We price your Hunters Ridge home from recorded sales of your own home type and answer the membership, fee, roof and flood questions before a buyer asks.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser field cards, DOR-qualified recorded sales, pulled 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 on Bonita Beach Road, and this is our seller’s guide to one community: Hunters Ridge, the gated golf and country club community of 562 home sites on 275 acres just east of Interstate 75. If you own a single-family home on Silverthorn Court, a villa on Maiden Cane Lane or Fox Ridge Drive, or a coach home in Grand Pines, Pheasant Hollow or Lynx Pass, this page gives you the recorded sale prices, the membership and fee facts, the flood and condominium-law answers, the costs and the timing that decide what you net.
Hunters Ridge is not an ordinary street to sell on. Every buyer inherits a mandatory club membership, a fee stack that changes with the home type, a $3,000 resale capital assessment and a staffed gate that admits only pre-authorized visitors. In the twelve months to 24 September 2026, the Lee County Property Appraiser recorded 37 qualified Hunters Ridge sales at a median of $408,000 and $257.73 per heated square foot: 13 single-family homes at a $585,100 median, 19 villas at $372,800 and five coach homes listed one by one. Those are the numbers a buyer’s agent will pull, so they are the numbers we price from.
The community sits in the City of Bonita Springs, ZIP 34135, in Lee County, and one member-owned association, Hunters Ridge Community Association, Inc., runs the 18-hole course, the clubhouse, the new Community Center, the courts, the pool and even the sewer plant. This guide walks through each of those facts from the seller’s side of the table.
To sell a Hunters Ridge home in 2026, price it from recorded sales of your own home type rather than the community median, confirm your membership type in writing, assemble the roof, wind-mitigation, estoppel and condominium documents buyers now ask for, list so you are live before the club season opens in late October, and hire a team that explains the fee stack to every buyer.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR-qualified improved sales, 25 September 2025 to 24 September 2026, pulled 24 September 2026; Hunters Ridge 2026 Membership Program and Fees sheet).
That sequence matters because Hunters Ridge is really three markets behind one gate. A 1989 villa on Glen Hollow Drive and a 2005 single-family home on L Burton Fletcher Court share a clubhouse and a master association, but not the buyer, the insurance conversation, the quarterly fee or the price: twelve-month sales ran from $200,000 for a Glen Hollow Drive villa to $775,000 for an L Burton Fletcher Court home.
These are the eight facts about selling a Hunters Ridge home that matter most in September 2026, each drawn from the Lee County deed record, the association’s recorded declaration and 2026 fee sheet, FEMA, or Florida law.
Selling in Hunters Ridge: How Do I Sell My Home in Hunters Ridge in 2026? · Why List Your Hunters Ridge Home With McGreevy and Comisar?
The Market and the Record: What Is the Hunters Ridge Market Doing for Sellers Right Now? · What Is Each Hunters Ridge Home Type Selling For? · What Does One Hunters Ridge Resale Teach a Seller About Pricing? · When Is the Best Time to Sell in Hunters Ridge?
Pricing and the Club: How Do We Price a Hunters Ridge Home? · How Does the Club Membership Affect a Hunters Ridge Sale?
Fees, Condos, Flood and Disclosures: What Fees, Estoppels and Approvals Come Up When You Sell in Hunters Ridge? · What Should Hunters Ridge Coach-Home Sellers Know About Condominium Law? · What Will Buyers Ask About Flood, Storms and Insurance in Hunters Ridge? · What Disclosures Does a Hunters Ridge Seller Owe? · How Do the Leasing, Sign and Gate Rules Affect a Hunters Ridge Sale?
Marketing, Costs and Taxes: How Do We Market and Negotiate a Hunters Ridge Sale? · What Does It Cost to Sell a Home in Hunters Ridge? · Do I Pay Capital Gains Tax When I Sell My Hunters Ridge Home?
Your Options and Next Steps: Hunters Ridge vs Palmira: Which Will Your Buyer Choose? · Should I List, Sell for Cash or Sell by Owner in Hunters Ridge? · How Do I Get a Free Hunters Ridge Home Valuation?
Answers and Local Expertise: What Our Clients Say About Working With Us · Frequently Asked Questions, Hunters Ridge Seller Edition · Why Does a Hunters Ridge Specialist Matter When You Sell? · Thinking of Selling Your Hunters Ridge 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. Hunters Ridge owners who hire us get a team that prices from recorded sales of their own home type, puts the membership and fee stack in writing for every buyer, and negotiates every offer personally.
If you’re searching for the best realtor to sell your home in Hunters Ridge, or thinking, “I need a listing agent who knows the difference between a Charter membership and a Social membership,” 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 Hunters Lakes Court or Hiram Street 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:
In the last 12 months we tracked every qualified Hunters Ridge sale on the Lee County Property Appraiser’s field cards, one recorded deed at a time: 37 closings between 25 September 2025 and 24 September 2026, sorted by plat, home type, heated square footage and year built. Over 36 months we tracked 106 qualified sales and set aside seven transfers the county did not qualify, such as estate and family transfers. That is the file we start from on every Hunters Ridge listing. When a North villa owner asks what the home is worth, the answer begins with the seven recorded North villa sales, not with the $408,000 community figure that blends in single-family homes.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, which means our sellers hear what buyers comparing Hunters Ridge with Palmira, Bonita National and Worthington 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 villa price built from the $430,000 three-year community median when this year’s villas closed at $372,800. We will not tell a buyer a home carries golf until the association’s estoppel certificate confirms the membership type. We will not describe the monthly cost as social dues alone when the quarterly fee, the sewer fee, the $1,250 dining minimum and the $41 Community Center assessment sit beside it. Buyers here arrive with an insurance agent and a calculator; a listing that has already answered them holds its price through the inspection period.
Days on market, sale-to-list ratios, active listing counts and our own Hunters Ridge sales history come from the Southwest Florida MLS, and our MLS pull for Hunters Ridge was not complete when this page was updated in September 2026. We would rather leave those numbers out than estimate them. They will be added in a later edition, labeled as MLS figures so they are never mixed with the county figures on this page.
The Hunters Ridge resale market eased gently over three years. In the twelve months to 24 September 2026, 37 qualified sales closed at a $408,000 median and $257.73 per heated square foot, against $415,000 on 69 sales over 24 months and $430,000 on 106 sales over 36 months, per Lee County Property Appraiser field cards.
Data updated: September 2026 (Lee County Property Appraiser field cards, DOR qualification code 01 improved sales, windows ending 24 September 2026, pulled 24 September 2026).
The table shows the three windows side by side, by home type. Every figure comes from the county’s own qualified-sale record, which counts deeds rather than listings; the full method is on our Hunters Ridge community guide.
| Hunters Ridge qualified sales | 12 months | 24 months | 36 months |
|---|---|---|---|
| All homes, sales | 37 | 69 | 106 |
| All homes, median price | $408,000 | $415,000 | $430,000 |
| All homes, median $ per heated sq ft | $257.73 | $266.11 | $276.00 |
| Single-family, sales and median | 13 at $585,100 | 24 at $572,500 | 38 at $599,500 |
| Villas, sales and median | 19 at $372,800 | 37 at $372,800 | 56 at $399,950 |
| Coach homes, sales and median | 5, listed below | 8, listed below | 12 at $375,000 |
Where a window holds fewer than ten sales we list them instead of calling a median, because a median of five is not a market. With an even count the median is the average of the middle pair: the 24-month single-family figure of $572,500 is the average of $570,000 and $575,000, and the 36-month villa figure of $399,950 is the average of $399,900 and $400,000.
Partly both, and the record cannot fully separate them. Per heated square foot, the overall median moved from $276.00 over 36 months to $257.73 over 12, which is a price signal. But the 36-month single-family window includes a $1,250,000 two-lot home on Alfred Moore Court with 4,462 heated square feet, and the 12-month villa window includes a qualified $200,000 Glen Hollow Drive sale well below its peers. Without that one sale, the 12-month villa median would be $373,900 on 18 sales, so it barely moves the median. The honest reading is that recent medians sit below the three-year medians and that a seller should price from the last twelve months, not from memory of 2023.
All 37 qualified sales in the last twelve months fall into five bands, which shows where the buyer money in Hunters Ridge actually is.
| Price band, 37 Hunters Ridge sales, 12 months to 24 Sep 2026 | Sales | Share |
|---|---|---|
| Under $300,000 | 3 | 8% |
| $300,000 to $400,000 | 14 | 38% |
| $400,000 to $500,000 | 12 | 32% |
| $500,000 to $600,000 | 2 | 5% |
| $600,000 and over | 6 | 16% |
Seventy percent of sales closed between $300,000 and $500,000. That is the villa and coach-home market plus the smaller single-family homes. Above $600,000 it is entirely single-family: Silverthorn Court, Hunters Lakes Court, Buttonbush Place, Hunters Ridge Drive and L Burton Fletcher Court.
Hunters Ridge sells well below the two golf clubs buyers most often compare it with. Our August 2026 MLS pull, a different record system from the county field cards, showed 39 Palmira Golf Club closings at a $725,000 median and $330 per MLS living square foot, and 98 Bonita National closings at $750,000 and $363. Hunters Ridge’s county median of $257.73 per heated square foot is roughly $72 below Palmira and $105 below Bonita National. The direction is clear even though the size of the gap is approximate, and it is why a Hunters Ridge listing must sell value and optional golf rather than compete on finish level. The full city picture is in our Bonita Springs seller’s guide, and a smaller golf community a few minutes west is covered in our Bonita Fairways seller’s guide.
County records capture every recorded deed the Property Appraiser judges arm’s length, whether or not an agent was involved, and they exclude family, estate and other non-market transfers. They do not carry asking prices, days on market or concessions. The Property Appraiser also notes that its sales data can run four to six weeks behind the Clerk’s recording date, so a few late-summer 2026 closings may still be added; the latest keyed Hunters Ridge sale we found was 3 September 2026, a Maiden Cane Lane villa at $305,000.
Hunters Ridge twelve-month medians ran $585,100 for single-family homes on 13 sales and $372,800 for villas on 19, with South villas at $336,250 on 12 sales, while five coach homes sold between $334,500 and $415,000. Sample sizes are small, so we read each home type alongside its wider windows and list the sales where the count is under ten.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved sales by plat, 12, 24, 36 and 60-month windows ending 24 September 2026, pulled 24 September 2026).
| Hunters Ridge home type | Homes | First window with 10+ sales | Sales and median in that window | Median $ per heated sq ft, 12 months | Quarterly fee, 2026 |
|---|---|---|---|---|---|
| Single-family homes | 244 plus 2 lots | 12 months | 13 at $585,100 | $290.65 | $582 |
| All villas | 206 | 12 months | 19 at $372,800 | $253.35 | $1,878.20 or $1,950.95 |
| South villas (Hunters Ridge Villas) | 134 | 12 months | 12 at $336,250 | not split | $1,878.20 |
| North villas (North Unit Two) | 72 | 24 months | 10 at $450,000 | not split | $1,950.95 |
| Grand Pines coach homes | 46 | 60 months | 17 at $365,000 | listed below | $2,076 |
| Pheasant Hollow coach homes | 40 | 60 months | 10 at $492,500 | listed below | $2,500 |
| Lynx Pass coach homes | 24 | none since 2022 | 2 in 60 months, listed below | none | $2,050 |
Single-family homes carried a premium of about $37 per heated square foot over villas in the last twelve months, $290.65 against $253.35, on top of their larger size. The Pheasant Hollow 60-month median of $492,500 is the average of the middle pair, $490,000 and $495,000, and reflects earlier sales; its two sales in the last twelve months closed at $397,500 and $385,000.
The 244 built single-family homes sit on eight plats, from the 1988 ranch homes of the original Plat Book 41 section on Glen Hollow Drive and Sweet Bay Lane to the 2001 to 2006 homes of North Unit Four on L Burton Fletcher Court. Every single-family home that sold in the last twelve months was one story. The 13 sales, by street, from the county field cards:
| Closing date | Street | Year built | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|---|
| 3 Oct 2025 | Hunters Ridge Drive | 1988 | 1,787 | $465,000 | $260.21 |
| 5 Nov 2025 | Buttonbush Place | 1995 | 1,758 | $620,000 | $352.67 |
| 7 Nov 2025 | Buttonbush Place | 1991 | 1,992 | $430,000 | $215.86 |
| 19 Nov 2025 | Hunters Lakes Court | 1995 | 1,756 | $630,000 | $358.77 |
| 30 Jan 2026 | L Burton Fletcher Court | 2005 | 1,881 | $410,000 | $217.97 |
| 5 Feb 2026 | Silverthorn Court | 1995 | 2,460 | $715,000 | $290.65 |
| 6 Feb 2026 | Silverthorn Court | 2005 | 2,367 | $700,000 | $295.73 |
| 10 Mar 2026 | Hunters Ridge Drive | 1995 | 1,696 | $639,000 | $376.77 |
| 6 Apr 2026 | L Burton Fletcher Court | 2004 | 2,243 | $775,000 | $345.52 |
| 30 Apr 2026 | Buttonbush Place | 1992 | 1,592 | $585,100 | $367.53 |
| 14 May 2026 | Hunters Ridge Drive | 1990 | 1,841 | $408,000 | $221.62 |
| 29 Jun 2026 | Buttonbush Place | 1993 | 1,712 | $275,000 | $160.63 |
| 21 Aug 2026 | Glen Hollow Drive | 1988 | 1,787 | $505,000 | $282.60 |
The spread per square foot, from $160.63 to $376.77, is the whole pricing story in one column. Two Buttonbush Place homes of similar size and age closed at $585,100 and $275,000 within two months. The county record does not say why, but condition, roof age, updates and the membership attached to each home are the usual explanations, which is why we inspect and document before we price.
Hunters Ridge Villas is the original south-side villa section: 134 attached one-story villas built from 1988 to 1995, median year 1989, on Glen Hollow Drive, Marsh Elder Court, Maiden Cane Lane, Hunters Court and Wild Coffee Court. Its twelve sales in the last twelve months closed at a $336,250 median, the average of the middle pair, $335,000 and $337,500, from $200,000 to $426,500, with heated areas of 1,186 to 1,597 square feet. The master association insures the building exteriors and reserves for roofs and painting through the $1,878.20 quarterly fee, under Declaration §5.03. Our Hunters Ridge Villas guide covers the section street by street.
The 72 North villas are paired homes on Fox Ridge Drive and F B Fowler Court, built from 1998 to 2005 and platted in Plat Book 61. They are larger and newer than the south villas and carry the $1,950.95 North quarterly fee. Only seven North villas sold in the last twelve months, so we list them: $450,000 (October 2025, Fox Ridge Drive, 1,725 square feet), $372,800 (December 2025, F B Fowler Court, 1,679), $305,000 (December 2025, Fox Ridge Drive, 1,700), $450,000 (January 2026, F B Fowler Court, 1,662), $450,000 (April 2026, F B Fowler Court, 1,746), $480,000 (April 2026, Fox Ridge Drive, 1,699) and $435,000 (May 2026, F B Fowler Court, 1,717). Widened to 24 months, ten North villa sales carry a $450,000 median. A North villa seller competes with North villas first; a South villa sale is not a fair comparable for a 2004 paired home.
Grand Pines Condominium at Hunters Ridge has 46 coach homes in eight two-story buildings on Fox Ridge Drive, built from 1996 to 2005 with a median year of 2001. Three sold in the last twelve months: $334,500 on 2 March 2026 and $415,000 on 16 March 2026 at 12607 Fox Ridge Drive, and $365,000 on 10 April 2026 at 12613 Fox Ridge Drive, with 1,684, 1,743 and 1,357 heated square feet. Widened to 60 months, the first window with ten or more sales, 17 Grand Pines sales carry a $365,000 median. Grand Pines has the strictest pet rule in the community, dogs and cats under 10 pounds, which narrows the buyer pool and belongs in the listing. See our Grand Pines at Hunters Ridge guide.
Pheasant Hollow at Hunters Ridge has 40 coach homes in ten four-unit buildings on Hiram Street, completed in 2006 under a declaration recorded on 16 December 2005 as Instrument 2005000172802. Two sold in the last twelve months: $397,500 on 25 November 2025 at 28101 Hiram Street, a 1,977 square foot four-bedroom plan, and $385,000 on 21 July 2026 at 28141 Hiram Street, 1,553 square feet. Over 60 months, ten Pheasant Hollow resales carry a $492,500 median and a $385,000 to $535,000 range. Its $2,500 quarterly fee is the highest in the community, with water and sewer inside it. Our Pheasant Hollow at Hunters Ridge guide has the building detail.
Lynx Pass at Hunters Ridge has 24 coach homes in three eight-unit buildings on Donnavid Court, completed in 2006 under a declaration recorded on 5 January 2006 as Instrument 2006000003652. It recorded no qualified sale in the 12, 24 or 36 months to 24 September 2026. The 60-month window holds two, $505,000 on 23 March 2022 and $320,000 on 16 September 2022, and the building’s full county history shows 47 qualified sales from 2006 to 2022 at a $277,000 median, which is a history of the building, not today’s value. Our Lynx Pass at Hunters Ridge guide explains the record in detail.
Per-square-foot figures on this page divide by heated living area on the county card, never by the gross total that adds garages, lanais and screen enclosures. For single-family homes and villas that is the card’s base area; for condominiums it is the card’s square footage. Over the last twelve months the overall median was $257.73 per heated square foot but only $161.70 per total square foot. When a buyer’s agent quotes a different number, the first question is which area they divided by.
Hunters Ridge medians have eased from $430,000 over three years to $408,000 over the last twelve months, and one home type can sit $250,000 away from another behind the same gate, which means the gap between a well-priced listing and an overpriced one decides whether you sell in season or carry the dues into summer. Request a free Hunters Ridge home valuation built from your own home type’s recorded sales, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers in Hunters Ridge, or see how we represent buyers in Bonita Springs.
One Hunters Ridge home sold twice, about 27 months apart, and the two deeds tell a seller more than any median. The one-story 1988 ranch at 12674 Glen Hollow Drive, 1,787 heated square feet, recorded at $599,000 on 6 May 2024 and at $505,000 on 21 August 2026, a drop of $94,000 or 15.7 percent.
Data updated: September 2026 (Lee County Property Appraiser field card for the property, both sales DOR code 01 qualified, pulled 24 September 2026).
We read both recorded sales on the county’s field card ourselves. Neither was our listing, and we do not know the parties’ terms. What the public record does show is enough to make the point every Hunters Ridge seller needs to hear before choosing a list price.
The home sits in the original Plat Book 41 section of Hunters Ridge, among the oldest single-family homes in the community. The field card records three bedrooms, two baths, one story, 1,787 heated square feet and 2,792 total square feet including the garage and lanai. The May 2024 sale at $599,000 worked out to about $335.20 per heated square foot, and it landed almost exactly on the 36-month single-family median of $599,500. In spring 2024 that price looked like the market.
Twenty-seven months later the same home recorded at $505,000, about $282.60 per heated square foot. That is $80,100 below the current twelve-month single-family median of $585,100, even though nothing about the lot, the plan or the square footage changed on the county card. The resale closed in late August, outside the February to May closing season, which in Hunters Ridge means fewer buyers are in town.
The field card does not record condition, roof age, updates, concessions, the membership type attached to the home, or how long the home was listed. Any of those can move a price by tens of thousands of dollars in a community where two same-size Buttonbush Place homes closed $310,100 apart. We are not going to guess which one mattered here, and a seller should be wary of any agent who does.
Three lessons. First, a 1988 home does not inherit the community median; it is priced on its own roof, openings and systems, because a buyer’s insurer will price it that way. Second, the membership type is worth stating up front, since a Golf or Charter membership saves the buyer a $50,000 upgrade that a county card never shows. Third, timing matters: a home that must sell in August competes with a thinner buyer pool than one listed for the season. When we price a home on Glen Hollow Drive, Sweet Bay Lane or Hunters Ridge Drive, we start with this pair of deeds, the twelve-month sales and a walk through the house.
Four Hunters Ridge homes sold twice inside the 36-month window, per their field cards, and three of the four resold for less. Besides the Glen Hollow Drive home, a Hunters Court villa went from $314,900 in June 2024 to $270,000 in May 2026, a Grand Pines unit at 12607 Fox Ridge Drive from $435,000 in May 2024 to $415,000 in March 2026, and an F B Fowler Court villa from $460,000 in April 2024 to $469,000 in March 2025. Four pairs are too few to prove a trend, but they match the medians: 2024 prices were the high-water mark, and a 2026 seller prices to 2026.
The best time to sell a Hunters Ridge home is to be listed before the club season opens in late October, so the home is in front of seasonal buyers from November through April. Over 36 months, 56 of 106 qualified Hunters Ridge sales closed between February and May, while September produced four closings and January five.
Data updated: September 2026 (Lee County Property Appraiser field cards, closing month of 106 qualified sales, 25 September 2023 to 24 September 2026; 2026-27 Golfer’s Guide; pulled 24 September 2026).
| Closing month, 106 qualified Hunters Ridge sales, 36 months | Sales | Share |
|---|---|---|
| January | 5 | 5% |
| February | 13 | 12% |
| March | 11 | 10% |
| April | 15 | 14% |
| May | 17 | 16% |
| June | 9 | 8% |
| July | 7 | 7% |
| August | 6 | 6% |
| September | 4 | 4% |
| October | 5 | 5% |
| November | 7 | 7% |
| December | 7 | 7% |
The 2026-27 season runs from the ladies’ and men’s season openers on 27 and 28 October to the Hunters Ridge Open on 7 and 8 April 2027, per the association’s 2026-27 Golfer’s Guide. Those are the months when seasonal members, their guests and their friends from home are on the course and at the clubhouse. Closings peak in spring because contracts are signed in January, February and March, while buyers are physically in town.
The course and facilities close for maintenance in late September and reopen 1 October, per the September 2026 Scorecard. Summer closings are fewer, and a summer listing reaches mostly full-time buyers and local move-up buyers. That can still work for a well-priced home, but it rewards precise pricing more than a spring listing does.
Plan backwards from the season. Exterior paint, roof work and landscaping need written Architectural Review Board approval before work starts, and the board meets on the third Monday of each month. Contractors work only weekdays and Saturdays, 7 am to 5 pm. A seller who wants to be live in early November should have ARB requests in by September and inspections, the wind-mitigation report and the estoppel request lined up in October.
We price a Hunters Ridge home from qualified county-recorded sales of the same home type over 12, 24 and 36 months, compared per heated square foot, then adjusted for the membership attached to the home, roof and system ages, code era, lanai and pool, and course or lake views, with the fee stack treated as part of the buyer’s budget.
Data updated: September 2026 (Lee County Property Appraiser field cards pulled 24 September 2026; Florida Department of Revenue 2025 parcel data; Third Amended Master Declaration; 2026 Membership Program and Fees sheet).
A single-family home competes with single-family homes, a villa with villas, and a coach home with coach homes in its own building first. We pull every qualified sale in your segment for 12, 24 and 36 months, and for coach homes as far back as the first window with ten sales. For a North villa that means seven twelve-month sales and ten over 24 months, not the South villa median.
County cards do not flag membership type, and it can be worth $50,000 on its own. Under the Third Amended Master Declaration §9.08 a Golf or Charter membership runs with title and passes to the buyer, sparing them the $50,000 golf upgrade listed on the 2026 Membership Program and Fees sheet. We confirm the type with the association before we price, and we tell golf-minded buyers exactly what they are getting.
Florida Department of Revenue 2025 parcel data shows 374 of 560 Hunters Ridge homes built in 2001 or earlier, before the statewide building code took effect on 1 March 2002. The state’s wind-mitigation form credits roofs permitted on or after that date, so a pre-2002 home with a newer permitted roof and impact openings prices differently from the same plan with an original roof. We ask for the roof permit and the wind-mitigation report at the first appointment.
Course and lake frontage, a private pool, an extended lanai, a second bedroom suite in a villa or a four-bedroom plan in Pheasant Hollow all move price. So does a first-floor versus second-floor coach home. We adjust for each against the recorded sales that share it, and we say so in the pricing memo.
A buyer who can carry $4,000 a month in total housing cost will pay less for a home whose association billing is higher. A Pheasant Hollow coach home carries about $16,517 a year in association billing with a social membership; a single-family home with a social membership carries about $9,588. We price with that in mind and show the buyer the math before they ask.
Automated estimates rarely see membership type, roof permit date, pool or course frontage, and they learn from qualified county sales that include outliers such as the $200,000 Glen Hollow Drive villa or the $275,000 Buttonbush Place home. They also cannot tell a Lynx Pass unit with no recent sale from a Grand Pines unit with three. A valuation built from segment comps and a walk through the house is more reliable, and it costs you nothing.
Club membership at Hunters Ridge is mandatory and runs with title, so every Hunters Ridge sale transfers a membership. Every home carries at least a Social membership at $4,775 a year in 2026; golf attaches to specific homes as a Golf or Charter membership or is bought as a $50,000 upgrade, capped at 420.
Data updated: September 2026 (Third Amended Master Declaration, Lee Clerk Instrument 2025000196558, recorded 22 July 2025; 2026 Membership Program and Fees sheet; 2026 approved budget).
Declaration §9.03 says: “Membership in the Association shall be mandatory and shall require the member to maintain either a Charter Membership, a Golf Membership or a Social Membership.” Memberships are capped at 562 in total and 420 for golf (§9.04), and the association’s 2026 approved budget bills golf dues to 358 memberships, so the cap is a ceiling rather than a head count.
Under Declaration §9.08, the membership type runs with the title and passes automatically to the buyer at closing. A buyer of a home carrying a Golf or Charter membership pays golf dues of $5,400 plus $351 tax on top of social dues, $10,526 a year in total, but no upgrade fee and no green fees.
A buyer of a social home who wants to play pays a golf upgrade “currently priced at $50,000” under the 2026 fee sheet, and only while golf memberships are below 420. Social members may book one tee time a month in season, charter social members two, with no guests. For a seller of a social home, that means the listing should show buyers both paths: the home as a social home, and the one-time cost of adding golf.
The First Amendment of 1991 created 147 Charter Memberships, and §9.03 says no further ones will be issued and existing ones “shall be transferred to the purchaser.” Charter members may elect Golf or Social each year under §9.10, and Golf and Charter members hold a pro-rata ownership interest in association assets on dissolution, while Social members hold none (§9.10 to §9.12). A Charter home is worth marketing as exactly that.
Under §9.08, an owner who surrenders a Golf membership can regain it only on the initiation terms in force at that time. A seller who drops golf to save a season of dues can strip $50,000 of buyer value from the home. If you are thinking of selling within a year, keep the membership and let us show the buyer what it saves them.
Every Hunters Ridge listing we take on states the membership type, the dues that go with it, the upgrade path if it is a social home, and the capital and transfer charges at closing, all confirmed against the association’s estoppel certificate. Buyers who can qualify themselves on the first read make faster and firmer offers.
A Hunters Ridge sale triggers a $3,000 resale capital assessment that the buyer owes under Declaration §4.12(B), a $400 transfer fee collected at closing, an estoppel certificate from the master association and, for a coach home, a second one from the condominium association. Lease approvals and membership transfer follow the recorded declaration.
Data updated: September 2026 (Third Amended Master Declaration §4.12(B), §7.10 and §9.08; 2026 Membership Program and Fees sheet; Treasurer’s letter on the Community Center assessment; Florida Statutes sections 720.30851 and 718.116).
The table is the 2026 fee stack your buyer inherits, from the association’s 2026 Membership Program and Fees sheet unless another document is named. The full owner’s view, with worked annual totals, is in our Hunters Ridge community guide.
| Layer | 2026 amount | Who pays and when |
|---|---|---|
| Social dues | $4,775 a year | Every home, billed in thirds on 1 January, 1 February and 1 March |
| Golf dues | $5,400 plus $351 tax, $10,526 total with social dues | Homes carrying a Golf or Charter membership |
| Golf upgrade | $50,000 one time | A social home adding golf, subject to the 420 cap |
| Food and beverage minimum | $1,250 a year per site | Every home; unspent balance billed 31 December |
| Quarterly fee | $582 single-family; $1,878.20 South villa; $1,950.95 North villa; $2,076 Grand Pines; $2,500 Pheasant Hollow; $2,050 Lynx Pass | Every home, by type |
| Sewer | $61.90 a month | Single-family homes and villas; inside the coach-home quarterly fee |
| Special assessment | $41 a month through November 2035 | Community Center project, per the Treasurer’s letter |
| Golf capital plan | $50 a month through January 2027 | Golf and Charter homes |
| Resale capital assessment | $3,000 one time at closing | The buyer, under Declaration §4.12(B), unless agreed otherwise in writing |
| Transfer fee | $400 one time at closing | Collected at closing; the contract sets who pays |
Declaration §4.12(B) sets a $3,000 resale capital assessment per site, collected at closing for the capital reserve fund, and makes it the buyer’s obligation unless buyer and seller expressly agree otherwise in writing. The board may raise it by up to 10 percent a year. In 2023 it was $1,500. Because it is negotiable, a buyer may ask you to cover it; we treat it as a contract term and settle it in the offer, not at the closing table.
The fee sheet lists a $400 transfer fee collected at closing on every sale, unchanged from 2023. The sheet does not assign it to either party, so the contract does. On a Hunters Ridge listing we state our proposed allocation in the listing file so it never surprises either side.
Every Hunters Ridge sale needs an estoppel certificate from Hunters Ridge Community Association stating what is owed on the home, including dues, special assessments and the buyer’s capital assessment. A coach-home sale needs a second one from the Grand Pines, Pheasant Hollow or Lynx Pass condominium association. Florida caps the fee at $299 for a current account, plus $119 for delivery within three business days, under section 720.30851 for the master association and section 718.116(8) for the condominium. In Lee County the seller customarily pays for the estoppel, though the contract controls.
The association financed its roughly $3,000,000 Community Center project with $760,000 from reserves and $2,240,000 by assessment, payable as a $4,000 lump sum, $74 a month for five years or $41 a month for ten, first billed October 2025, per the Treasurer’s letter. The 2026 fee sheet labels the same $41 charge as the main dining room and kitchen renovation, so the two documents disagree on the label. What happens to a remaining balance at sale is not published. Ask the office for a payoff letter before listing, disclose which option you chose, and settle the balance in the contract.
The Hunters Ridge documents we reviewed contain no buyer-approval clause for sales; leases, by contrast, need board approval under Declaration §7.10. Coach homes also sit under a condominium association, so we ask the title company to confirm what that association requires before closing. We request the estoppel in the first days after contract so nothing delays the closing date.
The association runs its own real estate office, listed on its administration page, and the 2026 approved budget carries it as a profit center with $160,000 of budgeted commissions. That is the association’s choice, and it does not restrict yours: nothing in the governing documents we reviewed ties a sale to that office, and Hunters Ridge owners may list with any licensed brokerage. Signs and open houses follow the same association policy whichever brokerage you choose.
A Hunters Ridge coach-home seller works under two regimes at once: the Chapter 718 condominium association for Grand Pines, Pheasant Hollow or Lynx Pass, and the Chapter 720 master association that owns the club. That means two document sets, two estoppel certificates and two sets of rules a buyer reads.
Data updated: September 2026 (Florida Statutes sections 718.503, 718.116, 718.112 and 553.899; Lee County Property Appraiser building records; Pheasant Hollow and Lynx Pass condominium documents posted by the association).
Both the Lynx Pass and Pheasant Hollow prospectuses say unit owners “are required, as a condition of unit ownership, to be members of the Hunters Ridge Community Association,” per the Lynx Pass documents. So a coach-home buyer reads the condominium declaration and the master declaration, and pays the master’s social dues and quarterly fee as well as any condominium assessment. The condominium associations’ own budgets are not posted publicly, so we request the current budget, reserve schedule and any pending assessment early in the listing.
For a condominium resale, section 718.503 sets out the documents the buyer receives, including the declaration, articles, bylaws, rules and the current Frequently Asked Questions and Answers sheet, and gives the buyer a review period. The Pheasant Hollow association posts a Q&A sheet; we assemble the rest before the first showing so the review period starts the day the contract is signed.
The coach-home buildings are two-story on the county’s building records. Florida’s milestone inspection law and its structural integrity reserve study requirement key on buildings of three stories or more. We state that exactly as the county records show it and draw no legal conclusion beyond it; a seller should ask the condominium association for its current structural and reserve reports so the buyer’s lender and insurer have them. The state’s SIRS reporting database shows which associations have filed.
| Condominium | Units and buildings | Built | 2026 quarterly fee | First window with 10+ sales | Last 12 months |
|---|---|---|---|---|---|
| Grand Pines | 46 in 8 buildings, Fox Ridge Drive | 1996 to 2005 | $2,076 | 60 months: 17 at a $365,000 median | 3 sales, $334,500 to $415,000 |
| Pheasant Hollow | 40 in 10 buildings, Hiram Street | 2006 | $2,500 | 60 months: 10 at a $492,500 median | 2 sales, $397,500 and $385,000 |
| Lynx Pass | 24 in 3 buildings, Donnavid Court | 2006 | $2,050 | never since 2022; history 47 sales, 2006 to 2022, $277,000 median | none |
With no qualified sale since September 2022, a Lynx Pass owner has no in-building comparable from the last three years, and the buyer’s appraiser has the same problem. We price from the two 2022 sales, the building’s history, and the recent Pheasant Hollow and Grand Pines sales adjusted for plan, floor, size and condition. Lynx Pass plans run two bedrooms plus den or three bedrooms, from 1,627 to 2,021 air-conditioned square feet under the declaration, which is the size band we compare against. The first Lynx Pass listing in four years sets the building’s new price record, so it deserves careful preparation.
Grand Pines allows only dogs and cats under 10 pounds, and only with prior written board consent under its declaration; Lynx Pass and Pheasant Hollow allow two household pets. That rule shapes who can buy, and we state it in the listing rather than let a buyer discover it in the condominium documents. Pheasant Hollow’s larger plans, up to 2,150 air-conditioned square feet under its declaration, are the reason its 60-month median runs higher than Grand Pines.
Buyers ask whether Hunters Ridge floods, what the insurance costs and how old the roof is. The answers are strong on flood: every parcel is in FEMA Zone X on panel 12071C0678F and evacuation Zone C. The work is on insurance, where two thirds of homes predate the 2002 building code.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Map Service Center, checked 24 September 2026; Lee County evacuation-zone lookup; NOAA Imperial River gauge; Citizens Property Insurance flood page; OIR-B1-1802).
Our research team queried FEMA’s live National Flood Hazard Layer at 686 parcel centroids in and around the community on 24 September 2026, and every one returned Zone X, “area of minimal flood hazard,” with no base flood elevation. Federally backed lenders do not require flood insurance outside the special flood hazard area. That is a selling point we put in the first line of the listing.
FEMA posted Lee County’s revised flood maps with an effective date of 2 March 2027. The revision changes six panels, and panel 0678 is not one of them; in the new database it remains 12071C0678F, effective 28 August 2008, per the FEMA Map Service Center. Buyers comparing Hunters Ridge with coastal Bonita Springs communities facing new zones will ask, and the answer is clean.
All 686 parcel centroids tested returned Lee County evacuation Zone C on the county’s Find My Evacuation Zone lookup. The nearby Imperial River gauge, about a kilometer away, crested at 15.32 feet after Irma on 12 September 2017 and 12.32 feet after Ian on 2 October 2022. No Hunters Ridge-specific flood or damage report was found for either storm, which is not the same as a record that no home took water. Your own disclosure and permit history matter more than any community summary.
The City of Bonita Springs holds Class 5 in FEMA’s Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums, per the city’s November 2024 notice. It applies to Zone X policies too. We state it in every Hunters Ridge listing.
Citizens Property Insurance requires flood coverage on personal residential policies with wind coverage on a phased schedule, and from 1 January 2027 on every such policy regardless of value, including in Zone X, per Citizens. Condominium unit-owner policies are exempt. For a single-family seller, a documented flood quote is part of the pricing conversation; for a coach-home seller, the exemption is a selling point.
Florida’s roof-age law, summarized in the Senate SB 808 analysis, bars an insurer from refusing a homeowners policy solely because of roof age when the roof is under 15 years old. The state’s wind-mitigation form, OIR-B1-1802, gives its best roof answer only to roofs permitted on or after 1 March 2002 or original roofs on homes built in 2004 or later. A pre-2002 Hunters Ridge home with its original roof earns no roof credit; the same home reroofed under a later permit does.
The master association insures the exterior walls and roof structure of all 80 villa buildings under Declaration §5.03, each condominium association carries its own building policy, and single-family owners insure the whole house. A villa buyer’s agent will ask where the association’s policy ends; we get the declarations page from the office at (239) 992-4900 before listing so the answer is in the file.
A wind-mitigation report is valid for up to five years if nothing material changes. For a pre-2002 single-family home, the state’s My Safe Florida Home program offers free inspections and grants of up to $10,000 for approved upgrades. Even if you are selling soon, the inspection report alone lowers the buyer’s first quote.
A Hunters Ridge seller owes the buyer Florida’s flood disclosure at or before contract, disclosure of known material defects a buyer cannot readily see, the property tax disclosure summary, and the homeowners’ association disclosure summary or condominium document package that fits the home. Coach-home sellers give both the master and the condominium materials.
Data updated: September 2026 (Florida Statutes sections 689.302, 689.261, 720.401 and 718.503; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Third Amended Master Declaration §4.12(B)).
Section 689.302 requires a residential seller to give a written flood disclosure at or before contract. The form asks whether the seller knows of flood damage during the seller’s ownership, whether the seller filed a flood insurance claim, and whether the seller received assistance for flood damage, including from FEMA. Zone X does not remove the duty. We complete it with you at the listing appointment, not at the offer.
The Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting value that are not readily observable must disclose them. An “as is” contract does not remove that duty. In Hunters Ridge the usual items are roof leaks, water intrusion around older sliding doors, and any storm repair done without a permit.
Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s taxes, because a homestead’s assessed value resets after a sale. A long-time Hunters Ridge owner’s bill can be well below what the buyer will pay. Property tax per home is not summarized on this page; the Lee County Tax Collector bill for your parcel is the record.
Single-family homes and villas in Hunters Ridge are fee simple parcels under the Chapter 720 master association, Hunters Ridge Community Association, Inc. (Sunbiz N26528). Section 720.401 sets four facts a seller should know. The disclosure summary is due before the contract is signed, not at closing. On a resale, the parcel owner supplies it. The contract must carry the statute’s voidability clause in conspicuous type. If the summary is not given before signing, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
Section 720.401(2) says the summary rule does not apply to an association regulated under Chapter 718, or where disclosure about the association is otherwise made under Chapter 718. Grand Pines, Pheasant Hollow and Lynx Pass are Chapter 718 condominiums inside the Chapter 720 master, so a coach-home seller gives the condominium resale package under section 718.503 and the condominium estoppel under section 718.116, and we also supply the master association’s disclosure summary and estoppel, because the master’s membership, dues and resale assessment still apply to the unit. Which forms apply to your sale depends on what you own; we identify them at listing and confirm them with the closing agent. This is information, not legal advice.
The statute assigns the disclosure to the seller. The recorded declaration assigns the money at resale: Declaration §4.12(B) makes the $3,000 resale capital assessment the buyer’s obligation, collected at closing, unless the parties agree otherwise in writing. Together they give a documented split: the seller owes the disclosure before contract, the buyer owes the capital assessment at closing, and the $400 transfer fee is allocated by the contract.
The Hunters Ridge rules shape both the buyer pool and the way a listing is shown. Leases need board approval, run at least 30 days and are limited to three a year; for-sale signs are limited to 6 by 12 inches; and every visitor, including a buyer and their agent, must be pre-authorized at a staffed gate.
Data updated: September 2026 (Third Amended Master Declaration §6.02, §7.09, §7.10, §7.25 and §7.26; Rules and Regulations; Sign and Open House Policy; lease application packet).
Under the Third Amended Master Declaration, no lease may be shorter than 30 consecutive days, no home may be leased more than three times a year (§7.26), no lease may run longer than one year, renewable once (§7.25), and every lease needs board approval (§7.10). While a home is leased, the owner loses use of the amenities except the restaurant. That rules out short-term rental investors, and it appeals to owner-occupants and seasonal owners who want a community without nightly rentals. The documents give different notice periods for lease applications, 10 days in the declaration, 14 in the lease packet and 30 in the rules, so a seller with a tenant in place should follow the current packet.
No sign larger than 6 by 12 inches may be displayed, including for-sale signs, unless the board authorizes it under its sign policy (§7.09). We market without a standard yard sign, through photography, video, our buyer database and targeted advertising, which is where Hunters Ridge buyers look anyway.
The Rules and Regulations say security “will NOT admit Guests or service providers who have not been pre-authorized,” and the association’s Sign and Open House Policy governs open houses. In practice that means scheduled showings with names called in to the guardhouse at (239) 992-7691 rather than drop-in traffic. We run every showing through the main gate on Hunters Ridge Boulevard.
Any exterior change, including a new paint color, needs written Architectural Review Board approval before work starts under Declaration §6.02 and §6.04, using the Request for Architectural Change form and the ARB Paint Policy. Start early if you plan paint, landscaping or a roof before listing.
Contractors may work weekdays and Saturdays from 7 am to 5 pm, never on Sundays, and every vendor must be pre-authorized at the guardhouse. The guardhouse does not accept packages. A seasonal seller who is away needs a plan for access, deliveries and inspections; we coordinate all of it through the gate so nothing waits on the owner being in Florida.
We market a Hunters Ridge home with professional photography, video and aerial footage of the course and lakes, a listing file that answers the membership, fee, roof, flood and condominium questions up front, direct outreach to seasonal and full-time buyers, and pre-cleared showings through the gate. Every offer is negotiated by a partner.
Data updated: September 2026 (2026 Membership Program and Fees sheet; 2026-27 Events Guide; Third Amended Master Declaration).
As Top 1% Real Estate Agents Nationally Since 2008, we budget every listing’s marketing like it is our own sale. Hunters Ridge sells a setting: a fairway view from a Silverthorn Court lanai, a villa backing onto a lake, the clubhouse and the new Community Center, the pool that reopens on 14 November 2026, and the location eight minutes from downtown Bonita Springs without traffic. We shoot professional photography and video for every listing and use licensed aerial footage to show the course and the gate.
Every Hunters Ridge listing we take on carries a document file: the membership type confirmed by the association, the 2026 fee stack for the home type, the capital assessment and transfer fee explained, the Community Center assessment status, the FEMA Zone X record, the roof permit and year, the four-point and wind-mitigation inspections, the ARB approvals, and for coach homes the condominium documents and structural reports. Buyers’ agents send it to insurance agents and lenders before the first showing.
The multiple listing service reaches agents; it does not reach the seasonal visitor who plays Hunters Ridge as a member’s guest and is deciding whether to buy. We market to our own Southwest Florida buyer database, to buyers who have toured with Marc in the same price band, and through social channels and targeted digital advertising timed to the October-to-April season.
The association’s 2026-27 Events Guide runs from Oktoberfest on the patio in October to the car show on 19 February 2027 and the member-guest tournaments in March. A buyer paying $4,775 a year in social dues wants to see what it buys. We show them.
We write the membership terms into the contract: the membership type that passes with title under §9.08, who pays the $3,000 resale capital assessment that §4.12(B) assigns to the buyer, how the $400 transfer fee is handled, and how any remaining Community Center balance is settled. Each is checked against the estoppel certificate before closing.
With a dozen or so sales a year in a segment, an appraiser can reach for the wrong comparable, such as a South villa for a North villa or a Grand Pines unit for a Pheasant Hollow four-bedroom plan. When an appraisal comes in low, we supply the comparables the appraiser did not use, request a reconsideration of value through the lender, and negotiate a split where the buyer can support it.
Selling a Hunters Ridge home typically costs about 4.0 to 4.3 percent of the price before any buyer-agent compensation, and about 6.5 to 6.8 percent if the seller also offers the buyer’s side, once commissions, deed stamps at $0.70 per $100, the owner’s title policy, closing fees and the estoppel are counted. Commissions are negotiable.
Data updated: September 2026 (Florida Statutes sections 201.02, 718.116 and 720.30851; Florida Administrative Code rule 69O-186.003; NAR settlement practice changes; Lee County Property Appraiser medians pulled 24 September 2026).
These examples use the twelve-month villa median of $372,800, the 60-month Grand Pines median of $365,000 and the twelve-month single-family median of $585,100. Commission lines are examples of negotiated terms, not set rates. The property tax proration is left out of the totals because it depends on your own bill and closing date; the title company prorates from the actual bill.
| Estimate for illustration | $372,800 villa | $365,000 Grand Pines coach home | $585,100 single-family home |
|---|---|---|---|
| Listing-side commission, example 2.5% | $9,320 | $9,125 | $14,628 |
| Buyer-side compensation if the seller offers it, example 2.5% | $9,320 | $9,125 | $14,628 |
| Deed documentary stamp tax, $0.70 per $100 | $2,610 | $2,555 | $4,096 |
| Owner’s title insurance premium, promulgated rate, seller pays in Lee County | $1,939 | $1,900 | $3,001 |
| Title search and settlement fee, estimate | $1,200 | $1,200 | $1,300 |
| Municipal lien search, estimate | $175 | $175 | $175 |
| Estoppel certificates, $299 each | $299 (master) | $598 (master and condominium) | $299 (master) |
| Estimated total, with buyer-side compensation | $24,863 (6.7%) | $24,678 (6.8%) | $38,127 (6.5%) |
| Estimated total, without it | $15,543 (4.2%) | $15,553 (4.3%) | $23,499 (4.0%) |
| Estimated proceeds before payoff and proration, without it | $357,257 | $349,447 | $561,601 |
The buyer, not the seller, pays the $3,000 resale capital assessment under the recorded declaration, and the $400 transfer fee is allocated by contract. A mortgage payoff, repair credits, any concession, the tax proration and prorated dues and assessments are separate. Deed stamps follow the Florida Department of Revenue’s per-$100 method, and the owner’s title premium follows the state-promulgated schedule in rule 69O-186.003.
Since 17 August 2024, offers of buyer-broker compensation cannot appear on the MLS, and buyers sign a written agreement with their own agent before touring, per the National Association of Realtors. Commissions were always negotiable and remain so. A seller may still offer compensation to the buyer’s agent, or a concession toward the buyer’s costs, outside the MLS, and in a market where medians have eased that choice can widen the buyer pool. We walk through it in writing before the listing agreement is signed. For the statewide breakdown, see our guide to seller closing costs in Florida.
In Lee County the seller customarily pays the deed stamps, the owner’s title policy and the estoppel, and the buyer records the deed and pays the lender’s policy, but Florida law does not assign closing costs and the contract controls. The standard Florida Realtors and Florida Bar AS IS contract lets the parties allocate each line.
Florida has no state income tax, so a Hunters Ridge sale is taxed only federally. A main home owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal homes and rentals are treated differently, so ask a tax professional.
Data updated: September 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA guidance; Lee County Property Appraiser repeat sales).
The Internal Revenue Service’s Topic 701 explains the section 121 exclusion: a seller who owned and used the home as a main home for at least two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 on a joint return. Publication 523 has the worksheets. We are not tax advisers, so we recommend a conversation with a CPA before listing.
Many Hunters Ridge homes are second homes. For an owner who never made Hunters Ridge a main home, the gain is taxable at federal capital gains rates, reduced by the cost of documented improvements such as a permitted roof, impact windows or a pool. Keep the permits and invoices; they reduce the gain and help sell the house.
A seller who is a foreign person for tax purposes faces FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. The title company handles the withholding; we coordinate remote signing so you do not need to be in Bonita Springs to close.
Hunters Ridge wins the buyer who wants a gated private club at a lower price, with golf optional; Palmira wins the buyer who wants 27 holes and a higher-priced product. For a Hunters Ridge seller, the comparison is the pricing argument: our August 2026 MLS pull put Palmira’s median at $725,000 against Hunters Ridge’s $408,000 county median.
Data updated: September 2026 (Hunters Ridge: Lee County Property Appraiser field cards, 12 months to 24 September 2026; Palmira: Southwest Florida MLS closed sales in our August 2026 pull; different record systems).
The two communities sit a few minutes apart on the east side of I-75, and many buyers tour both. Our Palmira golf community guide covers Palmira’s membership terms, home types and flood details; the table uses only figures from our own research.
| Decision factor | Hunters Ridge | Palmira Golf Club |
|---|---|---|
| Holes | 18, par 72, Gordon Lewis design, six sets of tees | 27, per the club’s official site |
| Golf model | Social membership mandatory; golf attaches to specific homes or costs a $50,000 upgrade, capped at 420 | Member-owned club; terms in our Palmira guide |
| Club ownership | Owned by Hunters Ridge Community Association, Inc. (Declaration §9.01) | Member-owned |
| Sales counted and median | 37 county-recorded sales, $408,000, 12 months | 39 MLS closings, $725,000, August 2026 pull |
| Median $ per square foot | $257.73 per county heated sq ft | $330 per MLS living sq ft |
| Days on market and sale-to-list | not in this edition | 64 days, 97.2% (August 2026 pull) |
| Annual cost to belong, entry level | $4,775 social dues plus $1,250 dining minimum | not in our research |
| FEMA flood zone | Zone X on every parcel, panel 12071C0678F | see our Palmira guide |
| Years built | 1988 to 2006, median 1997 | not in our research |
| Home types | Single-family, villas, coach-home condominiums | see our Palmira guide |
Price, flexibility and flood map. A buyer can live inside a private club with a staffed gate, a new Community Center, courts and a pool for a social home at a fraction of Palmira’s median, add golf later for $50,000 if the cap allows, and carry a Zone X flood map. That is the story a Hunters Ridge listing tells.
Golf volume and newer product. A buyer for whom 27 holes are the center of the week, with a budget around or above $725,000, will lean to Palmira. We do not fight that buyer; we find the buyer for whom Hunters Ridge is the better fit.
Because Palmira and Bonita National sit $72 to $105 a square foot higher on their MLS figures, a Hunters Ridge home priced near its own recorded comps looks like value to a buyer touring both. Priced above its comps, it loses that edge and competes on finish level with newer homes. We price to keep the value story intact.
For most Hunters Ridge homes in marketable condition, a full listing nets the most. A cash offer can make sense for a pre-2002 home needing a roof an insurer will not accept, or a seller who must close in days. Selling by owner saves the listing fee but shifts pricing, disclosure, gate access and membership questions to the seller.
| What matters to you | Full-service listing | Cash buyer or iBuyer offer | Sale by owner |
|---|---|---|---|
| Price achieved | Full market 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 |
| Membership, fee and condo questions | Answered in the listing file | Priced into the offer | Seller must research and explain |
| Gate access for showings | Scheduled and pre-cleared by the team | One visit | Seller calls in every visitor |
| Disclosure risk | Managed with written disclosures | Still owed by the seller | Carried entirely by the seller |
| Costs | Negotiated commission plus standard closing costs | Service fee or discount built into the offer | Closing costs, marketing, often buyer-side compensation |
| Best for | Most homes, most sellers | Distressed or time-critical sales | Experienced sellers with a buyer already lined up |
Choose a full listing if your home is in marketable condition and you can be live for the late-October-to-April season, which describes most Hunters Ridge owners, and a full listing reaches cash buyers too. Choose an investor cash offer only for a home needing repairs an insurer will not accept or a closing in days. Every buyer, cash or financed, still takes on the mandatory membership, the $400 transfer fee and the $3,000 capital assessment. We will run the net proceeds side by side at no cost.
Request a free Hunters Ridge home valuation online, call Jesse direct at (239) 898-6072, or book a walk-through. We send a value built from the recorded sales of your own home type, single-family, villa or coach home, adjusted for membership, roof, plan, setting and condition, with the active competition shown alongside it.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. Send us your address, your membership type, your roof year and permit, renovations with permits, your latest association statements, your Community Center assessment option, and any wind-mitigation or four-point inspection.
Get your free Hunters Ridge home valuation and we will send a value built from recorded Hunters Ridge sales, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and there is no obligation to list.
Jesse McGreevy is a top-reviewed Hunters Ridge listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review
These are the questions Hunters Ridge owners ask us most often before they list, answered from the county record, the association’s recorded declaration and 2026 fee sheet, and Florida law. Owners elsewhere in the city can start with our Bonita Springs guides. For anything specific to your home, call Jesse direct at (239) 898-6072.
Price it from recorded sales of your own home type, confirm your membership type in writing, gather the roof, wind-mitigation, estoppel and condominium documents buyers ask for, and be listed before the club season opens in late October. Explain the fee stack and the $3,000 capital assessment in the listing so buyers can qualify themselves.
Look for an agent who prices from your home type’s recorded sales, can explain Golf, Charter and Social memberships to buyers, and negotiates personally. McGreevy and Comisar, based on South Tamiami Trail in Bonita Springs, are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Start with your home type: over the twelve months to 24 September 2026, single-family homes sold at a $585,100 median, villas at $372,800, South villas at $336,250, and five coach homes between $334,500 and $415,000. Then adjust for membership, roof, plan, setting and condition. Request our free Hunters Ridge valuation for a range built from those sales.
Modestly. The overall median moved from $430,000 over 36 months to $415,000 over 24 and $408,000 over 12, and per heated square foot from $276.00 to $257.73. The windows overlap and the mix of homes sold is not controlled, so treat it as direction rather than a forecast.
The Lee County Property Appraiser recorded 37 qualified Hunters Ridge sales between 25 September 2025 and 24 September 2026: 13 single-family homes, 19 villas and five coach homes, out of 560 built homes. County keying can lag recording by four to six weeks, so a few late-summer closings may still be added.
Days on market are an MLS field, and our MLS pull for Hunters Ridge was not complete for this September 2026 edition, so we will not quote one. A correctly priced home listed for the season usually meets the most buyers between November and April, and closings typically follow 30 to 60 days after contract.
Sale-to-list ratios need asking prices, which county records do not hold, so they are not in this edition. For context only, our August 2026 MLS pull showed 97.2 percent at Palmira, a different community and record system. We pull the Hunters Ridge list and sale history for your segment before recommending a price.
List before the club season opens in late October. Over 36 months, 56 of 106 qualified Hunters Ridge sales closed between February and May, and September produced four. Those are closing dates, so contracts were signed earlier, while seasonal buyers were in town.
The buyer, under Declaration §4.12(B), unless buyer and seller expressly agree otherwise in writing. It is collected at closing for the capital reserve fund, and the board may raise it by up to 10 percent a year, so confirm the current amount on the estoppel certificate.
The 2026 fee sheet lists a $400 transfer fee collected at closing on every sale but does not assign it to either party, so the purchase contract decides. We state our proposed allocation in the listing file so it is settled in the offer.
Yes. Every sale needs one from Hunters Ridge Community Association, and a coach-home sale needs a second from its condominium association. Florida caps the fee at $299 each for a current account, plus $119 for delivery within three business days, and in Lee County the seller customarily pays.
Yes. A Golf or Charter membership runs with title and passes to your buyer at closing under Declaration §9.08, and the buyer pays no $50,000 upgrade on a home that already carries one. The $3,000 capital assessment and the $400 transfer fee still apply.
It passes to your buyer. Declaration §9.03 says no further Charter memberships will be issued and existing ones “shall be transferred to the purchaser.” Charter members may elect Golf or Social each year and share in association assets on dissolution, so market the status clearly.
Yes, while golf memberships are below the 420 cap. The upgrade is listed at $50,000 on the 2026 fee sheet, and the 2026 budget bills golf dues to 358 memberships. Golf-minded buyers should confirm availability with the association office before closing.
No. An owner who surrenders a Golf membership can regain it only on the initiation terms in force at that time, so dropping golf to save a season of dues can strip $50,000 of value from the home in a buyer’s eyes. Keep it and let us show buyers what it saves them.
No. The association runs an on-site real estate office as a profit center with $160,000 of budgeted 2026 commissions, but nothing in the governing documents we reviewed ties a sale to that office. You may list with any licensed brokerage and should choose on pricing evidence, marketing reach and negotiating record.
The Hunters Ridge documents we reviewed contain no buyer-approval clause for sales, while every lease needs board approval under Declaration §7.10. Coach homes also sit under a condominium association, so we ask the title company to confirm what that association requires before closing.
Only a small one. Declaration §7.09 limits signs, including for-sale signs, to 6 by 12 inches unless the board authorizes otherwise under its sign policy. We market online, through our buyer database and with targeted advertising instead.
Open houses follow the association’s Sign and Open House Policy, and the staffed gate admits only pre-authorized guests. In practice that means scheduled showings with names called in to the guardhouse rather than drop-in traffic, which we arrange for you.
Yes, for any exterior change, including paint color, under Declaration §6.02 and §6.04. The Architectural Review Board meets on the third Monday of each month, so submit requests a month or more before you plan to list, and use the approved palette.
Hunters Ridge is in FEMA Zone X, the area of minimal flood hazard, on every parcel, on FIRM panel 12071C0678F effective 28 August 2008. Lee County’s revised maps effective 2 March 2027 do not revise that panel, and the community is in evacuation Zone C.
Federally backed lenders do not require flood insurance in Zone X. The exception is Citizens Property Insurance, which requires flood coverage on every personal residential policy with wind coverage from 1 January 2027, even in Zone X; condominium unit-owner policies are exempt.
Yes. Florida’s flood disclosure under section 689.302, given at or before contract, asks whether you know of flood damage during your ownership, whether you filed a flood insurance claim, and whether you received flood assistance, including from FEMA. Zone X does not remove the duty.
The flood disclosure, known material defects under Johnson v. Davis, the property tax disclosure summary, and either the Chapter 720 disclosure summary before contract for a single-family home or villa, or, for a coach home, the Chapter 718 condominium resale package plus the master association’s materials. Confirm the forms with your closing agent; this is information, not legal advice.
The coach-home buildings are two-story on the county’s building records, and Florida’s milestone inspection and structural integrity reserve study rules key on three stories or more. Ask your condominium association for its current structural and reserve reports so buyers have them.
From the building’s own history and its neighbors. Lynx Pass recorded two sales in 60 months, $505,000 and $320,000 in 2022, and 47 sales from 2006 to 2022 at a $277,000 median, which is history rather than today’s value. We add recent Pheasant Hollow and Grand Pines sales adjusted for plan, floor and condition.
Yes. Over twelve months single-family homes sold at a $585,100 median and $290.65 per heated square foot, villas at $372,800 and $253.35, and coach homes one by one between $334,500 and $415,000. Each segment has its own buyer, fee and insurance profile, so price against your own segment.
Usually more than a cosmetic update. 374 of 560 homes were built before the 2002 code, and the state wind-mitigation form credits roofs permitted on or after 1 March 2002. A current wind-mitigation report and the roof permit belong in your listing file.
It can, so address it up front. The $41 a month through November 2035 is one of three Community Center payment options in the Treasurer’s letter; if you are on a monthly plan, the balance shows on the estoppel certificate, and the contract settles how it is handled.
In our worked examples, about 4.0 to 4.3 percent without buyer-side compensation and 6.5 to 6.8 percent with it, before the tax proration and any payoff. The main items are the negotiated commission, deed stamps at $0.70 per $100, the owner’s title policy, closing fees and the estoppel.
Only if they choose to. Since 17 August 2024, buyer-agent compensation cannot be offered on the MLS, and buyers sign their own agreements with their agents. A seller can still offer compensation or a concession outside the MLS, and it can widen the buyer pool.
Florida has no state income tax. Federally, a main home you owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal homes are taxed differently, so ask a CPA.
Yes. An as-is contract lets the buyer inspect and cancel rather than demand repairs, but it does not remove your duty to disclose known defects or the statutory disclosures, and the buyer’s insurer will still want a four-point and wind-mitigation report on an older home.
Only after comparing it with a realistic open-market price. Cash offers trade price for speed, and every Hunters Ridge buyer still takes on the mandatory membership and closing charges. Get a comp-based valuation first, then compare net proceeds side by side and vet proof of funds.
Yes, to one who accepts the rules: leases need board approval, run at least 30 days, are limited to three a year and to one year, renewable once, and the owner loses amenity use while the home is leased. Short-term rental investors will not fit.
Yes. The sale works like any other, with FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. We coordinate remote signing with the title company, so you do not need to be in Bonita Springs to close.
Hunters Ridge’s west edge runs along I-75, and FDOT’s widening project 452544-1 from Golden Gate Parkway to Alico Road includes noise walls in qualifying locations, subject to an owner survey. No published source says whether a Hunters Ridge segment qualifies. Buyers near the highway edge will ask, and we answer with FDOT’s own records.
Only as context. Palmira’s MLS median of $725,000 and $330 per square foot come from a different record system and a 27-hole club. A Hunters Ridge home prices from Hunters Ridge sales; Palmira’s higher figures are the reason a correctly priced Hunters Ridge home looks like value.
Your deed and title policy, your membership type, recent association statements, your Community Center assessment option, roof, AC and window permits, a wind-mitigation report, your insurance and claim history, and any ARB approvals. Coach-home sellers add their condominium documents and structural reports.
Yes. We coordinate showings, inspections and contractor access through the guardhouse, gather the estoppel and documents, and arrange a mail-away or remote closing with the title company. Many seasonal sellers close without returning to Florida.
A Hunters Ridge specialist knows which of the three home types, which plat, which membership class and which buyer pool a home belongs to, and sells the life around it: the course, the clubhouse, the new Community Center, a staffed gate and downtown Bonita Springs eight minutes away without traffic. Buyers pay for that setting when a listing explains it well.
If you are thinking, “I need someone to sell my house in 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 Hunters Ridge, Palmira, Bonita Fairways, Worthington, Spanish Wells, Bonita National, Pelican Sound, Shadow Wood, or Grandezza, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Hunters Ridge addresses fall in the School District of Lee County’s South Zone 3 for 2026-27, per the district’s School Zones page. NCH North Hospital’s 24-hour emergency department is about 18 minutes away without traffic, Bonita Beach Park about 14 and Southwest Florida International Airport about 26. Those are the drive times a relocating buyer asks for first.
As Top 1% Real Estate Agents Nationally Since 2008, we have seen small facts cost sellers contracts: a social home marketed as if it carried golf, a villa buyer surprised by the quarterly fee, a coach-home buyer who never received the condominium package in time. In Hunters Ridge each of those is avoidable with the right file on day one.
Many of our sellers are also buyers, moving from a villa into a single-family home, downsizing into a coach home, or trading into another Bonita Springs club. Read our guide to buying a home in Hunters Ridge, and call Marc at (239) 287-5873 to time the sale and the purchase together. For a value on the home you are selling first, request a Hunters Ridge home valuation.
If you are thinking of selling in Hunters Ridge, call the team that prices from your home type’s own recorded sales, confirms and markets the membership that passes with your title, explains the fee stack and capital assessment to every buyer, and runs every showing through the gate. McGreevy and Comisar have represented Bonita Springs sellers since 2008 from our South Tamiami Trail office.
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.
Hunters Ridge recorded-sale record, last 12 months: 37 qualified sales at a $408,000 median and $257.73 per heated square foot, per Lee County Property Appraiser field cards pulled 24 September 2026. Single-family homes led on price with 13 sales at a $585,100 median, and villas led on volume with 19 sales at $372,800. Few Hunters Ridge homes of any one type come up in a given month, so the next owner who sells should call us first.
Request your free Hunters Ridge home valuation and we will send a value built from your home type’s recorded sales. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Or jump to the Hunters Ridge valuation section on this page.
Jesse McGreevy is a top-reviewed Hunters Ridge 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 and have represented buyers and sellers across Southwest Florida since 2008.
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) within the Florida Department of Business and Professional Regulation. Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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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 deed and parcel record, Hunters Ridge Community Association’s recorded and published documents, state and federal agencies, Florida law, the City of Bonita Springs and named news reporting. Each was retrieved between 24 and 26 September 2026. We do not cite real estate brokerage or listing sites.
These are the forms, recorded documents and statutes a Hunters Ridge seller is most likely to need, each linked to the official source that publishes it: Hunters Ridge Community Association, the State of Florida, Lee County or the federal government.
Market data from Lee County Property Appraiser recorded sales (field cards, DOR-qualified), pulled 24 September 2026; Palmira and Bonita National figures from Southwest Florida MLS, pulled August 2026. Brokered by Domain Realty.