We price your Grand Pines unit from the sales in its own building group and floor, and assemble the condo documents and both estoppels before a buyer asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser field cards for all 46 Grand Pines units, read 26 September 2026, sale windows measured to 24 September 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, a short drive from the Hunters Ridge gate, and this is our seller’s guide to one small condominium: the 46 coach homes of Grand Pines Condominium at Hunters Ridge, described building by building in our Grand Pines at Hunters Ridge guide. If you own a ground-floor or second-floor unit in one of the eight two-story buildings on Fox Ridge Drive, this page gives you every recorded sale since 2021, the roof, fee and insurance facts a buyer will ask about, the documents Florida law makes you deliver, and what a sale costs and nets.
Grand Pines sits inside Hunters Ridge, the gated golf and country club community of 562 sites on 275 acres in Bonita Springs, ZIP 34135. Unlike the Hunters Ridge villas and single-family homes, a Grand Pines coach home is a condominium unit under Florida’s Chapter 718, with its own condominium association inside the Hunters Ridge master association. That two-association structure changes what you deliver to a buyer, how many estoppel certificates your closing needs and which questions a buyer’s lender asks, and it is the reason a Grand Pines listing has to be built differently from a villa listing across the street.
The Lee County Property Appraiser recorded 17 qualified Grand Pines sales in the 60 months to 24 September 2026, all resales, at a median of $365,000 and $243.18 per heated square foot, from $285,000 to $569,900. Sixty months is the shortest window with ten or more sales: the last 12 months hold three, at $334,500, $415,000 and $365,000, all recorded in March and April 2026. With so few sales, the building your unit sits in, its floor and its plan decide your price far more than any Grand Pines average does.
To sell a Grand Pines coach home in 2026, price it from the recorded Grand Pines sales in your own building group, floor and plan rather than a Hunters Ridge average, assemble the condominium documents, two estoppel certificates and roof permit your buyer will ask for, and be on the market before the February to June closing season.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 46 Grand Pines units, DOR-qualified improved sales, windows measured to 24 September 2026, read 26 September 2026).
That sequence matters here because Grand Pines is not one product. A 1996 ground-floor three-bedroom of 1,397 heated square feet in Building 1 and a 2005 second-floor two-bedroom of 1,743 square feet in Building 7 share a pool, a gate and a clubhouse, but not the floor plan, the garage size or the roof history. The recorded sales show it: the five sales in Buildings 1 and 8, which use the original 1996 plans, ran from $285,000 to $350,000, while the twelve in Buildings 3, 4 and 7, which use the larger 2000 plans, ran from $307,500 to $569,900.
A Hunters Ridge single-family owner answers to one association. A Grand Pines owner answers to two: the Grand Pines Condominium at Hunters Ridge Condominium Association, Inc., which insures and roofs the building under the 1996 Declaration of Condominium, and the Hunters Ridge Community Association, which runs the gate, the club and the master rules. Your buyer receives the condominium’s documents under Section 718.503, your closing agent orders a condominium estoppel under Section 718.116 and a master estoppel under Section 720.30851, and your buyer’s lender reviews the condominium project as well as the buyer. A listing that has those pieces ready on day one sells on schedule; one that assembles them after an offer loses time and, often, price.
These are the ten facts about selling a Grand Pines coach home that matter most in September 2026, each drawn from the Lee County Property Appraiser’s field cards, the recorded Declaration of Condominium and its amendments, the Hunters Ridge fee sheet and budget, City of Bonita Springs permits or Florida law, and each explained in the section that covers it.
This seller’s guide to Grand Pines at Hunters Ridge runs from the recorded market to the roof record, the fee, insurance and membership facts buyers ask about, the documents and costs of a condominium sale, a comparison with Pheasant Hollow, and the answers Grand Pines owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Grand Pines Coach Home in 2026? · Why List Your Grand Pines Coach Home With McGreevy and Comisar? · What Is the Grand Pines Market Doing for Sellers Right Now? · What Did Every Grand Pines Coach Home Sell For Since 2021? · Have Grand Pines Owners Sold for More Than They Paid? · A Grand Pines Sale in Building 3, Worked Through
Pricing, Roofs, Fees and Insurance: How Do We Price a Grand Pines Coach Home? · How Do the Roofs and the Condominium’s Finances Affect a Grand Pines Sale? · What Fees Will Your Grand Pines Buyer Pay Each Year? · Who Insures a Grand Pines Unit, and What Will a Buyer’s Insurer Ask? · How Does the Club Membership Affect a Grand Pines Sale?
Documents, Disclosures, Rules and Timing: What Must a Grand Pines Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Grand Pines and Hunters Ridge Rules Affect a Sale? · When Is the Best Time to Sell a Grand Pines Coach Home?
Marketing, Negotiation and Your Options: How Do We Market a Grand Pines Coach Home? · How Do We Negotiate a Grand Pines Contract? · Grand Pines vs Pheasant Hollow at Hunters Ridge: Which Will Your Buyer Choose? · What Does It Cost to Sell a Grand Pines Coach Home? · Do I Pay Capital Gains Tax When I Sell My Grand Pines Coach Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Grand Pines Valuation?
Answers and Local Expertise: What Grand Pines Sellers Say About Working With Us · Frequently Asked Questions, Grand Pines Seller Edition · Why Does a Grand Pines Specialist Matter When You Sell? · Thinking of Selling Your Grand Pines Coach Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Grand Pines owners hire us because we price from the recorded sales in their own building group and floor, assemble the condominium and master documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Grand Pines condo, or thinking, “I need a listing agent who knows the difference between a Building 1 unit and a Building 7 unit,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, so a listing appointment on Fox Ridge Drive is a short drive, not a trip. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
For this page we read the Lee County Property Appraiser’s field card for every one of the 46 Grand Pines units and sorted 153 recorded transfer entries back to April 1996 into qualified sales and everything else. We tracked the 97 transfers the county coded as qualified, arm’s-length sales of a finished unit, 42 of them first sales from a developer, and set aside bulk deeds, trustee and executor deeds and other non-market transfers. That is the file we start from on every Grand Pines listing. When a Building 4 owner asks what their unit is worth, the answer begins with the five Building 4 sales since 2021, not with the $365,000 figure that blends in Building 1.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, which means our Grand Pines sellers hear what buyers comparing a Grand Pines coach home with a Pheasant Hollow unit or a Hunters Ridge villa are asking this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and appraisal questions are handled by one of the two partners, never handed to a junior agent or an assistant.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote a Building 1 list price built on the 2022 Building 7 record of $569,900. We will not tell a buyer the condominium’s reserves are fully funded when its budget is not public and we have not read it. And we will not describe a Grand Pines carrying cost as the $2,076 quarterly fee alone when every unit also pays $4,775 in Social dues and a $1,250 dining minimum. Buyers here arrive with a lender who reviews the condominium and an insurer who reads the roof date, and a listing that has already answered them holds its price through the inspection period.
No McGreevy and Comisar sale inside Hunters Ridge is on record for this page, and we do not imply one. Our case rests on the public record we have read for you, on our results across Bonita Springs and Southwest Florida, and on how we will run your sale. Days on market, sale-to-list ratios and our own listing history come from the Southwest Florida MLS, which is not part of this edition; when they are added, they will carry their own pull date.
The Grand Pines market is small, steady in volume and uneven in price. The Lee County record shows 17 qualified sales in the 60 months to 24 September 2026 at a $365,000 median, two to five sales a year since 2021, a 2022 peak, a softer 2025 and a partial recovery in the three sales of spring 2026.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved Grand Pines sales, windows measured to 24 September 2026, read 26 September 2026).
The table widens the window step by step, which is how we read a small market: the first window holding ten or more sales is the one we lead with, and every figure names its window and count. A window with fewer than ten sales gets a count and a range, because a median of three or six sales describes a few units, not the condominium.
| Window to 24 September 2026 | Qualified sales | Range | Median |
|---|---|---|---|
| 12 months | 3, all resales | $334,500 to $415,000 | Not reported; sales listed below |
| 24 months | 6, all resales | $285,000 to $415,000 | Not reported; sales listed below |
| 36 months | 9, all resales | $285,000 to $435,000 | Not reported; sales listed below |
| 60 months | 17, all resales | $285,000 to $569,900 | $365,000 (the ninth of 17) |
| All history, April 1996 onward | 97 (42 from a developer, 53 resales, 2 uncertain) | $114,700 to $569,900 | $225,000 |
Price per square foot is per heated square foot as the county records it, which leaves out the garage and the screened lanai. The 60-month figure of $243.18 is the median of each sale’s own price per heated square foot; the mean of those ratios is $248.98. Every one of the 17 sales was a resale; no developer has sold a new Grand Pines unit since 2005. For the building-by-building background, our Grand Pines at Hunters Ridge guide carries the full history.
Calendar-year medians ran $299,000 in 2021 on 3 sales, $450,000 in 2022 on 5, $390,000 in 2023 on 2, $430,000 in 2024 on 3, $307,500 in 2025 on 3 and $365,000 in 2026 on 3 sales to 24 September. From 2008 through 2020 the yearly median never passed about $260,000, so even the softer 2025 sales sit well above the pre-2021 record. Counts of two to five a year swing hard with which units happen to sell: 2022 included two upper-floor units in the larger plans, and 2025 included three upper-floor units, two of them on the 1996 plans. Read the year-by-year figures as direction, not a forecast.
Grand Pines is the lowest-priced of the two coach-home condominiums that still trade, and it sits just below the Hunters Ridge villas. The table benchmarks each product on its own first window with ten or more qualified sales, so read the medians with their windows in view.
| Hunters Ridge product | Homes | Built | First window with 10+ qualified sales | Median in that window |
|---|---|---|---|---|
| Grand Pines coach homes | 46 | 1996 to 2005 | 60 months, 17 sales | $365,000 |
| Pheasant Hollow coach homes | 40 | 2006 | 60 months, 10 sales | $492,500 (mean of $490,000 and $495,000) |
| Lynx Pass coach homes | 24 | 2006 | No sale in 36 months; all history 47 sales, 2006 to 2022 | $277,000 (history, not today’s value) |
| Hunters Ridge villas | 206 | 1988 to 2005 | 12 months, 19 sales | $372,800 |
| Single-family homes | 244 built | 1988 onward | 12 months, 13 sales | $585,100 |
| All of Hunters Ridge | 562 sites | 1988 onward | 12 months, 37 sales | $408,000 ($257.73 per heated sq ft) |
Grand Pines’ $243.18 per heated square foot over 60 months sits below the community’s $257.73 over 12 months, and its 17 sales in five years compare with 19 villa sales in one. For the whole-community seller’s picture, read our Hunters Ridge seller’s guide.
This edition carries no Southwest Florida MLS figures: no days on market, no sale-to-list ratio, no active-listing count and no McGreevy and Comisar track record in Hunters Ridge. Those numbers come from the MLS, which is not part of this edition, and we will not estimate them. County records also lag: the Property Appraiser’s keying can run several weeks behind the recording date, so a late-summer closing may not yet appear. At your valuation we pull the current active and pending Grand Pines, Pheasant Hollow and Lynx Pass listings and show them beside the recorded sales.
Seventeen Grand Pines units sold in qualified, county-recorded sales from 25 September 2021 to 24 September 2026, from $285,000 for a Building 1 upper unit in March 2025 to $569,900 for a Building 7 upper unit in March 2022. Seventeen is an odd count, so the $365,000 median is a single observed sale, a Building 3 ground-floor unit in April 2026.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved sales recorded 25 September 2021 to 24 September 2026, read 26 September 2026).
| Recorded | Building address | Building | Floor | Bed/bath | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|---|---|---|
| November 22, 2021 | 12618 Fox Ridge Dr | 8 | Ground | 3/2 | 1,397 | $299,000 | $214 |
| February 2, 2022 | 12606 Fox Ridge Dr | 7 | Ground | 2/2 | 1,357 | $330,000 | $243 |
| February 22, 2022 | 12607 Fox Ridge Dr | 4 | Ground | 3/2 | 1,572 | $450,000 | $286 |
| March 29, 2022 | 12613 Fox Ridge Dr | 3 | Upper | 2/2 | 1,743 | $475,000 | $273 |
| March 29, 2022 | 12606 Fox Ridge Dr | 7 | Upper | 2/2 | 1,743 | $569,900 | $327 |
| June 23, 2022 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $413,000 | $304 |
| March 3, 2023 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $430,000 | $317 |
| June 2, 2023 | 12625 Fox Ridge Dr | 1 | Upper | 3/2 | 1,692 | $350,000 | $207 |
| January 8, 2024 | 12607 Fox Ridge Dr | 4 | Ground | 2/2 | 1,357 | $430,000 | $317 |
| April 24, 2024 | 12625 Fox Ridge Dr | 1 | Ground | 3/2 | 1,397 | $325,000 | $233 |
| May 28, 2024 | 12607 Fox Ridge Dr | 4 | Upper | 3/3 | 1,743 | $435,000 | $250 |
| March 13, 2025 | 12625 Fox Ridge Dr | 1 | Upper | 2/2 | 1,591 | $285,000 | $179 |
| March 13, 2025 | 12613 Fox Ridge Dr | 3 | Upper | 3/2 | 1,684 | $307,500 | $183 |
| May 5, 2025 | 12618 Fox Ridge Dr | 8 | Upper | 3/2 | 1,692 | $330,000 | $195 |
| March 2, 2026 | 12607 Fox Ridge Dr | 4 | Upper | 3/2 | 1,684 | $334,500 | $199 |
| March 16, 2026 | 12607 Fox Ridge Dr | 4 | Upper | 3/3 | 1,743 | $415,000 | $238 |
| April 10, 2026 | 12613 Fox Ridge Dr | 3 | Ground | 2/2 | 1,357 | $365,000 | $269 |
Dollar volume across the 17 was $6,543,900, and $1,114,500 across the three in the last 12 months. One transfer inside the window was left out: a trustee or executor deed in Building 4 in December 2024 at $299,000, which the county coded as not qualified under its sale qualification codes. Buildings 2, 5 and 6 recorded no qualified sale in the 60 months, so owners there price from the buildings that share their plans.
Only three Grand Pines sales recorded from 25 September 2025 to 24 September 2026, too few for a median, so they are listed: a Building 4 upper-floor three-bedroom of 1,684 heated square feet at $334,500 on 2 March 2026; a Building 4 upper-floor three-bedroom, three-bath unit of 1,743 square feet at $415,000 on 16 March 2026; and a Building 3 ground-floor two-bedroom of 1,357 square feet at $365,000 on 10 April 2026. All three were in buildings that use the 2000 plans, and two of the three were in Building 4, whose metal roof was finaled in January 2025.
The sharpest split in the record is by building group. The five sales in Buildings 1 and 8, which use the original 1996 plans, ran from $285,000 to $350,000. The 12 sales in Buildings 3, 4 and 7, which use the larger plans introduced by the 2000 First Amendment, ran from $307,500 to $569,900 at a $422,500 median, the mean of the middle pair, $415,000 and $430,000. The newer plans carry larger garages, up to 418 square feet against 237 to 285 in the 1996 buildings, and the recorded plans for Buildings 3 and 4 show upstairs ceilings of about 10 feet. Each group is small, so read these as patterns, not prices.
| County plan | Floor | Bed/bath | Heated sq ft | Buildings | Sales in 60 months |
|---|---|---|---|---|---|
| Ground-floor two-bedroom, 2000 plans | Ground | 2/2 | 1,357 | 3, 4, 6, 7 | 5: $330,000, $413,000, $430,000, $430,000, $365,000 |
| Upper three-bedroom, 2000 plans | Upper | 3/2 | 1,684 | 3, 4, 5, 6, 7 | 2: $307,500, $334,500 |
| Upper two-bedroom, 2000 plans | Upper | 2/2 | 1,743 | 3, 6, 7 | 2: $475,000, $569,900 (both March 2022) |
| Upper three-bedroom, three-bath, 2000 plans | Upper | 3/3 | 1,743 | 4 | 2: $435,000, $415,000 |
| Upper three-bedroom, 1996 plans | Upper | 3/2 | 1,692 | 1, 2, 8 | 2: $350,000, $330,000 |
| Ground-floor three-bedroom, 1996 plans | Ground | 3/2 | 1,397 | 1, 2, 8 | 2: $299,000, $325,000 |
| Upper two-bedroom, 1996 plans | Upper | 2/2 | 1,591 | 1, 2, 8 | 1: $285,000 |
| Ground-floor three-bedroom, 2000 plans | Ground | 3/2 | 1,572 | 3, 4, 5, 6, 7 | 1: $450,000 |
The pattern a seller should notice is that, in the newer buildings, the ground-floor two-bedroom of 1,357 square feet has recently outsold the larger upstairs three-bedroom: $365,000 to $430,000 for the first since 2022 against $307,500 and $334,500 for the second in 2025 and 2026. No stairs, the garage beside the door and a smaller carrying footprint are what buyers here appear to pay for. That is a pattern from a handful of sales, not a rule, and condition sits behind every one of them.
| Price band, 17 sales, 60 months to 24 September 2026 | Sales | Building mix |
|---|---|---|
| Under $325,000 | 3 | Buildings 1, 3 and 8 |
| $325,000 to $374,999 | 6 | Buildings 1, 3, 4, 7 and 8 |
| $375,000 to $434,999 | 4 | Buildings 3 and 4 |
| $435,000 and over | 4 | Buildings 3, 4 and 7 |
Every sale at $375,000 or more was in Buildings 3, 4 or 7, and every Building 1 and Building 8 sale came in under $351,000. A 1996-plan seller who wants to break $350,000 needs the updates, the impact openings and the presentation to justify it; a 2000-plan seller aiming at the top of the range should know that the two highest sales, $569,900 and $475,000, both recorded in March 2022, the peak month of the recent market.
The $569,900 Building 7 sale in March 2022, $327 per heated square foot, is the highest qualified Grand Pines sale on record and pulls the upper end of the range; nothing since has come within $100,000 of it. At the bottom, the $285,000 Building 1 upper-floor sale in March 2025, $179 per heated square foot, is the lowest of the 60 months and sold the same day as a $307,500 Building 3 upper unit. Neither tells you much about your unit on its own; together they show how far condition and timing can move a Grand Pines price.
Grand Pines recorded only three sales in the last year, which means the buyer comparing your unit will be looking at every one of the 17 sales since 2021 and at Pheasant Hollow next door. A price set from the right building group and floor sells in season; one set from the wrong comparable sits into summer while you keep paying the $2,076 quarterly fee. Request a free Grand Pines home valuation built from the sales in your own building group, or call Jesse direct at (239) 898-6072. If you are buying your next home here too, call Marc at (239) 287-5873 and read how we represent buyers in Grand Pines.
Most Grand Pines sellers have sold for more than they paid. Of the 17 qualified sales in the 60 months to 24 September 2026, 16 had an earlier qualified purchase on the same unit’s county card: 13 closed above it and 3 below it, a median of about 13.8 years after the earlier sale and a median gain of about 3.9 percent a year.
Data updated: September 2026 (Lee County Property Appraiser field cards; each qualified Grand Pines sale in the window paired with the same unit’s previous qualified sale on the card; windows measured to 24 September 2026).
The long holds did best. The eight sales whose earlier qualified purchase recorded between 1997 and 2005 gained roughly 49 to 153 percent, and the median dollar gain across the 16 pairs was $147,500 before selling costs. A Building 4 ground-floor two-bedroom that first sold from the developer in February 2003 for $169,900 resold in January 2024 for $430,000, and a Building 1 ground-floor three-bedroom whose previous qualified sale was in March 1997 at $146,900 resold in April 2024 for $325,000.
Every Grand Pines unit that sold for less than its owner paid in the last 60 months had been bought between 2021 and 2024, at or near the top of the market:
| Building and plan | Bought | Paid | Sold | Sold for |
|---|---|---|---|---|
| Building 8, upper three-bedroom, 1996 plans | September 2021 | $339,900 | May 2025 | $330,000 |
| Building 4, upper three-bedroom, three-bath | May 2024 | $435,000 | March 2026 | $415,000 |
| Building 3, ground-floor two-bedroom | March 2023 | $430,000 | April 2026 | $365,000 |
Two lessons follow. First, a unit bought at the 2022 to 2024 peak and sold within about three years is the one case where the Grand Pines record shows losses, so a recent buyer should price with today’s building-group sales, not the purchase price, in view. Second, the largest loss, $65,000 before costs, came on a ground-floor two-bedroom whose previous sale had set the plan’s high-water mark; the next buyer did not pay a premium on a premium.
If you have owned for ten years or more, the record says you are very likely to sell above your purchase price at today’s building-group levels, and the questions are how far above and how fast. If you bought from 2021 to 2024, your break-even may sit above what the recent sales support, and the pricing conversation has to weigh the carrying cost of about $1,235 a month in Hunters Ridge billing against waiting. Either way, we show you the sales that will be your appraiser’s comparables before you choose a list price, and a free Grand Pines home valuation is where that starts.
The clearest way to see how a Grand Pines unit is valued is one unit’s recorded sales, followed from the developer to its latest owner. The unit below is a ground-floor two-bedroom in Building 3 at 12613 Fox Ridge Drive, whose public record we tracked on the Lee County Property Appraiser’s field card; we did not represent either side of any of its sales.
Data updated: September 2026 (Lee County Property Appraiser field card and qualified sale history for one Building 3 unit, read 26 September 2026; City of Bonita Springs permit records; recorded Second Amendment to the Declaration).
A two-bedroom, two-bath ground-floor unit of 1,357 heated square feet with a 323-square-foot garage, in Building 3, the building JAK Development, LLC added to the condominium through the recorded Second Amendment, with a surveyor’s certificate of substantial completion dated 24 September 2001. It is the county’s ground-floor two-bedroom plan from the 2000 First Amendment, the plan that has traded most often in Grand Pines since 2021.
The unit first sold from the developer in February 2002 for $166,700. It next changed hands in a qualified sale in November 2018 for $259,000; a transfer earlier that year was coded by the county as not qualified and is not counted. By then Building 3 had its first re-roof on the city record: a tear-off, tile-to-tile roof permitted in October 2017 and finaled in February 2018. The 2018 buyer therefore bought a sixteen-year-old unit under a roof less than a year old.
The 2018 buyer sold in June 2022 for $413,000, a gain of $154,000, about 59.5 percent in three and a half years, in the strongest spring the Grand Pines record has seen. The June 2022 buyer resold nine months later, in March 2023, for $430,000, $316.88 per heated square foot, a figure matched only by the same plan’s Building 4 sale in January 2024 and beaten only by the Building 7 record.
The unit sold again on 10 April 2026 for $365,000, $268.98 per heated square foot, and that sale is the $365,000 median of the 17. Against the March 2023 price, the 2023 buyer’s sale came in $65,000 lower, about 15 percent, before selling costs, after three years of ownership. The same plan in Building 4 had sold for $430,000 in January 2024, so the drop was not a Building 3 problem; it was a market that had cooled from its 2022 to 2024 level, and the two Building 4 upper units that sold in March 2026 at $334,500 and $415,000 recorded in the same weeks.
Three things. First, the plan is the comparable: this unit’s four qualified sales since 2018 and the other ground-floor two-bedroom sales in Buildings 4 and 7 are the evidence an appraiser will use, and your price should be built from them. Second, timing is real: the same unit sold for $430,000 and $365,000 three years apart, and a seller who must sell in a softer spring needs a price that meets that spring. Third, the roof history travels with the unit, and a buyer’s insurer asks for it first. The record cannot tell us the days on market, the list price or the negotiation behind any of these sales, because those live in the MLS, which is not part of this edition.
No McGreevy and Comisar sale of a Grand Pines unit is on record for this page, and the sale above is a public-record example, not one of ours. What we bring to your sale is the same reading of the record for your own unit, plus the negotiation experience of a team that has sold over $900 million in Southwest Florida real estate.
We price a Grand Pines coach home in six steps: we start from the recorded sales in your building group, narrow to your floor and plan, weigh your building’s roof permit and the membership attached to your unit, adjust for condition and openings, and finish against Pheasant Hollow, Lynx Pass and the live listings. The result is a range you can check sale by sale.
Data updated: September 2026 (Lee County Property Appraiser field cards and qualified sales to 24 September 2026; City of Bonita Springs permit portal; 2026 Membership Program and Fees sheet).
Buildings 1, 2 and 8 were built from 1996 to 2000 on the original Declaration plans; Buildings 3, 4, 5, 6 and 7 were built from 2001 to 2005 on the larger plans recorded in the 2000 First Amendment. The two groups have sold in different bands since 2021, $285,000 to $350,000 against $307,500 to $569,900, so we never price a unit in one group from a sale in the other without a stated adjustment.
The county roll sorts the 46 units into nine plan groups, from a ground-floor two-bedroom of 1,331 heated square feet to upper units of 1,743. We price from sales of your exact plan first, then the nearest plan in your group. For a ground-floor two-bedroom in Buildings 3 to 7, that means five sales since 2022; for an upper two-bedroom in Buildings 1, 2 and 8, it means one sale in five years and careful reasoning from its neighbors.
Every Grand Pines unit has its own garage, but they are not the same: 237 to 285 square feet on the 1996 plans and 323 or 418 on the 2000 plans, with the larger garages drawn at about 19 by 22 feet. On both sets of recorded plans, the end units carry the three-bedroom layouts. Upstairs units on the 2000 plans have ceilings of about 10 feet on the recorded Building 3 and 4 plans. Each is a feature a buyer tours for and we photograph.
Your building’s roof permit date goes into every price we set. Buildings 4, 5, 6 and 7 carry metal roofs finaled in January 2025; Buildings 1 and 2 have tear-off re-roofs permitted in 2013, Building 3 in 2017 and Building 8 in 2018. A unit that already carries a Golf or Charter membership is worth more to a golfing buyer than one with a Social membership alone, because it spares a $50,000 upgrade. We confirm both, from the permit portal and in writing from the master association, before we list.
Under Declaration §5.2 and §9.1, the windows, sliders, air conditioning, water heater and interior finishes are the owner’s, not the association’s, so they are where a buyer’s inspector and insurer look hardest. Impact-rated, permitted windows and doors, a newer air handler and condenser and an updated kitchen and baths separate the top of a plan’s range from the bottom. We price what is there and tell you plainly which fixes pay back.
A Grand Pines buyer usually tours Pheasant Hollow and the Hunters Ridge villas too, so the last step is the comparison: Pheasant Hollow’s 60-month median of $492,500 for larger 2006 units, the villas’ $372,800 twelve-month median for one-story fee-simple homes, and whatever is active on the day. At your valuation we pull the current active and pending listings from the MLS and set your price where a buyer comparing all of them sees value.
An automated estimate cannot see which building your unit is in, whether it is upstairs, which plan it uses, how old its roof is or what membership it carries, and it may blend Grand Pines with villa and single-family sales across Hunters Ridge. With two to five sales a year, one outlier moves an algorithm a long way. Ask us for a Grand Pines home valuation built by hand, or call Jesse direct at (239) 898-6072.
The roofs help a Grand Pines sale and the unpublished finances need handling. Every building has a tear-off re-roof on the City of Bonita Springs permit record since 2013, four of them metal roofs finaled in January 2025, but the Grand Pines association’s budget, reserves and the way the 2024 roofs were paid for are not public, so a seller should request them before listing.
Data updated: September 2026 (City of Bonita Springs EnerGov permit search on Fox Ridge Drive, September 2026; Grand Pines Declaration of Condominium; Florida Statutes Section 718.112; Hunters Ridge 2026 fee sheet and budget).
| Building | Building address | Permit | Issued | Finaled | Work described |
|---|---|---|---|---|---|
| 1 | 12625 Fox Ridge Dr | TRA13-06646-BOS | July 8, 2013 | July 13, 2018 | Tear-off re-roof, peel and stick underlayment |
| 2 | 12619 Fox Ridge Dr | TRA13-06647-BOS | July 8, 2013 | July 13, 2018 | Tear-off re-roof, peel and stick underlayment |
| 3 | 12613 Fox Ridge Dr | TRA17-41769-BOS | October 13, 2017 | February 12, 2018 | Tear-off, tile to tile |
| 8 | 12618 Fox Ridge Dr | TRA18-51415-BOS | July 13, 2018 | January 15, 2019 | Re-roof tear-off, tile to tile |
| 4 | 12607 Fox Ridge Dr | TRA24-117420-BOS | October 22, 2024 | January 16, 2025 | Concrete tile off to the deck, new metal roof |
| 5 | 12601 Fox Ridge Dr | TRA24-117425-BOS | October 24, 2024 | January 16, 2025 | Concrete tile off to the deck, new metal roof |
| 6 | 12600 Fox Ridge Dr | TRA24-117549-BOS | October 25, 2024 | January 16, 2025 | Concrete off, replaced with metal |
| 7 | 12606 Fox Ridge Dr | TRA24-117553-BOS | October 25, 2024 | January 16, 2025 | Concrete off, replaced with metal |
The permits come from the city’s EnerGov public search, searched on Fox Ridge Drive in September 2026. For a seller in Buildings 4 to 7, a roof finaled in January 2025 is the single strongest insurance fact a Grand Pines listing can show; for a seller in Buildings 1 and 2, the 2013 permits were finaled in 2018, and a buyer’s insurer will read the permit date.
The roof and exterior walls sit outside every unit’s boundaries under Declaration §5.2, which runs each unit to the unfinished inner surfaces of its ceiling, floor and perimeter walls. They are common elements the association maintains as a common expense under §9.2, and the 2026 Hunters Ridge fee sheet lists “Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance” in the coach-home fee. A Grand Pines seller does not replace a roof; a Grand Pines seller does inherit whatever the association has levied to pay for one.
The Grand Pines association’s own budget, reserve schedule and any special assessment are not published on the association’s website or any public source we found, and how the October 2024 metal roofs were funded, from reserves, a loan or an assessment, is not in the public record. Florida’s Section 718.112 requires a condominium budget to carry reserves for roof replacement, building painting and pavement resurfacing and any item over $25,000, unless owners vote to waive or reduce them as the statute allows. Your buyer will receive the budget and financial statement at your expense under Section 718.503, so the better course is to read it first and put its answers in the listing file.
The Hunters Ridge Community Association’s public 2026 Approved Budgets book “Other Income, Grand Pines (46)” at $107,065 for 2026, up from $104,453 in 2025, which is $2,327.50 a unit a year, or about $582 a quarter, the same as the single-family quarterly fee. By arithmetic, roughly $1,494 of each $2,076 quarter would then fund the Grand Pines condominium’s own costs, including its roof and paint reserves and the building insurance. Neither the fee sheet nor any public budget states that split, so treat it as our arithmetic, not a published number.
The contract decides who pays a special assessment levied between the offer and the closing, and the estoppel certificates show any assessment already levied. Declaration §14.1 makes a buyer in a voluntary conveyance jointly and severally liable with the seller for the seller’s unpaid assessments up to the conveyance, which is why title companies clear every balance at closing. We ask both associations for payoff figures before we list, so no number surprises a buyer at the table.
We put your building’s roof permit number, issue date and final date in the listing, attach the fee sheet’s list of what the $2,076 quarter pays for, and give the buyer’s agent the Grand Pines budget and financial statement as soon as the association provides them. If the association has a loan or assessment still being paid for the 2024 roofs, we say so with the figure, because a buyer who learns it from the estoppel after an offer renegotiates; a buyer who reads it first prices it in and moves on.
A Grand Pines buyer with a Social membership pays about $14,821 a year in Hunters Ridge billing in 2026: the $2,076 quarterly coach-home fee, $4,775 in Social dues, a $1,250 dining minimum and a $41 monthly assessment, before property tax, the owner’s unit insurance and anything the Grand Pines association bills on its own.
Data updated: September 2026 (Hunters Ridge 2026 Membership Program and Fees sheet; Treasurer’s letter on the Community Center assessment; Lee County Tax Collector).
| Layer | 2026 amount | Who bills it | Source |
|---|---|---|---|
| Coach-home quarterly fee, Grand Pines | $2,076 a quarter ($8,304 a year) | Hunters Ridge Community Association | 2026 fee sheet |
| Social dues | $4,775 a year | Hunters Ridge club | 2026 fee sheet |
| Golf dues, only if the unit carries golf | $5,400 plus $351 tax | Hunters Ridge club | 2026 fee sheet |
| Food and beverage minimum | $1,250 a year per site | Hunters Ridge club | 2026 fee sheet |
| Community Center assessment | $41 a month through November 2035, or other payment options | Hunters Ridge Community Association | Treasurer’s letter |
| Golf capital assessment, golf and charter sites only | $50 a month through January 2027 | Hunters Ridge Community Association | 2026 fee sheet |
| Grand Pines association budget, reserves, any special assessment | Not published | Grand Pines condominium association | Estoppel certificate and budget |
| Property tax | Varies by taxable value | Lee County Tax Collector | Lee County Tax Collector |
The fee sheet lists “Coach Homes Quarterly … $2,076.00 (Grand Pines)” and, under the coach-home column, “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” Its sewer line adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes,” where villas and single-family homes pay $61.90 a month for sewer on top. That list is a selling point, and we quote it in the listing rather than paraphrase it.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Quarterly fee, Grand Pines, water and sewer in the fee | $2,076 x 4 | $8,304.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 x 12 | $492.00 |
| Total, Hunters Ridge billing | $14,821.00 |
That is about $1,235 a month before property tax and the owner’s HO-6 policy. A unit with a Golf membership adds $5,751 in golf dues and tax, and $600 a year in the golf capital assessment through January 2027. The fee sheet labels the $41 assessment for dining room and kitchen renovations while the Treasurer’s letter ties it to the Community Center project, and the sheet notes that it “does not apply to all properties,” so we ask the office whether your unit carries it and what the payoff would be at a sale.
A secondary copy of the association’s 2023 fee schedule, reproduced in its welcome guide, showed Grand Pines quarterly fees of $1,851 to $1,944 depending on building group; the 2026 sheet shows one $2,076 figure, an increase of roughly 7 to 12 percent over three years. The association no longer posts the 2023 sheet, so we treat that starting point as secondary. Buyers compare the $2,076 with Pheasant Hollow’s $2,500 and Lynx Pass’s $2,050 on the same sheet, and Grand Pines holds up well against both.
Property tax is not published per unit and varies with taxable value, homestead exemption and the Save Our Homes cap, so your bill tells your buyer little about theirs. A buyer budgets on the new taxable value after purchase, because a seller’s homestead exemption and cap do not carry over. Hunters Ridge has no community development district, so there is no CDD line on a Grand Pines tax bill, a question buyers from newer communities often ask.
The Grand Pines association insures the buildings under its master policy, and each owner insures the unit’s interior under a condominium unit-owner policy, often called an HO-6. A buyer’s insurer will ask about the building’s roof date, the windows and doors, which Declaration §5.2 makes part of the unit, and the association’s master policy and hurricane deductible.
Data updated: September 2026 (Grand Pines Declaration §5.2 and §15; Florida Statutes Section 718.111(11); Florida Office of Insurance Regulation form OIR-B1-1802; Citizens Property Insurance; Florida Senate SB 808 analysis).
The 1996 Declaration (§15) has the association insure the building, including the fixtures and installations initially installed in the units, at full insurable replacement value, with at least $1,000,000 of liability coverage and flood insurance where a primary institutional first mortgagee requires it or the association elects it. Florida law now controls the split: Section 718.111(11)(f) requires the association’s policy to cover the condominium property as originally installed or its like-kind replacement, and to exclude the unit’s personal property and “floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments.”
Everything the master policy excludes belongs on the owner’s HO-6 policy: interior finishes, cabinets and countertops, appliances, the water heater, flooring, contents and liability, plus loss-assessment coverage for a share of a master-policy deductible. Because the windows and exterior glass with their frames sit inside the unit’s boundaries under Declaration §5.2, a buyer’s agent will ask how the policy treats them. We put the association’s master-policy declarations page and its hurricane deductible in the listing file as soon as the association provides them.
Wind-mitigation credits depend on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which asks whether the building was built to the Florida Building Code and when the roof was permitted. The first statewide code took effect on 1 March 2002, per the Senate SB 808 analysis: Buildings 1, 2, 8 and 3, with 24 units, were finished before that date, Buildings 5, 6 and 7, with 16 units, after it, and Building 4’s permit timing against that date is not shown in the records we read.
| Buildings | Units | Finished | Relation to the March 2002 code date | Roof permit on record |
|---|---|---|---|---|
| 1 and 2 | 12 | 1996 and 1997 | Before | 2013, tear-off |
| 8 | 6 | 2000 | Before | 2018, tile to tile |
| 3 | 6 | 2001 | Before | 2017, tile to tile |
| 4 | 6 | 2002, certified February 2003 | Not shown in the records we read | 2024, metal |
| 5, 6 and 7 | 16 | 2005 | After | 2024, metal |
The same Senate analysis summarizes Florida Statute 627.7011(5): an insurer may not refuse a homeowner policy solely because of roof age when the roof is under 15 years old. Every Grand Pines building has a roof permit dated 2013 or later.
Citizens Property Insurance is phasing in a rule that most personal residential policies with wind coverage carry flood insurance by 1 January 2027, even in Zone X, but its flood page states that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Grand Pines buyer with a Citizens unit-owner policy is outside that rule, which is worth one line in your listing.
A recent wind-mitigation report on your unit, a four-point report if your air conditioning or water heater is older, the permit history for any window, door or shutter work, your building’s roof permit, and the master policy’s declarations page. A buyer’s agent who can hand all of it to an insurance agent on day one gets a quote in hours, and a quote in hours keeps a contract on schedule. If you are weighing impact windows or doors first, the state’s My Safe Florida Home program offers wind-mitigation inspections and matching grants under its current eligibility rules, and in a condominium the association’s consent under Declaration §18.9 comes before any exterior work.
Every Grand Pines unit carries a mandatory Hunters Ridge club membership, at least Social, and the membership type runs with title to the buyer. A unit that already holds a Golf or Charter membership is worth more to a golfing buyer than one that does not, because it spares a $50,000 upgrade, so the membership attached to your unit belongs in your price and your listing.
Data updated: September 2026 (Third Amended Master Declaration §9.03 to §9.08 and §4.12(B); 2026 Membership Program and Fees sheet).
Every Hunters Ridge home, Grand Pines units included, must carry a Charter, Golf or Social membership under the Third Amended Master Declaration §9.03, and the membership type passes to the buyer at closing under §9.08. Memberships are capped at 562 in total and 420 for golf under §9.04. Two units in the same Grand Pines building can carry different memberships, which is why we confirm yours in writing with the master association before we list.
Social dues of $4,775 a year open the clubhouse and its dining rooms, the club pool with lap lanes and its spa, the Community Center with 24-hour fitness, 4 tennis courts, 8 pickleball courts, bocce and croquet. A Social unit can be upgraded to golf for $50,000 when the golf roster is under its 420 cap, and golf dues are $5,400 plus $351 sales tax on top of Social dues, $10,526 in all, on the 2026 fee sheet. Never surrender a Golf membership before a sale; it can be regained only on the then-current terms.
Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover in a price that sits around $365,000, and a buyer who wants golf can upgrade after closing, subject to the cap. We market a Social unit on its building, its roof, its plan and its value, and a Golf or Charter unit on all of that plus the membership.
At closing the master association collects a $3,000 Resale Capital Assessment, which Master Declaration §4.12(B) makes the buyer’s unless buyer and seller agree otherwise in writing, and a $400 transfer fee under the fee sheet. The board may raise the capital assessment by up to 10 percent a year, so we confirm the current figure on the fee sheet and the estoppel certificate. In a slower spring a buyer may ask the seller to cover the $3,000 as a concession; that is a negotiation, not an obligation.
Yes. The membership runs with the title and passes to the buyer at closing under §9.08. If your unit is leased, remember that an owner loses use of the common amenities except the restaurant while the unit is leased under the master rules, so a buyer who plans to rent it out for a season should know that rule too.
A Grand Pines seller delivers the condominium’s governing documents, rules, budget and financial statement at the seller’s expense under Section 718.503, obtains two estoppel certificates, one from each association, and discloses known facts that materially affect value, flood history and the property-tax warning. Grand Pines sits where Chapter 718 meets a Chapter 720 master. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes Sections 718.503, 718.116, 720.401, 720.30851, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Grand Pines Declaration of Condominium; Third Amended Master Declaration).
Section 718.503(2) entitles a buyer who has signed a contract for a condominium unit to a current copy, “at the seller’s expense,” of the declaration of condominium, the association’s articles of incorporation, its bylaws and rules, an annual financial statement and annual budget, the association’s most recent structural integrity reserve study or a statement that it has not completed one, and the “Frequently Asked Questions and Answers” document, together with the state’s governance form. For Grand Pines, that means the 1996 Declaration with its recorded amendments, the Grand Pines association’s current budget and financial statement, and its question-and-answer sheet.
The resale contract must carry, in conspicuous type, one of two statutory clauses: either the buyer acknowledges receiving those documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is voidable by the buyer “within 7 days, excluding Saturdays, Sundays, and legal holidays,” after signing and receiving them. That right cannot be waived and ends at closing. A seller who hands the documents to serious buyers before an offer is written removes a week of uncertainty from the contract, so we request them from the association the day you list.
For contracts entered into after 31 December 2024, Section 718.503(2)(e) requires a conspicuous statement about the milestone inspection and structural integrity reserve study: whether the association must have them and whether it has completed them. Florida’s milestone inspection statute, Section 553.899, and the SIRS rule in Section 718.112(2)(g) apply to buildings of three habitable stories or more. The recorded surveys label the Grand Pines buildings “2 STORY CBS,” and every county card puts its unit on floor 1 or floor 2. Ask the association for its own statement and any structural reports it holds, and let your closing agent or attorney confirm the contract language for your sale.
A Grand Pines closing needs a condominium estoppel from the Grand Pines association under Section 718.116 and a master estoppel from the Hunters Ridge Community Association under Section 720.30851. Each states what is owed on the unit, and each fee is capped for a current account at $299, plus $119 for delivery within three business days and $179 more if the account is delinquent. We also ask the master association to confirm in writing the membership type attached to your unit, because the statute does not require the estoppel to state it. The title company usually orders both, and the Lee County custom is that the seller pays.
Hunters Ridge mixes two legal regimes inside one master association. The single-family homes and the villas are fee-simple parcels under the Chapter 720 master, and their sellers deliver the Section 720.401 disclosure summary before the contract. Grand Pines, Pheasant Hollow and Lynx Pass are Chapter 718 condominiums inside that master, and Section 720.401 states in subsection (2) that it does not apply to an association governed by Chapter 718. Whether a master-association disclosure summary is still expected on a condominium unit that is also a site under a Chapter 720 master is a question for your closing agent or attorney; we put the master’s documents in the listing file either way, so the buyer has both layers before signing.
Florida’s Supreme Court held in Johnson v. Davis that where a home’s seller “knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them.” An as-is contract does not remove that duty. In a Grand Pines unit the questions that matter are water intrusion through a window, a slider or the unit above or below, prior leaks reported to the association, and unpermitted work on windows, doors or the air conditioning.
Section 689.302 requires a residential seller to deliver a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, filed a flood insurance claim or received federal flood assistance. Every Grand Pines parcel sits in FEMA Zone X, but the form asks about your experience, not the map. Section 689.261 adds a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes.
If your unit is leased, the buyer’s contract should disclose the lease and its terms, and the lease survives the sale unless the tenant agrees otherwise. Declaration §18.8 allows whole-unit leases of 30 days or more, and the master rules cap leases at one year. Tell us the lease terms and end date before we list, so showings and the closing date are planned around them.
Grand Pines buyers ask three things: the flood zone, how the buildings came through Hurricane Ian, and what the city permits show. Every Grand Pines parcel sits in FEMA Zone X and Lee County evacuation Zone C, no Grand Pines permit on the city portal mentions Ian or storm damage, and every building carries a re-roof permit since 2013.
Data updated: September 2026 (FEMA Flood Insurance Rate Map panel 12071C0678F; Lee County evacuation zones; City of Bonita Springs permit portal and Hurricane Ian Progress Report; NOAA river gauge record).
Every Hunters Ridge parcel, Grand Pines included, returns Zone X, “Area of Minimal Flood Hazard,” on FEMA’s National Flood Hazard Layer, on Flood Insurance Rate Map panel 12071C0678F, effective 28 August 2008, per the FEMA Map Service Center. Lee County’s revised flood maps taking effect 2 March 2027 do not revise that panel. The recorded plans put the first-floor slabs of Buildings 3 and 4 at about 17 feet (NGVD 1929). A federally backed lender generally does not require flood insurance in Zone X, and the City of Bonita Springs’ Community Rating System Class 5 gives a 25 percent discount on National Flood Insurance Program premiums, per its notice.
Lee County’s Find My Evacuation Zone lookup places every Hunters Ridge parcel in Zone C, the third tier of the county’s surge-based zones, and the Lee County Property Appraiser’s hazards map service puts Hunters Ridge at an ultimate design wind speed of 160 mph inside the wind-borne debris region, where replacement windows and doors need impact rating or approved protection. That last point matters to a seller who plans to replace windows before listing.
Hurricane Ian made landfall on 28 September 2022, and the National Hurricane Center’s Ian report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. That surge came in from the Gulf; Grand Pines sits on inland Zone X land east of Interstate 75. No Grand Pines permit on the city portal mentions Ian, storm damage or a hurricane repair, and the October 2024 roof permits give no reason for the work, so we do not call them storm repairs. That is an absence of records, not proof of no damage, and your own disclosure is what a buyer relies on.
Owners in several Grand Pines buildings have pulled their own permits: impact windows, window and door replacements, roll-down screens or shutters, lanai windbreaks and garage doors, most of them between 2012 and 2025, and the buildings carry fire-alarm permits too. A city permit does not show the association’s consent, which Declaration §18.9 requires separately for anything attached to the exterior, including storm shutters and screens. Before listing, pull the permit list for your unit, close any open or expired permit, and gather the association’s written consents; an open window or air-conditioning permit is among the most common reasons a condominium closing slows down.
Six rules shape a Grand Pines sale: the 10-pound pet rule, the leasing rules for a unit with a tenant, the sign and open-house policy, gate access for showings, the association consent needed for exterior work before listing, and the absence of a buyer-approval clause. None stops a sale, but each changes how we run it.
Data updated: September 2026 (Grand Pines Declaration §11.1, §18.3, §18.4, §18.8 and §18.9; Third Amended Master Declaration §7.09, §7.10, §7.25 and §7.26; Sign and Open House Policy; Rules and Regulations).
Declaration §18.3 reads: “Only dogs and cats weighing less than 10 pounds shall be kept or harbored in a Unit. Even then, no such dog or cat shall be maintained in a Unit without the prior written consent of the Board.” Tenants and guests may bring no animals onto the condominium property. The 2026 fee sheet repeats the rule, against two household pets in Pheasant Hollow and Lynx Pass. We state it in the listing so every showing is a qualified one; a buyer with a larger dog who learns it after an offer is a buyer who walks.
Under Declaration §18.8 only an entire unit may be rented, for at least 30 days or one calendar month, and the master rules add board approval of every lease before move-in, no more than three leases a year and a one-year maximum term (Master Declaration §7.10, §7.25 and §7.26). A lease survives a sale, so we time a listing around a lease end where we can and write showing windows into the plan with the tenant’s cooperation.
No sign larger than 6 by 12 inches may be displayed, for-sale signs included, unless the board authorizes it under its Sign and Open House Policy (Master Declaration §7.09). Open houses run under that policy, and every visitor must be pre-authorized at the staffed main gate on Hunters Ridge Boulevard, so we plan access with the guardhouse in advance. Most Grand Pines buyers find the listing online, so the photographs and the document file matter far more than a sign.
No owner may change the common or limited common elements without the board’s prior written consent, and no lanai enclosure is allowed unless the developer installed it (Declaration §11.1 and §18.4). Nothing may be attached to exterior walls, doors or windows, “including … awnings, signs, storm shutters, screens,” without the association’s consent and Hunters Ridge approval (§18.9), and the Hunters Ridge Architectural Review Board meets on the third Monday of each month. Interior updates need no ARB approval, but contractors must be pre-authorized at the gate and may work weekdays and Saturdays from 7:00 am to 5:00 pm.
The Grand Pines Declaration provisions we read set rules on leases, pets and occupancy, and we found no buyer-approval clause or right of first refusal for sales among them; the Hunters Ridge master documents reviewed have none either. Leases, by contrast, need board approval. We confirm the current process with both offices and the title company before you list.
Grand Pines is not a 55+ community. Declaration §18.2 permits children and §18.1 limits occupancy to two persons per bedroom apart from visiting guests, and no Hunters Ridge document we read designates the community as housing for older persons under Florida Statute 760.29. For a seller, an all-ages declaration means any qualified buyer can purchase your unit.
The best time to have a Grand Pines coach home on the market is from November through April, so that it closes in the February to June window when almost every Grand Pines sale records. Over the last 60 months, 15 of the 17 qualified Grand Pines sales recorded from February through June, and March alone produced seven.
Data updated: September 2026 (Lee County Property Appraiser qualified Grand Pines sales, 60 months to 24 September 2026, by month of recording).
| Month recorded | Grand Pines sales, 60 months | Share |
|---|---|---|
| January | 1 | 6% |
| February | 2 | 12% |
| March | 7 | 41% |
| April | 2 | 12% |
| May | 2 | 12% |
| June | 2 | 12% |
| July to October | 0 | 0% |
| November | 1 | 6% |
| December | 0 | 0% |
A recorded sale lags the handshake by the contract period, so a March recording usually means a January or February contract. That fits a buyer pool that tours after the club season opens in the fall and decides once they have spent part of a winter in Bonita Springs. A Grand Pines unit listed by early January meets those buyers at the start of their search, not the end, and three of the last four Grand Pines sales recorded in March and April.
No Grand Pines sale recorded from July through October in the last five years. That does not mean a summer sale is impossible, but it does mean fewer buyers, more time on the market and more months of the $2,076 quarterly fee. A summer seller should price to the current building-group sales rather than last spring’s high. If you are deciding between listing now and waiting for the season, ask us for a Grand Pines home valuation at both dates, or call Jesse direct at (239) 898-6072.
The condominium documents, two estoppel certificates, the master policy’s declarations page and any permit close-out each take days to weeks. An owner who wants to be live in January should start the file in November, which is why our listing calendar for a Grand Pines unit begins about eight weeks before the photographs.
We market a Grand Pines coach home on what only Grand Pines offers inside Hunters Ridge: a private garage with every unit, a condominium pool and cabana reserved for 46 owners, water, sewer and Comcast internet inside one quarterly fee, the closest walk to the clubhouse of the three coach-home condominiums, and a document file that answers the roof, fee and insurance questions before a buyer’s agent asks.
Data updated: September 2026 (Lee County Property Appraiser field cards; Grand Pines Declaration §23; Hunters Ridge 2026 fee sheet; straight-line distances from each building to the association office).
The features that draw Grand Pines buyers are features of the property: a garage beside the unit, a lock-and-leave home whose roof, exterior, lawn and building insurance the association handles, the Grand Pines pool, deck and cabana that Declaration §23 reserves for owners, and a clubhouse about 210 to 375 meters away in a straight line, where Pheasant Hollow sits about 660 to 810 meters away. We lead each listing with the features your unit actually has: no stairs on the ground floor, the ceilings of about 10 feet in an upper unit in Buildings 3 and 4, a 2025 metal roof in Buildings 4 to 7.
Condominium photographs are won or lost on light, the lanai and the plan. We shoot the lanai at the right time of day, show the garage and the entry sequence, film a short walk from the front door through the unit so an out-of-town buyer understands the layout, and publish a measured floor plan, because two Grand Pines units of the same square footage can live very differently. For an upper unit we show the stair and the entry porch honestly, since a buyer will see them at the first showing anyway.
Every Grand Pines listing we build carries the condominium documents under Section 718.503, the Grand Pines budget and financial statement, both estoppel figures, the membership type, your building’s roof permit, the permit list for your unit, the wind-mitigation and four-point reports, the master policy’s declarations page, the pet rule in the Declaration’s own words and the 2026 fee sheet. A buyer’s agent who can read all of it before the first showing writes a cleaner offer, and a buyer’s lender reviewing the condominium project starts sooner.
Because the sign rule limits signs to 6 by 12 inches without board approval, we market through photography, video, our buyer database, targeted advertising and agent outreach across Bonita Springs, Estero and Naples. Owners already living in Hunters Ridge who want to trade a single-family home or a villa for a lock-and-leave coach home are part of that audience, and we reach them without breaking the rules.
Some Grand Pines owners prefer a quiet sale to a neighbor or a known buyer. An off-market sale limits competition, so we test the price against the recorded building-group sales before recommending it, and we tell you plainly what the wider market would likely pay.
We negotiate every Grand Pines contract at the partner level, and we negotiate the condominium terms as carefully as the price: the 7-day document review, the $3,000 capital contribution, the allocation of any assessment levied during the contract, the buyer’s lender review of the condominium project, and the appraisal in a condominium that records two to five sales a year.
Data updated: September 2026 (Florida Statutes Section 718.503; Third Amended Master Declaration §4.12(B); Grand Pines Declaration §14.1; Lee County Property Appraiser qualified sales).
Jesse McGreevy handles offers, counters and the inspection and appraisal responses on our listings. Buyers’ agents hear the same partner from the first call to the closing table, which keeps the facts consistent and the pressure on the terms that matter to you.
A buyer who receives the condominium documents after signing can cancel within 7 business days. We shorten that risk by delivering the documents to serious buyers before an offer is written where the association’s timing allows, so the contract can carry the acknowledgment clause instead of the voidability clause and the review period is already behind you when the contract is signed.
A buyer’s inspector will look hardest at the items the Declaration leaves to the owner: the windows and sliders, the air conditioning, the water heater, the lanai surfaces and any interior sign of water from above or below. We recommend a pre-listing wind-mitigation report and, for older systems, a four-point report, so that a surprise does not become a price cut in the inspection period.
A financed buyer’s lender reviews the Grand Pines project as well as the buyer, and project eligibility depends on the association’s budget, reserves, insurance and any litigation, which only the association’s documents answer. We put the budget and master-policy information in the file at listing and ask a buyer’s lender to start the project review early, because a late project questionnaire is the most common reason a financed condominium closing slips.
With 17 sales in five years, an appraiser can reach for the wrong comparable: a 1996-plan sale for a 2000-plan unit, an upstairs sale for a ground-floor unit, or a Hunters Ridge villa. We send the appraiser the plan-matched sales we priced from, with the building, floor, garage and roof facts that justify your price, so the valuation starts from the right units.
The contract decides who pays any assessment levied before closing, and whether the seller contributes toward the buyer’s $3,000 capital assessment. We set those terms in the offer, not at the closing table, and confirm them against both estoppel certificates.
A buyer weighing a Grand Pines coach home against Pheasant Hollow is choosing between age, size, price and fees: Grand Pines is older, with smaller units, a $365,000 median on 17 sales in 60 months and a $2,076 quarterly fee, while Pheasant Hollow, all built in 2006, recorded a $492,500 median on 10 sales and charges $2,500 a quarter.
Data updated: September 2026 (Lee County Property Appraiser field cards, 60-month windows to 24 September 2026; Grand Pines and Pheasant Hollow recorded declarations; Hunters Ridge 2026 fee sheet; City of Bonita Springs permits).
| Factor | Grand Pines coach home | Pheasant Hollow coach home |
|---|---|---|
| Recorded declaration | O.R. Book 2687, Page 2325, executed March 18, 1996, plus amendments | Lee Clerk Instrument 2005000172802, recorded December 16, 2005 |
| Units and buildings | 46 units in 8 two-story buildings of 6 (one of 4) | 40 units in 10 two-story buildings of 4 |
| Street | Fox Ridge Drive | Hiram Street |
| Year built | 1996 to 2005, by building | 2006 |
| Heated area (county) | 1,331 to 1,743 sq ft | 1,553 ground and 1,977 upper sq ft |
| Garage (county card) | 237 to 418 sq ft | 418 sq ft |
| Qualified sales, 60 months | 17 | 10 |
| Median sale, 60 months | $365,000 | $492,500 (mean of $490,000 and $495,000) |
| Range, 60 months | $285,000 to $569,900 | $385,000 to $535,000 |
| Sales in the last 12 months | 3 ($334,500 to $415,000) | 2 ($385,000 and $397,500) |
| 2026 quarterly fee | $2,076, water and sewer included | $2,500 |
| Pet rule | Dogs and cats under 10 pounds, board consent | Two household pets |
| Own pool | Pool, deck and cabana (Declaration §23) | Pool and restroom building |
| Roofs on the city permit record | All 8 buildings re-roofed 2013 to 2024; 4 metal, finaled January 2025 | No re-roof permit found |
| Clubhouse distance, straight line | About 210 to 375 meters | About 660 to 810 meters |
| Seller’s resale documents | Section 718.503 package; condominium and master estoppels | Section 718.503 package; condominium and master estoppels |
| FEMA flood zone | X | X |
Grand Pines wins the buyer who wants to spend about $127,500 less at the 60-month median, pay about $424 less a quarter in the coach-home fee, walk to the clubhouse, and own in a building with a roof permitted in the last decade, four of them metal since 2025. Those are the points we lead with when a buyer is touring both.
Pheasant Hollow wins the buyer who wants a newer 2006 building built by one developer to one plan set, a larger unit, especially the 1,977-square-foot upper units, and a dog over 10 pounds. A Grand Pines seller competing with Pheasant Hollow should be ready to explain the pet rule and the older buildings clearly, and to let the price gap, the roofs and the location do the persuading.
Pheasant Hollow’s recent sales, $385,000 and $397,500 in the last 12 months, sit close to the top of Grand Pines’ recent range, so a Grand Pines unit priced above about $400,000 invites a buyer to ask why not Pheasant Hollow. Price inside your own building group’s band and let the fee, the roof and the walk to the clubhouse make the case. Pheasant Hollow owners weighing their own sale can read our guide to selling a Pheasant Hollow coach home and our Pheasant Hollow at Hunters Ridge guide.
Lynx Pass, 24 units in three eight-unit buildings with a $2,050 quarterly fee, has had no qualified recorded sale since September 2022, so it rarely competes for a buyer in any given season, but its owners price from Grand Pines and Pheasant Hollow. The Hunters Ridge villas, some of them Grand Pines’ neighbors on Fox Ridge Drive, recorded 19 sales at a $372,800 median in the last 12 months; they are one-story fee-simple homes with one association instead of two, and a Grand Pines seller should expect buyers to tour a villa too.
Selling a Grand Pines coach home costs roughly 4.4 to 4.5 percent of the price in our worked examples without any buyer-agent compensation, and about 6.9 to 7.0 percent with it, before the tax proration and any mortgage payoff. The main items are the negotiated commission, the deed stamps, the owner’s title policy, which a Lee County seller customarily pays, and two estoppel certificates.
Data updated: September 2026 (Florida Statutes Sections 201.02, 718.116 and 720.30851; Florida Administrative Code Rule 69O-186.003; Lee County closing custom; example commission rates are illustrations, not our fee).
Florida charges $0.70 per $100 of the price, rounded up to the next $100, on the deed under Section 201.02, and in a Lee County resale the seller customarily pays it: $2,555 on a $365,000 sale and $2,905 on a $415,000 sale.
Florida’s title premium is set by the state under Rule 69O-186.003, so it is the same at every title company: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy, although the contract controls.
Because Grand Pines is a condominium inside the Hunters Ridge master, a sale needs two estoppel certificates: up to $299 each for a current account, plus $119 each if rushed. A villa or single-family seller in Hunters Ridge orders one.
Section 718.503 makes the resale documents the seller’s expense. The Grand Pines association sets any charge for copies of its budget, financial statement and question-and-answer sheet, and that charge is not published, so we ask for it at listing and show it on your net sheet when we have it; the recorded Declaration and amendments are public at the Lee County Clerk.
Since 17 August 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign written agreements with their own agents before touring, per the National Association of REALTORS. Commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer’s agent off the MLS, or offer a concession toward the buyer’s closing costs, and in a condominium that records a few sales a year that choice can widen the buyer pool. We put the commission conversation in writing at the first meeting.
| Item | Unit at the $365,000 60-month median | Unit at $415,000, the highest sale of the last 12 months |
|---|---|---|
| Listing commission, example 2.75% | $10,037.50 | $11,412.50 |
| Buyer-agent compensation, if offered, example 2.5% | $9,125.00 | $10,375.00 |
| Deed documentary stamp tax | $2,555.00 | $2,905.00 |
| Owner’s title policy, promulgated premium | $1,900.00 | $2,150.00 |
| Title search and settlement fee, estimate | $1,200.00 | $1,200.00 |
| Municipal lien search, estimate | $175.00 | $175.00 |
| Two estoppel certificates, current accounts | $598.00 | $598.00 |
| Total with buyer-agent compensation | $25,590.50 (7.01%) | $28,815.50 (6.94%) |
| Total without buyer-agent compensation | $16,465.50 (4.51%) | $18,440.50 (4.44%) |
| Estimated net before proration and payoff, without buyer-agent compensation | $348,534.50 | $396,559.50 |
The property tax proration is left out of the totals because taxes are not published per unit: the seller credits the buyer for the days owned since 1 January, using the prior year’s bill if the current one has not issued, as the Lee County Tax Collector schedule explains. If you agree to cover the buyer’s $3,000 capital contribution, add it to the seller’s side, and add any association charge for the condominium documents. Every figure is an estimate; the title company’s settlement statement is the final word.
The $3,000 Resale Capital Assessment and the $400 transfer fee are the buyer’s under the master declaration and the fee sheet unless the contract says otherwise, and the buyer records the deed and pays any lender’s title policy and mortgage taxes. We show your buyer those numbers in the listing file, because a buyer who knows the full cost up front does not renegotiate at the end.
Florida has no state income tax. Federally, many owners can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home they owned and lived in for two of the last five years, while a seasonal owner who never made the Grand Pines unit a main home owes federal capital gains tax on the gain. Ask your tax adviser for your own case.
Data updated: September 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser; Florida Department of Revenue property tax guidance).
The median repeat sale in Grand Pines over the last 60 months came about 13.8 years after the earlier purchase and gained about $147,500 before costs. For a qualifying main home that is well inside the exclusion described in IRS Publication 523; for a second home it is taxable, less improvements and selling costs. Records of improvements, such as impact windows or a new air-conditioning system, reduce a taxable gain, so gather permits and invoices before you list.
A homestead exemption ends with the sale for the next tax year, and the buyer’s taxes reset to market value. Florida lets a homestead owner transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the period the law allows; ask the Lee County Property Appraiser before you sell, especially if you plan to buy again in Bonita Springs.
A seller who is not a United States person may face FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. The title company handles the withholding; plan for it early so it does not delay closing.
For most Grand Pines units in marketable condition, a full listing nets the most, because Grand Pines buyers compare every recent sale and pay for the units that answer the document, roof and insurance questions. A cash offer can make sense for a unit needing major interior work or a seller who must close in days, and selling by owner saves the listing fee but shifts pricing, condominium documents, gate access and negotiation to you.
Data updated: September 2026 (Lee County Property Appraiser qualified Grand Pines sales; Florida Statutes Section 718.503; National Association of REALTORS settlement guidance).
| What matters to you | Full-service listing | Cash buyer or investor offer | Sale by owner |
|---|---|---|---|
| Price achieved | Full exposure in season; highest likely price | Typically below market, priced to leave the buyer a margin | Depends on the seller’s pricing and reach |
| Speed to close | 30 to 60 days after contract is typical | Can close in days | Unpredictable |
| Condominium documents and two estoppels | Requested at listing and managed | Still owed by the seller | Seller requests and delivers them |
| Roof, fee and insurance questions | Answered in the listing file | Priced into the offer | Seller must research and disclose |
| Disclosure risk | Managed with written disclosures | Still owed by the seller | Carried entirely by the seller |
| Gate and showing access | Planned with the guardhouse | Minimal | Seller arranges every visit |
| Best for | Most Grand Pines units, most sellers | Units needing major work, time-critical sales | Experienced sellers with a buyer already lined up |
Choose a full listing if your unit is in marketable condition and you can be live for the November to April window, which describes most Grand Pines owners. Choose an investor cash offer only for a unit needing work an insurer will not accept, or a closing in days. Choose a sale by owner only if you already have a buyer and know Florida’s condominium resale and disclosure duties. We will run the net proceeds side by side at no cost.
You get a free Grand Pines valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded Grand Pines sales in your own building group and on your floor, adjusted for your plan, garage, roof permit, membership and condition, with Pheasant Hollow and the active listings shown alongside it, and there is no obligation to list.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 46 Grand Pines units, windows measured to 24 September 2026).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the plan-matched sales we priced from, your building’s roof permit and group comparisons, the fee stack your buyer inherits, a net sheet with both estoppels, and the current listings you would compete with.
Your building and floor, the membership type on your unit, your air-conditioning and water heater ages, any window, door or shutter permits and the association’s consents for them, your latest quarterly statement, and any wind-mitigation or four-point report you already hold.
Get your free Grand Pines home valuation and we will send a value built from recorded Grand Pines sales in your building group, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying in Grand Pines.
Jesse McGreevy is a top-reviewed Grand Pines listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
These are the questions Grand Pines owners ask us most often before they list, answered from the Lee County sale record, the recorded Declaration of Condominium and its amendments, the Hunters Ridge fee sheet and budget, and Florida law. The full building-by-building background is in our Grand Pines at Hunters Ridge guide. For anything specific to your unit, call Jesse direct at (239) 898-6072.
Price it from the recorded Grand Pines sales in your building group and on your floor, request the condominium documents and both estoppel certificates at listing, gather your building’s roof permit and your unit’s permits, and list so you are live between November and April. A typical sale closes 30 to 60 days after contract.
Choose the agent with the strongest pricing evidence for your building and the clearest plan for the condominium documents. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every qualified Grand Pines deed since 2021 for this page, and one of the two partners negotiates every offer.
Your unit’s value sits inside a recorded range: 17 qualified sales since September 2021 ran from $285,000 to $569,900 at a $365,000 median, and the three most recent recorded at $334,500, $415,000 and $365,000. Where your unit lands depends on its building group, floor, plan and condition.
Three sold in the qualified-deed record from 25 September 2025 to 24 September 2026: two upper units in Building 4 at $334,500 and $415,000 and a ground-floor unit in Building 3 at $365,000, all in March and April 2026.
They eased from the 2022 to 2024 level and partly recovered in 2026. Calendar-year medians ran $450,000 in 2022, $307,500 in 2025 and $365,000 in 2026 to date, on two to five sales a year, so which units sell moves the figure as much as the market does.
They use the larger plans recorded in the 2000 First Amendment, with garages of 323 or 418 square feet and, in Buildings 3 and 4, upstairs ceilings of about 10 feet. Since 2021 their 12 sales had a $422,500 median, while the five sales in Buildings 1 and 8 ran from $285,000 to $350,000.
Not as a rule. The 8 ground-floor sales since 2021 ran from $299,000 to $450,000 and the 9 upper-floor sales from $285,000 to $569,900. In the newer buildings, though, the ground-floor two-bedroom has recently outsold the larger upstairs three-bedroom, so plan and floor together matter.
Not reliably. In Buildings 3 to 7 the 1,357-square-foot ground-floor two-bedroom recorded five sales from $330,000 to $430,000, while the 1,684-square-foot upstairs three-bedroom recorded $307,500 and $334,500. Buyers here pay for stairs, garage and condition as much as for a bedroom count.
MLS days on market for Grand Pines are not in this edition, so we do not quote a number. The deed record shows pace instead: two to five qualified sales a year since 2021 out of 46 units, almost all recorded from February to June.
Be live by early January if you can. Fifteen of the 17 Grand Pines sales since September 2021 recorded from February through June, seven of them in March, and none recorded from July through October.
Yes. A buyer’s insurer asks for the roof permit date first. Buildings 4, 5, 6 and 7 have metal roofs finaled in January 2025, Building 3’s roof was finaled in February 2018, Building 8’s in January 2019, and Buildings 1 and 2 have tear-off re-roofs permitted in 2013. We put your building’s permit number and dates in the listing.
Yes, if your unit is in Buildings 4 to 7. A roof finaled in January 2025 is exactly what a buyer’s insurer and lender want to see, and it keeps your building well under the 15-year roof-age line in Florida Statute 627.7011(5).
That is not in the public record. The Grand Pines association’s budget, reserves and any assessment are not published, so ask the association whether any loan or special assessment for the roofs is still being paid, and whether it will show on your estoppel certificate.
The Grand Pines association’s special assessments are not published, and the Hunters Ridge $41 monthly Community Center assessment does not apply to every property, according to the fee sheet. Both estoppel certificates will show any balance, and we ask both offices for payoff figures before listing.
The contract decides. Declaration §14.1 makes a buyer jointly liable for the seller’s unpaid assessments up to the conveyance, so title companies clear every balance at closing, and we write the allocation of any newly levied assessment into the offer.
Under Section 718.503, at your expense: the Declaration of Condominium, the association’s articles, bylaws and rules, the annual budget and financial statement, the structural integrity reserve study or a statement that none has been completed, the question-and-answer sheet and the state’s governance form. We request them the day you list.
If the buyer did not receive them more than 7 days before signing, the contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and that right ends at closing. Delivering the documents early shortens the uncertainty.
Two: one from the Grand Pines association under Section 718.116 and one from the Hunters Ridge Community Association under Section 720.30851. Each is capped at $299 for a current account, plus $119 if rushed and $179 more if delinquent.
Section 720.401(2) says it does not apply to associations governed by Chapter 718, and Grand Pines is a Chapter 718 condominium inside a Chapter 720 master. Ask your closing agent or attorney how your contract should handle the master layer; we give buyers the master documents in the listing file either way. This is information, not legal advice.
Florida’s milestone inspection and SIRS rules key on buildings of three habitable stories or more, and the Grand Pines buildings are two-story on the recorded surveys and county cards. Your contract still needs the statement Section 718.503 requires for contracts after 31 December 2024, so ask the association for its statement and any structural reports it holds.
The Grand Pines Declaration provisions we read contain no buyer-approval clause or right of first refusal for sales, and the Hunters Ridge master documents reviewed have none either. Leases, by contrast, need board approval.
The buyer, unless the contract says otherwise in writing, under Master Declaration §4.12(B). The master association also collects a $400 transfer fee at closing. Either can be negotiated as a concession.
Yes. A Golf or Charter membership runs with the title and passes at closing under Master Declaration §9.08, so your buyer does not pay the $50,000 upgrade. Never drop a Golf membership before a sale; regaining it would mean the upgrade, subject to the 420 cap.
Usually not. A $50,000 upgrade is hard to recover on a unit that sells around $365,000, and a buyer who wants golf can upgrade after closing if the roster is under its cap.
It narrows the buyer pool to owners with no pet or a dog or cat under 10 pounds, with board consent, under Declaration §18.3. We state it in the listing and point larger-dog owners toward Pheasant Hollow or Lynx Pass, so every showing is a qualified one.
It is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0678F, and Lee County’s 2027 map revision does not change that panel. You still complete the Section 689.302 flood disclosure from your own experience.
The roof permit date, the windows and doors, which Declaration §5.2 puts inside your unit, the air conditioning and water heater ages, and the association’s master policy and hurricane deductible. A wind-mitigation report on the OIR-B1-1802 form answers most of it.
They are yours under Declaration §5.2 and §9.1, and a buyer’s insurer will ask about them. You can replace them with impact windows under a city permit and association consent before listing, or price the unit to reflect them. Either way, disclose what is there.
For anything exterior, yes: Declaration §18.9 bars attaching anything to exterior walls, doors or windows, including shutters and screens, without consent, and the Hunters Ridge ARB must approve too. Interior paint, flooring and kitchens need no ARB approval, but contractors must be pre-authorized at the gate.
Fix what an inspector or insurer will flag: an old air-conditioning system, an aging water heater, windows without impact rating or permits, and any open permit. Paint and flooring are optional and priced by the market. The roof and exterior belong to the association.
Yes. Many buyers expect to update a 20 to 30-year-old unit, and an as-is sale is priced for that. What you cannot sell around is disclosure: known defects, flood history and the condominium documents still apply.
Some seasonal buyers want a turnkey unit, but furnishings should be priced and listed separately in the contract, because a recorded price that includes furniture muddies the next Grand Pines comparable and can complicate a buyer’s appraisal.
Yes, but the lease survives the sale until it ends, Hunters Ridge caps leases at one year, and showings need the tenant’s cooperation. Tell us the lease terms and end date before we list.
Renting means whole-unit leases of 30 days or more, board approval, no more than three a year and losing club use while it is leased, while you keep paying the $2,076 quarterly fee and dues. We can show you both paths on paper against the recorded sales and the fee stack.
Only a sign up to 6 by 12 inches unless the board authorizes more under its Sign and Open House Policy. Most buyers find the listing online, so we market through photography, video and agent outreach instead.
Yes, under the association’s Sign and Open House Policy, with every visitor pre-authorized at the main gate. We plan open houses with the guardhouse in advance.
Yes. The on-site real estate office is run by the Hunters Ridge association, and nothing in the governing documents reviewed for this page ties your sale to it. Choose the agent with the strongest pricing evidence and reach for your unit.
In our worked examples, about 4.4 to 4.5 percent without buyer-agent compensation and about 6.9 to 7.0 percent with it, before the tax proration and any payoff: commission, deed stamps, the owner’s title policy, two estoppels and settlement charges. We give you a net sheet before you list.
If it was your main home for two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS Publication 523. Florida has no personal income tax. Ask your tax adviser about your case.
Yes. Many Grand Pines owners are seasonal, and we run showings, the association requests, the inspection and the closing documents remotely, with a mail-away or remote closing arranged by the title company.
Because we have already done the work a Grand Pines sale needs: every qualified sale by building and plan, the roof permits for all eight buildings, the Declaration and its amendments, and the fee and insurance facts. Request a free Grand Pines home valuation or call Jesse direct at (239) 898-6072.
A Grand Pines specialist knows which building group, which plan, which floor and which roof permit a unit belongs to, and sells the life around it: a lock-and-leave coach home with its own garage, a pool reserved for 46 owners, and the Hunters Ridge club a short walk away. Buyers pay for that setting when a listing explains it well.
We have seen small facts cost condominium sellers contracts: a 1996-plan unit priced off a 2000-plan sale, a listing that called the unit a villa, a buyer who learned about the pet rule after writing an offer, condominium documents requested after the contract and a 7-day cancellation window that opened late. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
Our Hunters Ridge community guide covers the club, the Gordon Lewis course, the Community Center and the master rules; our Grand Pines guide covers the eight buildings, the recorded plans and the permit record. Both are what we hand a buyer who is new to the community.
Grand Pines is in the School District of Lee County’s South Zone 3 for 2026-27, with Elementary Zone Q, Middle Zone GG and high school busing to Bonita Springs High and Estero High. From the association office, downtown Bonita Springs is about 8 minutes without traffic, Bonita Beach Park about 14, Southwest Florida International Airport about 26 from the clubhouse, and NCH North Hospital about 18.
Many Grand Pines sellers are also buyers, moving into a Hunters Ridge villa or single-family home, trading into a larger coach home, or leaving the area. Read our guide to buying in Grand Pines, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are thinking of selling a Grand Pines coach home, call the team that prices from the recorded sales in your own building group, requests the condominium documents and both estoppels the day you list, and puts your building’s roof permit in front of every buyer’s insurer. McGreevy and Comisar have represented Bonita Springs sellers since 2008 from our South Tamiami Trail office.
If you are thinking, “I need someone to sell my condo in Grand Pines at Hunters Ridge, 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 Grand Pines, Pheasant Hollow, Lynx Pass, the Hunters Ridge villas or a Hunters Ridge single-family home, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Grand Pines sold record, last 60 months: 17 qualified resales at a $365,000 median and $243.18 per heated square foot, $6,543,900 of recorded volume, per Lee County Property Appraiser field cards read 26 September 2026, including three sales in the last 12 months at $334,500, $415,000 and $365,000. Few Grand Pines units come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Grand Pines home valuation and we will send a value built from your building group’s recorded sales, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Grand Pines realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a short drive from the Hunters Ridge gate, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the recorded Grand Pines Declaration and its amendments, the Hunters Ridge fee sheet, budget and master declaration, the city’s roof permits for all eight buildings and every qualified Grand Pines sale on the Lee County record. The building-by-building background is in our Grand Pines at Hunters Ridge guide.
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
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) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Grand Pines coach home? Get a free Grand Pines home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Grand Pines.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County Property Appraiser’s field cards and recorded sales, the Lee County Clerk’s recorded Grand Pines instruments, the Hunters Ridge Community Association’s recorded master declaration, budgets and policies, City of Bonita Springs permits, Florida statutes and agencies, FEMA and federal agencies. We do not cite real estate brokerage or listing sites. Sources were accessed from 24 to 26 September 2026.
The official documents below are the ones a Grand Pines seller should have in hand before listing and the ones a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy: the Lee County Clerk, the Hunters Ridge Community Association, the Florida Legislature or the Florida Office of Insurance Regulation.
| Document | Issued by | Date | Why a Grand Pines seller needs it | Link |
|---|---|---|---|---|
| Declaration of Condominium of Grand Pines Condominium at Hunters Ridge, with Bylaws and Articles | Lee County Clerk (recorded) | Executed March 18, 1996 | Unit boundaries, maintenance, insurance, pets, leasing, pool; part of the Section 718.503 package | Open the Declaration |
| First Amendment to the Declaration | Lee County Clerk (recorded) | May 2000 | The larger plans used in Buildings 3 to 7 | Open the First Amendment |
| Second Amendment to the Declaration | Lee County Clerk (recorded) | October 3, 2001 | Adds Building 3; the “2 STORY CBS” survey | Open the Second Amendment |
| Sixth Amendment to the Declaration | Lee County Clerk (recorded) | February 3, 2003 | Adds Building 4 | Open the Sixth Amendment |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | 2026 | The $2,076 Grand Pines fee, dues, capital assessment, transfer fee and pet line | Open the fee sheet |
| 2026 Approved Budgets | Hunters Ridge Community Association | Adopted for 2026 | The Grand Pines master income line | Open the 2026 budgets |
| Third Amended Master Declaration | Hunters Ridge Community Association, recorded with the Lee County Clerk | Recorded July 22, 2025 | §4.12(B) capital contribution; §9 membership; leasing and sign rules | Open the master declaration |
| Grand Pines Condo Docs | Hunters Ridge Community Association | Scanned 2023 | The association’s posted Grand Pines packet, including the pet rule page | Open the Grand Pines packet |
| Sign and Open House Policy | Hunters Ridge Community Association | Current posting | Sign size and open-house access | Open the policy |
| Lease Application Packet | Hunters Ridge Community Association | Current posting | Lease approval for a unit sold with a tenant | Open the lease packet |
| Section 718.503, resale disclosure | Florida Legislature | 2026 statute | The documents a condominium seller delivers and the 7-day clause | Open the statute |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind-mitigation form a buyer’s insurer reads | Open the form |
The Grand Pines association’s budget, financial statement, reserve schedule and question-and-answer sheet are not posted online; they come from the association at listing as part of the Section 718.503 package, and recorded amendments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled: not used in this edition; Grand Pines sale figures are Lee County Property Appraiser recorded sales, field cards read 26 September 2026, windows to 24 September 2026. McGreevy and Comisar, sell your Grand Pines coach home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.