We price your Lynx Pass home from the recorded Donnavid Court sales and the sibling coach homes, and lead with the 2026 metal roofs before a buyer asks.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser field cards for all 24 Lynx Pass homes, read September 24 to 26, 2026, sale windows measured to September 24, 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, a short drive from the Hunters Ridge gate, and this is our seller’s guide to the smallest condominium inside that gate: the 24 coach homes on Donnavid Court described in our Lynx Pass at Hunters Ridge guide. If you own one of the homes in the three two-story buildings of eight, each home with its own attached one-car garage, this page gives you the recorded sale prices, the roof, fee and document facts, the costs and the timing that decide what you net.
Lynx Pass sits in the north parcel of Hunters Ridge, the gated golf and country club community of 562 sites on 275 acres in Bonita Springs, ZIP 34135. Parker Hunters Ridge, LLC built all three buildings in 2006 under a Declaration of Condominium recorded January 5, 2006, and closed the first 24 sales between July 2006 and February 2007. A Lynx Pass sale is therefore a Chapter 718 condominium sale inside a Chapter 720 master association, with two associations, two estoppel certificates and a mandatory club membership, and a listing has to be built for all of it.
The single fact that shapes every Lynx Pass listing today is in the deed record: no Lynx Pass home has changed hands, by sale or any other recorded transfer, since September 16, 2022. The Lee County Property Appraiser shows no qualified sale in the last 12, 24 or 36 months and only two in 60 months, $505,000 in March 2022 and $320,000 in September 2022. The next Lynx Pass seller will set the price for the building, and the case for that price has to be built from the whole record, the 2026 metal roofs and the recent sales next door.
To sell a Lynx Pass coach home in 2026, build the price from the ten Lynx Pass sales of 2021 and 2022 adjusted for time, test it against the recent Pheasant Hollow and Grand Pines sales on the same county yardstick, lead the listing with the June 2026 metal roof permits, assemble the condominium resale documents and both estoppels at listing, and be live before the season.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 Lynx Pass units, DOR-qualified improved sales, windows measured to September 24, 2026, read September 24 to 26, 2026).
That sequence matters here because no Lynx Pass sale has recorded in four years. A buyer’s agent will pull the building’s history, find nothing newer than 2022, and look next door. The seller whose price already answers “why this number, with no recent sale in the building” keeps control of the conversation, and the seller who guesses hands that control to the buyer’s appraiser.
A single-family owner in Hunters Ridge sells a fee-simple lot under one association. A Lynx Pass owner sells a condominium unit: a one twenty-fourth share of the common elements under its own recorded declaration, a second association that insures and maintains the buildings, and the Hunters Ridge master association above it all. The buyer is buying into a 24-home building program as much as a home, and the listing has to show where that program stands, starting with the roof it just paid for.
These are the ten facts about selling a Lynx Pass coach home that matter most in September 2026, each drawn from the Lee County Property Appraiser’s field cards, the recorded Lynx Pass declaration, the Hunters Ridge association’s fee sheet and budget, City of Bonita Springs permits or Florida law, and each explained in the section that covers it.
This seller’s guide to Lynx Pass runs from the recorded market and the four-year gap to pricing, the 2026 roofs, the fee and insurance facts buyers ask about, the documents and costs of a condominium sale, a comparison with Pheasant Hollow, and the answers Lynx Pass owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Lynx Pass Home in 2026? · Why List Your Lynx Pass Home With McGreevy and Comisar? · What Is the Lynx Pass Market Doing for Sellers Right Now? · Why Has No Lynx Pass Home Sold Since September 2022? · What Did Every Lynx Pass Home Sell For Since 2021? · Have Lynx Pass Owners Sold for More Than They Paid? · A Lynx Pass Sale at 28140 Donnavid Court, Worked Through
Pricing, Roof, Fees and Insurance: How Do We Price a Lynx Pass Home? · How Does the 2026 Metal Roof Help Sell a Lynx Pass Home? · What Are the Lynx Pass Fees Your Buyer Will Pay? · Who Insures a Lynx Pass Home, and What Will a Buyer’s Insurer Ask? · How Does the Club Membership Affect a Lynx Pass Sale?
Documents, Rules and Timing: What Must a Lynx Pass Seller Deliver Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Lynx Pass Rules Affect a Sale? · When Is the Best Time to Sell a Lynx Pass Home?
Marketing, Negotiation and Your Options: How Do We Market a Lynx Pass Home? · How Do We Negotiate a Lynx Pass Contract? · Lynx Pass vs Pheasant Hollow at Hunters Ridge: Which Will Your Buyer Choose? · What Does It Cost to Sell a Lynx Pass Home? · Do I Pay Capital Gains Tax When I Sell My Lynx Pass Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Lynx Pass Home Valuation?
Answers and Local Expertise: What Lynx Pass Sellers Say About Working With Us · Frequently Asked Questions, Lynx Pass Seller Edition · Why Does a Lynx Pass Specialist Matter When You Sell? · Thinking of Selling Your Lynx Pass 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. Lynx Pass owners hire us because a 24-home building with no sale in four years needs a price built from evidence, a document file ready before the first showing, and partner-level negotiation of every offer.
If you are searching for the best realtor to sell your Lynx Pass coach home, or thinking, “I need a listing agent who can defend a Donnavid Court price when nothing in the building has sold since 2022,” 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 Donnavid 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 all 24 Lynx Pass unit cards and the common-element card on the Lee County Property Appraiser’s roll and sorted every recorded transfer of an improved unit since 2006, 68 in all, into the 47 the county coded as qualified sales and the 21 it did not. We read the 83-page recorded declaration, the developer’s prospectus the association posts, the 2026 fee sheet and budget, and the City of Bonita Springs permits for Donnavid Court, including the four 2026 roof permits. That is the file we start from on every Lynx Pass listing.
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 Lynx Pass with Pheasant Hollow, Grand Pines or a Hunters Ridge villa are asking this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and appraisal questions are handled by one of the two partners, never handed to a junior agent or an assistant.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote a list price from the $277,000 all-history median as if 2006 prices still applied, and we will not quote one from the $505,000 record as if one sale of the largest plan set a new floor. We will not tell a buyer how the 2026 roofs were paid for when no public document says. And we will not describe the carrying cost as the $2,050 quarterly fee alone when every owner also pays $4,775 in Social dues and a $1,250 dining minimum.
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 Lynx Pass market is the thinnest in Hunters Ridge: the county recorded no qualified Lynx Pass sale in the 12, 24 or 36 months to September 24, 2026, two in 60 months ($320,000 and $505,000, both in 2022), and 47 over all history at a $277,000 median. Demand for the building has to be read next door.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved Lynx Pass sales, windows measured to September 24, 2026, read September 24 to 26, 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, every figure names its window and count, and under ten sales we list the sales rather than quote a median. For Lynx Pass that first window is the building’s whole history.
| Window to September 24, 2026 | Qualified sales | Median | Range | Mean per heated sq ft |
|---|---|---|---|---|
| 12 months | 0 | None | None | None |
| 24 months | 0 | None | None | None |
| 36 months | 0 | None | None | None |
| 60 months | 2, listed individually | Too few for a median | $320,000 to $505,000 | $200.25 and $245.86, listed |
| All history, July 2006 to September 2022 | 47 | $277,000 | $146,000 to $505,000 | $154.93 |
| All history, developer first sales only | 20 | $293,500 | $219,000 to $397,100 | $169.91 |
| All history, resales only | 27 | $243,700 | $146,000 to $505,000 | $143.83 |
The all-history median has an odd count, so it is the 24th of 47 sales. With an even count the median is the mean of the middle pair: the 20 developer sales center on $292,800 and $294,200. Price per square foot is per heated square foot as the county records it, which leaves out the garage and the 127 square foot screened lanai, and it is the mean of each sale’s own ratio. Twenty-four of the 47 sales closed in 2006 and 2007, so the all-history row is a history of the building, never an estimate of what a home is worth in 2026.
Our rule is that a median of three sales is not a market, and Lynx Pass has had two sales in five years. Widening the window until it holds ten sales takes us to the whole record, July 2006 to September 2022. That record is useful for what it shows about the building, which plans and floors have sold for more, and how the building behaved through two cycles, but a seller’s price has to come from the recent Lynx Pass sales adjusted for time and from the recent sales in the two sibling condominiums.
Data updated: September 2026. Every row uses the same yardstick, Lee County qualified improved sales, and each names its window, because each Hunters Ridge product reaches ten sales in a different window.
| Hunters Ridge product | Window to September 24, 2026 | Qualified sales | Median |
|---|---|---|---|
| All Hunters Ridge homes | 12 months | 37 | $408,000 ($257.73 per heated sq ft) |
| Single-family homes | 12 months | 13 | $585,100 |
| Hunters Ridge Villas | 12 months | 19 | $372,800 |
| Grand Pines coach homes | 60 months | 17 | $365,000 |
| Pheasant Hollow coach homes | 60 months | 10 | $492,500 (middle pair $490,000 and $495,000) |
| Lynx Pass coach homes | All history, 2006 to 2022 | 47 | $277,000 |
Thirty-seven Hunters Ridge homes recorded in the last twelve months and none of them was in Lynx Pass. That tells a seller two things: buyers are active inside the gate, and a Lynx Pass listing competes with villas and sibling coach homes rather than with other Lynx Pass listings. For the whole community’s market, see our Hunters Ridge community guide.
The eight qualified coach-home sales in Pheasant Hollow and Grand Pines in the 24 months to September 24, 2026 are the nearest recent evidence for a Lynx Pass price. In Pheasant Hollow, the three sales since February 2024 recorded at $385,000, $397,500 and $385,000, after seven from $485,000 to $535,000 in 2022 and 2023. In Grand Pines, the three sales of the last twelve months recorded at $334,500, $415,000 and $365,000. A buyer who has watched those numbers will read a Lynx Pass price against them.
This edition does not report days on market, sale-to-list price ratio, active listings or months of supply for Lynx Pass. Those measures live in the Southwest Florida MLS, not in county records, and this edition uses county recorded sales only. We would rather leave them out than estimate them. The county also records sales several weeks behind the Clerk’s filing date, so a Lynx Pass closing in late summer 2026 could still appear; none had keyed when we read the cards.
No public record explains why no Lynx Pass home has sold since September 2022; the record shows only that owners have held. No deed of any kind has recorded on any of the 24 units since September 16, 2022, the median home has been with its current owner about 7.3 years, and five homes have not changed hands since 2006.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 units, every recorded transfer, read September 24 to 26, 2026).
We went back to all 24 field cards to measure the gap. What follows is what the record shows, and nothing more: no recorded document states why any owner has chosen to stay, and we do not guess.
Data updated: September 2026. Years since each home’s most recent recorded transfer of any kind, as of September 24, 2026, from the county field cards:
| Years since last recorded transfer | Homes |
|---|---|
| 4 to 6 years (transferred 2021 or 2022) | 10 |
| 6 to 9 years (2017 to 2020) | 4 |
| 11 to 17 years (2010 to 2014) | 5 |
| About 20 years (2006) | 5 |
The median is 7.3 years, the shortest hold 4.0 years and the longest 20.2 years. Pheasant Hollow next door has a median hold of 7.7 years, so Lynx Pass owners are not holding unusually long by Hunters Ridge standards; the difference is that 24 homes produce far fewer listings than 40 or 46.
It means there is no recent in-building price, and every other fact about your listing matters more because of it. A buyer’s appraiser looks first for closed sales in the same building, and the newest Lynx Pass comparable is now four years old. The pricing case has to be built from the whole Lynx Pass record adjusted for time, plus the nearest recorded sales in Pheasant Hollow and Grand Pines, adjusted for plan, garage, floor and condition, and it has to be in the listing file before the appraiser arrives.
A Lynx Pass listing competes with no other Lynx Pass listing and reaches every buyer who has waited for one. That is a real advantage in week one. It turns into a disadvantage if the price reads as a guess, because a listing that sits in a building with no recent sale invites the question “what does the seller know?” We would rather price inside the evidence and let the new roof, the lower fee and the garage win the buyer than start high and chase the market down.
A Lynx Pass listing in 2026 will be the first in the building in four years, so the first week sets the story. Request a free Lynx Pass home valuation built from the ten 2021 and 2022 Donnavid Court sales and the sibling yardstick, or call Jesse direct at (239) 898-6072. If you are buying your next home as well, call Marc at (239) 287-5873 or read how we represent buyers in Bonita Springs.
Ten Lynx Pass homes sold in 2021 and 2022, from $210,000 to $505,000, and they are the last recorded Lynx Pass prices: eight in 2021 between $210,000 and $310,000, then $505,000 for a 2,054 square foot second-floor corner home in March 2022 and $320,000 for a 1,598 square foot first-floor home in September 2022.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved sales, read September 24 to 26, 2026).
Each row is one recorded sale, identified by building address and position only. Corner and interior positions follow the county’s four sizes: 1,598 (first floor, interior), 1,633 (first floor, corner), 1,756 (second floor, interior) and 2,054 (second floor, corner).
| Recorded | Building | Floor and position | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|
| January 7, 2021 | 28140 Donnavid Court (Building 2) | Second, corner | 2,054 | $310,000 | $150.93 |
| April 19, 2021 | 28141 Donnavid Court (Building 3) | First, corner | 1,633 | $210,000 | $128.60 |
| April 19, 2021 | 28120 Donnavid Court (Building 1) | First, corner | 1,633 | $284,000 | $173.91 |
| April 23, 2021 | 28120 Donnavid Court (Building 1) | Second, interior | 1,756 | $293,500 | $167.14 |
| April 30, 2021 | 28140 Donnavid Court (Building 2) | Second, interior | 1,756 | $292,000 | $166.29 |
| May 28, 2021 | 28140 Donnavid Court (Building 2) | First, interior | 1,598 | $285,000 | $178.35 |
| July 16, 2021 | 28141 Donnavid Court (Building 3) | First, interior | 1,598 | $269,000 | $168.34 |
| August 31, 2021 | 28141 Donnavid Court (Building 3) | Second, interior | 1,756 | $265,000 | $150.91 |
| March 23, 2022 | 28140 Donnavid Court (Building 2) | Second, corner | 2,054 | $505,000 | $245.86 |
| September 16, 2022 | 28141 Donnavid Court (Building 3) | First, interior | 1,598 | $320,000 | $200.25 |
Those ten sales total $3,033,500 of recorded volume. The 2021 eight are a clean group, all within eight months, and their median is $284,500. The two 2022 sales are the last Lynx Pass evidence, and they sit at opposite ends of the building’s plans.
On April 19, 2021 two homes of the same 1,633 square foot first-floor corner plan recorded $74,000 apart: $284,000 in Building 1 and $210,000 in Building 3. The deed record does not show what separated them, whether condition, updates, view or terms. For a seller, the lesson is that inside Lynx Pass the plan sets a range and the home sets its place in it, which is why we walk every home before we price it.
On total price, the second floor usually does, because its plans are larger. Across all 47 qualified sales the 22 first-floor sales carry a $273,000 median and the 25 second-floor sales $289,000. Per heated square foot the first floor runs higher, $159.95 against $150.52 on the mean of per-sale ratios. By plan, the all-history medians are $278,450 for 1,598 square feet (10 sales), $234,350 for 1,633 (12 sales), $292,000 for 1,756 (13 sales) and $269,000 for 2,054 (12 sales), but those mix 2006 and 2021 prices, so they describe the record rather than today’s value of any plan. The developer’s 2005 standard-features sheet does not list an elevator, so a first-floor home speaks to buyers who want no stairs, and we market it that way.
The county codes Building 1 at 28120 Donnavid Court for lake and golf-course views, Building 2 at 28140 for preserve, and Building 3 at 28141 for golf course. Over all history the building medians are $293,500 for Building 1 (15 sales), $289,000 for Building 2 (15 sales) and $265,000 for Building 3 (17 sales). Those medians mix years and plans, so we price your home’s own lanai view and condition rather than its building number, and we photograph the view from your lanai rather than the building’s code.
Data updated: September 2026. The county file lets us follow every qualified Lynx Pass sale since the first closing in July 2006. A year with one or two sales is a data point, not a trend.
| Years (Lee County qualified sales) | Sales | Prices |
|---|---|---|
| 2006 | 23 | $294,000 median, $219,000 to $420,000 |
| 2007 | 1 | $269,000 |
| 2008 and 2009 | 0 | None |
| 2010 to 2014 | 7 | $146,000 to $240,000 |
| 2015 to 2020 | 6 | $192,000 to $251,000 |
| 2021 | 8 | $284,500 median, $210,000 to $310,000 |
| 2022 | 2 | $320,000 and $505,000 |
| 2023 to September 2026 | 0 | None |
Three periods stand out: the developer’s first sales of 2006 and early 2007, a decade from 2010 to 2020 when Lynx Pass traded no more than twice a year, and in 2012 and 2015 not at all, below $252,000, and the 2021 to 2022 wave that included the highest price on record. Nothing has recorded since.
Only five of the last ten Lynx Pass sales can be paired with what the seller paid, and four of those five sellers gained: every seller who bought in 2013 to 2016 sold for more, while the one seller who bought new in 2006 and held to 2021 sold $49,800 below the 2006 price. The other five homes first sold new in 2006 but passed through lender or corrective transfers between 2010 and 2015, so their 2021 and 2022 sellers were not the 2006 buyers.
Data updated: September 2026 (Lee County Property Appraiser field cards; each 2021 and 2022 sale paired with the same home’s previous qualified sale and checked for lender or corrective transfers in between; our arithmetic).
| Sale recorded | Building and position | Previous qualified sale | Sale price | Years between | Change | Per year, compounded |
|---|---|---|---|---|---|---|
| January 2021 | Building 2, second-floor corner | $240,000 (April 2013) | $310,000 | 7.7 | +$70,000 | 3.4% |
| April 2021 | Building 1, first-floor corner | $190,100 (September 2013) | $284,000 | 7.6 | +$93,900 | 5.4% |
| April 2021 | Building 3, first-floor corner | $219,000 (December 2006); lender transfer 2015 | $210,000 | 14.3 | Minus $9,000 | Minus 0.3% |
| April 2021 | Building 1, second-floor interior | $223,000 (October 2016) | $293,500 | 4.5 | +$70,500 | 6.3% |
| April 2021 | Building 2, second-floor interior | $294,200 (August 2006); lender transfer 2014 | $292,000 | 14.7 | Minus $2,200 | Minus 0.1% |
| May 2021 | Building 2, first-floor interior | $277,000 (September 2006); lender transfer 2010 | $285,000 | 14.7 | +$8,000 | 0.2% |
| July 2021 | Building 3, first-floor interior | $279,900 (October 2006); lender transfer 2013 | $269,000 | 14.8 | Minus $10,900 | Minus 0.3% |
| August 2021 | Building 3, second-floor interior | $314,800 (September 2006) | $265,000 | 14.9 | Minus $49,800 | Minus 1.2% |
| March 2022 | Building 2, second-floor corner | $212,000 (July 2014) | $505,000 | 7.7 | +$293,000 | 12.0% |
| September 2022 | Building 3, first-floor interior | $279,900 (October 2006); lender transfer 2013 | $320,000 | 15.9 | +$40,100 | 0.8% |
The median gap between paired sales was about 14.5 years and the median change about 0.5 percent a year. Where the table notes a lender transfer, the county recorded a transfer to or from a financial institution, with corrective deeds, between the two sales, so that row measures the home’s price, not one owner’s result. All figures are before selling costs, improvements and carrying costs, and they use qualified sales only.
The developer sold Lynx Pass new in 2006 and early 2007 at a $293,500 median, above every Lynx Pass sale recorded from 2010 through 2020. Of the six homes in this set that first sold new in 2006, five passed through lender or corrective transfers between 2010 and 2015, and the one 2006 buyer who held to 2021 sold $49,800 below the 2006 price. Owners who bought in 2013 to 2016, when Lynx Pass traded between $190,000 and $240,000, gained between $70,000 and $293,000. If you bought in 2006, the record says your price discussion is about recovering your basis and timing the sale; if you bought later, it is about capturing the gain the 2021 and 2022 sales began to show.
The pairs are the honest proof that Lynx Pass value is not a straight line. A seller who prices from what they paid, high or low, prices from the wrong number. We price from what recent buyers have paid for comparable coach homes, adjusted for your plan, floor, view and condition, and we show you the pairs so you can see why.
The most instructive Lynx Pass sale on the record is the March 23, 2022 sale of a second-floor corner home in Building 2 at 28140 Donnavid Court for $505,000, the highest qualified price any Lynx Pass home has recorded, bought new in October 2006 for $261,500 and resold in July 2014 for $212,000.
Data updated: September 2026 (Lee County Property Appraiser field card for the home; Lee County Clerk recorded deed; our arithmetic).
We walk through it because it is the sale every Lynx Pass seller and every buyer’s agent will look at first, and because what the record shows, and what it does not, is exactly how we build a price.
The county records it as the largest Lynx Pass plan: a second-floor corner home of 2,054 heated square feet, 2,439 total square feet with its 258 square foot attached garage, in Building 2, the building the county codes for a preserve outlook. The developer plan that appears to match that size is the Poinciana III with its 12 by 20 foot bonus room; that match is our reading of size and position, not a recorded fact.
The field card shows the whole arc of a Lynx Pass home. It sold new in October 2006 for $261,500, near the building’s opening prices. It resold in July 2014 for $212,000, when Lynx Pass traded between $180,000 and $240,000. Then it resold in March 2022 for $505,000, after a hold of about 7.7 years, a gain of $293,000 on the 2014 purchase, or about 12 percent a year compounded.
At $505,000 the home recorded $245.86 per heated square foot. The 2021 Lynx Pass sales had run from $128.60 to $178.35, and the same plan in the same building had recorded $310,000 in January 2021. So this sale sat about $195,000 above a same-plan, same-building sale fourteen months earlier. The deed record does not say what the home carried in updates, what it listed for, how long it took or whether it sold furnished; those facts live in the listing record, which this edition does not use.
Six months later, on September 16, 2022, a first-floor interior home of 1,598 heated square feet in Building 3 at 28141 Donnavid Court recorded $320,000, or $200.25 per heated square foot. It had first sold new for $279,900 in October 2006, and the card also shows a corrective deed in 2011 and a lender transfer in August 2013, so the 2022 seller was not the 2006 buyer. That sale, not the $505,000 record, is the last Lynx Pass price on the county roll, and its $200.25 a foot sits almost exactly on the $199.85 median of the eight sibling coach-home sales of the last 24 months.
Three lessons carry to any Lynx Pass listing. First, one sale is a data point: the $505,000 record shows what the largest plan can bring in a strong market with the right home, not what every home is worth. Second, the $320,000 sale and the sibling yardstick agree with each other, which makes them the steadier pricing anchors. Third, the facts the deed cannot show, condition, updates, furnishings and terms, explain the spread, so a seller who documents them gives the appraiser a reason to accept the price.
No McGreevy and Comisar sale inside Hunters Ridge is on record for this page, and the sale above is walked through from the public record, not from our files. We tracked every recorded Lynx Pass transfer since 2006 so that your listing starts from the same evidence a buyer’s appraiser will use.
We price a Lynx Pass home in five steps: the ten 2021 and 2022 Lynx Pass sales adjusted for time, the recent Pheasant Hollow and Grand Pines sales on the same per-square-foot yardstick, your floor and plan, your building’s outlook, and finally the roof, the membership attached to your home and its condition, with the result shown as a range backed by named sales.
Data updated: September 2026 (Lee County Property Appraiser field cards for Lynx Pass, Pheasant Hollow and Grand Pines, qualified improved sales to September 24, 2026).
The ten Lynx Pass sales of 2021 and 2022 are the only in-building evidence, and the newest is four years old. We start there, by plan and floor, and adjust each for the time since it closed, using the sibling sales to measure how coach-home prices inside the gate have moved since. A 2021 price is not a 2026 price, and a buyer’s appraiser will not treat it as one.
The eight qualified coach-home sales in Pheasant Hollow and Grand Pines in the 24 months to September 24, 2026 are the nearest recent evidence a buyer’s appraiser can use. They ran from $179.13 to $268.98 per heated square foot, and their median is $199.85, the mean of the middle pair ($198.63 and $201.06). Applied to the four Lynx Pass plans, that yardstick gives the arithmetic below. It is a starting point, not a valuation of any home.
| Lynx Pass plan (county heated sq ft) | At the sibling low, $179.13 | At the sibling median, $199.85 | At the sibling high, $268.98 |
|---|---|---|---|
| 1,598, first floor, interior | About $286,000 | About $319,000 | About $430,000 |
| 1,633, first floor, corner | About $293,000 | About $326,000 | About $439,000 |
| 1,756, second floor, interior | About $315,000 | About $351,000 | About $472,000 |
| 2,054, second floor, corner | About $368,000 | About $410,000 | About $552,000 |
The high end of that range comes from one small first-floor Grand Pines home, and the low end from one second-floor Grand Pines home of 1,591 square feet, smaller than any Lynx Pass plan, so the middle of the table is where most homes will be argued. Lynx Pass’s own 2022 sales, $200.25 and $245.86 a foot, sit inside the same band.
A first-floor home trades on no stairs and a slightly higher price per foot; a second-floor home trades on size. The county’s four sizes, two of each per building, make the comparison clean, and the developer’s plan names help a buyer picture the layout: the county sizes appear to match the Buttonwood I, Poinciana I, Buttonwood II and Poinciana III plans, and the Poinciana III bonus room is worth confirming in person because it is the largest plan’s distinguishing room.
The county’s view codes, lake and golf course for Building 1, preserve for Building 2 and golf course for Building 3, describe the building, not your lanai. We stand on your lanai, photograph what it actually sees, and price that, because two homes of the same plan recorded $74,000 apart on the same day in 2021.
The 2026 metal roof is shared by every home, so it lifts the building rather than one home against another; it is the reason a Lynx Pass price can argue with a Pheasant Hollow price that carries a roof question. The membership type attached to your home, Social, Golf or Charter, can move a golfer’s offer by the $50,000 upgrade price. Then condition decides the rest: impact windows and doors, the air conditioner, the water heater, kitchens and baths.
An automated estimate needs recent sales in the same building, and Lynx Pass has none since 2022. It will lean on 2021 prices, on sales across the ZIP code, or on the $505,000 outlier, and each of those produces a number a buyer’s appraiser will not accept. A price built by hand from named sales is the only kind that survives an appraisal in a building this quiet.
The Property Appraiser’s 2025 just values for Lynx Pass run from $322,272 for an interior first-floor home in Building 2 to $383,135 for a corner second-floor home in Building 3. An assessment is not a sale price and it lags the market, but those figures sit in the same band as the sibling yardstick, which is one more reason to trust the middle of the table over the extremes.
The 2026 metal roof helps sell a Lynx Pass home because it answers the first question every buyer’s insurer and inspector asks: all three buildings were re-roofed from concrete tile to metal under City of Bonita Springs permits applied for April 9, issued April 10 and finaled June 26, 2026, each valued at $160,334, and the roof is an association responsibility.
Data updated: September 2026 (City of Bonita Springs permit records for Donnavid Court, read September 26, 2026; recorded Lynx Pass Declaration §11.1(a)).
| City of Bonita Springs permit | Structure | Work on the permit | Finaled | Value |
|---|---|---|---|---|
| TRA26-131858-BOS | Building 1, 28120 Donnavid Court | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $160,334 |
| TRA26-131859-BOS | Building 2, 28140 Donnavid Court | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $160,334 |
| TRA26-131860-BOS | Building 3, 28141 Donnavid Court | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $160,334 |
| TRA26-131856-BOS | Common-element parcel, structure not named | Tile to metal re-roof, pitch 6/12 | June 26, 2026 | $10,000 |
The inspection history on the permits includes the roof dry-in, the roof nail affidavit, stack and vent seal and a passed final roof inspection. The four permits total $491,002 in permitted value.
Under Section 11.1(a) of the recorded Declaration, the Lynx Pass association maintains the load-bearing structure, “perimeter walls, columns, roofs, floors,” so no owner arranged or paid for a roof on their own. That also means no buyer inherits a roof decision: the building’s roof program is settled for years.
On the state’s wind-mitigation form, OIR-B1-1802, the roof covering earns its best answer when the roofing permit was applied for on or after March 1, 2002, which the 2026 permits plainly meet. Florida Statute 627.7011 bars an insurer from refusing to write or renew a homeowner’s policy solely because of the age of a roof less than 15 years old. And under Florida Statute 553.844, when a roof built to the 2007 Florida Building Code or later is damaged, only the replaced portion has to meet the current code even if 25 percent or more is replaced; the 2006 tile roofs did not qualify for that rule, and the 2026 metal roofs do.
No public source we reached says whether the roofs were paid from reserves, a special assessment or a loan. That is the question a buyer’s agent will ask the moment the roof impresses them, and the answer is on the Lynx Pass association’s estoppel certificate and in its budget and financial statements, which you provide under Section 718.503. We ask the board for that answer in writing before the listing goes live, so it arrives with the good news rather than after it.
If the association has levied an assessment for the roofs that is still being paid in installments, the estoppel certificate will show it, and the contract decides who pays the installments that fall due after closing. We set out that choice in writing at the first meeting, so the net sheet reflects it and the buyer’s agent sees it in the listing file rather than at the closing table.
Your buyer will pay the Lynx Pass coach-home fee of $2,050 a quarter, or $8,200 a year, the lowest of the three Hunters Ridge condominiums, plus $4,775 in 2026 Social dues, a $1,250 dining minimum and a $41 monthly Community Center assessment: about $14,717 a year in Hunters Ridge billing for a Social home, before property tax and insurance.
Data updated: September 2026 (Hunters Ridge Golf and Country Club 2026 Membership Program and Fees; Hunters Ridge Community Association 2026 Approved Budgets; Treasurer’s letter on the Community Center assessment).
The 2026 fee sheet lists “Coach Homes Quarterly: $2,050 (Lynx Pass)” and says the coach-home fee covers the “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” It adds that “Sewer and water are included in quarterly maintenance fees for all Coach Homes,” which is why a Lynx Pass owner does not pay the $61.90 monthly sewer charge that villas and single-family homes pay. Those inclusions belong in the listing.
All amounts are from the 2026 fee sheet; this is arithmetic, not a bill for any home.
| Line | Arithmetic | Annual |
|---|---|---|
| Social dues | $4,775 | $4,775.00 |
| Coach-home quarterly fee, Lynx Pass (water and sewer in the fee) | $2,050 × 4 | $8,200.00 |
| Food and beverage minimum | $1,250 | $1,250.00 |
| Community Center assessment | $41 × 12 | $492.00 |
| Total, Hunters Ridge billing | $14,717.00 |
That is about $1,226 a month. The same arithmetic gives $14,821 for Grand Pines and $16,517 for Pheasant Hollow, so a Lynx Pass buyer carries about $1,800 a year less than a Pheasant Hollow buyer. Add $5,751 a year in golf dues and tax if the home carries a Golf membership.
| Coach-home condominium (2026 fee sheet) | Quarterly | Annual | Homes | Garage |
|---|---|---|---|---|
| Lynx Pass | $2,050 | $8,200 | 24 | One-car, attached |
| Grand Pines | $2,076 | $8,304 | 46 | Attached |
| Pheasant Hollow | $2,500 | $10,000 | 40 | Two-car, attached |
The lower fee is a selling point, and a buyer comparing Lynx Pass with Pheasant Hollow will notice it before the garage.
The sheet does not say whether $2,050 is one combined bill for both the master association and the Lynx Pass condominium association, or only part of what an owner pays. The master association’s public 2026 budget books “Other Income, Lynx Pass (24)” of $55,860 a year, or $2,327.50 per home, the same per-home amount it books for Pheasant Hollow and Grand Pines. The Lynx Pass association’s own budget, reserve schedule and financial statements are not published online, so the only reliable number for a specific home is the one on its estoppel certificate, and your buyer will ask for it.
The master association bills a $41 monthly special assessment through November 2035. Its documents label it two ways: the fee sheet calls it a “renovation of our Main Dining Room and Kitchen areas” and the Treasurer’s letter ties it to the roughly $3,000,000 Community Center project. Golf and Charter members also pay a $50 monthly assessment through January 2027. We found no public special assessment specific to Lynx Pass; the roof funding question above is the one to settle before listing.
We put the full annual cost in the listing, with the inclusions spelled out: water, sewer, bulk Comcast, exterior insurance, lawn care and reserves for painting and roofs. A buyer who sees $14,717 with a new roof above it reads value; a buyer who discovers the dues after an offer reads a surprise.
The Lynx Pass association insures the three buildings, including windstorm, under Section 15.2 of the recorded Declaration, and each owner carries a unit-owner (HO-6) policy for the items Florida Statute 718.111(11) assigns to owners; a buyer’s insurer will ask about the roof, the openings, the wind-mitigation report and the association’s master policy.
Data updated: September 2026 (recorded Lynx Pass Declaration §§15.2, 15.4 and 16.1; Florida Statutes Section 718.111; OIR-B1-1802; Citizens Property Insurance flood page).
Section 15.2 of the Declaration requires the association to insure “all of the buildings and other insurable improvements” against fire and extended coverage “(including Windstorm),” to carry flood insurance “if required by law,” liability and a fidelity bond, with premiums as a common expense. Ask the board for the current master policy declarations page before you list; a buyer’s insurance agent will want it to quote.
Section 15.4 says owners “are encouraged to procure insurance on their own Units,” and Section 16.1 puts the deductible on a loss confined to one home on that home’s owner. Florida Statute 718.111(11) now sets which items the association’s policy must cover and which, such as floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops, are the owner’s to insure. Windows, frames, glass and doors are part of the unit under Declaration Section 5.3, so impact openings are an owner upgrade, home by home.
Lynx Pass sits in a 160 mph design wind zone inside the wind-borne debris region. A current wind-mitigation report on form OIR-B1-1802 records the 2026 roof permit, the roof-to-wall connection and any impact-rated openings, and insurers credit each. Three Lynx Pass owners replaced windows with impact product under city permits in 2022 and 2023; if your home is one of them, the finaled permit belongs in the listing file.
Citizens Property Insurance is requiring flood coverage on most personal residential policies with wind coverage by January 1, 2027, but its flood page states that “condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage.” A Lynx Pass buyer with a Citizens unit-owner policy is outside that rule, which is worth one line in the listing.
The master policy declarations page, the four 2026 roof permits, your current wind-mitigation report, any four-point report, your window and door permits, and your own HO-6 declarations page. A buyer’s agent who can get an insurance quote in a day writes a cleaner offer.
Club membership affects a Lynx Pass sale because it is mandatory and conveys with title: every Lynx Pass home carries at least a Social membership in the Hunters Ridge club, with $4,775 in 2026 dues, while golf attaches only to homes with a Golf or Charter membership or costs a $50,000 upgrade subject to a 420-membership cap.
Data updated: September 2026 (Third Amended Master Declaration §§4.12(B), 9.03, 9.04, 9.07 and 9.08; 2026 Membership Program and Fees).
The Lynx Pass prospectus states that “UNIT OWNERS ARE REQUIRED, AS A CONDITION OF UNIT OWNERSHIP, TO BE MEMBERS OF THE HUNTERS RIDGE COMMUNITY ASSOCIATION, INC.” Under Section 9.03 of the Third Amended Master Declaration every home carries a Charter, Golf or Social membership, and under Section 9.08 it runs with title and passes to the buyer at closing. Social members use the clubhouse, activity center, tennis, bocce and pickleball courts and the pool.
Buildings 1 and 3 carry golf-course view codes on the county roll, but a view is not a membership. Golf in 2026 costs $10,526 a year in total with Social dues and tax for a home that carries it, or a $50,000 upgrade for a Social home, and two Lynx Pass homes in the same building can carry different memberships. We confirm the membership attached to your home in writing, through the master association, before we price it.
Usually not. The $50,000 upgrade is a large, certain cost against an uncertain premium in a building with no recent sale to measure it. And never surrender a Golf or Charter membership before a sale: regaining golf costs the then-current price, and a home that already carries golf is the one a golfing buyer will pay more for.
Section 4.12(B) of the master declaration sets a $3,000 resale capital assessment per Hunters Ridge site, collected at closing, and makes it the buyer’s obligation unless buyer and seller agree otherwise in writing. The master association also collects a $400 transfer fee at closing. We show both in the buyer’s cost sheet so they are never a surprise at the end.
The roughly $3,000,000 Community Center project is the reason for the $41 monthly assessment, and a buyer touring in the 2026 to 2027 season sees a renewed club. Our Hunters Ridge community guide covers the course, the clubhouse and the programs, and we send it to every buyer who is new to the community.
A Lynx Pass seller is selling a condominium unit under Chapter 718 inside a Chapter 720 master association, so the core package is the condominium resale disclosure under Section 718.503, two estoppel certificates, the statutory flood and property-tax disclosures, and any known fact that materially affects value and is not readily observable. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes Sections 718.503, 718.116, 720.401, 720.30851, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); recorded Lynx Pass Declaration §13; Third Amended Master Declaration §4.12(B)).
Florida’s resale disclosure statute gives a condominium buyer, at the seller’s expense, the declaration, articles of incorporation, bylaws and rules, the association’s most recent annual financial statement and budget, the question-and-answer sheet and a governance form, and it lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving them. Since December 31, 2024 the contract must also state in conspicuous type whether the association is required to have a milestone inspection or a structural integrity reserve study. For Lynx Pass that means the recorded Declaration with its Articles and Bylaws (Exhibits C and D), the association’s rules, its budget and financial statement, which is where a buyer will look for how the roofs were paid for, and the statement that neither inspection program is required. The Legislature amends this list often, so your closing agent should work from the current text.
Hunters Ridge mixes two legal regimes inside one master association. The single-family homes and the villas are fee-simple parcels under the Chapter 720 master, and their sellers deliver the Section 720.401 homeowners association disclosure summary before the contract is signed. Lynx Pass, Pheasant Hollow and Grand Pines are Chapter 718 condominiums inside that master. Section 720.401(2) says the homeowners association summary requirement does not apply to associations governed by Chapter 718, yet your home also sits under the Chapter 720 master. Ask your closing agent or attorney whether the master association’s summary should accompany your condominium package; delivering it before the contract costs nothing and removes the question.
The two declarations settle who owes what at the transfer itself. The Lynx Pass Declaration says, at Section 13, “There are no restrictions on the transfer of ownership of Units,” and the new owner gives the association a name, address and telephone number within 10 days. The master declaration, at Section 4.12(B), makes the $3,000 resale capital assessment the buyer’s unless the parties agree otherwise in writing. So the seller owes the disclosures and a clean account, and the buyer owes the master’s capital contribution at closing.
An estoppel certificate is the association’s signed statement of what is owed on your home: assessments, fees, any special assessment levied and any violation. A Lynx Pass sale needs one from the Lynx Pass condominium association under Section 718.116 and one from the Hunters Ridge master under Section 720.30851. Each is capped for a current account at $299, plus $119 for delivery within three business days and $179 more if the account is delinquent. The title company usually orders both, the Lee County custom is that the seller pays, and the Lynx Pass certificate is where any roof assessment will show.
Florida’s Supreme Court held in Johnson v. Davis that where a home’s seller “knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them.” An as-is contract does not remove that duty. In an eight-home stacked building the questions that matter are water intrusion from the home above or beside, prior leaks, window and door condition, and unpermitted interior work. Give buyers the source documents rather than a summary.
Florida Statute 689.302 requires a residential seller to deliver a flood disclosure at or before the contract, stating whether the seller knows of flood damage during their ownership, filed a flood insurance claim or received federal flood assistance. Every Lynx Pass building sits in FEMA Zone X, but the form asks about your own experience, not the map. Section 689.261 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 requirement in Section 718.112(2)(g) and the milestone inspection in Section 553.899 key on buildings of three habitable stories or more. The Lynx Pass buildings are two stories: the recorded plans show a first and a second floor, the plot plan gives a proposed building height of 33.1 feet, and the county codes every unit as a low-rise condominium on floor 1 or 2. On the public record neither program applies, which is a real selling point in a Florida condominium market where buyers now ask. Ordinary statutory reserves for roofs, painting and paving still apply unless the owners vote to waive them. This is our reading of the public record, not legal advice.
Buyers of Lynx Pass homes ask three things: the flood zone, how the buildings came through Hurricane Ian, and what the city permits show. All three buildings sit in FEMA Zone X and Lee County evacuation Zone C, no Lynx Pass storm-damage record was found, and the city’s permit record shows the 2026 roofs, three impact-window jobs and routine air-conditioning work.
Data updated: September 2026 (FEMA National Flood Hazard Layer queried at each building, September 2026; FIRM panel 12071C0678F; Lee County evacuation zones; City of Bonita Springs permit portal; NOAA gauge record).
We queried FEMA’s live National Flood Hazard Layer at the center of each Lynx Pass building, and all three returned Zone X, “AREA OF MINIMAL FLOOD HAZARD,” outside the special flood hazard area, with no base flood elevation. The governing panel is 12071C0678F, effective August 28, 2008, and Lee County’s revised maps taking effect March 2, 2027 do not revise that panel. Bonita Springs holds Class 5 in FEMA’s Community Rating System, a 25 percent discount on National Flood Insurance Program premiums. Zone X means a federally backed lender generally does not require flood insurance; it does not mean no water risk, and coverage is available.
Lee County’s evacuation layer places all three buildings in Zone C. An evacuation zone is not a flood zone; the county orders evacuations zone by zone for each storm, and a buyer should check the county’s lookup before each season.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s Ian report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples; Lynx Pass sits inland, east of Interstate 75. The Imperial River near Bonita Springs crested at 12.32 feet on October 2, 2022, second only to its 15.32-foot Irma record. We found no Lynx Pass damage record: the city’s permits show no roof or structural repair permit on Donnavid Court between Ian and the April 2026 re-roof. The absence of a record does not show that no damage occurred, and any seller should disclose the home’s own storm and claim history.
The city’s online records for Donnavid Court start in 2008 and show the four 2026 roof permits, three permits replacing six windows (and in one case two sliding doors) with impact product in 2022 and 2023, a garage door in 2019 and ten air-conditioning change-outs from 2014 to 2025. Search your own address in the City of Bonita Springs permit portal before you list, close any open or expired permit, and put every finaled permit in the listing file. Permits inside Hunters Ridge come from the city, not Lee County.
The Lynx Pass rules that affect a sale are the sign limits, the absence of any buyer approval, the leasing rules if a tenant is in place, the upper-floor flooring rule, the contractor rules for pre-listing work and the all-ages, two-pet rules that keep the buyer pool wide, each set in the recorded Declaration or the Hunters Ridge master documents.
Data updated: September 2026 (recorded Lynx Pass Declaration §§11.7, 12, 13, 14 and 12.27; Third Amended Master Declaration §§7.10, 7.25 and 7.26; Hunters Ridge Rules and Regulations; Sign and Open House Policy).
Section 12.11 of the Declaration bars signs, including for-sale signs, without the Lynx Pass board’s approval, and the master declaration limits any sign to 6 by 12 inches. The Hunters Ridge Sign and Open House Policy governs open houses and gate access. A Lynx Pass listing is sold by pre-arranged showings through the staffed gate and by marketing, not by a yard sign, so the marketing has to carry more of the load.
A sale needs no board approval. The Declaration’s Section 13 places no restriction on transfer, and the new owner gives the association contact details within 10 days. That keeps a Lynx Pass closing simpler than many Florida condominiums, where a buyer interview can add weeks.
Leases at Lynx Pass run at least 30 days, need the Lynx Pass board’s prior written approval under Section 14 and the master association’s approval, and the master declaration allows no more than three leases a year and no lease longer than one year. While a tenant holds the home the owner has given up amenity use except the restaurant. Tell us the lease end date at listing; a lease that ends before closing usually suits an owner-occupant buyer best.
Sections 11.7 and 12.21 require upper-floor homes to have wall-to-wall carpet over padding except in kitchens, baths and foyers, unless the board approves an acoustic underlayment. If you installed tile or wood upstairs, find the board’s approval before you list; if you did not, tell a buyer planning hard flooring to ask the board for its specification.
Contractors must pre-register, carry $500,000 and $1,000,000 in liability insurance and work 8:00 a.m. to 5:00 p.m., Monday through Saturday (Section 12.27), and exterior changes need the board’s written approval. Plan pre-listing work around those rules so a painter or flooring crew does not delay the photographs.
Section 12 of the Declaration states that “THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM,” and Section 12.20 allows two dogs and cats in total with board approval. Lynx Pass is open to buyers of any age and more generous on pets than Grand Pines, whose documents limit dogs and cats to under 10 pounds. Both facts widen your buyer pool, and both belong in the listing.
The best time to list a Lynx Pass home is the fall, so the home is live, photographed and documented before the Hunters Ridge season: the association’s Events Guide runs from October through May, and 17 of the 37 qualified Hunters Ridge sales in the 12 months to September 24, 2026 recorded between February and May.
Data updated: September 2026 (Lee County Property Appraiser field cards, recording months of the 27 qualified Lynx Pass resales, 2006 to 2022; Hunters Ridge qualified sales, 12 months to September 24, 2026).
Lynx Pass’s own resales are spread through the year. Recording months of all 27 qualified resales since 2006:
| Recording months | Lynx Pass resales |
|---|---|
| January to March | 4 |
| April to June | 7 |
| July to September | 9 |
| October to December | 7 |
April alone recorded six of the 27, the most of any month, and September and October four each. A recording date trails the contract by several weeks, so an April recording is usually a February or March contract, written while seasonal buyers are in town.
A Lynx Pass buyer is often choosing between a handful of coach homes and villas inside the gate, and many arrive for the season. Listing in October or November, with photographs, the document file and the roof permits ready, puts your home in front of them the week they arrive, and with no other Lynx Pass listing to compete with, first impressions carry.
The Lynx Pass record shows sales in July, August and September too, nine of the 27 resales. A summer listing reaches buyers who are in town year-round and out-of-state buyers shopping online, and a home listed in summer that has not sold by October is already in place for the season. The price, not the month, decides most outcomes.
We market a Lynx Pass home by leading with what a distant buyer cannot see: the June 2026 metal roof, the private garage, the view from your lanai, the $2,050 fee and what it includes, and a complete document file, delivered through professional photography and video, the Hunters Ridge buyer pool, and outreach to buyers in and beyond Southwest Florida.
Data updated: September 2026 (Lee County Property Appraiser parcel records, owner mailing addresses, September 2026; City of Bonita Springs permits; 2026 fee sheet).
A Lynx Pass buyer pays for a 2006 concrete-block coach home with its own garage, a brand-new roof overhead, the lowest coach-home fee in Hunters Ridge, water and sewer in the fee, no age restriction, two pets, and full club access four minutes away. The listing says each of those things in the first lines, because each is a reason to choose Lynx Pass over a sibling.
We shoot the home, the lanai view, the garage and the building’s new roof line, and we film the drive from the gate along Fox Ridge Drive to Donnavid Court and on to the clubhouse. For a second-floor home we show the stair and the entry clearly; for a first-floor home we lead with single-level living.
The recorded Declaration with its Articles and Bylaws, the association’s budget and financial statement, the question-and-answer sheet, both estoppel certificates, the four 2026 roof permits, your window and air-conditioning permits, your latest tax bill, a current wind-mitigation report and the fee arithmetic. Having it ready at listing starts the buyer’s 7-day review early and protects your price.
The tax roll shows who owns Lynx Pass today, at least by mailing address: 6 of the 24 owners receive their tax mail at their Lynx Pass home, 10 in Florida in all, 13 in other states and 1 in Ontario. A mailing address is not proof of residency, but it tells a seller that out-of-state buyers are part of this market. We market through our own buyer relationships, the Hunters Ridge buyer pool inside the gate and online channels that reach buyers where they live.
Some owners want to test demand quietly before a building with no recent sale sees a listing. We can introduce your home to our own buyers first. A quiet sale trades exposure for privacy, and with so few Lynx Pass sales on record the open market is usually where the highest price is found; we will tell you which suits your home.
We negotiate a Lynx Pass contract at partner level, from the evidence we built at listing: the ten Lynx Pass sales, the sibling yardstick, the 2026 roof permits and the document file, so the inspection, the appraisal and the association questions are answered before they become price arguments.
Data updated: September 2026 (Lee County Property Appraiser qualified sales; City of Bonita Springs permits; Florida Statutes Section 718.503).
Every offer, counter, inspection response and appraisal question is handled by Jesse McGreevy or Marc Comisar. In a building where your sale will be the benchmark for years, a concession given carelessly becomes the next seller’s starting point, so we negotiate every term as if the whole building were watching, because it is.
The roof is the association’s and it is new, so the inspection focuses on what you own: the air conditioner serving your home, the water heater, windows and doors, shower pans and interior finishes (Declaration Section 11.1(b)). A pre-listing inspection of those items lets us price repairs in advance instead of conceding them under a deadline.
An appraiser looks first for recent closed sales in the same building, and the newest Lynx Pass sale is from September 2022. We send the appraiser the ten Lynx Pass sales, the eight sibling sales of the last 24 months on the same per-square-foot yardstick, the roof permits and the home’s own updates, so the report is built from evidence rather than filled by distance.
The contract should say who pays any roof or club assessment installment that falls due after closing and confirm that the $3,000 capital contribution is the buyer’s under Section 4.12(B). Settling both in the offer avoids a renegotiation at the closing table.
A buyer with a mortgage needs the lender to accept the project, and the lender will send the Lynx Pass association a condominium questionnaire about budget, reserves, insurance, litigation and delinquencies. Two stories and a newly permitted roof help; unpublished budgets and reserves mean the association’s answers matter. We ask the board for its completed questionnaire early, so a financed buyer’s approval does not stall the closing.
A buyer choosing between Lynx Pass and Pheasant Hollow weighs garage, fee, roof and recent sales: Lynx Pass has one-car garages, the lower $2,050 quarterly fee and 2026 metal roofs but no sale since 2022, while Pheasant Hollow has two-car garages, a $2,500 fee, original tile roofs on the public record and ten sales in 60 months at a $492,500 median.
Data updated: September 2026 (Lee County Property Appraiser qualified sales to September 24, 2026; 2026 Hunters Ridge fee sheet; City of Bonita Springs permits; recorded declarations).
Pheasant Hollow is Lynx Pass’s twin in age and origin: the same developer, the same architect, the same 2006 build year and a declaration recorded three weeks earlier. That is why a buyer shopping one almost always tours the other, and why your price will be read against its sales. Our Pheasant Hollow guide covers that building in depth.
| Factor | Lynx Pass | Pheasant Hollow |
|---|---|---|
| Recorded declaration | January 5, 2006 | December 16, 2005 |
| Street | Donnavid Court | Hiram Street |
| Homes and buildings | 24 in 3 two-story buildings of 8 | 40 in 10 two-story buildings of 4 |
| Heated sq ft (county) | 1,598, 1,633, 1,756, 2,054 | 1,553 (first floor), 1,977 (second floor) |
| Garage | Attached one-car | Attached two-car |
| Condominium pool | Unheated pool and cabana in the 2005 papers; current status not confirmed | Private pool; association pays to heat it (2023 owner sheet) |
| 2026 quarterly fee | $2,050 | $2,500 |
| Annual Hunters Ridge billing, Social home | $14,717 | $16,517 |
| Roof on public record | Tile to metal, all three buildings, finaled June 26, 2026 | No roof permit on record; original concrete tile |
| Qualified sales, last 12 months | 0 | 2 ($397,500 and $385,000) |
| Qualified sales, last 60 months | 2 ($505,000 and $320,000, both 2022) | 10, median $492,500 |
| All-history median | $277,000 (47 sales, 2006 to 2022) | $292,500 (91 sales) |
| Most recent qualified sale | September 16, 2022 | July 21, 2026 |
| Median years since each home last transferred | 7.3 | 7.7 |
| Pets | Two dogs and cats in total | Two dogs and cats in total |
| Flood and evacuation zone | X, Zone C | X, Zone C |
| SIRS and milestone inspection | Not required (two stories) | Not required (two stories) |
The roof, the fee and the building’s size. A Lynx Pass buyer gets a roof finaled in June 2026 against a Pheasant Hollow roof question, carries about $1,800 a year less in Hunters Ridge billing, and joins a 24-home condominium with larger second-floor plans, up to 2,054 heated square feet. For a buyer with one car, those advantages usually outweigh the second garage bay.
The two-car garage, a heated condominium pool on the record and recent sales. A buyer who needs two garage bays will choose Pheasant Hollow, and a buyer whose lender or appraiser wants a same-building sale inside the last two years will find two on Hiram Street and none on Donnavid Court.
Pheasant Hollow’s three sales since February 2024 recorded at $385,000, $397,500 and $385,000, and those are the numbers a buyer will hold against yours. A Lynx Pass home with the new roof and the lower fee can argue for a place beside them, adjusted for your plan and the one-car garage. Pheasant Hollow owners weighing their own sale can read our guide to selling a Pheasant Hollow home, and owners across the community can read our guide to selling a home in Hunters Ridge.
Selling a Lynx Pass home costs roughly 4.5 to 4.6 percent of the price in our worked examples without any buyer-agent compensation, and about 7.0 to 7.1 percent with it, before the tax proration, the quarterly fee proration and any mortgage payoff. The main items are the negotiated commission, the deed stamps, the owner’s title policy and two estoppel certificates.
Data updated: September 2026 (Florida Statutes Section 201.02; Florida Administrative Code Rule 69O-186.003; Sections 718.116 and 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: $2,240 on a $320,000 sale and $2,870 on a $410,000 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 Lynx Pass home sits in a condominium inside the master association, a sale needs two estoppels: up to $299 each for a current account, $598 in all, plus $119 each if rushed. A Hunters Ridge villa seller orders one.
Since August 17, 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 building with no recent sale that choice can widen the buyer pool. We put the commission conversation in writing at the first meeting.
The first column uses $320,000, the last recorded Lynx Pass price. The second uses $410,000, the sibling-median yardstick applied to the 2,054 square foot plan, rounded. Neither is a valuation of your home.
| Item | At $320,000 | At $410,000 |
|---|---|---|
| Listing commission, example 2.75% | $8,800.00 | $11,275.00 |
| Buyer-agent compensation, if offered, example 2.5% | $8,000.00 | $10,250.00 |
| Deed documentary stamp tax | $2,240.00 | $2,870.00 |
| Owner’s title policy, promulgated premium | $1,675.00 | $2,125.00 |
| Title search and settlement fee, estimate | $1,200 | $1,200 |
| Municipal lien search, estimate | $175 | $175 |
| Two estoppel certificates, current account | $598 | $598 |
| Total with buyer-agent compensation | $22,688.00 (7.09%) | $28,493.00 (6.95%) |
| Total without buyer-agent compensation | $14,688.00 (4.59%) | $18,243.00 (4.45%) |
| Estimated net before prorations and payoff, without buyer-agent compensation | $305,312.00 | $391,757.00 |
The property tax proration is left out of the totals because taxes are not published per home: the seller credits the buyer for the days owned since January 1, using the prior year’s bill if the current one has not issued. The quarterly fee is prorated for the quarter you close in. 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 master declaration and the fee sheet unless the contract says otherwise, and the buyer records the deed and pays any lender’s title policy and mortgage taxes. We show your buyer those numbers in the listing file, because a buyer who knows the full cost up front does not renegotiate at the end.
Florida has no state personal 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 Lynx Pass home a main home owes federal capital gains tax on any gain. Ask your tax adviser for your own case.
Data updated: September 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser; Florida Department of Revenue property tax guidance).
The Lynx Pass pairs above show both sides: owners who bought in 2006 often have little or no gain, and some a loss, while owners who bought between 2010 and 2016 may have a substantial one. A loss on a personal residence is not deductible. Records of improvements reduce a taxable gain, so gather permits and invoices, including impact windows, air-conditioning and remodeling work, before you list.
A homestead exemption ends with the sale for the next tax year, and the buyer’s taxes reset toward 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, which the Department of Revenue explains in its PT-112 guidance; 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. One Lynx Pass owner of record receives tax mail in Ontario; a mailing address does not settle tax status, so raise the question with the title company early.
For most Lynx Pass homes in marketable condition, a full listing nets the most, because buyers compare every coach home inside Hunters Ridge and pay for the ones that answer the roof, fee and condominium document questions. A cash offer can make sense for a home 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 Lynx Pass 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 |
| Pricing with no recent Lynx Pass sale | Built from named sales and handed to the appraiser | Set by the buyer | Seller builds the case alone |
| Speed to close | 30 to 60 days after contract is typical | Can close in days | Unpredictable |
| Section 718.503 documents and two estoppels | Assembled and delivered on schedule | Still owed by the seller | Seller assembles and delivers |
| Disclosure risk | Managed with written disclosures | Still owed by the seller | Carried entirely by the seller |
| Gate and showing access | Planned with the gatehouse | Minimal | Seller arranges every visit |
| Best for | Most homes, most sellers | Homes needing major work, 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 October to May season, which describes most Lynx Pass owners. Choose an investor cash offer only for a home needing work a lender or insurer will not accept, or a closing in days. Choose a sale by owner only if you already have a buyer, perhaps a neighbor, and know Florida’s condominium disclosure duties. We will run the net proceeds side by side at no cost.
You get a free Lynx Pass home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the ten recorded Lynx Pass sales of 2021 and 2022 adjusted for time and the recent sibling coach-home sales, adjusted for your floor, plan, view, membership and condition, and there is no obligation to list.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 24 Lynx Pass units and the sibling condominiums, windows measured to September 24, 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 Lynx Pass sales we priced from, the sibling yardstick for your plan, the floor and view comparisons, the fee stack your buyer inherits, a net sheet with both estoppels, and the current listings you would compete with inside the gate.
Your building address, whether your home is on the first or second floor and a corner or interior position, the membership type on your home, any window, door, air-conditioning or remodeling permits and board approvals, your latest quarterly statement, and any wind-mitigation or four-point report you already hold.
Get your free Lynx Pass home valuation and we will send a value built from recorded Donnavid Court and sibling sales, 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 Lynx Pass home.
Jesse McGreevy is a top-reviewed Lynx Pass 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, and none of these reviews concerns a Lynx Pass sale.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
These are the questions Lynx Pass owners ask us most often before they list, answered from the Lee County sale record, the recorded Lynx Pass Declaration, the 2026 roof permits, the Hunters Ridge association’s documents and Florida law. The full background on the homes, the buildings and the street is in our Lynx Pass guide. For anything specific to your home, call Jesse direct at (239) 898-6072.
Build the price from the ten 2021 and 2022 Lynx Pass sales adjusted for time and the recent Pheasant Hollow and Grand Pines sales, gather the Section 718.503 documents, both estoppels, the 2026 roof permits and your permit history, and list so you are live between October and May. A typical sale closes 30 to 60 days after contract.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Lynx Pass we tracked every recorded transfer since 2006, read the recorded Declaration and the 2026 roof permits, and we price and document a Lynx Pass listing from that record.
There is no recent Lynx Pass sale to point to, so value has to be built. The last ten Lynx Pass sales ran from $210,000 to $505,000, and the eight sibling coach-home sales of the last 24 months had a $199.85 median per heated square foot, which is about $319,000 for the smallest plan and $410,000 for the largest before adjustments. Request a free valuation for your own home.
None. The Lee County qualified-sale record shows no Lynx Pass sale from September 25, 2025 to September 24, 2026, and none in 24 or 36 months either. The last two qualified sales recorded in 2022, at $505,000 in March and $320,000 in September.
On the county record, owners are holding. No deed of any kind has recorded on a Lynx Pass unit since September 16, 2022; ten homes changed hands in the 2021 and 2022 wave, five have not transferred since 2006, and the median home has been with its owner about 7.3 years. No recorded document explains why, and we do not speculate.
Not if the price is built properly. You face no competing Lynx Pass listing, and every buyer who has waited for the building will see yours. The risk is an appraisal with no recent in-building comparable, which we meet by handing the appraiser the full Lynx Pass record and the sibling sales, adjusted and documented.
No. It is one sale of the largest plan, a second-floor corner home of 2,054 heated square feet, in March 2022, and the record does not show its condition, updates or terms. Six months later a first-floor home recorded $320,000. We treat $505,000 as the top of the record, not a floor for the building.
No. The $277,000 median covers all 47 qualified Lynx Pass sales from July 2006 to September 2022, and 24 of them closed in 2006 and 2007. It is a history of the building. The recent evidence is the ten 2021 and 2022 sales and the sibling coach-home sales of the last 24 months.
An appraiser looks first for recent closed sales in the same building, and the newest Lynx Pass sale is from September 2022. Expect older Lynx Pass sales adjusted for time, plus recent Pheasant Hollow and Grand Pines sales adjusted for size, garage and floor. We give the appraiser that package so nothing is guessed.
This edition has no MLS days-on-market figure for Lynx Pass, and the county record shows sale dates, not listing dates. What it does show is demand when homes appear: eight qualified Lynx Pass sales in eight months of 2021. After a contract, a typical closing takes 30 to 60 days, plus the buyer’s 7-day document review.
List by October or November. The association’s Events Guide runs from October through May, and 17 of the 37 qualified Hunters Ridge sales in the last 12 months recorded between February and May. Lynx Pass’s own resales recorded most often in April.
On total price, usually the second floor. Over all history the 25 second-floor sales carry a $289,000 median and the 22 first-floor sales $273,000, because the upstairs plans are larger. Per heated square foot the first floor runs higher, $159.95 against $150.52 on the mean of per-sale ratios.
The county codes Building 1 for lake and golf-course views, Building 2 for preserve and Building 3 for golf course, and over all history the building medians are $293,500, $289,000 and $265,000. Those mix years and plans, so we price your own lanai view and condition, not your building number.
It removes the question every buyer’s insurer and inspector asks first. All three buildings carry tile-to-metal roofs finaled by the City of Bonita Springs on June 26, 2026, and on the state wind-mitigation form a roof permitted after March 1, 2002 earns the top roof-covering answer. It belongs at the top of your listing.
We found no public record of one. The three building permits and a fourth on the common-element parcel total $491,002 in permitted value, and how the association paid for them, from reserves, a special assessment or a loan, is not in any public source. The Lynx Pass estoppel certificate will show any assessment owed on your home.
The association. Section 11.1(a) of the recorded Declaration makes the association responsible for the load-bearing structure, “perimeter walls, columns, roofs, floors,” as a common expense. An individual owner does not arrange or pay for the roof directly, though owners fund the association through assessments.
It makes it easier. It is the lowest of the three Hunters Ridge coach-home fees in 2026, against $2,076 at Grand Pines and $2,500 at Pheasant Hollow, and it includes water, sewer, bulk Comcast, exterior insurance, lawn care and reserves. We show the full annual cost, about $14,717 for a Social home, in the listing.
Two: one from the Lynx Pass condominium association under Section 718.116 and one from the Hunters Ridge master association under Section 720.30851. Each is capped at $299 for a current account, plus $119 for rush delivery. The title company usually orders both at contract.
Under Section 718.503, the Declaration, Articles, Bylaws and rules, the annual financial statement and budget, the question-and-answer sheet and a governance form, and the contract must state that no milestone inspection or structural integrity reserve study is required. The buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them.
Section 720.401(2) excludes associations governed by Chapter 718, and your unit is a Chapter 718 condominium, but it also sits under the Chapter 720 Hunters Ridge master. Ask your closing agent or attorney whether to include the master’s summary; delivering it before the contract costs nothing. This is information, not legal advice.
No. Both programs apply to condominium buildings of three habitable stories or more, and the Lynx Pass buildings are two stories. The resale contract must say so in conspicuous type. Ordinary reserves for roofs, painting and paving still apply unless the owners vote to waive them.
No. Section 13 of the recorded Declaration states “There are no restrictions on the transfer of ownership of Units.” Your buyer gives the association a name, address and phone number within 10 days. Leases, not sales, need board approval.
The buyer, unless the contract says otherwise. Section 4.12(B) of the Third Amended Master Declaration sets a $3,000 resale capital assessment per Hunters Ridge site, collected at closing, and makes it the buyer’s obligation unless buyer and seller agree otherwise in writing. The master association also collects a $400 transfer fee.
Yes. Every Hunters Ridge membership runs with title and passes to the buyer at closing under Section 9.08 of the master declaration. A home with a Golf or Charter membership spares a golfing buyer the $50,000 upgrade; a Social home does not. Never surrender golf before a sale.
Usually not. The $50,000 upgrade is a certain cost against an uncertain premium, and with no recent Lynx Pass sale there is no record to show what a buyer pays for golf here. Let a golfing buyer price the upgrade into their offer.
Yes. An as-is sale still needs the condominium documents, both estoppel certificates and a permit history, and it does not remove the Johnson v. Davis duty to disclose known hidden defects. A current wind-mitigation and four-point report helps a buyer’s insurer, and documenting what is original and what is new protects your net.
Update selectively. The building roof is already new, so the unit-level items buyers price are impact windows and doors, the air conditioner, the water heater and kitchens and baths. We walk the home and tell you which projects a buyer pays for and which to leave, and interior work in a stacked building needs the board’s approval.
No law requires one to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because the homes date from 2006, a buyer’s insurer may ask for one, and with the roof now new, a current report shows your home’s systems in their best light.
Yes. Lynx Pass is in a 160 mph design wind zone inside the wind-borne debris region, and insurers credit a post-2002 building, a newly permitted roof and impact-rated openings. A current report on form OIR-B1-1802 lets a buyer’s agent quote accurately, which supports your price.
Your home is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0678F. Florida Statute 689.302 still requires you to tell the buyer, at or before the contract, whether you know of flood damage during your ownership, have filed a flood claim or have received federal flood assistance, whatever the zone.
Yes. Search your address in the City of Bonita Springs permit portal and close any open or expired permits for windows, a water heater or an air conditioner before listing. The city, not Lee County, issues permits inside Hunters Ridge, and a finaled impact-window permit is worth featuring.
Yes, but the lease governs access and possession. Leases at Lynx Pass run at least 30 days with both boards’ approval, and while a tenant holds the home you have given up amenity use. Tell us the lease end date at listing; a lease ending before closing usually suits an owner-occupant buyer best.
Not without the Lynx Pass board’s approval. Section 12.11 of the Declaration bars signs, including for-sale signs, without board approval, and the master declaration limits any sign to 6 by 12 inches. A Lynx Pass home sells through marketing and pre-arranged showings through the staffed gate.
Some buyers want a turnkey home, but price furniture separately in the contract. Keeping personal property out of the recorded price keeps the next Lynx Pass comparable clean, which matters more here than in most buildings, because your sale will be the benchmark for years.
The public record shows who owns, not who will buy: 18 of 24 owners receive their tax mail outside Lynx Pass, 13 of them in other states and 1 in Ontario. A mailing address is not proof of residency, but it tells a seller that out-of-state buyers are part of the Lynx Pass market, so we market in and beyond Southwest Florida.
Yes. We coordinate showings through the gate, order both estoppel certificates, manage inspections and repairs and work the closing timeline with the title company. Tell us who holds keys and the garage opener, and authorize the guardhouse to admit us and our buyers.
You can sell privately to a buyer we introduce, and with no Lynx Pass listing in four years some owners want to test demand quietly first. A quiet sale trades exposure for privacy; with so few Lynx Pass sales, the open market is usually where the highest price is found.
The record answers this for one owner: a home bought new in 2006 for $314,800 and held to August 2021 sold for $265,000, $49,800 less. Five other homes first sold in 2006 passed through lender or corrective transfers between 2010 and 2015 before their 2021 or 2022 sale, so those later prices say nothing about a 2006 buyer’s result. Every seller who had bought between 2013 and 2016 sold for more, by $70,000 to $293,000.
In our worked examples, about 4.5 to 4.6 percent of the price without buyer-agent compensation and about 7.0 to 7.1 percent with it, before prorations and any payoff. The items are the negotiated commission, $0.70 per $100 in deed stamps, the promulgated owner’s title premium, closing fees and two estoppels.
The homestead exemption and the Save Our Homes cap belong to you as the owner-resident, not to the home, so your buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead.
Usually, but the lender reviews the condominium project as well as the buyer, through a questionnaire the association completes on budget, reserves, insurance, litigation and delinquencies. Two stories and new roofs help. We ask the board for its completed questionnaire early so a financed buyer’s approval does not stall the closing.
Because the next Lynx Pass price will be built, not looked up, and we have already done the work: every recorded Lynx Pass transfer since 2006, the Declaration, the fee sheet, the roof permits, the sibling sales and the flood data. Request a free Lynx Pass home valuation or call Jesse direct at (239) 898-6072.
A Lynx Pass specialist knows which plan, floor, view and membership a home carries, how to price a building with no sale in four years, how the 2026 roof and the $2,050 fee stand against Pheasant Hollow and Grand Pines, and how two associations and two estoppels fit together, and sells the life around it: a garage coach home, a new roof and a gated club four minutes away.
We have seen small facts cost sellers contracts: a coach home priced off a building average from 2006, a listing that called a condominium a villa, a buyer who learned about an unanswered assessment question from their own agent after writing an offer, hard flooring upstairs without the board’s acoustic approval, a closing held up because only one estoppel was ordered. 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 every neighborhood inside the gates; our Lynx Pass guide covers the homes building by building, the declaration, the pool and cabana question and the storm record. Both are what we hand a buyer who is new to the community, along with our guides to Grand Pines and the Hunters Ridge Villas for buyers comparing products.
Hunters Ridge addresses tested in the School District of Lee County’s 2026-27 locator returned South Zone 3, with high school busing to Bonita Springs High and Estero High. From Lynx Pass, the Hunters Ridge clubhouse is about 0.95 miles and 4 minutes by car; from the clubhouse, 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 Lynx Pass sellers are also buyers, moving into a Hunters Ridge villa or single-family home, trading into a two-car coach home, or leaving the area. Read our guide to buying a Lynx Pass home, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are thinking, “I need someone to sell my house in Bonita Springs, 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 Lynx Pass, Pheasant Hollow, Grand Pines, the Hunters Ridge Villas, Bonita Fairways, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are thinking of selling a Lynx Pass coach home, call the team that prices from the recorded Donnavid Court and sibling sales, leads with the 2026 roof permits, explains the $2,050 fee and the full annual cost to every buyer, and assembles the Section 718.503 package and both estoppels before an offer is written. 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.
Lynx Pass sold record, from the county: no qualified Lynx Pass sale in the 12, 24 or 36 months to September 24, 2026; 2 in 60 months, $505,000 and $320,000, $825,000 of recorded volume; 47 over all history, July 2006 to September 2022, at a $277,000 median, per Lee County Property Appraiser field cards read September 24 to 26, 2026. This edition states no MLS days on market, sale-to-list ratio or represented-sale count.
Request your free Lynx Pass home valuation and we will send a value built from the recorded Lynx Pass and sibling sales for your plan and floor, 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 Lynx Pass realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, a short drive from the Hunters Ridge gate, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the recorded Lynx Pass Declaration, the developer’s prospectus, the 2026 fee sheet and budget, the city permit record including the 2026 roof permits, and every qualified Lynx Pass sale on the Lee County record. The homes themselves are described in our Lynx Pass at Hunters Ridge guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671. Anyone can verify a Florida license on the DBPR license search.
Selling a Lynx Pass home? Get a free Lynx Pass home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Lynx Pass.
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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 declarations, state condominium and corporate records, the Hunters Ridge Community Association’s published documents, 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 September 24 to 26, 2026.
County sales figures on this page are Lee County Property Appraiser qualified sales read from the field cards on September 24 to 26, 2026. No Southwest Florida MLS figures are used in this edition.
The official documents below are the ones a Lynx Pass seller should have in hand before listing and the ones a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy: the Lee County Clerk, the Hunters Ridge Community Association, the Florida Legislature or the Florida Office of Insurance Regulation.
| Document | Issued by | Date | Why a Lynx Pass seller needs it | Link |
|---|---|---|---|---|
| Declaration of Condominium of Lynx Pass at Hunters Ridge, with Articles and Bylaws | Lee County Clerk of Court | Recorded January 5, 2006 | The core of the Section 718.503 package; unit boundaries, maintenance, insurance, transfers, leasing, signs | Open the recorded Declaration |
| Lynx Pass condominium documents, developer prospectus | Hunters Ridge Community Association | Revised March 2005 | Floor plans, original specifications and the 2005 budget | Open the prospectus |
| 2026 Membership Program and Fees | Hunters Ridge Golf and Country Club | 2026 | The $2,050 quarterly fee, dues, capital assessment and transfer fee | Open the fee sheet |
| 2026 Approved Budgets and Reserve Schedule | Hunters Ridge Community Association | Adopted for 2026 | The master budget and the Lynx Pass income line | Open the 2026 budgets |
| Third Amended Master Declaration | Hunters Ridge Community Association, recorded with the Lee County Clerk | Recorded July 22, 2025 | §4.12(B) capital contribution; §9 membership; §7 leasing and signs | Open the master declaration |
| Rules and Regulations | Hunters Ridge Community Association | Current posting | Gate, guests, contractors and amenities | Open the rules |
| Lease Application Packet | Hunters Ridge Community Association | Current posting | Selling with a tenant in place; lease approvals and notice | Open the lease packet |
| Sign and Open House Policy | Hunters Ridge Community Association | Current posting | Sign size and open-house access | Open the policy |
| Section 718.503, condominium resale disclosure | Florida Legislature | Current statute | The documents a unit seller provides and the buyer’s cancellation period | Open the statute |
| Section 718.116, condominium estoppel certificates | Florida Legislature | Current statute | The condominium estoppel and its fee cap | Open the statute |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind-mitigation form a buyer’s insurer reads | Open the form |
The Lynx Pass association’s current budget, reserve schedule, financial statements, insurance declarations and minutes are member documents and are not published online; ask the board for them before you list, because a buyer’s agent will ask how the 2026 roofs were funded and what the reserves hold.
Market data from Southwest Florida MLS, pulled: not used in this edition; Lynx Pass sale figures are Lee County Property Appraiser recorded sales, field cards read September 24 to 26, 2026, windows to September 24, 2026. McGreevy and Comisar, sell your Lynx Pass home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.