Updated September 2026
20 fee-simple golf-course villas, two associations and about one sale a year. We price from your own parcel and Eagle's Landing's MLS sales and build the Chapter 720 file before the first showing. Call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Eagle’s Landing is 20 fee-simple attached villas on golf-course land along Timberlakes Drive inside The Forest, a gated golf community in south Fort Myers, and every one of them was finished in 1984. It is not a condominium: each owner holds a deeded parcel of land under a homeowners’ association. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Eagle’s Landing villa from the neighborhood’s own few sales and build the homeowners’ association file before the first showing.
This page is written for the Eagle’s Landing owner. The full picture of the neighborhood itself, the ten two-home buildings, the recorded declaration, the Chapter 720 rules and every sale since 2022, is on our Eagle’s Landing guide, which this seller page sits beside. If you want a number first, start with a free Eagle’s Landing home valuation. If you are also thinking about buying back into the neighborhood, read our Eagle’s Landing buyer guide. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
If you are thinking, “I need someone to sell my Eagle’s Landing villa in Fort Myers, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are selling in Eagle’s Landing, at Sparrowood, in Fairway Woods, at Waters Edge or anywhere else inside The Forest, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the homeowners’ association paperwork every Eagle’s Landing sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Every figure below comes from the MLS or from a named public record, with its window and date beside it.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gate, buyer agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association paperwork, including the Chapter 720 disclosure summary and both estoppel certificates a buyer’s closing agent will ask for first. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling an Eagle’s Landing villa differs from almost every other sale inside The Forest in five ways: it is a fee-simple home under a homeowners’ association rather than a condominium, no two of its 20 homes are quite alike, it carries two association layers, its legal descriptions do not always follow the address, and its sales record is the thinnest of any neighborhood we cover inside the gates.
Eagle’s Landing and Pheasant Court Villas are fee-simple villa neighborhoods governed by homeowners’ associations, not condominiums. The Lee County parcel roll codes every Eagle’s Landing home single-family and gives each its own lot, from 0.199 to 0.641 acres, and the state’s condominium registry holds no Eagle’s Landing project. So your sale runs under Florida’s homeowners’ association law, Chapter 720, and not the Condominium Act. The county’s instrument index calls the 1980s declaration “a condovision,” which is a label, not a regime, and we correct it wherever a buyer, lender or title agent reads it.
The county roll and its building-footprint layer record Eagle’s Landing as ten buildings of two attached villas each, all built in 1984. Heated areas run from 1,586 to 2,704 square feet, sixteen homes are recorded at one story and four at up to two, sixteen are three-bedroom and four two-bedroom, every parcel carries a garage and 17 carry a pool. Even the two halves of one building can differ by more than 900 square feet. So an Eagle’s Landing price starts from your own parcel, not from a neighborhood average.
Every Eagle’s Landing owner belongs to the Eagle’s Landing homeowners’ association, which holds the neighborhood’s 2.4-acre common parcel, and to The Forest Property Owners’ Association, the master association that owns the private streets and runs the gates. Both are homeowners’ associations under Chapter 720, so a sale needs two estoppel certificates under section 720.30851, one from each, and neither association publishes its assessment anywhere else.
An Eagle’s Landing address is a Timberlakes Drive street number, 16580 to 16640, plus unit 1 or unit 2. The recorded legal description names each home by lot and side instead, “Unit 1L also known as 1A” and so on to lot 10, and on lots 6 and 7 the letters cross, so the L parcel carries the B. A contract, a title commitment and an insurance application all run on the legal description, so we copy it from your deed into the listing file on the first day.
The Southwest Florida MLS recorded four Eagle’s Landing closings in four years and one in the last twelve months, $505,000 in May 2026, and no Eagle’s Landing home was listed or pending on September 23, 2026. That cuts both ways for a seller. Your villa would be the only one a buyer can see, and it would also set the comparable every later sale is measured against. The Forest is non-bundled, per The Forest Country Club’s membership page, so your buyer does not have to join the club to buy your home.
These are the facts an Eagle’s Landing seller should hold before choosing a list price, drawn from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, footprint and flood records and Florida’s homeowners’ association statute, each with its window and count, and each stated as plainly as four sales allow.
For a prepared Eagle’s Landing villa priced to its own parcel and documented before it lists, yes, with eyes open. The Southwest Florida MLS counts one Eagle’s Landing closing in the twelve months to September 23, 2026, at $505,000 and 94.39% of list, and no Eagle’s Landing listing that day. You would have the neighborhood to yourself; the question is how you price against the rest of The Forest. We do not publish forecasts.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
One sale is far too few for a median to describe a market, so here it is on its own.
Closed | Home (lot and unit, county roll) | Bed / bath (MLS) | Living sq ft (MLS) | Heated sq ft (county) | List | Sold | Price per sq ft (MLS) | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | Lot 8, unit 1 | 3 + den / 3 full, 1 half | 2,410 | 1,960 | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
Window: September 24, 2025 to September 23, 2026. One closing, $505,000 in closed volume, below its asking price. It is the highest Eagle’s Landing sale in the four-year MLS pull. Measured against the county’s 1,960 heated square feet instead of the MLS living area, the same sale works out to $257.65 a square foot, by our arithmetic; the record does not say why the two areas differ.
On September 23, 2026 the MLS showed no active and no pending Eagle’s Landing listing. Across The Forest that day there were 18 attached listings, every one a condominium unit, asking $174,000 to $339,000, and 11 single-family listings asking from $500,000, per the Southwest Florida MLS. An Eagle’s Landing villa near its last sale sits in the gap between the two, and a buyer shopping that price will tour both kinds of home.
The 12 months to September 23, 2025 also recorded a single Eagle’s Landing closing: a two-bedroom villa of 1,978 square feet at $370,000, 91.36% of its $405,000 list after 92 days, in January 2025. The latest 12 months brought one larger villa at $505,000 and 94.39% of list after 77 days. Two sales of two different homes are not a trend, and we do not present them as one.
The four Eagle’s Landing closings of the four years to September 23, 2026 fell in November, January, January and May, per the Southwest Florida MLS. Four sales show no season of their own. Across The Forest, February 2026 alone carried 13 of the 45 closings of the last twelve months, and the master association’s 2022 plan estimates about 1,000 residents year-round and about 2,000 in season. A villa photographed and documented by early January meets that winter buyer.
With no listing and about one sale a year, the price you open at will set the comparable for the whole neighborhood. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; start with a free Eagle’s Landing home valuation, priced against your own parcel, the four MLS sales and the live competition inside the gates, or call Jesse direct at (239) 898-6072. Buying rather than selling? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eagle’s Landing villas recorded 4 closings in the 48 months to September 23, 2026, from $232,000 to $505,000 and $122.23 to $209.54 per square foot of MLS living area, for $1,432,000 in closed volume. No window counting back from 12 to 48 months reaches ten sales, so every sale is listed below instead of a median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Window, ending September 23, 2026 | Closings | Sold range | $/sq ft range (MLS living area) | Sold-to-list range | Days on market range | Closed volume |
|---|---|---|---|---|---|---|
Last 12 months | 1 | $505,000 | $209.54 | 94.39% | 77 | $505,000 |
Last 24 months | 2 | $370,000 to $505,000 | $187.06 to $209.54 | 91.36% to 94.39% | 77 to 92 | $875,000 |
Last 36 months | 2 | $370,000 to $505,000 | $187.06 to $209.54 | 91.36% to 94.39% | 77 to 92 | $875,000 |
Last 48 months | 4 | $232,000 to $505,000 | $122.23 to $209.54 | 91.36% to 100.00% | 1 to 92 | $1,432,000 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026, closed sales filtered to the MLS subdivision Eagle’s Landing and checked address by address against the Lee County parcel roll. The 48-month pull is the widest we hold. Two of the four closed at their full asking price, both in 2022 and 2023; neither sale since has.
Closed | Home (lot and unit, county roll) | Bed / bath (MLS) | MLS living area | Heated area (county) | List | Sold | $/sq ft (MLS) | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | Lot 8, unit 1 | 3 + den / 3 full, 1 half | 2,410 | 1,960 | $535,000 | $505,000 | $209.54 | 94.39% | 77 |
January 2025 | Lot 3, unit 2 | 2 / 2 | 1,978 | 1,978 | $405,000 | $370,000 | $187.06 | 91.36% | 92 |
January 2023 | Lot 9, unit 1 | 3 / 2 | 2,194 | 1,998 | $325,000 | $325,000 | $148.13 | 100.00% | 1 |
November 2022 | Lot 10, unit 1 | 2 / 2 | 1,898 | 1,898 | $232,000 | $232,000 | $122.23 | 100.00% | 2 |
Source: Southwest Florida MLS Matrix, pulled September 23, 2026; lot and unit matched by address to the Lee County parcel roll, which also supplies the heated area. The MLS classed all four as attached villas. Price per square foot is each sale’s own sold price over its MLS living area; we do not average the four.
The county roll records three more transfers with a stated price in the same four years that have no Southwest Florida MLS closing: $370,000 in March 2023 on the lot 3 unit 2 villa, $605,000 in June 2024 on the lot 9 unit 2 villa, a three-bedroom home of 2,007 heated square feet with a pool, and $301,100 in September 2024 on the lot 3 unit 2 villa again, which then sold through the MLS for $370,000 in January 2025. The roll records the consideration on the deed; it does not say whether a transfer was an open-market sale, and the September 2024 transfer carries a different county transaction code from the others. We list these separately and never mix them into the MLS figures.
Calendar year | MLS closings | Sold price | $/sq ft (MLS living area) | Days on market |
|---|---|---|---|---|
2022, from September 24 | 1 | $232,000 | $122.23 | 2 |
2023 | 1 | $325,000 | $148.13 | 1 |
2024 | 0 | none | none | none |
2025 | 1 | $370,000 | $187.06 | 92 |
2026, to September 23 | 1 | $505,000 | $209.54 | 77 |
Read the four sales as two pairs. The two of 2022 and early 2023 closed at their asking price in one and two days; the two since closed below list after 92 and 77 days, at higher prices per square foot. The November 2022 sale closed seven weeks after Hurricane Ian, and the record does not say what condition that home was in. What the record does say is that an Eagle’s Landing seller today is pricing against the $370,000 and $505,000 sales and the county’s view of the home, not against the 2022 prices, and that an overreaching list price costs time here as well as money.
The sales that matter most to an Eagle’s Landing price are the two of the last 24 months, $370,000 in January 2025 and $505,000 in May 2026, adjusted for your parcel’s size, bedrooms, pool and condition, and then the attached-villa sales elsewhere in The Forest that a buyer’s appraiser will add because the neighborhood’s own list is so short.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, September 2026)
The lot 8 unit 1 villa closed at $505,000 in May 2026 after 77 days on market, 94.39% of its $535,000 list price. The MLS described it as three bedrooms and a den with three full baths and a half bath on 2,410 square feet of living area; the county records 1,960 heated square feet, and lot 8 is one of the two lots whose homes are recorded at up to two stories. It shows what a larger, updated Eagle’s Landing villa reached in 2026; the 77 days and the discount from list show that the first price still mattered.
The lot 3 unit 2 villa, two bedrooms and two baths on 1,978 square feet in both the MLS and the county record, closed at $370,000 in January 2025 after 92 days, 91.36% of its $405,000 list. It is the closest thing to a clean comparable the neighborhood has: the living area matches the county’s, and it is recent.
A two-bedroom lot 10 villa of 1,898 square feet closed at $232,000 in November 2022, and a three-bedroom lot 9 villa of 2,194 MLS square feet closed at $325,000 in January 2023, each at its full asking price within two days. Both closed in the months after Hurricane Ian, and the record does not say what condition either home was in, so we use them for context, not to price a villa today.
The county roll’s $605,000 transfer of June 2024, on a 2,007-square-foot three-bedroom villa with a pool, would be the highest price recorded in Eagle’s Landing in the period if it was an open-market sale, at about $301 per county heated square foot. It has no MLS closing and the roll does not show its terms, so we treat it as a data point a buyer’s agent may raise, not a comparable we price from.
Because Eagle’s Landing has so few sales, a buyer’s appraiser will look at attached villas nearby. In the 12 months to September 23, 2026, the Heron’s Coach House Villas, a land condominium, recorded four closings, at $375,000, $394,000, $400,000 and $570,000, and Waters Edge at The Forest recorded two attached-villa closings, at $425,000 and $520,000, per the Southwest Florida MLS. Those are the prices a buyer will hold beside your list price, adjusted for the fact that your villa sits on its own parcel with a garage and, in most cases, a pool.
An appraiser for a financed buyer reaches for the most recent sales in the same neighborhood first, and in Eagle’s Landing that means two sales in two years, so nearby attached sales inside The Forest will carry weight too. We hand the appraiser the four MLS closings with the county’s heated area beside each, your parcel record, your update record and the attached-villa sales above, so adjustments are made on documents rather than guesses.
Eagle’s Landing and Pheasant Court Villas are The Forest’s two fee-simple villa neighborhoods under homeowners’ associations, and a buyer who wants to own the land under a villa inside the gates has exactly these two to choose from. Eagle’s Landing offers larger homes, larger lots, pools on 17 of 20 parcels and higher county values; Pheasant Court Villas offers smaller one-story homes on smaller lots at lower recorded prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, footprint and spot elevations layers, September 2026)
Question | Eagle’s Landing | Pheasant Court Villas |
|---|---|---|
Legal regime | Fee simple, homeowners’ association (Ch. 720) | Fee simple, homeowners’ association (Ch. 720) |
Homes | 20 | 17 |
Year built (county roll) | 1984 | 1981 |
County building description | Attached villa (all 20) | Ranch (all 17) |
Stories (county roll) | 16 one-story, 4 up to two | All one-story |
Heated area (county) | 1,586 to 2,704 sq ft, median about 2,002 | 1,137 to 1,855 sq ft, median 1,387 |
Bedrooms (county) | 16 three-bedroom, 4 two-bedroom | 14 two-bedroom, 3 three-bedroom |
Median lot | 0.369 acres | 0.157 acres |
Pool on the parcel | 17 of 20 | 0 of 17 |
Garage | 20 of 20 | 17 of 17 |
Golf-course land | All 20 | All 17 |
Median 2026 just value (mass appraisal, not a price) | $358,033 | $276,707 |
Homestead exemption | 15 of 20 | 6 of 17 |
Association layers | Two: neighborhood and master | Two: neighborhood and master |
Estoppel certificates at resale | Two | Two |
Disclosure before contract | Section 720.401 summary | Section 720.401 summary |
Condominium milestone and reserve-study laws | Do not apply | Do not apply |
MLS closings, 48 months | 4: $232,000 to $505,000 | 3: $190,000, $219,000 and $360,000 |
$/sq ft (MLS living area), 48 months | $122.23 to $209.54 | $102.43 to $259.55 |
MLS closings, last 12 months | 1, at $505,000 | 0 |
Listings on September 23, 2026 | 0 | 0 |
FIRM panel and median ground, ft NAVD88 | 0438H, 6.4 | 0576H, 5.9 |
FEMA zone | AE, 11 ft | AE, 11 ft |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix, closed sales September 24, 2022 to September 23, 2026 and active listings on September 23, 2026, pulled September 23, 2026; Lee County parcel roll, building-footprint layer and spot elevations layer. Neither neighborhood reaches ten sales in any window, so neither carries a median sold price here.
A buyer should choose Eagle’s Landing for a three-bedroom villa with a garage and, in most cases, a private pool on a larger golf-course lot, bought to live in year-round, and should be ready to read an attached-building declaration for who handles the shared roof and wall. A buyer should choose Pheasant Court Villas for the lowest entry price into a fee-simple home inside The Forest, a smaller single-level plan with no pool to maintain, accepting the lowest ground in the community. Pheasant Court Villas has no page of its own on our site; it is covered in our guide to The Forest.
Your listing competes with Pheasant Court Villas only for the buyer who insists on owning the land, and for that buyer Eagle’s Landing is the larger, better-equipped choice: about 600 more heated square feet at the median, a lot more than twice the size, and a pool on 17 of 20 parcels against none. Pheasant Court’s three MLS sales of the last four years ran $190,000 to $360,000, per the Southwest Florida MLS. So price your villa on its own parcel and its own features, and put the land, the garage, the pool and the golf frontage in the first lines of the listing, because that is what Pheasant Court and the condominiums cannot show.
Two more neighbors belong in the comparison. The Heron at The Forest includes the Coach House Villas, 15 homes on defined parcels that are legally a land condominium under Chapter 718; they recorded 8 MLS closings in 48 months, and their owners have their own guide to selling a home in The Heron at The Forest. Waters Edge at The Forest, 36 condominium homes of similar median size begun the same year, sold at a 48-month median of $425,000 (observed sale, n = 11), and its owners have their own guide to selling a home in Waters Edge at The Forest. The trade a buyer makes against either is legal form: an association-insured building and the full condominium file there, a parcel of land and a homeowners’ association here.
McGreevy and Comisar price an Eagle’s Landing villa from your own parcel first, its heated area, bedrooms, stories, pool and condition, then set it against the neighborhood’s four MLS sales, the county-recorded transfers and the attached-villa sales elsewhere in The Forest, and then test the number against what is listed inside the gates today. With four sales, an Eagle’s Landing price is a documented judgment, not an average.
Before we price an Eagle’s Landing villa we check five things in this order: your parcel on the county roll, since MLS living area has differed from the county’s heated area on two of the four sales; the two sales of the last 24 months, and all four for context; your villa’s condition, updates and pool against those; what the declaration says about who maintains and insures the roof and exterior; and the listings live today across The Forest, attached and single-family.
An automated estimate sees 20 homes and four sales stretched across four years, of four different sizes, two of them just after a hurricane. It cannot tell that the $232,000 sale and the $505,000 sale describe different homes rather than a market that doubled, that one listing reported 450 square feet more than the county records, or that a $605,000 transfer on the county roll never appeared in the MLS. A model cannot see a renovated kitchen, a new roof or a pool cage replaced after Ian either.
The 2026 just values on the county roll run from $318,857 to $645,189 across the 20 homes, a median of $358,033, per the Lee County parcel roll, the highest median of any attached neighborhood in The Forest. The county’s effective year built runs from 1984 to 1998, a sign that many owners have updated. Those are mass-appraisal figures set for taxation. We price from closed sales and your villa, never from the tax roll.
Two area figures circulate for the same Eagle’s Landing villa. The county roll gives heated area, from 1,586 to 2,704 square feet. MLS listings have shown living area equal to the county’s on two sales and above it on two: 2,410 against 1,960, and 2,194 against 1,998. An enclosed lanai, a conversion or a measurement difference would each produce that, and the record does not say which. We measure before listing and put both figures in your listing, labeled, because a buyer’s appraiser starts from the county number.
With no Eagle’s Landing listing, your villa competes with the 18 attached listings across The Forest, all condominium units asking $174,000 to $339,000, and the 11 single-family listings asking from $500,000, per the Southwest Florida MLS on September 23, 2026. We set a list price that wins the first thirty days against those, because the next Eagle’s Landing listing is the one every later buyer and appraiser will measure against.
McGreevy and Comisar market an Eagle’s Landing villa to the year-round and seasonal buyers inside and outside The Forest through professional photography, video and drone capture, MLS exposure, agent outreach and a qualified-buyer database, leading with the facts a buyer cannot find elsewhere: the land you own, the golf frontage, the pool and garage, the legal form and what the homeowners’ association file contains.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
On the 2026 county roll, 15 of Eagle’s Landing’s 20 homes carry a Florida homestead exemption, which is available only on a permanent residence, per the Lee County Property Appraiser. That is a much higher share than at Pheasant Court Villas, where 6 of 17 carry one. Eagle’s Landing reads as a neighborhood of year-round owners, and its next buyer is as likely to be moving to Fort Myers for good as buying a winter home.
An Eagle’s Landing villa sells on its setting, so the photography leads with the lanai, the pool and the view line across the golf course, then shows every room. The video walks from the garage through the home to the pool, because a buyer comparing it with a condominium wants to see what owning the parcel means on the ground. Drone capture shows where your building sits on Timberlakes Drive and how the course opens behind it. Video lets a buyer who is still up north walk the home before booking a flight.
We put in the first lines of your listing what buyers and their lenders ask first: that the villa is fee simple under a homeowners’ association and not a condominium, your parcel’s acreage and legal description, the county’s heated area beside the measured area, the pool and garage, and a plain statement that the condominium milestone and reserve-study laws do not apply. A buyer who finds those answers in the listing books the showing; a buyer who has to ask often assumes the worst.
An Eagle’s Landing buyer also weighs daily life. The Forest sits in Lee County’s Elementary Zone O, whose nearest choice, Rayma C. Page Elementary, earned an A in 2024, 2025 and 2026, per the state’s 2026 school grades file, and is about 1.4 miles from the clubhouse. Gulf Coast Medical Center, Lee County’s designated trauma center per the Florida Department of Health, is about 4.5 miles and 9 minutes from the clubhouse, the Southwest Florida International Airport terminal about 8.6 miles and 16 minutes, and the clubhouse itself about 1.2 road miles from Eagle’s Landing.
The Main Gate is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, per the master association’s 2022 Emergency Preparedness Plan; gate staffing hours are from that 2022 plan. We pre-register every showing through the DwellingLive visitor system, so no qualified buyer is turned away at the gate.
Some Eagle’s Landing owners want quiet, for an estate, a move or simply privacy. We can offer a villa to qualified buyers in our database before, or instead of, a public listing. The trade is exposure, and less exposure can mean a lower price, and in a neighborhood this thin the open market is usually what proves the price, so we tell you honestly which way that trade lands for your villa. A quiet sale still needs the disclosure summary and both estoppels, because the statute gives every buyer the same rights.
Florida’s homeowners’ association law, Chapter 720, governs an Eagle’s Landing sale in place of the Condominium Act, and it changes the sale in three ways: the seller owes a one-page disclosure summary before the buyer signs rather than a condominium document package, both associations issue estoppel certificates under section 720.30851, and none of the condominium milestone, reserve-study or document-review rules apply.
That is a lighter file than a condominium seller carries, and it is also an easier one to get wrong, because buyers, lenders and even agents often write an attached villa up as a condominium. The first thing we do on an Eagle’s Landing listing is state the legal form correctly and build the Chapter 720 file around it.
In a Florida condominium an owner holds a unit and a share of the common elements, and the Condominium Act, Chapter 718, governs the resale. In Eagle’s Landing an owner holds a parcel of land in fee simple, and the association governs the covenants that run with it under Chapter 720. The statute says so itself: its disclosure section “does not apply to any association regulated under chapter 718,” per section 720.401. The Legislature also chose not to create a state agency to regulate homeowners’ associations, per section 720.302.
Before a buyer signs a contract for an Eagle’s Landing home, the seller must present a disclosure summary in a form substantially like the one the statute prints, under section 720.401. It tells the buyer they must join the homeowners’ association, that recorded covenants govern the property, that they must pay assessments, with the current amount filled in, that unpaid assessments can become a lien, and that they should read the covenants and governing documents before buying. Because Eagle’s Landing sits under two associations, we fill in both assessments from the current estoppel figures.
The contract itself must say, in conspicuous type, that if the disclosure summary was not provided before the buyer signed, the contract is voidable by the buyer within 3 days after receiving it or before closing, whichever comes first, and that any purported waiver of that right has no effect, under the same section. A summary handed over after signature leaves a cancellation right open until closing. Delivered before the buyer signs, it closes that door entirely, which is why we put the completed summary in the listing file before the first showing.
The estoppel certificate is each association’s written statement of what is owed on your parcel. Under section 720.30851, the association must issue it within 10 business days of a written request; it is effective for 30 days if delivered by hand or e-mail and 35 days if mailed; and it must state the regular assessment, what has been paid, what comes due next, any transfer or capital contribution fee, any open violation, whether board approval of the transfer is required and every other association the parcel belongs to. An association that misses the 10-day deadline may not charge for that certificate.
A buyer of an Eagle’s Landing home becomes jointly and severally liable with the seller for all unpaid assessments that came due up to the transfer of title, under section 720.3085. That is why a closing agent will not close without both estoppel certificates and pays any balance they show from the seller’s proceeds, and why we check both accounts before we list.
Because Eagle’s Landing is not a condominium, the seller does not owe the Chapter 718 resale package that section 718.503 requires of a condominium seller: no condominium declaration package, no frequently asked questions document, no governance form, no milestone inspection summary and no structural integrity reserve study. The milestone law in section 553.899 and the reserve-study rule in section 718.112 reach condominium buildings of three or more stories, and Eagle’s Landing is neither. We say so in the listing so no lender holds a closing for documents that do not exist.
The neighborhood declaration is recorded at Official Records Book 1752, Page 2437, with a later instrument at Book 2499, Page 0153 cited on the common parcel, in the Lee County Clerk’s official records. The association must keep its official records and produce them to an owner within 10 business days of a written request, and must prepare an annual budget and financial report, under section 720.303. Its website requirement reaches associations of 100 or more parcels, so a 20-home association is not required to post anything online, which is one reason nothing is. As an owner, you are the fastest route to the documents.
Some lenders treat an attached villa as a condominium by default and send a condominium project questionnaire. The fix is the record: the county’s single-family coding, your parcel with its own acreage, the MLS classification as a fee-simple attached villa and the absence of any condominium project in the state registry. We put all four in the lender package at contract, with your parcel page, so the question is answered on day one rather than in week five.
McGreevy and Comisar negotiate an Eagle’s Landing contract at partner level, never through an assistant, and we build the section 720.401 disclosure summary, both estoppel certificates, any transfer approval, the shared-wall questions and any special assessment into the contract dates so that none of them becomes a late surprise that reopens the price.
Jesse McGreevy or Marc Comisar handles every offer, counter and inspection response personally. In a neighborhood with about one sale a year and no other listing, the buyer’s agent will open with the $370,000 sale, the condominium prices across The Forest and the age of the building, and the tone of the first counter matters as much as the number in it.
The single most expensive paperwork mistake in an Eagle’s Landing sale is a contract signed before the buyer received the disclosure summary, because it leaves the buyer a right to cancel that runs to closing. We deliver the completed summary with the listing materials and have the buyer acknowledge it before any offer is accepted, so the contract carries no open exit.
Every Eagle’s Landing home was finished in 1984, before the first statewide Florida Building Code of March 1, 2002, per the Florida Building Commission. Components replaced since 2002 were permitted under the code in force at the time. A buyer’s inspector will price the roof, windows, electrical panel, water heater and pool equipment, and a buyer’s insurer will ask for a four-point inspection and a wind-mitigation report. Fixing the obvious items before listing removes easy credits from the negotiation.
Each Eagle’s Landing building holds two homes that share a wall, and a buyer will ask who maintains and insures the roof, the exterior and that wall. Chapter 720 does not answer it; the declaration does. If the association carries the building exterior, its policy and budget answer the question; if each owner carries their own half, the buyer will look at your neighbor’s roof too. We read the declaration on the first day and put the answer in writing before a buyer asks.
Whether the Eagle’s Landing association must approve a buyer or a transfer depends on its declaration and rules, which are not published online. The estoppel certificate must state whether board approval is required and whether it has been given, under section 720.30851. We read the governing documents at listing and set the closing date with any approval step in view.
Neither association publishes special assessments. The estoppel certificate must itemize every assessment and every amount scheduled to come due during its effective period, and the association’s minutes, which an owner may inspect under section 720.303, show any under discussion. Who pays installments that fall due after closing is a negotiated contract term, so we put the answer and a proposed split on the table rather than let a buyer find it in the estoppel.
Most Eagle’s Landing owners net the most with a full-service listing, because an Eagle’s Landing sale depends on gate access, two estoppel certificates, a disclosure summary that must reach the buyer before signature, a legal form that lenders misread, and pricing from four sales. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Your parcel, the four MLS sales and the live competition | Whatever you set | The buyer’s resale margin, typically below open-market value |
Exposure | Southwest Florida MLS, our buyer database, video, drone, photography | Your own advertising | One buyer |
Gate access for showings | Every showing pre-registered | You register every visitor yourself | Not needed |
Estoppels (neighborhood and master) | Figures checked before listing, certificates ordered at contract | You order and track them | Usually left to the seller |
Disclosure summary (s. 720.401) | Completed and delivered before any offer is signed | Your responsibility | Still required |
Lender questions about the legal form | Answered with the county record at contract | You answer them | Rarely an issue |
Flood disclosure (s. 689.302) | Prepared and delivered on time | Your responsibility | Still your responsibility |
Negotiation | Partner-level, by Jesse or Marc | You, directly with the buyer’s agent | Take it or leave it |
Best for | Most sellers who want the highest net | Owners with a known buyer and time | Owners who value speed over price |
Choose a full-service listing if you want the most money and your villa is in reasonable condition. Choose to sell by owner if you already have a buyer and you are comfortable with the disclosure summary, both estoppels, the lender’s questions and the flood disclosure. Choose a cash buyer if speed matters more than price, and even then compare the offer with a free Eagle’s Landing home valuation first.
Selling an Eagle’s Landing villa costs the negotiated commission, Florida documentary stamp tax on the deed at 70 cents per $100 of price, two homeowners’ association estoppel certificates, prorated taxes and assessments, and any title and settlement charges the contract assigns to the seller. There is no condominium resale package to pay for, and the association fees themselves are not published at either layer.
Data updated: September 2026 (Florida Statutes 201.02, 720.30851 and 720.401; Southwest Florida MLS Matrix, pulled September 23, 2026)
Florida charges 70 cents per $100 of consideration under section 201.02, and a Florida seller customarily pays it. By our arithmetic, that is $3,535 at $505,000, the May 2026 sale, and $2,590 at $370,000, the January 2025 sale.
There are two policies. The lender’s policy protects the buyer’s lender and is a buyer’s loan cost. Who pays for the owner’s policy, and who chooses the title agent, is written into the purchase contract. The premium itself follows the state’s promulgated rates under Rule 69O-186.003. We show you the contract term before you sign it.
An Eagle’s Landing sale needs an estoppel certificate from the Eagle’s Landing homeowners’ association and one from the master association, the master one ordered through the master association manager’s resale and lender documents page, both under section 720.30851. The statute caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and $150 more on a delinquent account, adjusted every five years for inflation; the Florida House’s staff analysis of 2024’s House Bill 979 reports the adjusted amounts as $299, $119 and $179, effective July 1, 2022, per the House bill analysis.
A condominium seller pays for the resale documents section 718.503 puts “at the seller’s expense,” including the milestone summary and the reserve study. An Eagle’s Landing seller does not. The disclosure summary under section 720.401 is a short form we complete with you, and the governing documents you already hold as an owner. That is a real saving in time and money over the condominiums around you, and it belongs in your listing.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements with their own agents, and every commission is negotiable and not set by law, per the National Association of REALTORS settlement FAQs. What you negotiate with us is the listing side; any seller contribution toward a buyer’s agent is a separate term we decide together.
Line, illustrative sale at $505,000 | Who pays | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller, by custom | $3,535 |
Eagle’s Landing homeowners’ association estoppel certificate | As the contract assigns | Statutory cap, adjusted for inflation, plus an expedite charge if rushed |
Master association estoppel certificate | As the contract assigns | Statutory cap, adjusted for inflation, plus an expedite charge if rushed |
Section 720.401 disclosure summary | Seller prepares | No statutory fee |
Property tax proration | Seller credits buyer through the closing date | From your own tax bill |
Neighborhood and master assessment prorations | Seller, through the closing date | From the two estoppels |
Any special assessment installments | As the contract assigns | From the estoppel certificates |
Owner’s title insurance policy | As the contract assigns | Promulgated rate |
Buyer’s agent compensation | Negotiated term, if any | As agreed |
Brokerage commission | Seller | As negotiated in your listing agreement |
The $505,000 line is the May 2026 Eagle’s Landing sale, used only to show the arithmetic. Your own net sheet uses your price, your tax bill, your estoppels and your closing date, and we build it with you before you sign a listing agreement.
An Eagle’s Landing seller must give the buyer the homeowners’ association disclosure summary under section 720.401 before the contract is signed, Florida’s flood disclosure at or before signing, the property tax disclosure summary, and any known fact that materially affects value and is not readily observable. The condominium resale package does not apply.
The disclosure summary under section 720.401 is the Eagle’s Landing seller’s association disclosure. It must be presented before the buyer signs, filled in with the current assessments, and the contract must carry the statute’s conspicuous voidability language. This is information, not legal advice; your closing agent or attorney confirms the form.
Florida requires a seller of residential property to complete a flood disclosure at or before the time the sales contract is executed, under section 689.302. It asks about flood damage during your ownership, flood insurance claims and federal flood assistance. Every Eagle’s Landing parcel is in FEMA Zone AE, so we have it completed before the first showing.
Florida Statutes 689.261 requires that a buyer of residential property receive a property tax disclosure summary warning not to rely on the seller’s current taxes. With a homestead exemption on 15 of Eagle’s Landing’s 20 homes, that warning describes a real change for most buyers here.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring repairs, but it does not remove the flood disclosure or the homeowners’ association disclosure summary.
The condominium resale package under section 718.503, the milestone and reserve-study contract statement and the condominium buyer’s seven-day review window all belong to condominium sales. None applies to Eagle’s Landing, and a buyer’s agent who writes them into your contract has misread the legal form; we correct it before anyone signs.
The flood zone shapes the Eagle’s Landing buyer pool more than it caps the price: every parcel is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on median ground of 6.4 feet, so a financed buyer needs flood coverage, and because Chapter 720 has no master-policy rule, who insures the building depends on the declaration.
Every Eagle’s Landing parcel reads Zone AE, base flood elevation 11 feet NAVD88, outside any floodway, per FEMA’s National Flood Hazard Layer, on FIRM panel 12071C0438H. Median ground of 6.4 feet, ranging from 5.0 to 7.0, per Lee County’s 2018 LiDAR spot elevations layer, sits 4.6 feet below the base flood elevation by our arithmetic; Pheasant Court Villas sits lower, at 5.9 feet. These are ground elevations, not finished floors, and the elevation certificate is what an insurer prices.
The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88, per Lee County’s retained pre-coastal-study layer. The zone did not change; the elevation did. An elevation certificate or insurance quote that describes an Eagle’s Landing home with a 10-foot elevation predates the current map.
No U.S. Geological Survey high-water mark was recorded in Eagle’s Landing. The nearest surveyed mark inside The Forest sits at a Waters Edge building, 9.5 feet NAVD88, per the USGS Short-Term Network record, about 3.1 feet above Eagle’s Landing’s median ground by our arithmetic. That compares two measurements; it is not evidence that water reached any Eagle’s Landing home, and nothing in the public record we reached says whether it did. Your flood disclosure answers for your own ownership.
In a condominium the association insures the building by statute, under section 718.111(11). No such rule exists in Chapter 720. If the Eagle’s Landing declaration leaves the structure to each owner, your buyer needs a full homeowner policy on their half of the building; if it assigns the roof or exterior to the association, the association’s policy and budget carry that part. We put the answer, and any association policy declarations and deductible, in the listing file.
FEMA’s flood maps drive the mandatory purchase requirement for federally regulated lenders, per FEMA’s Risk Rating 2.0 page, and every Eagle’s Landing parcel is inside the Special Flood Hazard Area. Florida makes flood coverage mandatory for Citizens personal-lines policies there, under section 627.351(6), and a fee-simple villa is typically insured on a homeowner form. Unincorporated Lee County’s Class 5 rating in FEMA’s Community Rating System cuts NFIP premiums 25 percent inside that area. We do not publish premiums.
An insurer may not refuse to write or renew a homeowner policy solely because a roof is under 15 years old, or, for an older roof, solely on age if an inspection shows five years of remaining life, under section 627.7011(5). Rate filings must include discounts for wind-resistive features such as roof-to-wall connections and opening protection, under section 627.0629. A current wind-mitigation report is the document that turns a 1984 villa’s upgrades into credits.
Put your elevation certificate, your roof permit date and any re-roof coordinated with your neighbor, a current wind-mitigation report, a four-point inspection, your own homeowner and flood policy declarations, and the declaration’s answer on who insures the structure in the listing file. Ask Lee County’s flood information office whether an elevation certificate is already on file for your home. A buyer’s agent who can get a quote on day one keeps the contract together.
An Eagle’s Landing buyer will pay two association assessments, the Eagle’s Landing homeowners’ association and The Forest’s master association, plus a Lee County tax bill that resets after purchase and carries the San Carlos Park fire levy and the county’s solid waste charge. Neither association publishes its fee, and club dues apply only to a buyer who chooses to join.
The Eagle’s Landing assessment is not published; it appears in the association’s annual budget, on the disclosure summary and on the estoppel certificate issued with every resale. What it covers depends on the declaration: at minimum the 2.4-acre common parcel, and building items only if the declaration assigns them. Special assessments are not published either; they appear on the estoppel certificate and in the minutes.
The master association does not publish its assessment. The amount appears in the association’s annual budget and on the estoppel certificate issued with every resale. It pays for the 54.81-acre private street network, the staffed gates and, because The Forest sits in no county taxing unit for them, street lighting, landscaping and drainage, per Lee County’s MSTBU layer.
The San Carlos Park Fire Protection and Rescue Service District levies 2.3590 mills for fiscal year 2025/26, per the district’s final budget; as an illustration only, $300,000 of taxable value owes $707.70 to the fire district. Every Eagle’s Landing parcel is in solid waste Service Area 2, billed at $348.75 per single-family unit for fiscal year 2026 plus a $2.55 administrative charge, per the county’s adopted solid waste rates. The Forest has no community development district, per the county’s special districts roster. Lee County Utilities provides water and Forest Utilities, Inc., a private utility, provides sewer; its rates are not published online.
Florida’s Save Our Homes cap resets to just value on a change of ownership, under section 193.155, so a long-held homestead’s capped assessment does not transfer. With 15 of 20 homes homesteaded and a 2026 median just value of $358,033, most Eagle’s Landing buyers will see a higher bill than the seller’s, and we say so in the listing file.
The Forest is non-bundled, so club costs belong in a buyer’s budget only if the buyer joins. The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home, and owning a golf-course parcel does not make your buyer a member.
An Eagle’s Landing sale has taken from 1 to 92 days on market: the two sales of 2022 and early 2023 closed in one and two days, and the two since took 92 and 77 days, against a median 79 days for the 31 attached homes that closed across The Forest in the last 12 months, plus a contract period for the estoppels and any transfer approval.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Across The Forest, 45 homes closed in the 12 months to September 23, 2026 at a median $375,000 and a median 76 days on market, and 29 were listed on September 23, 2026, about 7.7 months of supply by our arithmetic, per the Southwest Florida MLS. The 31 attached homes among those sales, condominiums and villas together, closed at a median $308,000, $150.74 per square foot of MLS living area and 79 days. Eagle’s Landing’s one sale of the year sat at the top of the attached market on price and near its middle on time.
With 15 of 20 homes homesteaded, Eagle’s Landing turns over less often than the seasonal condominiums around it, and its four sales show no season of their own. The Forest’s population roughly doubles in winter, per the master association’s 2022 plan, and February 2026 alone carried 13 of the community’s 45 closings of the year, so a villa live and documented by early January meets the largest buyer pool. A summer listing reaches fewer buyers but, in a neighborhood with nothing else for sale, faces no neighbor’s listing either.
Valuation and document gathering in week one, including the declaration, both assessment figures, the elevation certificate, the roof permit and a wind-mitigation report; the disclosure summary completed the same week; photography, video and drone in week two; listing live in week three; contract with the disclosure summary already acknowledged; both estoppels ordered once a contract is signed, since each runs 30 to 35 days; any transfer approval the documents require; closing once every certificate is in hand.
Some Eagle’s Landing owners sell from a distance, after a move or as an estate. Marc handles showings, gate registration, contractors and inspections in person, Jesse handles the paperwork and both associations, and the title company can arrange a mail-away closing. Leave a key holder registered with the gate before you go; the master association’s 2022 plan admits contractors after a storm only with a prior pass or barcode.
You get a free Eagle’s Landing home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. The valuation is a written opinion of value built from your parcel, the neighborhood’s four MLS sales and the live competition inside The Forest, with the association layers, the disclosure file and the tax reset your buyer will underwrite beside it. There is no cost and no obligation to list.
You receive every Eagle’s Landing MLS sale of the last four years with its date, lot and size, the county-recorded transfers beside them, the attached-villa sales at the Heron and Waters Edge, the Pheasant Court Villas comparison, the live competition inside the gate, the fee layers and tax reset your buyer will ask about, your parcel’s flood panel and ground elevation, the Chapter 720 document checklist, and a recommended list price with a defensible range. Request it through our Eagle’s Landing home valuation page or the McGreevy and Comisar valuation form.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same highway. Bring your address, your lot, your timeline and the one thing you are most worried about.
In a neighborhood with no listing, about one sale a year and homes that differ by more than a thousand square feet, the opening price decides the sale. Few Eagle’s Landing villas come up for sale, so we would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to list this season or next.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile, where every review sits under its author’s name.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
An Eagle’s Landing sale has its own moving parts: two estoppels, a disclosure summary that must land before signature, a lender who may think the villa is a condominium, and a gate.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
In a neighborhood where the next listing sets the comparable for everyone, pricing judgment is the whole game.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
An Eagle’s Landing specialist matters because the facts that decide an Eagle’s Landing sale live in records rather than a listing feed: a legal form that listing systems and lenders misread, 20 homes that differ parcel by parcel, a county heated area that can differ from the MLS living area, legal descriptions whose letters cross on two lots, and a Chapter 720 disclosure that must reach the buyer before signature.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association paperwork, including the disclosure summary and both estoppels. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets an Eagle’s Landing owner who has already moved sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may list an Eagle’s Landing villa as a condominium, write the offer on condominium forms, let a lender order a condominium questionnaire, hand over the disclosure summary after the buyer signs, price from a community median that mixes condominiums with single-family homes, or list 2,410 square feet without the county’s 1,960 beside it. None of those errors is exotic, and each costs a seller time or money.
Eagle’s Landing holds the highest median county value of any attached neighborhood in The Forest and the thinnest sales record, four MLS closings in four years, per the Lee County roll and the Southwest Florida MLS. Our guide to selling a home in The Forest covers every neighborhood, with a free home valuation for The Forest beside it; the owners of neighboring condominiums have their own guides to selling a home at Sparrowood, selling a home in Fairway Woods at The Forest and selling a home in Partridge Place.
Many Eagle’s Landing sellers are also buyers, moving to a single-family home inside The Forest, to a smaller home or condominium, or out of the area altogether. McGreevy and Comisar represent both sides of that move with one calendar, so the sale funds the purchase and the two closings do not collide in season.
We sequence the two contracts so the Eagle’s Landing estoppels and any transfer approval land before the purchase closing, or we write the purchase contingent on the sale where the market allows. Marc runs the buy side; Jesse runs the sale. Read how we represent buyers in Southwest Florida.
Some owners trade within The Forest, from an Eagle’s Landing villa to a single-family home on a larger lot or to a condominium with no yard to keep. Our Eagle’s Landing buyer guide covers the purchase side of the neighborhood in full, our guide to buying a home in The Forest covers the whole community, our guides to Sparrowood, Fairway Woods at The Forest and Partridge Place cover three more neighbors, and our Fort Myers guide covers the wider market.
These are the questions Eagle’s Landing owners ask before they list, answered from the Southwest Florida MLS Matrix pull of September 23, 2026, Lee County’s parcel, footprint and flood records and Florida’s homeowners’ association statute, each with its window and source, and every pricing answer routes to a free valuation.
Start with a written valuation from your parcel, the four MLS sales and the live competition, gather your declaration, both assessment figures, your elevation certificate, roof permit and wind-mitigation report, complete the section 720.401 disclosure summary, and decide how public the marketing should be. Then list with a team that registers every showing at the gate. Call Jesse McGreevy at (239) 898-6072.
The one who can price your villa from four sales and the county record, state the legal form correctly to every buyer and lender, deliver the disclosure summary before signature and run both estoppels without a late surprise. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The four MLS sales of the last four years closed at $232,000, $325,000, $370,000 and $505,000, per the Southwest Florida MLS, and the most recent two are the ones that matter most. Your size, bedrooms, pool, condition and parcel place you in or around that record; a free Eagle’s Landing home valuation gives you the number.
Because no window counting back from 12 to 48 months holds ten sales. Eagle’s Landing recorded 1 closing in 12 months, 2 in 24, 2 in 36 and 4 in 48, so we list every sale instead of publishing a median, which on so few sales would describe which homes happened to sell, not the market.
No. Eagle’s Landing and Pheasant Court Villas are fee-simple villa neighborhoods governed by homeowners’ associations, not condominiums. Your home sits on its own deeded parcel, the county codes it single-family, and the state’s condominium registry holds no Eagle’s Landing project.
Twenty, in ten two-home buildings at ten Timberlakes Drive street numbers from 16580 to 16640, plus a 2.4-acre common parcel held by the homeowners’ association, per the Lee County parcel roll.
About one. The MLS recorded 1 closing in the 12 months to September 23, 2026, 1 in the 12 months before that, and 4 over 48 months, per the Southwest Florida MLS. The county roll adds three recorded transfers without an MLS closing in the same four years.
The four MLS sales took 1, 2, 92 and 77 days on market, in date order. The two recent ones were the slower and closed below list; across The Forest’s attached homes the median in the last 12 months was 79 days.
$505,000 in May 2026, a villa of 2,410 square feet of MLS living area with three bedrooms and a den, 94.39% of its $535,000 list price after 77 days on market, per the Southwest Florida MLS. It was the only MLS closing in the last 12 months.
The four sales ran $122.23 to $209.54 per square foot of MLS living area, rising in date order. We quote each sale’s own ratio and never average them, and we show the county’s heated area beside it, because on the May 2026 sale the county figure would put the price at $257.65 a square foot.
Inside the neighborhood there is no supply at all: nothing was listed or pending on September 23, 2026. Across The Forest there were 29 listings, about 7.7 months of supply by our arithmetic, which leans toward buyers. For you that means no direct competition, but a buyer comparing you with every home in The Forest that week.
Often that is the best moment. Your villa would be the only Eagle’s Landing home a buyer can see, and the question becomes pricing against attached and single-family homes elsewhere in The Forest. Call Jesse direct at (239) 898-6072 to talk it through.
Because four sales of four different homes run from $232,000 to $505,000, two of them just after Hurricane Ian, one listing reported 450 more square feet than the county records, and a model cannot read a renovation, a pool or a new roof.
Yes. The disclosure summary under section 720.401 must be presented before the buyer signs. If it is not, the buyer may cancel within 3 days after receiving it or at any time before closing, and cannot waive that right.
No. Eagle’s Landing is not a condominium, so the condominium package that section 718.503 requires, the milestone inspection under section 553.899 and the structural integrity reserve study do not apply. If a lender asks, we answer with the county’s single-family coding and your parcel record.
Two: one from the Eagle’s Landing homeowners’ association and one from The Forest Property Owners’ Association, the master association. Each must be issued within 10 business days of a written request under section 720.30851.
The statute caps the base fee at $250 with extra charges for three-business-day delivery and for delinquent accounts, adjusted every five years for inflation; the Florida House’s staff analysis puts the adjusted amounts at $299, $119 and $179 from July 1, 2022. The contract says who pays.
Thirty days if delivered by hand or e-mail, 35 days if mailed, under section 720.30851. If it expires before closing a new one is needed, so we order both once a contract is signed.
Yes. A buyer is jointly liable with you for assessments due up to closing under section 720.3085, so the closing agent pays any balance shown on the estoppel certificates from your side of the statement.
The estoppel certificate must state whether the association’s documents require board approval of the transfer and whether it has been given. The Eagle’s Landing documents are not published online, so we check at listing and set the closing date with any approval in view.
The negotiated commission, documentary stamp tax at 70 cents per $100, two estoppel certificates, prorated taxes and assessments, and any title charges the contract assigns to you. At $505,000 the deed stamps are $3,535.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The lender’s policy is a buyer’s loan cost.
Yes. No law sets commissions in Florida. Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, and buyers sign written agreements with their own agents.
Yes. Every parcel is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0438H, effective November 17, 2022, on median ground of 6.4 feet, and the neighborhood is in Lee County Evacuation Zone A.
No USGS high-water mark was recorded in Eagle’s Landing, and no public record we reached says whether water entered any home there. Your flood disclosure answers for your own ownership.
If you do not already have one, yes. With every parcel in Zone AE and median ground about 4.6 feet below the base flood elevation, a buyer’s flood premium turns on the home’s elevation, and a certificate in the listing file saves a buyer about a week.
It can, if it is undocumented. An insurer cannot refuse a policy solely on a roof’s age if an inspection shows five years of remaining life, under section 627.7011(5). Have the roof permit date, a roof inspection and a wind-mitigation report in the file before the first showing.
The declaration decides. Chapter 720 has no rule like the condominium statute that makes the association insure the structure, so read the Eagle’s Landing declaration, recorded at Official Records Book 1752, Page 2437, for who insures and repairs the roof, the exterior and the shared wall.
That is a question for the declaration too. If the association maintains roofs and exteriors, the association handles it; if each owner handles their own half, a buyer will price the neighbor’s condition as well. Disclose what you know and let the governing documents speak.
Not automatically. The Forest is non-bundled, the club sells memberships separately, and a membership should not be assumed to transfer with a home. If you are a member, we get the club’s terms in writing before we list.
No. The Forest is a non-bundled community, per the club’s own membership page, so buying your golf-course villa does not require a club membership.
Fix what an inspector or insurer will flag first, roof, electrical panel, water heater and pool equipment, then decide on cosmetics. The county’s effective year built runs from 1984 to 1998 across the neighborhood, so buyers see updated and original villas side by side. Keep every permit for work you have done.
Yes. An as-is contract does not require repairs, but it does not remove the disclosure summary under section 720.401 or the flood disclosure, and a buyer will still inspect.
Yes, but you would handle alone the gate registration for every showing, both estoppels, the disclosure summary, the lender’s questions about the legal form and the flood disclosure. Call Jesse direct at (239) 898-6072 before you decide.
Yes. We can offer your villa privately to qualified buyers before or instead of a public listing. The trade is exposure, and in a neighborhood this thin the open market is usually what proves the price, so we show you both paths.
Compare it with the market first. Cash offers typically sit below open-market value because they price in a resale margin, and a cash buyer still needs both estoppels and the disclosure summary.
Only as the declaration and the master covenants allow, and those are not published online. A rental amendment adopted after July 1, 2021 binds you only if you consented, except limits on leases under six months or more than three a year, under section 720.306(1)(h).
Very likely, if you hold a homestead exemption. Save Our Homes resets on a change of ownership under section 193.155, and your buyer will also see the 2.3590-mill San Carlos Park fire levy and the county’s solid waste charge.
Within limits: Florida portability lets you carry your Save Our Homes difference, up to $500,000, to a new Florida homestead established within the following three years, under section 193.155.
Possibly. Under federal law you can exclude up to $250,000 of gain, $500,000 for a married couple filing jointly, on a main home you owned and lived in for two of the five years before the sale, per IRS Topic 701. Florida has no state income tax.
The Foreign Investment in Real Property Tax Act generally requires the buyer to withhold part of the price when the seller is a foreign person, with reduced rates and exemptions in defined cases, per the IRS FIRPTA page. Engage a CPA early.
A proposed 149-foot wireless monopole on the club’s golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, was In Review with no hearing scheduled as of September 23, 2026. Nothing is proposed on Eagle’s Landing’s own land.
Get a written valuation from your parcel and the neighborhood’s own sales, gather the declaration, both assessment figures and your flood and roof documents, and decide how public the marketing should be. Request an Eagle’s Landing valuation or call Jesse McGreevy at (239) 898-6072.
Every Eagle’s Landing figure on this page traces to a primary source below, listed as of September 27, 2026: Lee County’s parcel, footprint, flood, elevation and recording records, Florida Statutes and state agencies, federal records, the master association’s and club’s own publications, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so an Eagle’s Landing seller always opens the official, current copy rather than a re-hosted file. We host nothing ourselves. The neighborhood declaration and its later instrument are not posted anywhere public; they sit in the Lee County Clerk’s official records at Official Records Book 1752, Page 2437 and Book 2499, Page 0153, and every association budget and financial report comes to an owner on request under section 720.303.
Document | What it proves for an Eagle’s Landing seller | Official authority |
|---|---|---|
Florida Statutes 720.401, disclosure summary | The one-page summary your buyer must receive before signing, and the cancellation right if not | |
Florida Statutes 720.30851, estoppel certificates | The two estoppels, their deadlines, their contents and their fee cap | |
Florida Statutes 720.303, association records and budgets | Your right to the governing documents, budget and financial report within 10 business days | |
Florida Statutes 720.3085, assessments and liens | Why unpaid assessments are paid from the seller’s proceeds | |
Florida Statutes 718.503, condominium disclosure | The condominium package an Eagle’s Landing seller does not owe | |
Florida Statutes 689.302, residential flood disclosure | The flood disclosure every Eagle’s Landing seller gives | |
Florida Statutes 201.02, documentary stamp tax | The 70 cents per $100 deed tax | |
Florida House staff analysis of HB 979 (2024) | The inflation-adjusted estoppel fee amounts in force since July 1, 2022 | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | Zone AE and the 11-foot base flood elevation on every Eagle’s Landing parcel | |
FEMA Community Rating System eligible communities (April 1, 2025) | Unincorporated Lee County’s Class 5 flood-insurance discount | |
The Forest Property Owners’ Association Emergency Preparedness Plan (updated May 2022) | Gate staffing, Eagle’s Landing’s seat on the master board, and re-entry rules | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on your buyer’s tax bill | |
Florida Building Code effective dates | The code-era reference for 1984 construction | |
Eagle’s Landing common-area parcel record | The association’s 2.4-acre common parcel and the two recorded instruments it cites | |
NAR settlement frequently asked questions | That commission is negotiable after August 17, 2024 |
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Eagle’s Landing sits inside the south Fort Myers golf market they work every week. Few Eagle’s Landing villas come up for sale in any year, so if you are weighing a sale, the first conversation costs nothing and usually saves a seller more than any decision made later.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. In the last 12 months we tracked every Eagle’s Landing closing in the Southwest Florida MLS and matched each one to its lot against the Lee County parcel roll. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026. Brokered by Domain Realty.