We price your Hunters Ridge villa from your own section's recorded sales and answer the roof, fee and insurance questions before a buyer's agent asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser field cards for all 206 villa parcels, 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 on Bonita Beach Road, and this is our seller’s guide to one section of one community: the 206 attached, one-story villas described in our Hunters Ridge Villas guide. If you own a South villa on Maiden Cane Lane, Marsh Elder Court, Glen Hollow Drive, Wild Coffee Court, Hunters Court or Hunters Ridge Drive, or a North villa on Fox Ridge Drive or F B Fowler Court, this page gives you the recorded sale prices, the roof and fee facts, the costs and the timing that decide what you net.
The villas sit inside Hunters Ridge, the gated golf and country club community of 562 sites on 275 acres in Bonita Springs, ZIP 34135. They are fee-simple homes, not condominium units, and they have no villa association of their own: the Hunters Ridge Community Association insures the building shells, mows the grounds and saves for the roofs through a South Villas budget and a North Villas budget. That structure is the first thing a buyer’s agent asks about, and it is the reason a villa listing has to be built differently from a single-family listing or a coach-home listing two streets away.
In the twelve months to 24 September 2026, the Lee County Property Appraiser recorded 19 qualified villa sales, all resales, at a median of $372,800 and $253.35 per heated square foot, from $200,000 to $480,000. Those 19 sales split into two very different markets: 12 South villas at a $336,250 median, and 7 North villas that we list one by one because seven sales is not a median. Widen the North window to 24 months and it holds 10 sales at a $450,000 median. That gap of more than $100,000 between the two halves of one villa section is the single most important pricing fact on this page.
To sell a Hunters Ridge villa in 2026, price it from your own section’s recorded sales rather than a Hunters Ridge average, assemble the roof, reserve, insurance and estoppel documents a buyer’s agent will ask for, list so that you are live before the February to May closing season, and hire a listing team that can explain the villa fee and the roof program in one conversation.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 206 villa folios, DOR-qualified improved sales, windows measured to 24 September 2026, read 26 September 2026).
That sequence matters here because a Hunters Ridge villa is not one product. A 1989 South villa of 1,186 heated square feet in a four-unit building and a 2004 North duplex villa of 1,746 square feet share a gate, a clubhouse and a master association, but not the roof history, the fee line, the lot size or the buyer. The recorded sales show it: in the same twelve months, South villas ran from $200,000 to $426,500 and North villas from $305,000 to $480,000.
A single-family owner in Hunters Ridge pays a $582 quarterly association fee and handles their own roof, insurance and yard. A villa owner pays $1,878.19 a quarter in the South or $1,950.93 in the North in the 2026 approved budget, and in return the association insures the concrete block shell and roof structure of all 80 villa buildings, runs the landscaping and irrigation, and funds painting and roof reserves that owners vote on each year. A buyer is therefore buying into a shared building program as much as a home, and the listing has to show where that program stands.
These are the ten facts about selling a Hunters Ridge villa that matter most in September 2026, each drawn from the Lee County Property Appraiser’s field cards, the association’s recorded declaration, budgets and minutes, City of Bonita Springs permits or Florida law, and each explained in the section that covers it.
This seller’s guide to the Hunters Ridge villas runs from the recorded market to the roof program, the fee and insurance facts buyers ask about, the disclosures and costs of a sale, a comparison with the Grand Pines coach homes, and the answers villa owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Hunters Ridge Villa in 2026? · Why List Your Hunters Ridge Villa With McGreevy and Comisar? · What Is the Hunters Ridge Villa Market Doing for Sellers Right Now? · What Did Every Hunters Ridge Villa Sell For in the Last 12 Months? · Have Hunters Ridge Villa Owners Sold for More Than They Paid? · A Hunters Ridge Villa Sale on F B Fowler Court, Worked Through
Pricing, Roofs, Fees and Insurance: How Do We Price a Hunters Ridge Villa? · How Does the Roof Program Affect Selling a Hunters Ridge Villa? · What Are the Hunters Ridge Villa Fees Your Buyer Will Pay? · Who Insures a Hunters Ridge Villa, and What Will a Buyer’s Insurer Ask? · How Does the Club Membership Affect a Hunters Ridge Villa Sale?
Disclosures, Rules and Timing: What Must a Hunters Ridge Villa Seller Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Hunters Ridge Rules Affect a Villa Sale? · When Is the Best Time to Sell a Hunters Ridge Villa?
Marketing, Negotiation and Your Options: How Do We Market a Hunters Ridge Villa? · How Do We Negotiate a Hunters Ridge Villa Contract? · Hunters Ridge Villas vs Grand Pines at Hunters Ridge: Which Will Your Buyer Choose? · What Does It Cost to Sell a Hunters Ridge Villa? · Do I Pay Capital Gains Tax When I Sell My Hunters Ridge Villa? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Hunters Ridge Villa Valuation?
Answers and Local Expertise: What Hunters Ridge Villa Sellers Say About Working With Us · Frequently Asked Questions, Hunters Ridge Villas Seller Edition · Why Does a Hunters Ridge Villa Specialist Matter When You Sell? · Thinking of Selling Your Hunters Ridge Villa? 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. A Hunters Ridge villa owner who lists with us gets a price built from their own section’s recorded sales, answers to the roof, fee and insurance questions before a buyer’s agent asks, and every offer negotiated by a partner.
If you are searching for the best realtor to sell your Hunters Ridge villa, or thinking, “I need a listing agent who knows the difference between a South villa and a North villa,” 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 Maiden Cane Lane or F B Fowler Court 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 tracked every one of the 206 villa parcels on the Lee County Property Appraiser’s roll, read each field card, and sorted 858 recorded transfers back to 1988 into qualified sales and everything else. We tracked the 610 transfers the county coded as qualified, arm’s-length sales of a finished villa and set aside the 248 it did not. That is the file we start from on every villa listing. When a Glen Hollow Drive owner asks what their villa is worth, the answer begins with the twelve recorded South sales at a $336,250 median, not with the $372,800 all-villa figure that blends in the North.
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 a villa with a Grand Pines coach home or a Hunters Ridge single-family house 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 South villa list price built on the North’s $450,000 median. We will not tell a buyer the South roof question is settled when the association’s own committee letters say it is not. And we will not describe a villa’s carrying cost as the villa fee alone when every villa also pays $4,775 in Social dues, sewer and a dining minimum. Buyers here arrive with an insurance agent who reads Declaration §5.03, and a listing that has already answered their questions 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 Hunters Ridge villa market is steady in volume and softer in price. In the twelve months to 24 September 2026, 19 qualified villa sales closed at a $372,800 median and $253.35 per heated square foot, and calendar-year medians have eased from $425,000 in 2023 to $340,000 in 2026 to date, with the South carrying most of the decline.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved villa 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.
| Window to 24 September 2026 | All villas | South villas | North villas |
|---|---|---|---|
| 12 months | 19 sales, median $372,800 | 12 sales, median $336,250 | 7 sales, listed individually |
| 24 months | 37 sales, median $372,800 | 27 sales, median $335,000 | 10 sales, median $450,000 |
| 36 months | 56 sales, median $399,950 | 39 sales, median $360,000 | 17 sales, median $455,000 |
| 60 months | 81 sales, median $400,000 | 56 sales, median $375,000 | 25 sales, median $450,000 |
With an even count, the median is the mean of the middle pair: the 12 South sales center on $335,000 and $337,500, and the 36-month all-villa figure on $399,900 and $400,000. Price per square foot is per heated square foot as the county records it, which leaves out the garage, lanai and screened areas.
Calendar-year medians for all villas were $410,000 in 2022 on 11 sales, $425,000 in 2023 on 12, $406,250 in 2024 on 20, $386,400 in 2025 on 18 and $340,000 in 2026 on 15 sales to 24 September. The South section fell from $399,000 in 2024 to $350,000 in 2025 and $335,000 so far in 2026, while the North held at $450,000 in both 2025 and 2026 after $498,750 in 2024. Small annual counts swing hard, so read this as direction, not a forecast. The same years saw the South roof question become a live issue in association letters, and a 2024 fee jump driven by building insurance, both explained below.
Villas are the most frequently traded product in Hunters Ridge and sit at its middle price point. 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 |
|---|---|---|---|---|
| South villas | 134 | 1988 to 1995 | 12 months, 12 sales | $336,250 |
| North villas | 72 | 1998 to 2005 | 24 months, 10 sales | $450,000 |
| Single-family homes | 244 built | 1988 to 2023 | 12 months, 13 sales | $585,100 |
| 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 |
| 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) |
Across all of Hunters Ridge, 37 qualified sales in the same twelve months closed at a $408,000 median and $257.73 per heated square foot, so the villas’ $253.35 a foot sits close to the community figure while their median price sits below it. For the whole-community 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 villa listings and show them beside the recorded sales.
Nineteen Hunters Ridge villas sold in qualified, county-recorded sales from 25 September 2025 to 24 September 2026, from $200,000 on Glen Hollow Drive to $480,000 on Fox Ridge Drive. Nineteen is an odd count, so the $372,800 median is a single observed sale, a December 2025 sale on F B Fowler Court.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved sales recorded 25 September 2025 to 24 September 2026, read 26 September 2026).
| Recorded | Street | Section | Price | Heated sq ft | Price per heated sq ft | Bed/bath | Villas in building | Year built |
|---|---|---|---|---|---|---|---|---|
| October 24, 2025 | Fox Ridge Dr | North | $450,000 | 1,725 | $260.87 | 2/2 | 2 | 1999 |
| December 9, 2025 | F B Fowler Ct | North | $372,800 | 1,679 | $222.04 | 3/2 | 2 | 2003 |
| December 22, 2025 | Maiden Cane Ln | South | $400,000 | 1,419 | $281.89 | 3/2 | 4 | 1989 |
| December 22, 2025 | Fox Ridge Dr | North | $305,000 | 1,700 | $179.41 | 2/2 | 2 | 1999 |
| January 8, 2026 | F B Fowler Ct | North | $450,000 | 1,662 | $270.76 | 3/2 | 2 | 2004 |
| February 19, 2026 | Glen Hollow Dr | South | $337,500 | 1,423 | $237.17 | 2/2 | 3 | 1989 |
| February 20, 2026 | Maiden Cane Ln | South | $395,500 | 1,396 | $283.31 | 2/2 | 2 | 1994 |
| April 13, 2026 | F B Fowler Ct | North | $450,000 | 1,746 | $257.73 | 2/2 | 2 | 2004 |
| April 15, 2026 | Maiden Cane Ln | South | $335,000 | 1,597 | $209.77 | 2/2 | 3 | 1994 |
| April 15, 2026 | Fox Ridge Dr | North | $480,000 | 1,699 | $282.52 | 3/2 | 2 | 1998 |
| May 6, 2026 | F B Fowler Ct | North | $435,000 | 1,717 | $253.35 | 2/2 | 2 | 2004 |
| May 14, 2026 | Maiden Cane Ln | South | $426,500 | 1,490 | $286.24 | 3/2 | 4 | 1993 |
| May 26, 2026 | Hunters Ct | South | $270,000 | 1,487 | $181.57 | 3/2 | 4 | 1993 |
| June 30, 2026 | Glen Hollow Dr | South | $200,000 | 1,487 | $134.50 | 3/2 | 4 | 1989 |
| July 1, 2026 | Maiden Cane Ln | South | $340,000 | 1,186 | $286.68 | 2/2 | 4 | 1991 |
| July 7, 2026 | Wild Coffee Ct | South | $306,000 | 1,490 | $205.37 | 3/2 | 3 | 1989 |
| August 18, 2026 | Glen Hollow Dr | South | $375,000 | 1,490 | $251.68 | 3/2 | 3 | 1989 |
| August 25, 2026 | Glen Hollow Dr | South | $315,000 | 1,186 | $265.60 | 2/2 | 4 | 1989 |
| September 3, 2026 | Maiden Cane Ln | South | $305,000 | 1,490 | $204.70 | 3/2 | 4 | 1993 |
Dollar volume across the 19 was $6,948,300: $4,005,500 in the South section and $2,942,800 in the North. Every one of them was a resale; no builder has sold a new villa here since 2005.
The 12 South villa sales had a median of $336,250, the mean of the middle pair, $335,000 and $337,500, and a median of $244.43 per heated square foot. They ranged from $200,000 to $426,500, and every one was a villa built from 1989 to 1994. Twelve sales is the first window with ten or more South sales, so this is the South figure a South seller should anchor to.
Seven North sales in twelve months is too few for a median, so they are the seven North rows above: $450,000, $372,800, $305,000, $450,000, $450,000, $480,000 and $435,000. The first window with ten or more North sales is 24 months: ten sales at a $450,000 median, the middle pair both $450,000, from $305,000 to $500,000, and a median of $259.30 per heated square foot. The three North sales in that window that predate the 12-month list were $430,000 on F B Fowler Court in November 2024, $500,000 on Fox Ridge Drive in February 2025 and $469,000 on F B Fowler Court in March 2025.
The 19 sales fell into four bands, which shows where villa buyer money actually is.
| Price band, 19 villa sales, 12 months to 24 September 2026 | Sales | Section mix |
|---|---|---|
| Under $310,000 | 5 | 4 South, 1 North |
| $310,000 to $379,999 | 6 | 5 South, 1 North |
| $380,000 to $439,999 | 4 | 3 South, 1 North |
| $440,000 and over | 4 | 0 South, 4 North |
Every sale at $440,000 or more was a North villa, and the South’s best results, $426,500, $400,000 and $395,500, all came on Maiden Cane Lane. A South seller who wants the top of the South band needs the updates and the lot to justify it; a North seller who wants to break $480,000 needs something the other North villas lack, such as one of the section’s 13 private pools.
The $200,000 sale on Glen Hollow Drive in June 2026, $134.50 per heated square foot, is the lowest qualified villa sale in 36 months and pulls the South figures down; the county still coded it as an arm’s-length sale. At the top, the highest qualified villa sale on record is $725,000 for a pool villa on F B Fowler Court in July 2023, followed by $625,000 for a pool villa on Fox Ridge Drive in January 2024 and $600,000 on F B Fowler Court in November 2023. All three are North villas.
| Street | Section | Sales in 36 months | Median |
|---|---|---|---|
| Fox Ridge Dr | North | 8 | $467,500 |
| F B Fowler Ct | North | 9 | $450,000 |
| Maiden Cane Ln | South | 15 | $400,000 |
| Glen Hollow Dr | South | 8 | $353,750 |
| Marsh Elder Ct | South | 5 | $350,000 |
| Wild Coffee Ct | South | 5 | $340,000 |
| Hunters Ct | South | 4 | $324,450 |
| Hunters Ridge Dr | South | 2 | $292,000 |
Counts under ten on a street are reference points, not market rates. Maiden Cane Lane, the largest South street with 59 villas and 19 golf-coded lots, is where the South record is deepest and the South prices run highest.
Hunters Ridge villa prices have eased from their 2023 peak while the North held its $450,000 median, which means the gap between a well-priced villa listing and an overpriced one decides whether you sell in season or carry the villa fee into summer. Request a free Hunters Ridge villa valuation built from your own section’s recorded sales, 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 the Hunters Ridge villas.
Most Hunters Ridge villa sellers have sold for more than they paid. Of the 56 qualified villa sales in the 36 months to 24 September 2026, 50 closed above the seller’s own last qualified purchase price, 5 closed below it and 1 closed at the same price, after a median hold of 8.75 years and a median gain of about 4.8 percent a year.
Data updated: September 2026 (Lee County Property Appraiser field cards; each qualified villa sale in the window paired with the same parcel’s previous qualified sale on the card; windows measured to 24 September 2026).
The twelve-month picture is narrower but points the same way. All 19 villas sold in the last twelve months had an earlier qualified sale on their county card: 14 sold for more than the seller paid, 4 for less and 1 for exactly the same price, after a median hold of 8.8 years and a median gain of 3.72 percent a year. The long holders did best. Three South villas bought in 1993, 1995 and 1998 for $116,400 to $135,000 resold in 2026 for $305,000 to $375,000.
Every villa that sold for less than its owner paid in the last 36 months had been bought between 2021 and 2024, at or near the top of the market:
| Section and street | Bought | Paid | Sold | Sold for |
|---|---|---|---|---|
| North, F B Fowler Ct | April 2022 | $560,000 | November 2024 | $430,000 |
| North, F B Fowler Ct | October 2021 | $416,000 | December 2025 | $372,800 |
| South, Maiden Cane Ln | March 2023 | $489,900 | April 2026 | $335,000 |
| South, Hunters Ct | June 2024 | $314,900 | May 2026 | $270,000 |
| South, Maiden Cane Ln | March 2023 | $345,000 | July 2026 | $340,000 |
Two lessons follow. First, a villa bought from 2021 to 2024, near the peak, and sold within about four years is the one case where the record shows real losses, so a recent buyer should price with the current section median, not the purchase price, in view. Second, the largest single loss came on a Maiden Cane Lane villa bought for $489,900 in 2023, far above any South sale since; a South villa priced like a North villa does not hold that price when it resells.
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 section median, and the questions are how far above and how fast. If you bought in 2021 to 2024, your break-even may sit above today’s median, and the pricing conversation has to weigh carrying cost 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 Hunters Ridge villa valuation is where that starts.
The clearest way to see how a Hunters Ridge villa is valued is one recorded sale, followed from its first owner to its latest. The villa below is a North duplex villa on F B Fowler Court whose public record we tracked on the Lee County Property Appraiser’s field card and in the association’s own documents; we did not represent either side of this sale.
Data updated: September 2026 (Lee County Property Appraiser field card and qualified sale history for one F B Fowler Court villa, read 26 September 2026; association 2017 board minutes; City of Bonita Springs permit records).
A two-bedroom, two-bath North villa with 1,746 heated square feet, built in 2004 as half of a duplex on a golf-coded county card, on F B Fowler Court, the North street the association’s documents call Fox Run. It is one of the larger North two-bedroom plans, the kind that often carries more heated space than a North three-bedroom.
The villa first sold new in September 2004 for $277,700, when the last North villas on F B Fowler Court were being completed. It resold in April 2015 for $261,500, below the 2004 new price, a reminder that a villa bought new near a market peak can take years to earn its price back. That 2015 buyer is the owner whose sale this section follows.
Two years after that purchase, North villa owners approved a $12,500 per-villa special assessment at a special meeting on 9 January 2017, which the board approved on 27 January for “roof replacement by Atlantis Roofing” and the repainting of F B Fowler Court in 2017. City permits show a tear-off and tile-to-tile re-roof on each of the 72 North villa addresses between February and July 2017, every one finaled. The 2015 buyer therefore paid $12,500 on top of the purchase price and, in return, owned a villa with a new roof and fresh paint for the rest of the hold.
The villa sold again in April 2026 for $450,000, $257.73 per heated square foot. Against the 2015 price of $261,500, that is a gain of $188,500, about 72 percent over eleven years, or roughly 5.1 percent a year compounded. Counting the $12,500 roof assessment as part of the cost, the gain was still about $176,000 before selling costs. The sale matched the North’s 24-month median of $450,000 exactly.
Three other F B Fowler Court villas sold in the same twelve months: $450,000 in January 2026 for a 1,662 square foot three-bedroom, $435,000 in May 2026 for a 1,717 square foot two-bedroom, and $372,800 in December 2025 for a 1,679 square foot three-bedroom whose owner had paid $416,000 in 2021. Four villas on one short street, built from 2003 to 2004 with nearly the same heated area, sold $77,200 apart. The county record does not say why. Condition, updates, the lot and what the lanai looks at are the likeliest reasons, and they are exactly what a listing has to show.
For a North seller, the 2017 roof is not background; it is the reason a North villa can be priced at the section median rather than discounted for an insurer’s roof questions, and the permit belongs in the listing file. For every villa seller, the spread on F B Fowler Court says that the section median is a starting point, not a price: two villas of the same age and size can sit tens of thousands of dollars apart. The record also cannot tell us the days on market, the list price or the negotiation behind this sale, because those live in the MLS, which is not part of this edition.
No McGreevy and Comisar sale of a Hunters Ridge villa 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 villa, plus the negotiation experience of a team that has sold over $900 million in Southwest Florida real estate.
We price a Hunters Ridge villa in five steps: we start from your own section’s recorded sales, narrow to villas of your plan size, adjust for the lot and the golf line, weigh your roof position and the membership attached to your villa, and finish with condition, openings and the live competition. The result is a range you can check sale by sale.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 206 villas, windows measured to 24 September 2026).
A South villa prices from South sales and a North villa from North sales, because the two sit about $100,000 apart at the median: $336,250 on 12 South sales in 12 months against $450,000 on 10 North sales in 24 months. North villas are newer, built 1998 to 2005 against 1988 to 1995, larger at a median of 1,699 heated square feet against 1,430, carry 2017 roofs, and sit on larger lots, a median of 4,781 square feet against 2,860.
The South cards fall into clear size groups. The smallest plans run 1,086 to 1,198 heated square feet, with 18 villas at exactly 1,186, all two-bedroom. The middle group, 1,378 to 1,435 square feet, has 39 villas, nearly all two-bedroom. The largest common plan runs 1,446 to 1,525 square feet, with 19 villas at 1,487 and 14 at 1,490, and 48 of its 54 villas have three bedrooms. Ten Tract H villas on Maiden Cane Lane are larger two-bedroom plans of 1,597 to 1,631 square feet. Every North villa has 1,512 to 1,833 heated square feet, and most North two-bedroom plans are larger than the North three-bedroom plans.
The Property Appraiser writes a golf land line on 120 of the 206 villa cards. In the last 12 months, the eight sales on golf-line cards had a median of $417,500 against $315,000 for the eleven without; over 36 months, South golf-line villas sold at a median of $387,637.50 on 18 sales against $334,000 on 21 for the rest of the South. That is a valuation classification, not a view guarantee, and the county’s two golf indicators disagree on 24 villa lots, so we walk the lanai before we price the view.
A North villa’s 2017 roof is an asset we price in. A South villa’s roof belongs to the association’s South program, so its price reflects the section’s reserve position rather than the villa’s own tiles; the committee letters are public, and the South sales above were made by buyers who could read them. Separately, a villa that already carries a Golf or Charter membership saves a golfing buyer the $50,000 upgrade, and we confirm the membership type on the estoppel certificate before we list.
The bedroom count moves villa prices less than most owners expect. In the last 12 months the four North two-bedroom sales had a median of $442,500 and the three North three-bedroom sales $450,000; in the South, the three-bedroom plans sold for less than the two-bedroom plans ($306,000 against $337,500), because the four lowest South sales of the year were all three-bedroom villas. Condition, air-conditioning age, impact windows or approved shutters, kitchens and baths, and the lot move villa prices more than the bedroom count does.
An automated estimate reads a ZIP code, a bedroom count and a square footage. It does not know that a Hunters Ridge villa is fee simple with an association-insured shell, that the North and South sections carry different roof histories, that a golf line on the county card is worth a premium, or that the membership attached to one villa differs from its neighbor’s. On a street where four similar villas sold $77,200 apart, those are the facts that decide the price.
A buyer compares your villa with the villas for sale the week they tour. Active and pending listings come from the MLS, which is not part of this edition, so we pull them at your valuation and set them beside the recorded sales. If three South villas of your plan are listed at once, the lowest-priced one sets the pace, and we price to be the villa a buyer’s agent shows first.
The roof program is the biggest difference between selling a North villa and selling a South villa in Hunters Ridge. North villas were re-roofed tile to tile in 2017 and carry that permit as a selling point; South villas face an association roof replacement that the South Villa Committee expects in the mid-2030s, which buyers read about in public minutes before they make an offer.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Approved Budgets and reserve funding schedule; board minutes 2017, 2021, 15 September 2023, 23 October 2024 and 26 August 2026; City of Bonita Springs permit portal).
The declaration makes villa owners responsible for their villas, “including but not limited to gutters, sidewalks, driveways and patios” (§5.04), and lets the board step in on roofs, paint and party walls (§4.11). In practice the association replaces villa roofs and repaints villa exteriors section by section, funded by villa reserves that owners vote on each year: “Villa owners were reminded again that reserve funds are voted upon annually,” in the 2021 minutes. Gutters stay the owner’s.
All 72 North roofs were replaced in 2017 under one city permit per address, paid for by the $12,500 per-villa assessment. The North roof reserve is rebuilding for the next cycle: the 2026 reserve schedule carries the North roofs at $1,739,000 with a 30-year life and 22 years remaining, with $339,164 in the North roof reserve on 30 September 2025, about $4,711 per villa, and in August 2026 “North Villa members elected to move about $38,500 into their roof reserve.” A North seller should put the 2017 permit number and a current wind-mitigation report in the listing; together they answer the roof question on the state inspection form and on most insurers’ applications.
| South villa roof line | Figure | Source |
|---|---|---|
| Replacement cost in the 2026 reserve schedule | $4,221,000, about $31,500 per villa | 2026 Approved Budgets |
| Estimated life and remaining life | 25 years, 9 remaining | 2026 Approved Budgets |
| Roof reserve balance, 30 September 2025 | $653,737, about $4,879 per villa | 2026 Approved Budgets |
| 2026 monthly roof contribution | $55 per villa | 2026 Approved Budgets |
| Committee’s target replacement date | 1 January 2034 (2023 letter); 1 January 2036 (2024 letter) | Minutes, 2023 and 2024 |
| Committee’s special-assessment range if not fully funded | $15,000 to over $20,000 per villa | Minutes, 23 October 2024 |
No South villa building shows a whole-roof replacement in the city’s permit portal, whose records begin in 2008, and when the South roofs were last replaced is not in any document we found.
The committee’s letter with the 2025 ballot said “a roof evaluation was done in January 2024 estimating a twelve-year remaining life,” that $4,050,000 would be “required on 1/1/2036 to Fully Fund the reserve,” and that “selection of any of the less than fully funded options will result in special assessments ranging from a low of $15,000 to over $20,000.” It urged owners “to have some plan in place to pay the special assessment when it comes due.” The South roof line in the reserve schedule has climbed from $3,485,000 in 2021 to $4,221,000 in 2026. Our own arithmetic, for illustration only: at $31,500 per villa, a $4,879 balance and $55 a month for nine more years, a South villa would still be roughly $20,700 short before interest and cost increases, in line with the committee’s own range.
We put the reserve facts in the listing file in plain words, with the source documents, because a buyer’s agent will find the committee letters either way, and a seller who presents them first controls how they are read. A South villa whose owner has updated the windows, the air conditioning and the entry door can still compete at the top of the South band. What we will not do is describe the roof question as settled, or quote an assessment figure as fact before the association levies one.
The 2017 North assessment also paid for repainting F B Fowler Court in 2017 and the Fox Ridge Drive villas in 2020. For the South, the committee’s letters say “painting is the main expense of this fund and is currently scheduled for 2027,” with $430,000 needed by 1 January 2027 in the 2024 letter; the South exterior reserve held $268,777 on 30 September 2025, and the 2026 reserve summary plans $250,000 of South villa spending. The 2023 letter adds the rule every South seller should know: “Before large projects such as painting or roof replacement can start all required funds must be on hand. If funding is not on hand all residents will receive a Special Assessment.” The painting contract and any painting assessment are not published.
That is a contract term, not a fixed rule. The standard Florida contracts allocate assessments levied before and after closing in specific ways, and buyer and seller can agree otherwise in writing. A South roof or painting assessment that has not yet been levied will not appear on the estoppel certificate, so if a ballot or a board vote falls inside your contract period, settle who pays in the offer. Before you sign a listing agreement, ask us to price your villa with the roof outlook in view, or call Jesse direct at (239) 898-6072.
A Hunters Ridge villa buyer inherits a 2026 quarterly villa fee of $1,878.19 in the South or $1,950.93 in the North in the approved budget, plus $4,775 a year in Social dues, sewer at $61.90 a month and a $1,250 dining minimum, about $14,773 a year for a South Social villa and $15,064 for a North before taxes and insurance.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Approved Budgets and 2026 Membership Program and Fees sheet).
A buyer’s lender and a buyer’s budget both read that number, so we show it in the listing, line by line, rather than letting a buyer discover it in the estoppel certificate.
| Component, per villa per month, 2026 budget | South villa | North villa |
|---|---|---|
| Common area share (Comcast bulk, common landscaping, lakes, streetlights, staff) | $193.26 | $193.26 |
| Villa operating expenses (building insurance, landscaping, irrigation, mailboxes, staff) | $332.80 | $347.05 |
| Exterior reserve (painting, soffits, roof repairs) | $45.00 | $45.00 |
| Roof replacement reserve | $55.00 | $65.00 |
| Total per month | $626.06 | $650.31 |
| Quarterly fee in the 2026 budget | $1,878.19 | $1,950.93 |
| Quarterly fee on the 2026 fee sheet | $1,878.20 | $1,950.95 |
The villa fee includes the community’s Comcast bulk agreement, so a villa buyer does not need a separate internet contract, and it pays the landscaping and irrigation that a single-family owner buys separately.
| Line, 2026 fee sheet | South villa, Social | North villa, Social |
|---|---|---|
| Social dues | $4,775.00 | $4,775.00 |
| Quarterly villa fee × 4 | $7,512.80 | $7,803.80 |
| Sewer, $61.90 × 12 | $742.80 | $742.80 |
| Food and beverage minimum | $1,250.00 | $1,250.00 |
| $41 monthly special assessment × 12 | $492.00 | $492.00 |
| Total | $14,772.60 | $15,063.60 |
The fee sheet says the $41 monthly assessment “does not apply to all properties,” so we confirm with the office whether it applies to your villa; without it, the totals are $14,280.60 and $14,571.60. The association’s documents label that charge two ways: the fee sheet calls it the renovation of the Main Dining Room and Kitchen areas, while the Treasurer’s letter ties the same $41 a month, ten-year option to the Community Center project, payable instead as a $4,000 lump sum or $74 a month for five years. A villa with a Golf or Charter membership attached replaces the $4,775 Social line with $10,526 and adds the $50 monthly golf capital plan through January 2027.
From 2023 to 2024 the villa fee rose about 29 percent in both sections, from $1,512.00 to $1,949.16 a quarter in the South and from $1,551.00 to $1,991.16 in the North, because the villa building insurance lines rose from $131,500 to $343,345 in the South and from $65,000 to $184,485 in the North. The lines have since eased to $281,500 and $151,700 in 2026, and the fees to $1,878.19 and $1,950.93. A buyer who remembers the 2024 jump will ask whether it is coming back; the answer we give is the budget history, not a promise.
Premiums came in under budget, and the villa sections have banked the difference. The March 2026 minutes record that “the Villas will report another surplus in 2026 once again due to lower than budgeted insurance premiums,” with cumulative restricted operating reserves of $132,280 for the South and $75,132 for the North. For a seller, those surpluses are part of the story that the fee is under control.
The 2027 villa fees are not published yet; the association adopts each year’s budget late in the prior year, with the South and North reserve ballots that set the painting and roof contributions. The 2026 ballot results are not posted as separate documents, and property taxes are not published per villa. We ask the association office, (239) 992-4900, for the current figures before your listing goes live, so the numbers in your listing match the estoppel certificate your buyer will see.
A Hunters Ridge villa is insured in two layers: the association insures all 80 villa buildings’ exterior concrete block walls and roof structure under one policy, and each owner insures the interior, the windows, the lanai, any pool and their own liability, under Declaration §5.03. A buyer’s insurer prices the owner’s layer, so the listing has to document it.
Data updated: September 2026 (Third Amended Master Declaration §4.04 and §5.03; Rules approved by the board 8 May 2024; 2026 Approved Budgets).
Declaration §5.03 says: “The Association obtains property insurance for all eighty (80) villa buildings (206 total villa units) annually. This property insurance covers the basic exterior portions of each building such as the exterior concrete block walls and roof structure systems.” The cost sits inside the villa fee, about $2,100 per villa a year in the 2026 budgets. “Screen only enclosures, other than pool enclosures, will be insured by the Association.”
The same section leaves out “all floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning/heating equipment, water heaters, water filtration systems, plumbing fixtures, built-in cabinets and counter tops, windows, window treatments,” and air-conditioning compressors serving one villa, and it makes lanai improvements and “swimming pools and pool screen enclosures, and liability for pools” the owner’s to insure. On a Hunters Ridge villa the windows sit on the owner’s side of the line, which is why a window or shutter permit is worth money in a listing.
The Rules the board approved on 8 May 2024 contain a villa insurance section, §29, stating: “Each building has a five percent (5%) deductible for windstorm, hail, or hurricane damage,” and “if a building is damaged all 206 villa owners are responsible to provide the deductible amount for its repair. HRCA currently has NO reserves established for the villa property insurance deductibles.” The appraised building values are not published, so the dollar size of that deductible cannot be computed here. The Rules posted on the association’s documents page today, a file created 22 May 2026, do not contain that villa insurance section, and whether it was dropped or renumbered is not published. A buyer’s agent may ask how loss assessment coverage would respond; we ask the office for the current master policy declarations page before listing so the answer is on paper.
Florida’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, asks whether a home was built to the Florida Building Code and whether the roof covering was permitted on or after 1 March 2002. By the county cards, 168 of the 206 villas were built in 2001 or earlier, all 134 South villas and 34 North villas, 8 North villas in 2002 and 30 from 2003 to 2005. Because all 72 North roofs were replaced under 2017 permits, every North villa has a post-2002 roof permit to show an inspector.
| Code era | Villas | Detail |
|---|---|---|
| Before Hurricane Andrew, local codes (1988 to 1991) | 104 | All South |
| 1992 to 2001, before the Florida Building Code | 64 | 30 South, 34 North |
| Built in 2002 (permit date decides) | 8 | North, Fox Ridge Drive |
| Florida Building Code era (2003 to 2005) | 30 | North |
Citizens Property Insurance requires flood coverage on most new and renewing personal residential policies with wind coverage by 1 January 2027, including homes outside the special flood hazard area, and exempts condominium unit-owner policies. A Hunters Ridge villa is a fee-simple home, not a condominium, so a buyer should not assume that exemption applies; the buyer’s own agent answers which form the villa is written on. We simply make sure the flood zone, the elevation facts and the permits are in the file.
A wind-mitigation report under five years old, a four-point report if your air conditioning, water heater or electrical panel is older, the North 2017 roof permit or the South reserve documents, any window, door or shutter permit, and Declaration §5.03 itself, so the buyer’s agent can see exactly where the association’s coverage stops. The state’s My Safe Florida Home program offers eligible homesteaded owners free wind-mitigation inspections and grants for approved upgrades, and any exterior change still needs Architectural Review Board approval first.
Every Hunters Ridge villa carries a mandatory club membership, at least Social, and the membership type runs with title to the buyer. A villa 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 villa 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, villas included, must carry a Charter, Golf or Social membership (Declaration §9.03), and the membership type passes to the buyer at closing (§9.08). Memberships are capped at 562 in total and 420 for golf (§9.04). Two villas side by side can carry different memberships, which is why we confirm yours on the estoppel certificate before we list.
Social dues of $4,775 a year cover the clubhouse, the Community Center, the pool, the courts and dining. A Social villa 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 only be regained 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, and a buyer who wants golf can upgrade after closing, subject to the cap. We market a Social villa on its section, its roof and its value, and a Golf or Charter villa on all of that plus the membership.
At closing the association collects a $3,000 Resale Capital Assessment, which Declaration §4.12(B) makes the buyer’s unless buyer and seller agree otherwise in writing, and a $400 transfer fee. 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 season a buyer may ask the seller to cover the $3,000 as a concession; that is a negotiation, not an obligation.
The fee sheet lists a $41 monthly assessment through November 2035 that “does not apply to all properties,” and the Treasurer’s letter shows it as the ten-year option of a $4,000 per-member Community Center assessment. What happens to a remaining balance at sale is not published, so we ask the office for a payoff letter before listing and settle it in the contract.
A Hunters Ridge villa seller owes the buyer the Chapter 720 homeowners association disclosure summary before the contract is signed, the statutory flood and property-tax disclosures, and any known fact that materially affects value and is not readily observable. Because a villa is fee simple under the master association, the condominium resale package does not apply. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes Sections 720.401, 720.30851, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Third Amended Master Declaration).
Florida’s homeowners association statute requires that a prospective buyer of a parcel in a mandatory association receive a disclosure summary “before executing the contract for sale,” and on a resale the parcel owner supplies it. The summary tells the buyer that membership is mandatory, that recorded covenants govern use, and that assessments are owed and may change. The contract must carry the statute’s voidability clause in conspicuous type, and if the summary is not delivered before signing, the buyer may cancel by written notice “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first.” That right cannot be waived and ends at closing. We attach the summary to the listing file so it goes to every buyer before an offer is written.
Hunters Ridge mixes two legal regimes inside one master association. The single-family homes and the 206 villas are fee-simple parcels under the Chapter 720 master, and their sellers deliver the Section 720.401 summary. Grand Pines, Pheasant Hollow and Lynx Pass are Chapter 718 condominiums inside that master, whose sellers deliver the condominium resale documents under Section 718.503 and obtain a condominium estoppel under Section 718.116 as well as the master’s. If you are comparing notes with a coach-home neighbor, the two processes are genuinely different; your closing agent or attorney confirms which applies to your deed.
The association’s estoppel certificate states what is owed on your villa: assessments, fees, any special assessment levied and any violation. Section 720.30851 governs its contents, delivery time and fee, capped for a current account at $299, plus $119 for delivery within three business days and $179 more if the account is delinquent. A villa has no sub-association, so one master estoppel covers the sale. The title company usually orders it, and the Lee County custom is that the seller pays.
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. On a villa, the questions that matter are leaks through a shared wall, prior water damage, roof leaks reported to the association, and unpermitted work. The South Villa Committee’s reserve letters are public documents; ask your attorney how to reference them, and give buyers the source documents rather than a summary.
Florida now requires a residential seller to deliver a flood disclosure at or before the contract, stating whether the seller knows of flood damage during their ownership, filed a flood insurance claim or received federal flood assistance. Every villa parcel sits in FEMA Zone X, but the form asks about your own experience, not the map. Florida also requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, because the seller’s homestead exemption and Save Our Homes cap do not carry over.
Florida’s structural integrity reserve study and milestone inspection laws apply to condominium and cooperative buildings of three stories or more. The villas are one-story fee-simple homes under a homeowners association, so neither applies, and a villa seller does not deliver a structural reserve study. For the condominium coach homes nearby, the buildings are two-story on the county’s building records, and the statutes key on three stories or more.
Buyers of Hunters Ridge villas ask three things: the flood zone, how the building came through Irma and Ian, and what the city permits show. Every villa parcel sits in FEMA Zone X and Lee County evacuation Zone C, the association reported only minor storm damage, and the permit portal shows 497 records on villa addresses since 2008.
Data updated: September 2026 (FEMA Flood Insurance Rate Map panel 12071C0678F; Lee County evacuation zones; association board minutes 2017 and 2022; City of Bonita Springs permit portal).
Every Hunters Ridge parcel, the 206 villas included, falls in FEMA Zone X on Flood Insurance Rate Map panel 12071C0678F, effective 28 August 2008, and Lee County’s revised flood maps effective 2 March 2027 do not revise that panel. Federally backed lenders do not require flood insurance in Zone X, and the City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program policies. Lee County places every Hunters Ridge parcel in evacuation Zone C, and the Florida Building Code maps give the community a 160 mph ultimate design wind speed inside the wind-borne debris region.
After Hurricane Irma in 2017, the general manager reported “some facia and soffit repair, minor roof tile damage,” power out for ten days and “wind gusts over 100mph,” and added that “a tornado touched down behind the villas on the west side of Marsh Elder Ct.” After Ian in 2022, the manager reported “minimal damage to Hunters Ridge Community Association during the hurricane.” No permit on any villa address cites Ian. Zone X is not a promise against water, and buyers who know the Imperial River’s record crest after Irma will ask; the honest answer is the map, the minutes and your own disclosure.
The city’s permit portal holds 497 records on the 206 villa addresses from 2008 to 2026: 182 air-conditioning permits, the 72 North roof replacements of 2017, 62 window and door permits, 56 shutter permits, 22 remodels, 20 screen rooms and 16 garage doors. Before listing, pull the list for your address, close any expired permit, and gather the Architectural Review Board approvals for exterior changes such as a lanai enclosure or shutters. Unpermitted work surfaces at inspection or appraisal, and on an attached villa it can involve a neighbor’s building too.
Five Hunters Ridge rules shape a villa sale: the sign limit, the gate and open-house policy, the leasing rules for a tenant in place, the 72-hour water shut-off rule while the villa sits empty, and Architectural Review Board approval for any exterior work you plan before listing. None of them stops a sale, but each changes how we run it.
Data updated: September 2026 (Third Amended Master Declaration §5.02, §6.02, §7.09, §7.10, §7.25 and §7.26; Sign and Open House Policy; Rules and Regulations).
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 (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 villa buyers find the listing online, so the sign matters far less than the photographs and the document file.
Villa leases run 30 days to one year, no more than three a year, with board approval before move-in (§7.10, §7.25, §7.26). A lease survives a sale unless the tenant agrees otherwise, and showings must respect the tenant’s rights, so we time a listing around a lease end where we can and write showing windows into the plan.
“Any owner absent from his or her villa for more than seventy-two (72) hours shall close the main water shut-off valve to the villa (not irrigation) prior to departure” (§5.02). A villa listed while its owner is up north still falls under that rule, so we build it into the showing routine and make sure the buyer’s inspector knows where the valve is.
Any exterior change needs written Architectural Review Board approval before work starts (§6.02), including doors, windows, shutters, screens, paint and landscaping; the board meets monthly and the ARB on the third Monday. Interior updates do not need ARB approval, but contractors must be pre-authorized at the gate and work weekdays and Saturdays from 7:00 am to 5:00 pm. Start ARB requests early if you want them finished before the season.
Our research found no buyer-approval clause for sales in the Hunters Ridge documents reviewed; leases, by contrast, need board approval under §7.10. The association collects the $400 transfer fee and the capital assessment at closing, and we confirm the current process with the office and the title company before you list.
The best time to have a Hunters Ridge villa on the market is from November through April, so that it closes in the February to May window when most villa sales record. Over the last 36 months, 27 of the 56 qualified villa sales recorded from February through May, and May alone produced 10.
Data updated: September 2026 (Lee County Property Appraiser qualified villa sales, 36 months to 24 September 2026, by month of recording).
| Month recorded | Villa sales, 36 months | Share |
|---|---|---|
| January | 2 | 4% |
| February | 7 | 13% |
| March | 2 | 4% |
| April | 8 | 14% |
| May | 10 | 18% |
| June | 7 | 13% |
| July | 4 | 7% |
| August | 4 | 7% |
| September | 1 | 2% |
| October | 3 | 5% |
| November | 3 | 5% |
| December | 5 | 9% |
A recorded sale lags the handshake by the contract period, so a May recording usually means a March or April contract. That fits a villa 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 villa listed by early January meets those buyers at the start of their search, not the end.
June still produced seven sales over three years, so summer is not closed, but September produced one. A summer seller should price to the current section median rather than last season’s high and expect fewer, more serious buyers. If you are deciding between listing now and waiting for the season, ask us for a Hunters Ridge villa valuation at both dates, or call Jesse direct at (239) 898-6072.
We market a Hunters Ridge villa on what only a villa here offers: one-story living with an attached garage, an association that insures the shell and keeps the grounds, a gated club under two-thirds of a mile from every villa, and a document file that answers the roof, fee and insurance questions before a buyer’s agent has to ask.
Data updated: September 2026 (Lee County Property Appraiser field cards; association 2026 budgets and fee sheet; road distances from each villa parcel center to the association office).
The features that draw villa buyers are features of the property: no stairs, a private entrance and an attached garage on every villa, association landscaping and irrigation, a lock-and-leave routine with the 72-hour water rule in place, and a clubhouse one to three minutes away by road. The 13 North pool villas and the golf-coded lots on Fox Ridge Drive, F B Fowler Court, Maiden Cane Lane, Marsh Elder Court and Glen Hollow Drive draw the highest prices. We lead each listing with the features your villa actually has.
Villa photographs are won or lost on the lanai and the light. We shoot the lanai view at the right time of day, show the garage and the laundry, and film a short walk from the front door to the lanai so an out-of-town buyer sees the plan. For golf-coded lots we show what the lanai actually looks at, not an aerial that promises a fairway the lot does not face.
A villa listing we build carries the estoppel figures, the section’s budget page and reserve position, the North 2017 roof permit or the South committee letters, Declaration §5.03 on insurance, the permit list for the address, the wind-mitigation and four-point reports, the membership type and the disclosure summary. A buyer’s agent who can read all of it before the first showing writes a cleaner offer.
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. Buyers who already live in Hunters Ridge and want to move from a single-family home or a coach home into a one-story villa are part of that audience, and we reach them without breaking the rules.
Some villa owners prefer a quiet sale to a known buyer. An off-market sale limits competition, so we test the price against the recorded section sales before recommending it, and we tell you plainly what the wider market would likely pay.
We negotiate every Hunters Ridge villa contract at the partner level, and we negotiate the villa-specific terms as carefully as the price: the $3,000 capital contribution, the allocation of any roof or painting assessment levied during the contract, the inspection findings on the owner’s side of the insurance line, and the appraisal on a street where similar villas sold far apart.
Data updated: September 2026 (Third Amended Master Declaration §4.12(B) and §5.03; Lee County Property Appraiser qualified villa 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’s inspector will look hardest at the items Declaration §5.03 leaves to the owner: the windows, the air conditioning, the water heater and the lanai. 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.
When four villas on one street sell $77,200 apart, an appraiser can reach for the wrong comparable. We send the appraiser the section sales we priced from, with the plan size, lot and roof facts that justify your price, so the valuation starts from the right villas.
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 the estoppel certificate.
A buyer weighing a Hunters Ridge villa against a Grand Pines coach home is choosing between ownership types more than prices: a villa is a one-story fee-simple home under the master association alone, while a Grand Pines coach home is a condominium unit, half of them upstairs, under its own condominium association inside the master. Prices overlap, so the difference has to be sold.
Data updated: September 2026 (Lee County Property Appraiser field cards, villa windows to 24 September 2026 and Grand Pines 60-month window; Grand Pines Declaration of Condominium; association 2026 budgets and fee sheet).
| Factor | Hunters Ridge villa | Grand Pines coach home |
|---|---|---|
| Ownership | Fee-simple lot and home under Declaration Article V | Condominium unit under its Declaration of Condominium, O.R. 2687, Page 2325 (1996) |
| Associations | Hunters Ridge Community Association only | Grand Pines condominium association plus the master |
| Homes and buildings | 206 in 80 one-story buildings of 2 to 4 | 46 in 8 two-story buildings of 4 or 6 |
| Stairs | None | 23 ground-floor and 23 second-floor units |
| Year built | 1988 to 1995 South; 1998 to 2005 North | 1996 to 2005, by building |
| Heated area | 922 to 1,854 sq ft (medians 1,430 South, 1,699 North) | 1,331 to 1,743 sq ft |
| 2026 HRCA quarterly fee | $1,878.19 South, $1,950.93 North (budget) | $2,076, water and sewer included |
| Roofs | North re-roofed 2017; South replacement estimated for the mid-2030s | Every building re-roofed 2013 to January 2025 |
| Pets | Master rules; no weight limit found | Dogs and cats under 10 pounds with board consent |
| Seller’s resale documents | Section 720.401 summary; one master estoppel | Section 718.503 resale documents; condominium and master estoppels |
| Qualified sales, first 10+ window | 19 in 12 months, $372,800 median | 17 in 60 months, $365,000 median |
| Median price per heated sq ft | $253.35 (12 months) | $243.18 (60 months) |
| FEMA flood zone | X | X |
A villa wins the buyer who wants one-story living with no stairs, fee-simple ownership with one association instead of two, a pet over ten pounds, and, in the North, a 2017 roof and the chance at a private pool. Those are the points we lead with when a buyer is touring both.
Grand Pines wins the buyer who wants every roof already replaced today, water and sewer inside one quarterly fee, and a small condominium with its own pool, and who is comfortable with a second-floor unit. A South villa seller competing with Grand Pines should be ready to explain the South roof program clearly, because that is the comparison a buyer will draw.
Grand Pines has traded slowly, 17 sales in five years, while the villas recorded 19 in one, so a villa buyer usually has more choice and a villa seller more competition. Price inside your own section’s band and let the ownership, the single story and the fee structure do the persuading. Grand Pines owners weighing their own sale can read our guide to selling a Grand Pines coach home and our Grand Pines at Hunters Ridge guide.
Selling a Hunters Ridge villa costs roughly 4.3 to 4.5 percent of the price in our worked examples without any buyer-agent compensation, and about 6.8 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 one estoppel.
Data updated: September 2026 (Florida Statutes Section 201.02; Florida Administrative Code Rule 69O-186.003; Section 720.30851; 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, and in a Lee County resale the seller customarily pays it: $2,354.10 on a $336,250 sale and $3,150 on a $450,000 sale.
Florida’s title premium is set by the state, 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 a villa has no condominium or sub-association, one master estoppel covers the sale: up to $299 for a current account, plus $119 if rushed. A Grand Pines, Pheasant Hollow or Lynx Pass seller orders two.
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. 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 softer villa market that choice can widen the buyer pool. We put the commission conversation in writing at the first meeting.
| Item | South villa at the $336,250 South median | North villa at the $450,000 North median |
|---|---|---|
| Listing commission, example 2.75% | $9,247 | $12,375 |
| Buyer-agent compensation, if offered, example 2.5% | $8,406 | $11,250 |
| Deed documentary stamp tax | $2,354.10 | $3,150.00 |
| Owner’s title policy, promulgated premium | $1,756.25 | $2,325.00 |
| Title search and settlement fee, estimate | $1,200 | $1,200 |
| Municipal lien search, estimate | $175 | $175 |
| Master estoppel certificate, current account | $299 | $299 |
| Total with buyer-agent compensation | $23,437.35 (6.97%) | $30,774.00 (6.84%) |
| Total without buyer-agent compensation | $15,031.35 (4.47%) | $19,524.00 (4.34%) |
| Estimated net before proration and payoff, without buyer-agent compensation | $321,218.65 | $430,476.00 |
The property tax proration is left out of the totals because taxes are not published per villa: 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. If you agree to cover the buyer’s $3,000 capital contribution, add it to the seller’s side. 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 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, and a seasonal owner who never made the villa 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; Lee County Property Appraiser; Florida Department of Revenue property tax guidance).
The median repeat-sale villa in the last 36 months was held 8.75 years and gained about 4.8 percent a year. On the F B Fowler Court sale walked through above, the gain was about $176,000 after the 2017 roof assessment, well inside the exclusion for a qualifying main home but fully taxable, less improvements and selling costs, for a second home. Records of improvements 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.
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 Hunters Ridge villas in marketable condition, a full listing nets the most, because villa buyers compare every villa in the section and pay for the ones that answer the roof and insurance questions. A cash offer can make sense for a villa needing major interior work or a seller who must close in days, and selling by owner saves the listing fee but shifts the pricing, disclosures, gate access and negotiation to you.
Data updated: September 2026 (Lee County Property Appraiser qualified villa sales; Florida disclosure statutes; 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 |
| 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 villas, most sellers | Villas needing major work, time-critical sales | Experienced sellers with a buyer already lined up |
Choose a full listing if your villa is in marketable condition and you can be live for the November to April window, which describes most villa owners. Choose an investor cash offer only for a villa 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 disclosure duties. We will run the net proceeds side by side at no cost.
You get a free Hunters Ridge villa valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales in your own section, adjusted for your plan size, lot, golf line, roof position, membership and condition, with the active competition shown alongside it, and there is no obligation to list.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 206 villas, 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 section sales we priced from, the plan-size and lot comparisons, the roof and reserve facts for your section, the fee stack your buyer inherits, a net sheet, and the current listings you would compete with.
Your address, the membership type on your villa, your roof and air-conditioning facts, any window, door or shutter permits, your latest quarterly statement, and any wind-mitigation or four-point report you already hold.
Get your free Hunters Ridge villa valuation and we will send a value built from recorded villa sales in your section, 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 a Hunters Ridge villa.
Jesse McGreevy is a top-reviewed Hunters Ridge Villas 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 reviewer’s words exactly as written.
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
These are the questions Hunters Ridge villa owners ask us most often before they list, answered from the Lee County sale record, the association’s recorded declaration, budgets and minutes, and Florida law. The full villa background is in our Hunters Ridge Villas guide. For anything specific to your villa, call Jesse direct at (239) 898-6072.
Price it from your own section’s recorded sales, gather the estoppel, roof, reserve, insurance and permit documents buyers ask for, and list so you are live between November and April. Explain the villa fee and the roof program in the listing itself. A typical sale closes 30 to 60 days after contract.
Look for an agent who prices from your section’s own sales, explains the roof and insurance position before a buyer’s agent does, 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 section: South villas sold at a $336,250 median across 12 sales in the last 12 months, and North villas at $450,000 across 10 sales in 24 months. Your plan size, lot, golf line, roof position, membership and condition move you within that band.
The Lee County Property Appraiser recorded 19 qualified villa sales from 25 September 2025 to 24 September 2026: 12 South and 7 North, all resales, for $6,948,300 in recorded volume.
They have eased from a 2023 peak. The all-villa calendar-year median was $425,000 in 2023, $406,250 in 2024, $386,400 in 2025 and $340,000 in 2026 to 24 September. The South carried most of the decline; the North held a $450,000 median in 2025 and 2026.
North villas are newer, larger, carry 2017 roofs, sit on larger lots, and include the only 13 villas with private pools. Median heated area is 1,699 square feet in the North against 1,430 in the South, and median lot size 4,781 square feet against 2,860.
On the county record it has: the eight 12-month sales on golf-coded villa cards had a $417,500 median against $315,000 for the other eleven. The golf coding is a valuation line, not a view guarantee, so we show buyers what your lanai actually sees.
The top of the villa record says so: the two highest villa sales on record, $725,000 and $625,000, were North pool villas. With only 13 pools among 206 villas, a pool villa has few direct comparables and needs its own pricing case.
Less than most owners expect. In the last 12 months, North two-bedroom sales had a $442,500 median and North three-bedroom sales $450,000, while South three-bedroom villas sold for less than South two-bedroom villas. Condition, updates and the lot mattered more.
The county cards do not mark end or interior position, so the record cannot answer that directly. End units share one wall rather than two, which many buyers prefer, and we compare each villa with the nearest sales of the same plan and position case by case.
This edition carries no MLS days-on-market figure, because the MLS is not part of it. The county record shows timing instead: 27 of the 56 qualified villa sales in the last 36 months recorded from February through May, so a villa listed by early season meets the most buyers.
List by late fall or early January if you can. Closings cluster from February through May, and the buyers who close then are touring from November on.
September, with one qualified villa sale in three years, followed by January and March with two each. Summer is not closed: June produced seven sales over the same period.
It is part of the conversation with every informed buyer. The South Villa Committee’s public letters estimate a mid-2030s replacement and warn of $15,000 to over $20,000 per villa in special assessments unless reserves are fully funded. We price with that in view and present the reserve facts clearly.
Yes. Every North villa has a 2017 tile roof under a finaled city permit, which answers the roof question on the state wind-mitigation form and on most insurers’ applications. Put the permit number and a current wind-mitigation report in the listing.
Yes. An assessment not yet levied does not appear on the estoppel certificate, but the committee letters are public and buyers read them. Price with the outlook in view, and settle in the contract who pays any assessment levied before closing.
That is a contract term. The standard Florida contracts allocate assessments levied before and after closing in specific ways, and buyer and seller can agree otherwise in writing. Settle it in the offer and confirm it against the estoppel certificate.
The buyer, unless buyer and seller expressly agree otherwise in writing, under Declaration §4.12(B). The board may raise it by up to 10 percent a year, so confirm the current figure on the fee sheet and the estoppel certificate.
The association collects a $400 transfer fee at closing, on the 2026 fee sheet, alongside the $3,000 capital contribution.
One. A villa has no condominium or sub-association, so the Hunters Ridge Community Association’s estoppel covers the sale, capped at $299 for a current account under Section 720.30851. A coach-home seller in Grand Pines, Pheasant Hollow or Lynx Pass orders two.
Yes. A villa is a fee-simple parcel in a mandatory homeowners association, and on a resale the owner supplies the summary before the contract is signed. If it is not delivered, the buyer may cancel within three days of receiving it or before closing, whichever comes first.
No. Those laws apply to condominium and cooperative buildings of three stories or more, and the villas are one-story fee-simple homes under a homeowners association.
Our research found no buyer-approval clause for sales in the Hunters Ridge documents reviewed; leases, by contrast, need board approval under Declaration §7.10. We confirm the current process with the office and the title company before you list.
Yes. A Golf or Charter membership runs with title and passes to the buyer at closing under Declaration §9.08, and the buyer does not pay the $50,000 upgrade. Never surrender a Golf membership before a sale.
Usually not, unless you want to play. The $50,000 upgrade is hard to recover in a price, and a buyer who wants golf can upgrade after closing, subject to the 420-membership cap.
A buyer’s agent may ask how loss assessment coverage would respond. The Rules approved on 8 May 2024 put the windstorm deductible at 5 percent per building, shared by all 206 villa owners, with no deductible reserve on record; we get the current master policy declarations page before listing.
Every villa parcel is in FEMA Zone X, the minimal flood hazard zone, on panel 12071C0678F, so a federally backed lender does not require flood insurance. You still complete Florida’s flood disclosure from your own experience of the villa.
The estoppel figures, your quarterly statement, your section’s budget page and reserve letters, the 2017 roof permit if you are in the North, your permit history, wind-mitigation and four-point reports, ARB approvals, your membership type and the disclosure summary.
For anything outside, yes: paint, doors, windows, shutters, screens and landscaping all need Architectural Review Board approval before work starts, under Declaration §6.02. Interior updates do not, though contractors must be pre-authorized at the gate.
Focus on what buyers price: air-conditioning age, impact windows or approved shutters, the water heater, flooring and the kitchen. Villas of the same plan have sold tens of thousands of dollars apart, and condition and updates are the likeliest reasons.
Many seasonal buyers value a turnkey villa, but price furnishings separately in the contract so the recorded price reflects the real estate. That keeps your sale a clean comparable and avoids appraisal questions for a financed buyer.
Yes. An as-is contract still lets the buyer inspect and walk away within the inspection period, and it does not remove your duty to disclose known material defects. An as-is buyer will focus on the interior systems and the South roof outlook.
Yes, but the lease survives the sale unless the tenant agrees otherwise, and showings must respect the tenant’s rights. Villa leases run 30 days to one year, so time a listing around the lease end where you can.
Renting is limited to three leases a year of 30 days or more, and you lose amenity use while it is leased. Compare the rent against the carrying cost, about $14,773 a year for a South Social villa and $15,064 for a North before taxes and insurance, and against the South roof outlook.
Only within the rules: no sign larger than 6 by 12 inches unless the board authorizes it under its sign policy, per Declaration §7.09. Most villa buyers find listings online, so the photographs and documents matter more.
Yes, under the association’s Sign and Open House Policy. Every visitor must be pre-authorized at the staffed main gate, so we plan open-house access with the guardhouse in advance.
Yes. The association runs its own on-site real estate office, but nothing in the governing documents reviewed ties your sale to it. Choose the agent with the strongest pricing evidence and reach for your villa.
In our worked examples, about 4.5 percent on a $336,250 South villa and 4.3 percent on a $450,000 North villa without buyer-agent compensation, and about 7.0 and 6.8 percent with it, before the tax proration and any payoff.
Florida has no state income tax. Federally, many owners exclude up to $250,000 of gain, or $500,000 for a married couple, on a main home owned and lived in for two of the last five years, per IRS Topic 701. Seasonal homes are taxed differently; ask your tax adviser.
Yes. Most closings can be handled remotely with a mobile notary or a power of attorney, and the estoppel and gate access can be arranged by phone. Remember the 72-hour water shut-off rule while the villa sits empty.
Yes. Some owners prefer a quiet sale to a known buyer. An off-market sale limits competition, so we test the price against the recorded section sales before recommending it.
Because we have already done the work a villa sale needs: every qualified sale by section, both villa budgets, the roof and insurance history and the plats. Request a free Hunters Ridge villa valuation or call Jesse direct at (239) 898-6072.
A Hunters Ridge villa specialist knows which section, which plan group, which lot line and which roof program a villa belongs to, and sells the life around it: one-story living, an association that handles the shell and the grounds, and a gated club one to three minutes away. Buyers pay for that setting when a listing explains it well.
Small facts can cost a seller a contract: a South villa priced off the North median, a listing that called the villa a condominium, a buyer who learned about the committee’s roof letters from their own agent after writing an offer, a window replacement done without ARB approval. 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 course, the Community Center and the single-family plats; our Hunters Ridge Villas guide covers the villas building by building. Both are what we hand a buyer who is new to the community.
The villas are 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, and NCH North Hospital about 18.
Many villa sellers are also buyers, moving from a villa into a Hunters Ridge single-family home, trading into a coach home, or leaving the area. Read our guide to buying a Hunters Ridge villa, 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 Hunters Ridge villa, call the team that prices from your own section’s recorded sales, explains the villa fee and the roof program to every buyer, and documents the insurance line from Declaration §5.03 before an inspector asks. 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 villas sold record, last 12 months: 19 qualified resales at a $372,800 median and $253.35 per heated square foot, $6,948,300 of recorded volume, per Lee County Property Appraiser field cards read 26 September 2026: 12 South villas at a $336,250 median and 7 North villas from $305,000 to $480,000, with the North’s 24-month median at $450,000 on 10 sales.
Request your free Hunters Ridge villa valuation and we will send a value built from your section’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 Hunters Ridge villa 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 both villa budgets, the villa minutes and ballots, the recorded declaration and every qualified villa sale on the Lee County record. The community background is in our Hunters Ridge Villas 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 Hunters Ridge villa? Get a free Hunters Ridge villa valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a Hunters Ridge villa.
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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 plats and deeds, the Hunters Ridge Community Association’s recorded declaration, budgets, minutes 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 Hunters Ridge villa 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 Hunters Ridge Community Association, the Lee County Clerk, the Florida Legislature or the Florida Office of Insurance Regulation.
| Document | Issued by | Date | Why a villa seller needs it | Link |
|---|---|---|---|---|
| Third Amended Master Declaration | Hunters Ridge Community Association, recorded with the Lee County Clerk | Recorded 22 July 2025 | Article V villa insurance and maintenance; §4.12(B) capital contribution; §9 membership | Open the Declaration |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | 2026 | Villa quarterly fees, dues, sewer, capital assessment and transfer fee | Open the fee sheet |
| 2026 Approved Budgets | Hunters Ridge Community Association | Adopted for 2026 | North Villas and South Villas budgets; villa roof and exterior reserves | Open the 2026 budgets |
| Minutes with the South Villa Committee letter and 2025 ballot | Hunters Ridge Community Association | 23 October 2024 | South roof evaluation, reserve target and special-assessment outlook | Open the minutes |
| 2017 board minutes | Hunters Ridge Community Association | 2017 | North villa $12,500 roof and painting assessment | Open the 2017 minutes |
| Minutes with approved Rules, §29 Villa Insurance | Hunters Ridge Community Association | 8 May 2024 | Villa building deductibles and owner insurance exclusions | Open the minutes |
| Sign and Open House Policy | Hunters Ridge Community Association | Current posting | Sign size and open-house access | Open the policy |
| Plat of Hunters Ridge North, Unit Two, Plat Book 61, Pages 44 to 49 | Lee County Clerk of Court | 1998 | The North villa lots and common tracts | Open the plat |
| Section 720.401, disclosure summary | Florida Legislature | Current statute | The summary a villa seller delivers before the contract | 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 |
Market data from Southwest Florida MLS, pulled: not used in this edition; villa 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 Hunters Ridge villa with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.