appraiser (roll dated October 25, 2026; recorded qualified sales through September 25, 2026; our analysis): https://www.leepa.org/
2. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026; district 090 on page 52, ACTUAL column): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
3. Lee County Property Appraiser, 2026 Taxing District Millage Book (preliminary edition, for the 2025 rate): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf
4. Lee County GIS, Subdivisions layer (COLONIAL 70, Gated): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Cadastre/MapServer/1
5. Lee County GIS, Parcels and addresses layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/ParcelAddress/MapServer/0
6. Lee County GIS, Building Footprints: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Structures/MapServer/5
7. Lee County GIS, Taxing Authorities layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer/18
8. Lee County GIS, MSTBU layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/MSTBU/MapServer/1
9. Lee County GIS, Zoning, City of Fort Myers layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer/2
10. Lee County GIS, Elevation (2018 LiDAR): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Elevation/MapServer/0
11. Lee County GIS, Emergency Operations layers (evacuation zones, surge, shelters): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer
12. Lee County GIS, Public Safety layers: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PublicSafety/MapServer
13. Lee County GIS, Golf course locations: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer/19
14. Lee County Clerk of Court, official records search: https://or.leeclerk.org/
15. Lee County Clerk of Court, requirements for recording deeds: https://www.leeclerk.org/departments/official-records-services/record-a-document/requirements-for-recording-deeds-1663
16. Lee County Maps and Apps, Find My Evacuation Zone: https://maps.leegov.com/
17. Lee County, 2024 Evacuation Zones and Public Shelters map: https://www.leegov.com/publicsafety/Documents/2024EvacZones_11x17.pdf
18. Lee County Tax Collector, real estate property taxes: https://www.leetc.com/property-taxes/

City of Fort Myers

19. Ordinance 3346 (Colonial 70 PUD, 2006): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1627195&dbid=0&repo=FortMyers
20. Ordinance 3659 (Colonial 70 PUD, April 1, 2013): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1628297&dbid=0&repo=FortMyers
21. City Council agenda, September 21, 2020 (Colonial 70 replat): https://cityftmyers.granicus.com/AgendaViewer.php?view_id=1&clip_id=148
22. City Council agenda, January 3, 2023 (Eagle Reserve sewer acceptance): https://cityftmyers.granicus.com/AgendaViewer.php?view_id=1&clip_id=303
23. EnerGov permit and case search: https://cdservices.cityftmyers.com/energovprod/selfservice#/home
24. Resolution 2026-63 (Fire Rescue Assessment, FY2026-2027): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1757566&dbid=0&repo=FortMyers
25. Stormwater User Fee and Adjustments: https://fortmyers.gov/2385/Stormwater-User-Fee-Adjustments
26. Stormwater User Fee Adjustment Application: https://fortmyers.gov/DocumentCenter/View/13028/Stormwater-User-Fee-Adjustment-Form-PDF
27. FY2027 Utility Rates (as of October 1, 2026): https://fortmyers.gov/DocumentCenter/View/26618/FY2027---Utility-Rates
28. Utility Billing rates and fees: https://fortmyers.gov/1734/Rates-and-Fees
29. FEMA Community Rating System page: https://fortmyers.gov/2282/FEMA-Community-Rating-System-CRS
30. Ordinance 3993 (4453 Challenger Boulevard PUD, 2023): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1240913&dbid=0&repo=FortMyers
31. Eastwood Golf Course: https://fortmyers.gov/1422/Eastwood-Golf-Course

State of Florida

32. Florida Division of Corporations, Eagle Reserve Homeowners Association, Inc. (N18000008291): https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n18000008291-21e2ea8b-c1da-40d2-816f-7c53df890f3f&searchTerm=S&listNameOrder=S
33. Section 720.303, association records and website posting: https://www.flsenate.gov/Laws/Statutes/2026/720.303
34. Section 720.306, amendments and rental limits: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html
35. Section 720.307, transition of association control: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.307.html
36. Section 720.30851, estoppel certificates: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html
37. Section 720.401, prospective purchaser disclosure summary: http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
38. Section 627.7011, roof age: https://flsenate.gov/Laws/Statutes/2022/0627.7011
39. Section 627.711, mitigation discounts: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html
40. Section 201.02, documentary stamp tax on deeds: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0201%2FSections%2F0201.02.html
41. Florida Administrative Code rule 69O-186.003, title insurance rates: https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
42. Florida Department of Financial Services, title insurance overview: https://www.myfloridacfo.com/division/consumers/understanding-insurance/title-insurance-overview
43. Florida House of Representatives, CS/CS/HB 979 (2024) estoppel analysis: https://www.flsenate.gov/Session/Bill/2024/979/Analyses/h0979b.JDC.PDF
44. Section 689.261, property tax disclosure summary: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2FSections%2F0689.261.html
45. Section 689.302, flood disclosure: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html
46. Section 28.24, recording fees: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099%2F0028%2FSections%2F0028.24.html
47. Florida Department of Revenue, documentary stamp tax: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
48. Florida Department of Revenue, property tax oversight for taxpayers: https://floridarevenue.com/property/Pages/Taxpayers.aspx
49. Florida Supreme Court, Johnson v. Davis, 480 So. 2d 625 (1985): https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
50. Florida Office of Insurance Regulation, Wind Mitigation Resources: https://floir.com/consumers/wind-mitigation-resources/
51. Florida Office of Insurance Regulation, premium discounts for hurricane loss mitigation: https://floir.com/property-casualty/premium-discounts-for-hurricane-loss-mitigation
52. Citizens Property Insurance Corporation, flood insurance requirement: https://www.citizensfla.com/flood
53. Florida Building Commission, ASCE 7-16 wind load fact sheet: https://www.floridabuilding.org/fbc/thecode/2020_7edition/ASCE_7-16_Fact_Sheet_final_2_column_format052820final.pdf
54. Florida Realtors: https://www.floridarealtors.org/

Federal and national

55. FEMA National Flood Hazard Layer (service): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
56. FEMA NFHL, Flood Hazard Zones layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
57. FEMA NFHL, LOMA and LOMR-F layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/34
58. FEMA LOMR-F determination 19-04-5321A (July 30, 2019): https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC_LETTER&productID=19-04-5321A-125106
59. FEMA LOMR-F determination 20-04-1024A (January 14, 2020): https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC_LETTER&productID=20-04-1024A-125106
60. FEMA LOMR-F determination 20-04-2653X (March 11, 2020): https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMC_LETTER&productID=20-04-2653X-125106
61. FEMA Flood Map Service Center: https://msc.fema.gov/portal/home
62. FEMA, CRS Eligible Communities, effective October 1, 2026: https://www.fema.gov/sites/default/files/documents/fema_rsl_crs_eligible-communities-oct%202026_10052026.pdf
63. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
64. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
65. National Association of Realtors, NAR settlement FAQs: https://www.nar.realtor/the-facts/nar-settlement-faqs
66. National Association of Realtors, what the NAR settlement means for buyers and sellers: https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
67. Internal Revenue Service, Publication 523, selling your home: https://www.irs.gov/publications/p523

Eagle preserve

68. Florida Fish and Wildlife Conservation Commission, Bald Eagle Management: https://myfwc.com/wildlifehabitats/wildlife/bald-eagle/management/
69. Florida Fish and Wildlife Conservation Commission, Bald Eagle FAQs: https://myfwc.com/wildlifehabitats/wildlife/bald-eagle/faqs/
70. Florida Fish and Wildlife Conservation Commission, Bald Eagle species profile: https://myfwc.com/wildlifehabitats/profiles/birds/raptors-and-vultures/bald-eagle/
71. UF GeoPlan, FGDL eagle nest layer (FWC and EagleWatch records): https://sagittarius.at.geoplan.ufl.edu/arcgis/rest/services/fgdl/FWC_observations/MapServer/6
72. Audubon Florida, EagleWatch: https://www.audubon.org/florida/projects/eaglewatch

Schools, health and roads

73. School District of Lee County, School Zones: https://www.leeschools.net/student_enrollment/school_zones
74. School District of Lee County, SchoolSite Locator 2026-2027: https://www.schoolsitelocator.com/apps/leecounty/
75. School District of Lee County, 2025-2026 School Grades Report: https://www.leeschools.net/news/july_2026/2025-2026_school_grades_report
76. Florida Department of Education, School Grades: https://www.fldoe.org/accountability/accountability-reporting/school-grades/
77. Lee Health, Lee Health Fort Myers: https://www.leehealth.org/special-pages/lee-health-fort-myers
78. Lee Health, Gulf Coast Medical Center: https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
79. FDOT District One, I-75 at Colonial Boulevard (413065-1): https://www.swflroads.com/project/413065-1
80. FDOT, Annual Average Daily Traffic layer: https://services1.arcgis.com/O1JpcwDW8sjYuddV/arcgis/rest/services/Annual_Average_Daily_Traffic_TDA/FeatureServer/0
81. FDOT, Five Year Work Program, Lee County state roads: https://fdotewp1.dot.state.fl.us/FMSupportApps/workprogram/Support/WPItemRept.ASPX?RF=WP&D=01&CD=12&SD=SR
82. OSRM routing service on OpenStreetMap data: https://router.project-osrm.org/

Builder, management and press

83. Pulte Homes, Eagle Reserve brochure (builder marketing, 2019 to 2021): https://digitalbrochure.pulte.com/view/689757
84. Pulte Homes, Eagle Reserve brochure, An Eagle Story (builder marketing): https://digitalbrochure.pulte.com/view/689757/7/
85. Pulte Homes, Eagle Reserve brochure, 2020 fee summary (builder marketing): https://digitalbrochure.pulte.com/view/689757/35/
86. Pulte Homes, Eagle Reserve brochure, construction standards (builder marketing): https://digitalbrochure.pulte.com/view/689757/38/
87. Pulte Homes, Fort Myers communities: https://www.pulte.com/homes/florida/fort-myers/fort-myers/eagle-reserve-210730
88. FirstService Residential, Estero office: https://www.fsresidential.com/florida/florida-areas-we-serve/estero-property-management/
89. Business Observer, Pulte debuts Eagle Reserve (June 7, 2019): https://www.businessobserverfl.com/news/2019/jun/07/pulte-homes-debuts-eagle-reserve-in-fort-myers-off-colonial-boulevard/
90. Business Observer, Lee Health Fort Myers contract (October 3, 2026): https://www.businessobserverfl.com/news/2026/oct/03/contract-lee-health-fort-myers-project/
91. Gulfshore Business, Challenger Boulevard extension purchase (March 3, 2026): https://www.gulfshorebusiness.com/lee/fort-myers-council-approves-acquisition-for-road-project/article_63c8776e-45a2-49cc-a9e2-65017f6d7c0c.html
92. Gulfshore Business, Colonial Boulevard rezoning (January 4, 2023): https://www.gulfshorebusiness.com/construction-development/rezoning-approved-for-43-acres-on-colonial-boulevard-winkler-avenue-in-fort-myers/article_69e85b36-0eb2-5855-97b8-143dbb81c4ec.html

Downloadable Documents

Every document behind the figures in this Eagle Reserve seller guide is public. These are the ones a seller here uses most, each linked to the publishing authority's own copy, from the City ordinance that protects the eagle preserve to the Florida statutes that govern what you must disclose and what an estoppel may cost.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida listing team Eagle Reserve sellers call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and personally handle every listing from the first pricing visit to the closing table.

More about Jesse McGreevy, Marc Comisar and our team on the about page.

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

If you are thinking, "I need someone to sell my house in Eagle Reserve, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Eagle Reserve, Heritage Palms, Paseo, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

In the last 12 months we tracked 16 Eagle Reserve closings and every calendar year of recorded medians from 2019 to 2026, so the figures here come from public records rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the community itself, read our Eagle Reserve Fort Myers community guide.

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

Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

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

Ready to sell? Call Jesse direct at (239) 898-6072, or start with your free Eagle Reserve home valuation. Buying your next home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This guide is general information about selling a home in Eagle Reserve, not an appraisal and not legal, tax or insurance advice. County sales from the Lee County Property Appraiser roll (October 25, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis, for the 173 homes in the county roll export. Brokered by Domain Realty.