We price your Pheasant Hollow home from the recorded Hiram Street sales for your floor and view and answer the roof and fee questions before a buyer asks.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser field cards for all 40 Pheasant Hollow homes, read September 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 one small condominium: the 40 coach homes on Hiram Street described in our Pheasant Hollow at Hunters Ridge guide. If you own one of the ten two-story, four-home buildings, each home with its own attached two-car garage, this page gives you the recorded sale prices, the roof and fee facts, the costs and the timing that decide what you net.
Pheasant Hollow 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. Every home was built in 2006 by Parker Hunters Ridge, LLC, under a Declaration of Condominium recorded December 16, 2005. That makes a Pheasant Hollow sale 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.
Forty homes produce one or two recorded sales in a typical recent year, so every sale carries the whole market. The Lee County Property Appraiser recorded 10 qualified resales in the 60 months to September 24, 2026, the first window with ten or more sales, at a median of $492,500 (the mean of the middle pair, $490,000 and $495,000), from $385,000 to $535,000. Seven of those sales came in 2022 and 2023 at $485,000 to $535,000; the three since February 2024 recorded at $385,000, $397,500 and $385,000. That turn is the single most important pricing fact on this page.
To sell a Pheasant Hollow coach home in 2026, price it from the three most recent Hiram Street resales rather than the 2022 peak, gather the condominium resale documents, both estoppels and a written answer on the roof, list so you are live before the season, and hire a listing team that can explain the $2,500 quarterly fee in one conversation.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 40 Pheasant Hollow units, DOR-qualified improved sales, windows measured to September 24, 2026, read September 26, 2026).
That sequence matters here because a Pheasant Hollow home is priced from a handful of deeds. Two sold in the last twelve months, three in the last thirty-six, and ten in the last sixty. A buyer’s agent will pull the same short list, see the 2022 prices and the 2024 to 2026 prices side by side, and ask why. The seller who has the answer ready, floor by floor and view by view, keeps control of the conversation.
A single-family owner in Hunters Ridge sells a fee-simple lot under one association. A Pheasant Hollow owner sells a condominium unit: a one-fortieth share of the common elements under its own declaration, a second association that insures and maintains the buildings, a private heated pool and cabana on Hiram Street, and the Hunters Ridge master association above it all. The buyer is buying into a small shared building program as much as a home, and the listing has to show where that program stands.
These are the ten facts about selling a Pheasant Hollow coach home that matter most in September 2026, each drawn from the Lee County Property Appraiser’s field cards, the recorded Pheasant Hollow 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 Pheasant Hollow runs from the recorded market to the roof question, the fee and insurance facts buyers ask about, the documents and costs of a condominium sale, a comparison with Lynx Pass, and the answers Pheasant Hollow owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Pheasant Hollow Home in 2026? · Why List Your Pheasant Hollow Home With McGreevy and Comisar? · What Is the Pheasant Hollow Market Doing for Sellers Right Now? · What Did Every Pheasant Hollow Home Sell For Since 2021? · Have Pheasant Hollow Owners Sold for More Than They Paid? · A Pheasant Hollow Sale at 28141 Hiram Street, Worked Through
Pricing, Roof, Fees and Insurance: How Do We Price a Pheasant Hollow Home? · How Does the Roof Question Affect Selling a Pheasant Hollow Home? · What Are the Pheasant Hollow Fees Your Buyer Will Pay? · Who Insures a Pheasant Hollow Home, and What Will a Buyer’s Insurer Ask? · How Does the Club Membership Affect a Pheasant Hollow Sale?
Documents, Rules and Timing: What Must a Pheasant Hollow Seller Deliver Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Pheasant Hollow Rules Affect a Sale? · When Is the Best Time to Sell a Pheasant Hollow Home?
Marketing, Negotiation and Your Options: How Do We Market a Pheasant Hollow Home? · How Do We Negotiate a Pheasant Hollow Contract? · Pheasant Hollow vs Lynx Pass at Hunters Ridge: Which Will Your Buyer Choose? · What Does It Cost to Sell a Pheasant Hollow Home? · Do I Pay Capital Gains Tax When I Sell My Pheasant Hollow Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Pheasant Hollow Home Valuation?
Answers and Local Expertise: What Pheasant Hollow Sellers Say About Working With Us · Frequently Asked Questions, Pheasant Hollow Seller Edition · Why Does a Pheasant Hollow Specialist Matter When You Sell? · Thinking of Selling Your Pheasant Hollow 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. Pheasant Hollow owners hire us because we price from the Hiram Street record itself, answer the roof, fee and condominium document questions before a buyer’s agent asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Pheasant Hollow coach home, or thinking, “I need a listing agent who knows why a Hiram Street home sold for $535,000 in 2023 and $385,000 in 2026,” 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 Hiram Street is a short drive, not a trip. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
For this page we tracked all 40 Pheasant Hollow unit cards and the common-element card on the Lee County Property Appraiser’s roll, and sorted 116 improved-home transfers since 2006 into the 91 the county coded as qualified sales and the 25 it did not. We read the 83-page recorded declaration, the developer’s prospectus the association posts, the association’s owner information sheet and 89 City of Bonita Springs permit records for Hiram Street. That is the file we start from on every Pheasant Hollow 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 Pheasant Hollow with Lynx Pass, 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 built on the 2022 and 2023 sales as if nothing has changed since. We will not tell a buyer the roof question is settled when no public document settles it. And we will not describe the carrying cost as the $2,500 quarterly fee alone when every owner also pays $4,775 in Social dues and a $1,250 dining minimum. A listing that has already answered those questions holds its price through the inspection period.
No McGreevy and Comisar sale inside Hunters Ridge is on record for this page, and we do not imply one. Our case rests on the public record we have read for you, on our results across Bonita Springs and Southwest Florida, and on how we will run your sale. Days on market, sale-to-list ratios and our own listing history come from the Southwest Florida MLS, which is not part of this edition; when they are added, they will carry their own pull date.
The Pheasant Hollow market is thin and below its peak. The county recorded 2 qualified resales in the 12 months to September 24, 2026 and 10 in 60 months at a $492,500 median, but the three sales since February 2024 all recorded between $385,000 and $397,500, after seven from $485,000 to $535,000 in 2022 and 2023.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved Pheasant Hollow sales, windows measured to September 24, 2026, read September 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.
| Window to September 24, 2026 | Qualified sales | Median | Range | Mean per heated sq ft |
|---|---|---|---|---|
| 12 months | 2, listed individually | Too few for a median | $385,000 to $397,500 | $224.48 |
| 24 months | 2, the same two | Too few for a median | $385,000 to $397,500 | $224.48 |
| 36 months | 3, listed individually | Too few for a median | $385,000 to $397,500 | $232.29 |
| 60 months | 10 | $492,500 | $385,000 to $535,000 | $283.55 |
| All history, 2006 to 2026 | 91 | $292,500 | $135,000 to $535,000 | $179.75 |
With an even count, the median is the mean of the middle pair: the 10 sales in 60 months center on $490,000 and $495,000. Price per square foot is per heated square foot as the county records it, which leaves out the 418 square foot garage and the 150 square foot lanai, and it is the mean of each sale’s own ratio. The all-history row mixes the 2006 developer sales, the 2009 to 2013 downturn and the 2022 peak, so it is history, not a comparable.
Down from the 2022 and 2023 peak, on thin evidence. Seven sales from February 2022 to May 2023 recorded between $485,000 and $535,000. The next three, in February 2024, November 2025 and July 2026, recorded at $385,000, $397,500 and $385,000. Three sales cannot tell you how much of that drop is market, condition, floor or view, and the county record carries no listing or concession data. What it does show is that the price a Hiram Street owner remembers from 2022 is not today’s comparable.
Pheasant Hollow has the highest 60-month median of the attached homes in Hunters Ridge on recorded sales, and the highest condominium fee. Every row below uses the same yardstick: qualified improved sales in the 60 months from September 25, 2021 to September 24, 2026, with the mean of each sale’s own price per heated square foot.
| Hunters Ridge attached homes | Homes | Built | 60-month qualified sales | 60-month median | Mean per heated sq ft | 2026 quarterly fee |
|---|---|---|---|---|---|---|
| Pheasant Hollow | 40 in 10 buildings | 2006 | 10 | $492,500 | $283.55 | $2,500 |
| Hunters Ridge villas | 206 in 80 buildings | 1988 to 2005 | 81 | $400,000 | $270.93 | $1,878.20 South, $1,950.95 North |
| Grand Pines | 46 in 8 buildings | 1996 to 2005 | 17 | $365,000 | $248.98 | $2,076 |
| Lynx Pass | 24 in 3 buildings | 2006 | 2 ($320,000 and $505,000) | Too few | $223.06 | $2,050 |
Across all of Hunters Ridge, the county recorded 37 qualified sales in the twelve months to September 24, 2026 at a $408,000 median and $257.73 per heated square foot, with 13 single-family sales at a $585,100 median. For the whole-community seller’s picture, read our Hunters Ridge seller’s guide.
Six of the 40 homes have never resold since the developer’s 2006 sale, and the median time since each home’s last transfer is 7.7 years as of September 24, 2026. Low turnover is why a year can pass with one sale, and it is why each listing on Hiram Street gets close attention from the 39 owners who are not selling, some of whom become the buyer.
This edition carries no Southwest Florida MLS figures: no days on market, no sale-to-list ratio, no active-listing count, no months of supply and no McGreevy and Comisar track record in Hunters Ridge. Those numbers come from the MLS, which is not part of this edition, and we will not estimate them. County records also lag: keying can run several weeks behind the recording date. At your valuation we pull the current active and pending coach-home listings inside Hunters Ridge and show them beside the recorded sales.
Ten Pheasant Hollow homes sold in qualified, county-recorded sales from September 25, 2021 to September 24, 2026, from $385,000 to $535,000. Every one was a resale, the county coded all ten as qualified, and together they carried $4,706,500 in recorded volume. One lake-view home on the first floor of 28140 Hiram Street sold twice.
Data updated: September 2026 (Lee County Property Appraiser field cards, qualified improved sales recorded September 25, 2021 to September 24, 2026, read September 26, 2026).
| Recorded | Building address | Floor | County view | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|
| February 18, 2022 | 28121 Hiram St | Second | Golf course | 1,977 | $520,000 | $263.02 |
| April 29, 2022 | 28140 Hiram St | First | Lake | 1,553 | $519,000 | $334.19 |
| July 13, 2022 | 28121 Hiram St | First | Golf course | 1,553 | $490,000 | $315.52 |
| September 22, 2022 | 28120 Hiram St | First | Preserve | 1,553 | $485,000 | $312.30 |
| October 19, 2022 | 28111 Hiram St | Second | Golf course | 1,977 | $495,000 | $250.38 |
| March 15, 2023 | 28140 Hiram St | First | Lake | 1,553 | $495,000 | $318.74 |
| May 18, 2023 | 28140 Hiram St | First | Lake | 1,553 | $535,000 | $344.49 |
| February 22, 2024 | 28161 Hiram St | First | Preserve | 1,553 | $385,000 | $247.91 |
| November 25, 2025 | 28101 Hiram St | Second | Golf course | 1,977 | $397,500 | $201.06 |
| July 21, 2026 | 28141 Hiram St | First | Golf course | 1,553 | $385,000 | $247.91 |
The May 2023 sale of $535,000 is the highest price in the Pheasant Hollow record; the same first-floor lake home had sold for $519,000 thirteen months earlier. Condominium addresses are shown by building only.
About the same total price, a very different price per square foot. In the 60-month window, the seven first-floor homes sold at a $490,000 median and a mean of $303.01 per heated square foot, and the three second-floor homes at a $495,000 median and $238.16. The larger upper homes bring about the same price for about 400 more heated square feet, which says buyers have paid for the ground floor’s no-stairs entry. The same shape goes back to 2006: the developer sold 19 first-floor homes at a $328,500 median and 19 second-floor homes at $409,300, and across all 53 resales since 2006 the first-floor median is $257,500 against $268,000 upstairs. Ten sales cannot measure the premium precisely.
The county’s view codes put Buildings 1, 2 and 6 on the preserve, Buildings 3, 4 and 5 on a lake, and Buildings 7 through 10 on the golf course, and its assessed values rank golf over lake over preserve by roughly $2,000 to $15,000 per home. The recorded sales are too few to prove a premium. In 60 months, five golf-course sales ran from $385,000 to $520,000, three lake sales from $495,000 to $535,000, and two preserve sales were $385,000 and $485,000. Those are reference points, not market rates, because floor, year and condition are mixed into every one.
The ten sales fell into three clear bands, and the bands line up with the calendar more than with the building.
| Price band, 10 sales, 60 months to September 24, 2026 | Sales | When they recorded |
|---|---|---|
| Under $400,000 | 3 | February 2024, November 2025, July 2026 |
| $480,000 to $499,999 | 4 | July 2022 to March 2023 |
| $500,000 and over | 3 | February 2022 to May 2023 |
Every sale at $480,000 or more recorded in 2022 or 2023; every sale since recorded under $400,000. A seller who wants to price above the recent three needs the updates, the view and the roof answer to justify it, and needs to know the buyer’s agent will show the same table.
Two sales on January 16, 2018 stand out in the longer record: two first-floor homes, one in Building 4 and one in Building 7, each recorded at $139,000, and each resold within about three months for $265,000 and $268,000. The county coded both $139,000 sales as qualified, so they stay in the all-history figures, where they pull older medians down slightly; neither falls inside the 60-month window. The county also set aside 25 improved transfers since 2006, including nine sales by financial institutions from 2009 to 2014, five quit-claim or corrective deeds, three forced sales and three between affiliated parties.
Pheasant Hollow prices have settled below $400,000 in each of the last three recorded sales while the 60-month median still reads $492,500, which means the gap between a well-priced Hiram Street listing and an overpriced one decides whether you sell in season or carry the $2,500 quarterly fee into summer. Request a free Pheasant Hollow home valuation built from the Hiram Street record for your floor and view, or call Jesse direct at (239) 898-6072. If you are buying your next home here too, call Marc at (239) 287-5873 and read how we represent buyers in Pheasant Hollow.
Every Pheasant Hollow seller in the last five years sold for more than they paid. All 10 qualified resales in the 60 months to September 24, 2026 closed above the seller’s own last qualified purchase price on the county card, after a median hold of about 6.7 years and a median gain of about 4.3 percent a year, compounded.
Data updated: September 2026 (Lee County Property Appraiser field cards; each qualified resale in the window paired with the same unit’s previous qualified sale; our arithmetic; windows measured to September 24, 2026).
The spread inside that record is the lesson. The owners who bought between 2010 and 2019 and sold into the 2022 and 2023 peak did best: a first-floor golf-course home bought for $250,000 in April 2019 sold for $490,000 in July 2022, and a second-floor golf-course home bought for $207,400 in April 2010 sold for $495,000 in October 2022. The owners who bought new in 2006 and sold later did least well: a first-floor preserve home bought from the developer for $359,600 in July 2006 sold for $385,000 in February 2024, about 7 percent in more than seventeen years.
| Sold | Building address | Floor and view | Seller bought | Seller paid | Sold for | Gain |
|---|---|---|---|---|---|---|
| February 2022 | 28121 Hiram St | Second, golf course | December 2006 | $305,000 | $520,000 | 70.5% |
| April 2022 | 28140 Hiram St | First, lake | March 2016 | $260,000 | $519,000 | 99.6% |
| July 2022 | 28121 Hiram St | First, golf course | April 2019 | $250,000 | $490,000 | 96.0% |
| September 2022 | 28120 Hiram St | First, preserve | June 2006, new | $319,900 | $485,000 | 51.6% |
| October 2022 | 28111 Hiram St | Second, golf course | April 2010 | $207,400 | $495,000 | 138.7% |
| March 2023 | 28140 Hiram St | First, lake | March 2018 | $265,000 | $495,000 | 86.8% |
| May 2023 | 28140 Hiram St | First, lake | April 2022 | $519,000 | $535,000 | 3.1% |
| February 2024 | 28161 Hiram St | First, preserve | July 2006, new | $359,600 | $385,000 | 7.1% |
| November 2025 | 28101 Hiram St | Second, golf course | July 2018 | $278,000 | $397,500 | 43.0% |
| July 2026 | 28141 Hiram St | First, golf course | May 2021 | $345,000 | $385,000 | 11.6% |
Gains are before selling costs, improvements and carrying costs, and they are our arithmetic from the county’s recorded prices.
If you bought before 2020, the record says you are very likely to sell above your purchase price at today’s prices, and the questions are how far above and how fast. If you bought in 2021 to 2023, your break-even may sit near or above today’s recent sales, and the pricing conversation has to weigh the carrying cost of the $2,500 quarterly fee against waiting. Either way, we show you the sales that will be your appraiser’s comparables before you choose a list price, and a free Pheasant Hollow valuation is where that starts.
The clearest way to see how a Pheasant Hollow home is valued is one recorded sale, followed from its first owner to its latest. The home below is a first-floor, golf-course coach home in Building 7 at 28141 Hiram Street whose public record we tracked on the Lee County Property Appraiser’s field card; we did not represent either side of this sale.
Data updated: September 2026 (Lee County Property Appraiser field card and qualified sale history for one first-floor home in Building 7, read September 26, 2026; recorded Pheasant Hollow declaration; City of Bonita Springs permit portal).
A first-floor home of 1,553 heated square feet on the county roll, recorded there as three bedrooms and two baths, with a 418 square foot attached two-car garage and a 150 square foot screened lanai, built in 2006. The county codes Building 7 with a golf-course view. It is the developer’s Laurel I layout by position, the no-stairs plan that the record says buyers have paid the most per square foot for.
The home first sold new in August 2006 for $321,800, when the developer was closing Buildings 4 through 8. Its record then shows a $139,000 transfer in January 2018 that the county coded as qualified, a $268,000 resale in April 2018, and a $345,000 resale in May 2021, four months before the 60-month window opens. The 2021 buyer is the owner whose sale this section follows.
The home sold again on July 21, 2026 for $385,000, $247.91 per heated square foot, the most recent recorded sale in Pheasant Hollow. Against the May 2021 price of $345,000, that is a gain of $40,000, about 11.6 percent over just over five years, or roughly 2.2 percent a year compounded, before selling costs and five years of quarterly fees.
Four years earlier, in July 2022, a first-floor golf-course home in Building 8 at 28121 Hiram Street, the same size on the same view code, sold for $490,000. The 2026 sale recorded $105,000 lower. In February 2024 a first-floor preserve home at 28161 Hiram Street sold for the identical $385,000, and in November 2025 a larger second-floor golf-course home at 28101 Hiram Street sold for $397,500. The county record does not say why two first-floor golf homes sold $105,000 apart. Timing is the most visible difference; condition, updates and what the lanai actually looks at are the likeliest others, and they are exactly what a listing has to show.
For a Pheasant Hollow seller, the 2026 sale says three things. The market has reset: a first-floor golf-course home now trades near $385,000, not near $490,000. The first floor still holds its value per square foot: the two most recent first-floor sales both recorded at $247.91 a foot, above the upstairs sale’s $201.06. And an owner who bought in 2021 still sold above the purchase price. The record cannot tell us the days on market, the list price or the negotiation behind this sale, because those live in the MLS, which is not part of this edition.
No McGreevy and Comisar sale of a Pheasant Hollow home is on record for this page, and the sale above is a public-record example, not one of ours. What we bring to your sale is the same reading of the record for your own home, plus the negotiation experience of a team that has sold over $900 million in Southwest Florida real estate.
We price a Pheasant Hollow home in five steps: we start from the three most recent Hiram Street resales, set your floor against the floor pattern, weigh your building’s view, account for the roof answer and the membership attached to your home, and finish with condition, updates and the live competition. The result is a range you can check sale by sale.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 40 units, windows measured to September 24, 2026).
The 2024, 2025 and 2026 sales, $385,000, $397,500 and $385,000, are the only comparables that reflect today’s market. The seven sales of 2022 and 2023 come next, adjusted for the market since, and then Grand Pines, Lynx Pass and the Hunters Ridge villas on the same county yardstick, adjusted for size, garage, age and fee. Ten sales with honest adjustments are a price; two sales are data points.
A first-floor home carries 1,553 heated square feet on the county roll and a second-floor home 1,977, and the record has paid about the same total price for both. We price a first-floor home on its no-stairs entry and a second-floor home on its extra space, and we do not let an appraiser price the upper home by the first floor’s square-foot rate. The county gives every upper home the same 1,977 square feet and does not show which were built as the 1,667 square foot Laurel II and which as the 2,150 square foot Laurel III with a bonus room over the garage, so we confirm your plan from the recorded floor plans or a walk-through.
A golf-course building (7 through 10), a lake building (3 through 5) and a preserve building (1, 2 and 6) are assessed in that order by the county, and buyers will ask which way your lanai faces. The recorded sales are too few to price a view premium on their own, so we set your home against the nearest sales of the same floor and view and let the photographs make the view case.
The roof belongs to the association under declaration §11.2, so its price effect is the same for every home in a building: what the board has said about replacement, the reserve behind it and whether an assessment is coming. A home whose seller can put the board’s written answer in front of a buyer prices better than one that cannot. Separately, a home that already carries a Golf or Charter membership saves a golfing buyer the $50,000 upgrade, and we confirm the membership type on the master estoppel certificate before we list.
Every Pheasant Hollow home dates from 2006, so buyers compare kitchens, baths, air-conditioning age, flooring and window protection. The city’s record shows sixteen air-conditioning change-outs on Hiram Street since 2012 and shutter or storm-screen permits at five homes; a replaced system or approved protection is worth documenting. Active and pending listings come from the MLS, which is not part of this edition, so we pull them at your valuation and set them beside the recorded sales. If a Lynx Pass home with a 2026 metal roof is listed the same month as yours, the buyer will tour both.
An automated estimate reads a ZIP code, a bedroom count and a square footage, and with one or two sales a year here it leans on sales from other condominiums and other years. It does not know that the county’s heated area understates the upper plans, that the fee is $450 a quarter above Lynx Pass, that the roof question is open, or that the membership attached to one home differs from its neighbor’s. On a street where two first-floor golf homes sold $105,000 apart, those are the facts that decide the price.
The roof is the first question a Pheasant Hollow buyer’s agent will ask. The buildings carry their original 2006 concrete tile roofs as far as the public record shows, the city’s online permit record has no roof permit for any Hiram Street address, and Lynx Pass next door re-roofed all three of its buildings in metal in 2026.
Data updated: September 2026 (City of Bonita Springs permit portal, searched September 26, 2026; recorded Pheasant Hollow declaration §11.2; Pheasant Hollow owner information sheet, May 2023; developer’s 2005 estimated budget in the prospectus).
The association does. Declaration §11.2 makes it responsible for the structure, the roofs and all exterior building walls, including painting, waterproofing and caulking, and the association’s May 2023 owner sheet lists “Roof repairs and replacement” and “Reserve funds for exteriors and roofs” among its duties. The recorded bylaws require the budget to carry reserves for “roof replacement, building painting and pavement resurfacing,” and Florida’s condominium statute requires those reserves unless the owners vote to waive them. So the roof is not your personal repair bill, but its timing and funding are part of what your buyer inherits.
The developer’s brochure specified “Concrete roof tiles,” and the developer’s 2005 estimated budget planned a roof reserve on a 25-year life and a $120,000 replacement cost across the 40 units, which points to about 2031 on its own assumption. Twenty-year-old cost estimates are not today’s numbers. The city’s online permit system begins in 2008 and shows no roof permit of any kind on Hiram Street or the common-element parcel. The roof’s current condition, the board’s roof plan and the reserve balance are member records and are not published.
| Hunters Ridge condominium | Roof on the public record |
|---|---|
| Pheasant Hollow | Original 2006 concrete tile; no roof permit in the city’s online record |
| Lynx Pass | All three buildings re-roofed tile to metal, finaled June 2026 |
| Grand Pines | Every building re-roofed between 2013 and early 2025 |
Ask the Pheasant Hollow board, in writing, for its current roof plan, the roof reserve balance on the latest financial statement, the most recent roof inspection if one exists, and whether any special assessment is under discussion. Put the answer in the listing file. A buyer who reads “the board’s plan and reserve are attached” writes a different offer from one who reads nothing and assumes the worst.
That is a contract term, not a fixed rule. The standard Florida contracts allocate assessments levied before and after closing in specific ways, and buyer and seller can agree otherwise in writing. An assessment that has not yet been levied will not appear on either estoppel certificate, so if a roof vote falls inside your contract period, settle who pays in the offer. Before you sign a listing agreement, ask us to price your home with the roof question in view, or call Jesse direct at (239) 898-6072.
A Pheasant Hollow buyer inherits a 2026 quarterly fee of $2,500 on the Hunters Ridge association’s fee sheet, plus $4,775 a year in Social dues, a $1,250 dining minimum and the $41 monthly Hunters Ridge assessment where it applies: about $16,517 a year for a Social home before property taxes and the owner’s own insurance.
Data updated: September 2026 (Hunters Ridge Community Association 2026 Membership Program and Fees sheet; 2026 Approved Budgets; Pheasant Hollow owner information sheet, May 2023).
A buyer’s lender and a buyer’s budget both read that number, so we show it in the listing, line by line, rather than letting a buyer discover it in the estoppel certificates.
The fee sheet lists “Coach Homes Quarterly … $2,500.00 (Pheasant Hollow)” and describes the coach-home fee as covering “Comcast bulk agreement and mailbox and streetlight repairs. Reserves for painting, roof repair/replacement, exterior insurance and lawn maintenance. Water and sewer.” The association’s own sheet adds grounds and bug spraying, pool cleaning three times a week, “gas to heat the pool,” painting of the buildings “every 7-8years,” insurance on the exterior and common areas, power washing of driveways and walks, and common electric, water and sewer. Irrigation is provided by Hunters Ridge.
| Line, 2026 fee sheet | Social home | Home with Golf or Charter attached |
|---|---|---|
| Club dues | $4,775.00 Social | $10,526.00 ($5,400 golf plus $351 tax plus $4,775 Social) |
| Quarterly fee, $2,500 × 4 (water and sewer included) | $10,000.00 | $10,000.00 |
| Food and beverage minimum | $1,250.00 | $1,250.00 |
| $41 monthly Hunters Ridge assessment × 12 | $492.00 | $492.00 |
| $50 monthly golf capital plan × 12, through January 2027 | Not charged | $600.00 |
| Total, association billing | $16,517.00 | $22,868.00 |
The fee sheet says the $41 assessment “does not apply to all properties,” so we confirm with the office whether it applies to your home. The association’s documents label that charge two ways: the fee sheet calls it the renovation of the Main Dining Room and Kitchen areas, while the Treasurer’s letter ties the same $41 a month option to the Community Center project. The fee sheet does not say in so many words whether the Pheasant Hollow association’s own quarterly statement is the same charge as the $2,500 or an additional one, so we confirm the total on both estoppel certificates before the listing goes live.
No public document says, and we will not guess. What the record shows is narrower: the master association books the same $2,327.50 per unit per year from each of the three condominiums in its 2026 budget (our arithmetic), so the gap is not in the master’s line; Pheasant Hollow heats its pool with gas, although the prospectus promised an unheated pool; its ten four-unit buildings with two-car garages differ from Lynx Pass’s three eight-unit buildings with one-car garages; and the developer’s 2005 per-unit budgets for the two condominiums were identical. The Pheasant Hollow association’s current budget answers the question, and it belongs in your listing file.
The association’s own May 2023 sheet says, “The 2023 quarterly dues are $2214 for a yearly total of $8856.” If that figure and the 2026 fee sheet’s $2,500 describe the same charge, the rise from 2023 to 2026 is 12.9 percent. Neither document says so outright, which is why the estoppel figures are the ones that go in the listing.
Buyers accept a higher fee when they can see what it buys. On Hiram Street that is water and sewer, the Comcast package, a gas-heated private pool on the street, exterior insurance, landscaping and roof and painting reserves. Against Lynx Pass’s $2,050, the $450 a quarter difference is $1,800 a year; the listing should show what that $1,800 pays for, starting with the second garage bay and the smaller building, before a buyer’s agent frames it as a cost.
The 2027 fees are not published yet, and the Pheasant Hollow association’s budget, reserve schedule, insurance declarations and minutes are member documents that are not posted online. Property taxes are not published per home. We ask the Hunters Ridge office, (239) 992-4900, and the Pheasant Hollow board for the current figures before your listing goes live, so the numbers in your listing match the estoppel certificates your buyer will see.
A Pheasant Hollow home is insured in two layers: the Pheasant Hollow association insures the buildings, including windstorm, under declaration §15.2, and each owner carries a unit-owner policy for the interior, contents, liability and loss assessment. A buyer’s insurer prices the owner’s layer, so the listing has to document it.
Data updated: September 2026 (recorded Pheasant Hollow declaration §5.3, §11.1, §15 and §16; Florida Office of Insurance Regulation form OIR-B1-1802; Citizens Property Insurance flood page).
Declaration §15.2 makes the association insure “all of the buildings and other insurable improvements” for fire, extended coverage “(including Windstorm),” vandalism and standard all-risk, with flood coverage “If required by law,” plus liability and a fidelity bond, as a common expense. The owner sheet puts it simply: the association carries “Insurance on the exterior and common areas,” and the owner carries “Insurance on your condo.” Florida’s condominium statute controls where the 2005 text differs.
Declaration §5.3 draws the unit boundary at the unfinished surfaces of the ceiling, the floor slab and the perimeter plasterboard, and then adds that windows, window frames, glass and all doors are part of the unit, and so is the screened lanai. Section 11.1(b) puts their maintenance on the owner, with the air-conditioning equipment, the water heater, the shower pans and the unit’s shutoff valve. On a loss to one unit only, the owner pays the deductible (§16.1). Because the windows and doors sit on the owner’s side of the line, any window, door or shutter work is worth money in a listing.
Florida’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, gives its top roof-covering answer to a roof permitted on or after March 1, 2002, or to an original roof on a building built in 2004 or later, which describes Pheasant Hollow’s original 2006 tile. The form is valid for up to five years. The buildings date from after Florida’s statewide building code took effect; whether they were permitted under the 2001 or the 2004 code depends on permit application dates that are not in the city’s online system. Ask the board whether a current report exists for the master policy, and get one for your unit’s openings.
Citizens Property Insurance requires flood coverage on most wind policies by January 1, 2027, even in Zone X, but 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 Pheasant Hollow buyer with a Citizens unit-owner policy is outside that rule, which is a point worth making to a buyer who has heard about the 2027 deadline.
A wind-mitigation report under five years old, a four-point report if your air conditioning, water heater or electrical panel is older, any window, door or shutter permit, the declaration’s §5.3 and §15 so the buyer’s agent can see exactly where the association’s coverage stops, and the association’s current master policy declarations page if the board will release it. The state’s My Safe Florida Home program lists condominiums as ineligible for its main inspection and grant program and points condominium owners to a separate condominium pilot program.
Every Pheasant Hollow home carries a mandatory Hunters Ridge club membership, at least Social, and the membership type runs with title to the buyer. A home that already holds a Golf or Charter membership is worth more to a golfing buyer than one that does not, because it spares a $50,000 upgrade, so the membership attached to your home belongs in your price and your listing.
Data updated: September 2026 (Third Amended Master Declaration §9.03 to §9.08 and §4.12(B); 2026 Membership Program and Fees sheet; Pheasant Hollow prospectus).
The developer’s prospectus states that “UNIT OWNERS ARE REQUIRED, AS A CONDITION OF UNIT OWNERSHIP, TO BE MEMBERS OF THE HUNTERS RIDGE COMMUNITY ASSOCIATION, INC.” Under the master declaration every home carries a Charter, Golf or Social membership (§9.03), memberships are capped at 562 in total and 420 for golf (§9.04), and the membership type passes to the buyer at closing (§9.08). Two homes in the same building can carry different memberships, which is why we confirm yours on the master estoppel certificate before we list.
Social dues of $4,775 a year cover the 13,500 square foot clubhouse, the Community Center, the 2,500 square foot main pool with lap lanes, the courts, the fitness room and dining. A golf-course view on Buildings 7 through 10 is not a golf membership. A Social home can be upgraded to golf for $50,000 when the golf roster is under its 420 cap, and golf dues bring the annual total to $10,526 on the 2026 fee sheet. Never surrender a Golf membership before a sale; it can only be regained on the then-current terms.
Usually not, unless you want to play. The $50,000 upgrade is a large outlay to recover on a home whose recent sales recorded under $400,000, and a buyer who wants golf can upgrade after closing, subject to the cap. We market a Social home on its floor, its view, its garage and its value, and a Golf or Charter home on all of that plus the membership.
At closing the Hunters Ridge association collects a $3,000 resale capital assessment, which Master Declaration §4.12(B) makes the buyer’s unless buyer and seller agree otherwise in writing, and the fee sheet says it is “collected from the buyer on all resales.” A $400 transfer fee is collected at closing too. In a slower season a buyer may ask the seller to cover the $3,000 as a concession; that is a negotiation, not an obligation.
The Community Center renovation, roughly a $3,000,000 project, opened in 2026 “slightly under” budget, and the main pool’s grand re-opening is set for November 14, 2026, per the association’s September 2026 Scorecard and Treasurer’s letter. A buyer touring in the 2026-27 season sees a renewed club, and the listing can say so. For the club’s full story, the Hunters Ridge community guide covers the course, the clubhouse and the programs.
A Pheasant Hollow 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 Pheasant Hollow declaration §13; Third Amended Master Declaration §4.12(B)).
Florida’s resale disclosure statute lists the association documents a unit seller provides, including the declaration, articles, bylaws, rules and the association’s financial information, and gives the buyer a period to cancel after receiving them. The Legislature has amended that list in recent sessions, so your closing agent should work from the current text. For Pheasant Hollow that means the recorded declaration with its Articles and Bylaws, the association’s rules and its current financial information, which is also where a buyer will look for the roof reserve.
Hunters Ridge mixes two legal regimes inside one master association. The single-family homes and the 206 villas are fee-simple parcels under the Chapter 720 master, and their sellers deliver the Section 720.401 homeowners association disclosure summary before the contract is signed. Pheasant Hollow, Grand Pines and Lynx Pass 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 Pheasant Hollow declaration says, at §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 ten days. The master declaration, at §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 unit: assessments, fees, any special assessment levied and any violation. A Pheasant Hollow sale needs one from the Pheasant Hollow 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, and the Lee County custom is that the seller pays.
Florida’s Supreme Court held in Johnson v. Davis that where a home’s seller “knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them.” An as-is contract does not remove that duty. In a four-home building the questions that matter are water intrusion from the unit above or beside, prior leaks, window and door condition, and unpermitted interior work. Give buyers the source documents rather than a summary.
Florida now requires a residential seller to deliver a flood disclosure at or before the contract, stating whether the seller knows of flood damage during their ownership, filed a flood insurance claim or received federal flood assistance. Every Pheasant Hollow building sits in FEMA Zone X, but the form asks about your own experience, not the map. Florida also requires a property tax disclosure summary warning the buyer not to rely on the seller’s current taxes, because the seller’s homestead exemption and Save Our Homes cap do not carry over.
Florida’s structural integrity reserve study requirement and its milestone inspection law key on buildings of three stories or more. Pheasant Hollow’s buildings are two stories: the recorded plans show a first and a second floor, the plot plan gives a building height of 29.6 feet, and the county codes every unit 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 Pheasant Hollow homes ask three things: the flood zone, how the buildings came through Irma and Ian, and what the city permits show. All ten buildings sit in FEMA Zone X and Lee County evacuation Zone C, no Pheasant Hollow storm-damage record was found, and the city’s permit record shows 89 Hiram Street records since 2009.
Data updated: September 2026 (FEMA National Flood Hazard Layer queried at each building, September 26, 2026; FIRM panel 12071C0678F; Lee County evacuation zones; City of Bonita Springs permit portal).
FEMA’s flood layer returned Zone X, “AREA OF MINIMAL FLOOD HAZARD,” at every Pheasant Hollow building, on Flood Insurance Rate Map panel 12071C0678F, effective August 28, 2008, and the revised Lee County maps effective March 2, 2027 do not revise that panel. Federal flood-insurance purchase rules do not apply in Zone X, although a lender can still ask for coverage. The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on National Flood Insurance Program policies. Every building returned Lee County evacuation Zone C, and the county maps Hunters Ridge at a 160 mph ultimate design wind speed inside the wind-borne debris region.
No Pheasant Hollow-specific damage record was found. The city’s permit record for Hiram Street shows no roof, structural or storm-repair permit after Hurricane Ian in September 2022, and the Hunters Ridge association’s 2022 minutes and budgets mention Pheasant Hollow only as a budget line. For context, the Imperial River gauge about a kilometer from Hunters Ridge crested at 15.32 feet after Irma in 2017 and 12.32 feet after Ian in 2022. Zone X is not a promise against water, and absence of a record does not prove absence of damage; your own disclosure answers it for your home.
The city’s permit record for the ten Hiram Street addresses holds 89 records from 2009 to 2025: sixteen air-conditioning change-outs since 2012, shutter and storm-screen permits at five homes, a shower pan, a 2013 permit that cut a doorway to join an owner’s two units, a third bathroom added under a 2017 permit finaled in 2025, and open-records searches in 2009 and 2011. Two of the shutter permits show as expired. Before listing, search your address on the portal, close any expired permit, and gather the board approvals for any interior work, because an open permit can slow a closing.
Six rules shape a Pheasant Hollow sale: the sign limit, the gate and open-house policy, the leasing rules for a tenant in place, the upper-floor flooring rule, the contractor hours for any work you plan before listing, and the board’s shutter specifications. None of them stops a sale, and the declaration requires no buyer approval, but each changes how we run it.
Data updated: September 2026 (recorded Pheasant Hollow declaration §11.7, §12, §13, §14 and §24; Third Amended Master Declaration §6.02, §7.09, §7.10, §7.25 and §7.26; Sign and Open House Policy; Lease Application Packet).
Declaration §12.11 bars signs, including for-sale signs, without the board’s approval, and the master declaration caps any sign at 6 by 12 inches unless the board authorizes more under its Sign and Open House Policy (§7.09). Open houses run under that policy, and every visitor must be pre-authorized at the staffed main gate on Hunters Ridge Boulevard, gatehouse (239) 992-7691, so we plan access in advance. Most Pheasant Hollow buyers find the listing online or through an agent, so the sign matters far less than the photographs and the document file.
Declaration §13 places no restriction on the transfer of ownership of units. The new owner gives the association a name, address and phone number within ten days, and Hunters Ridge collects its closing charges. That makes a Pheasant Hollow sale simpler than in many Southwest Florida condominiums, where a buyer interview or approval can add weeks.
Every Pheasant Hollow lease needs prior written board approval at the board’s “sole and absolute discretion,” with a 30-day minimum and a review fee of up to $50 (§14), and Hunters Ridge adds a limit of three leases a year and a one-year maximum (§7.25, §7.26). A buyer generally takes the home subject to an approved lease, so we time a listing around a lease end where we can, share the lease early and write showing windows into the plan.
Second-floor homes must keep wall-to-wall carpet over padding everywhere except kitchens, baths and foyers, unless the board approves an acoustic underlayment at least equal to a quarter inch of cork (§11.7, §12.21, §12.22). If you have installed hard flooring upstairs, have the approval in the listing file; a buyer’s agent will ask, and a missing approval becomes a negotiation point.
Contractors must preregister and carry $500,000/$1,000,000 in liability insurance, and the declaration sets work hours of 8 a.m. to 5 p.m. Monday through Saturday (§12.27), narrower than the Hunters Ridge contractor hours. Interior changes such as new hard flooring, wall removal and kitchen or bath remodeling need the Pheasant Hollow board’s approval first, and any exterior change also needs the Hunters Ridge Architectural Review Board, which meets on the third Monday of each month (Master Declaration §6.02). Shutters may be installed only to the board’s specifications (§24). Start approvals early if you want work finished before the season.
The best time to have a Pheasant Hollow home on the market is from October through April. Of the 53 qualified resales recorded since 2006, 21 recorded from October through December and 27 from February through July, while August and September together produced two, so the record favors a home that is ready by fall.
Data updated: September 2026 (Lee County Property Appraiser qualified Pheasant Hollow resales, 2006 to September 24, 2026, by month of recording).
| Month recorded | Pheasant Hollow resales since 2006 | Share |
|---|---|---|
| January | 3 | 6% |
| February | 5 | 9% |
| March | 6 | 11% |
| April | 6 | 11% |
| May | 5 | 9% |
| June | 2 | 4% |
| July | 3 | 6% |
| August | 1 | 2% |
| September | 1 | 2% |
| October | 8 | 15% |
| November | 6 | 11% |
| December | 7 | 13% |
A recorded sale lags the handshake by the contract period, so an October or December recording usually means a contract in the late summer or fall. The association estimates that about a quarter of Pheasant Hollow owners live there full time and the rest are seasonal, and 27 of the 40 homes carry an out-of-state mailing address on the tax roll. Many owners and their visitors are back in town from the fall, and the recording record says buyers are too. A home listed by October meets them at the start of their search.
June through September produced seven resales in twenty years, so summer is the slowest stretch on Hiram Street. A summer seller should price to the recent sales rather than to the season’s hopes and expect fewer, more serious buyers. If you are deciding between listing now and waiting for the season, ask us for a Pheasant Hollow valuation at both dates, or call Jesse direct at (239) 898-6072.
We market a Pheasant Hollow home on what only Hiram Street offers: a 2006 coach home with its own attached two-car garage, a four-home building, a gas-heated private pool on the street, a choice of golf, lake or preserve outlook, a club three to four minutes away, and a document file that answers the roof, fee and condominium questions before a buyer’s agent has to ask.
Data updated: September 2026 (Lee County Property Appraiser field cards; Pheasant Hollow owner information sheet; 2026 fee sheet; OSRM driving route from Hiram Street to the Hunters Ridge clubhouse).
The features that draw Pheasant Hollow buyers are features of the property: interior access from a private two-car garage, which Lynx Pass’s one-car garages cannot match; only three neighbors in the building; a screened lanai; newer 2006 construction in a community where most homes are older; and the heated pool and cabana at 28110 Hiram Street for 40 owners. We lead each listing with the features your home actually has, and with the floor plan a buyer cannot see on the county card.
Coach-home photographs are won or lost on the lanai, the light and the stair. We shoot the lanai view at the right time of day for a golf, lake or preserve building, show the garage and the entry, and film a short walk from the front door to the lanai so an out-of-town buyer sees the plan. For an upper home we show the stair honestly and then the space it buys; for a lower home we lead with the no-stairs entry.
Every Pheasant Hollow listing we build carries the estoppel figures from both associations, the Section 718.503 documents, the board’s written roof answer and the latest financial information, the declaration’s insurance and maintenance sections, the permit list for the address, the wind-mitigation and four-point reports, the membership type and any flooring approval. A buyer’s agent who can read all of it before the first showing writes a cleaner offer.
Because signs need board approval and the gate controls access, we market through photography, video, our buyer database, targeted advertising and agent outreach across Bonita Springs, Estero and Naples, and to the out-of-state buyers who make up much of the market here. Owners elsewhere in Hunters Ridge who want a newer home with a garage and less upkeep are part of that audience too, and we reach them within the rules.
Some owners prefer a quiet sale to a known buyer, and with 39 neighbors on one street, a neighbor is sometimes that buyer. An off-market sale limits competition, so we test the price against the recorded Hiram Street sales before recommending it, and we tell you plainly what the wider market would likely pay.
We negotiate every Pheasant Hollow contract at the partner level, and we negotiate the condominium-specific terms as carefully as the price: the $3,000 capital contribution, the allocation of any roof or other assessment levied during the contract, the inspection findings on the owner’s side of the insurance line, and the appraisal in a market with only ten sales in five years.
Data updated: September 2026 (Master Declaration §4.12(B); recorded Pheasant Hollow declaration §5.3 and §11.1; Lee County Property Appraiser qualified Pheasant Hollow sales).
Jesse McGreevy handles offers, counters and the inspection and appraisal responses on our listings. Buyers’ agents hear the same partner from the first call to the closing table, which keeps the facts consistent and the pressure on the terms that matter to you.
A buyer’s inspector will look hardest at the items the declaration leaves to the owner: the windows and doors, the air conditioning, the water heater, the shower pans and the lanai. We recommend a pre-listing wind-mitigation report and, for older systems, a four-point report, so that a surprise does not become a price cut in the inspection period.
When the only sales in two years are $385,000 and $397,500, and the 60-month median still reads $492,500, an appraiser can reach for the wrong comparable in either direction. We send the appraiser the sales we priced from, with the floor, view, plan and update facts that justify your price, and the nearest Lynx Pass, Grand Pines and villa sales on the same county yardstick.
The contract decides who pays any assessment levied before closing, and whether the seller contributes toward the buyer’s $3,000 capital assessment. We set those terms in the offer, not at the closing table, and confirm them against both estoppel certificates.
Lenders review a condominium’s budget, reserves, insurance and litigation, not only the buyer. Pheasant Hollow’s status with Fannie Mae was not found in public sources, so we ask the board early whether it has completed a lender questionnaire recently, and we have the answers ready for a financing buyer’s lender before the appraisal is ordered.
A buyer weighing Pheasant Hollow against Lynx Pass is choosing between two condominiums built by the same developer in 2006, a street apart, that are different products: Pheasant Hollow is 40 homes in ten four-unit buildings with two-car garages, and Lynx Pass is 24 homes in three eight-unit buildings with one-car garages and new 2026 metal roofs.
Data updated: September 2026 (Lee County Property Appraiser field cards, 60-month windows to September 24, 2026; the two recorded declarations; 2026 fee sheet; City of Bonita Springs permit portal).
| Factor | Pheasant Hollow | Lynx Pass |
|---|---|---|
| Homes and buildings | 40 homes, 10 buildings of 4 | 24 homes, 3 buildings of 8 |
| Street | Hiram Street | Donnavid Court |
| Recorded declaration | December 16, 2005, Instrument 2005000172802 | January 5, 2006, Instrument 2006000003652 |
| Heated sq ft (county) | 1,553 first floor, 1,977 second floor | 1,598 to 1,633 first floor, 1,756 to 2,054 second floor |
| Garage | Private attached 2-car | Private attached 1-car |
| Own pool | Yes, heated with gas per the 2023 owner sheet | Specified in the prospectus as unheated; current condition and heating not documented |
| 2026 quarterly fee | $2,500 | $2,050 |
| Roof | Original 2006 concrete tile; no roof permit on record | All three buildings re-roofed tile to metal, finaled June 2026 |
| Qualified sales, 60 months | 10, median $492,500 | 2, at $505,000 (March 2022) and $320,000 (September 2022) |
| Last recorded sale | $385,000, July 21, 2026 | September 2022 |
| Pets | 2 | 2 |
| Seller’s documents | Section 718.503 package; condominium and master estoppels | Section 718.503 package; condominium and master estoppels |
| Milestone inspection and SIRS | Two-story buildings, below the three-story line | Two-story buildings, below the three-story line |
| Drive to clubhouse | About 3 to 4 minutes | About 4 minutes |
Pheasant Hollow wins the buyer who wants the second garage bay, only three neighbors in the building, a heated pool on the street and a choice of golf, lake or preserve outlook. It also wins the buyer’s appraiser: Pheasant Hollow has recorded sales in 2024, 2025 and 2026, while Lynx Pass has had no recorded sale since September 2022 and its all-history record of 47 sales from 2006 to 2022, at a $277,000 median, is history rather than today’s value.
Lynx Pass wins the buyer for whom a roof that was just replaced and a fee $450 a quarter lower matter more than a second garage bay. A Pheasant Hollow seller competing with a Lynx Pass listing should be ready to answer the roof question in writing, because that is the comparison a buyer will draw first.
Price inside your own recent sales and let the garage, the building size, the pool and the recorded evidence do the persuading. Lynx Pass owners weighing their own sale can read our guide to selling a Lynx Pass home and our Lynx Pass at Hunters Ridge guide.
Selling a Pheasant Hollow home costs roughly 4.4 to 4.5 percent of the price in our worked examples without any buyer-agent compensation, and about 6.9 to 7.0 percent with it, before the tax proration, 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: $2,695 on a $385,000 sale and $3,447.50 on a $492,500 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 Pheasant Hollow 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 thin coach-home market that choice can widen the buyer pool. We put the commission conversation in writing at the first meeting.
| Item | At $385,000, the two most recent first-floor sales | At $492,500, the 60-month median |
|---|---|---|
| Listing commission, example 2.75% | $10,587.50 | $13,543.75 |
| Buyer-agent compensation, if offered, example 2.5% | $9,625.00 | $12,312.50 |
| Deed documentary stamp tax | $2,695.00 | $3,447.50 |
| Owner’s title policy, promulgated premium | $2,000.00 | $2,537.50 |
| 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 | $26,880.50 (6.98%) | $33,814.25 (6.87%) |
| Total without buyer-agent compensation | $17,255.50 (4.48%) | $21,501.75 (4.37%) |
| Estimated net before prorations and payoff, without buyer-agent compensation | $367,744.50 | $470,998.25 |
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 billed January 1, April 1, July 1 and October 1, so the settlement statement also prorates 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 Pheasant Hollow home a main home owes federal capital gains tax on the gain. Ask your tax adviser for your own case.
Data updated: September 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser; Florida Department of Revenue property tax guidance).
The median repeat sale in the last 60 months gained about 4.3 percent a year after a hold of about 6.7 years. On the Building 7 sale walked through above, the gain was $40,000 over five years, well inside the exclusion for a qualifying main home but taxable, less improvements and selling costs, for a second home. Records of improvements reduce a taxable gain, so gather permits and invoices, including any air-conditioning, shutter or remodeling work, before you list.
A homestead exemption ends with the sale for the next tax year, and the buyer’s taxes reset to market value. Florida lets a homestead owner transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the period the law allows; ask the Lee County Property Appraiser before you sell.
A seller who is not a United States person may face FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. The title company handles the withholding; plan for it early so it does not delay closing.
For most Pheasant Hollow 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 Pheasant Hollow sales; Florida disclosure statutes; National Association of REALTORS settlement guidance).
| What matters to you | Full-service listing | Cash buyer or investor offer | Sale by owner |
|---|---|---|---|
| Price achieved | Full exposure in season; highest likely price | Typically below market, priced to leave the buyer a margin | Depends on the seller’s pricing and reach |
| Speed to close | 30 to 60 days after contract is typical | Can close in days | Unpredictable |
| Roof, fee and condominium questions | Answered in the listing file | Priced into the offer | Seller must research and disclose |
| 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 April window, which describes most Pheasant Hollow 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 Pheasant Hollow home valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded Hiram Street sales, weighted to the most recent three, adjusted for your floor, plan, view, roof answer, membership and condition, with the active competition shown alongside it, and there is no obligation to list.
Data updated: September 2026 (Lee County Property Appraiser field cards for all 40 units, 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 Hiram Street sales we priced from, the floor and view comparisons, the Lynx Pass, Grand Pines and villa check on the same county yardstick, the fee stack your buyer inherits, a net sheet with both estoppels, and the current listings you would compete with.
Your building address, whether your home is on the first or second floor, the membership type on your home, your plan and any bonus room, your air-conditioning and window facts, any shutter or remodeling permits and board approvals, your latest quarterly statement, and any wind-mitigation or four-point report you already hold.
Get your free Pheasant Hollow home valuation and we will send a value built from recorded Hiram Street 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 Pheasant Hollow home.
Jesse McGreevy is a top-reviewed Pheasant Hollow 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.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “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
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
These are the questions Pheasant Hollow owners ask us most often before they list, answered from the Lee County sale record, the recorded Pheasant Hollow declaration, the Hunters Ridge association’s documents and Florida law. The full background on the homes, the pool and the street is in our Pheasant Hollow guide. For anything specific to your home, call Jesse direct at (239) 898-6072.
Price it from the three most recent Hiram Street resales, gather the Section 718.503 documents, both estoppels, the board’s written roof answer and your permit history, and list so you are live between October and April. Explain the $2,500 fee in the listing itself. A typical sale closes 30 to 60 days after contract.
Look for an agent who prices from the Hiram Street record, explains the roof and fee position before a buyer’s agent does, and negotiates personally. McGreevy and Comisar, based on South Tamiami Trail in Bonita Springs, are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Start from the three most recent resales, $385,000 in February 2024, $397,500 in November 2025 and $385,000 in July 2026, then adjust for your floor, plan, view, updates and the roof answer. The ten-sale, 60-month median of $492,500 describes 2022 and 2023 more than today.
Two. The Lee County Property Appraiser recorded 2 qualified resales from September 25, 2025 to September 24, 2026: a second-floor golf-course home at $397,500 in November 2025 and a first-floor golf-course home at $385,000 in July 2026.
They are below their 2022 and 2023 peak. Seven sales in those two years recorded at $485,000 to $535,000; the three since February 2024 recorded at $385,000 to $397,500. Three sales cannot separate market from condition, floor and view, so we price each home against the nearest comparable.
The public record shows that they did, not why. The county record carries no information on condition, updates or concessions for any sale, and we will not assign a cause the record does not show. What we can do is price your home against the sales that reflect today’s market.
About the same total price, a very different price per square foot. In 60 months, seven first-floor homes sold at a $490,000 median ($303.01 per heated square foot) and three second-floor homes at $495,000 ($238.16).
The county’s assessed values rank golf, then lake, then preserve, by roughly $2,000 to $15,000 per home, but the sales are too few to prove a premium. The $535,000 top sale was a lake home, and the two most recent sales were golf-course homes at $397,500 and $385,000.
It adds space the county does not show: every upper home carries 1,977 heated square feet on the roll, whether it was built as the 1,667 square foot Laurel II or the 2,150 square foot Laurel III. We confirm your plan from the recorded floor plans and make the bonus room visible in the listing.
This edition carries no MLS days-on-market figure, because the MLS is not part of it. The county record shows timing instead: of 53 qualified resales since 2006, 21 recorded from October to December and 27 from February to July, so a home listed by fall meets the most buyers.
List by early fall if you can. October, November and December produced 21 of the 53 resales on record, and about three quarters of owners are seasonal by the association’s estimate, so the buyers and the neighbors are in town from fall to spring.
August and September, with one resale each since 2006, followed by June with two. Summer is not closed, but a summer seller should price to the recent sales and expect fewer, more serious buyers.
It is the first question a buyer’s agent asks. The buildings carry their original 2006 tile as far as the city’s online permit record shows, and Lynx Pass next door re-roofed in metal in 2026. Get the board’s written roof plan and reserve balance before you list.
The association. Declaration §11.2 makes it responsible for the roofs and the exterior walls, funded from reserves or, if reserves fall short, by assessment. An assessment levied while you own the home is yours unless the contract allocates it otherwise.
Yes. An assessment not yet levied does not appear on the estoppel certificates, but buyers will ask the board’s plans. Price with the question in view, and settle in the contract who pays any assessment levied before closing.
It makes the listing work harder. Pheasant Hollow’s fee is $450 a quarter above Lynx Pass. Buyers accept a higher fee when they can see what it buys: water and sewer, the Comcast package, the heated pool, exterior insurance and roof and painting reserves.
No public document says. The master association charges each condominium unit the same amount in its 2026 budget, so the difference sits in the Pheasant Hollow association’s own budget, which is a member document. Put the current budget in the buyer’s hands early.
Two: one from the Pheasant Hollow condominium association under Section 718.116 and one from the Hunters Ridge master under Section 720.30851, each capped at $299 for a current account. A villa seller orders one.
The condominium resale documents under Section 718.503, including the declaration, articles, bylaws, rules and the association’s financial information, plus the flood and property-tax disclosures and any known material defect. Your closing agent works from the current statute text.
Section 720.401(2) says that summary requirement does not apply to associations governed by Chapter 718, but your home also sits under the Chapter 720 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, on the public record. Both programs key on buildings of three stories or more, and Pheasant Hollow’s buildings are two stories. Ordinary reserves for roofs, painting and paving still apply unless the owners vote to waive them.
No. Declaration §13 states “There are no restrictions on the transfer of ownership of Units,” and the buyer notifies the association within ten days after closing. Leases, not sales, need board approval.
The buyer, unless buyer and seller expressly agree otherwise in writing, under Master Declaration §4.12(B). The fee sheet says it is “collected from the buyer on all resales,” alongside a $400 transfer fee.
Yes. A Golf or Charter membership runs with title and passes to your buyer at closing under Master Declaration §9.08, and your buyer pays no $50,000 upgrade. Never surrender a Golf membership before a sale.
Usually not, unless you want to play. The $50,000 upgrade is hard to recover in a price, and a buyer who wants golf can upgrade after closing, subject to the 420-membership cap.
Every Pheasant Hollow building is in FEMA Zone X, the minimal flood hazard zone, on panel 12071C0678F. Federal flood-insurance purchase rules do not apply in Zone X. You still complete Florida’s flood disclosure from your own experience of the home.
Yes. The wind-mitigation form gives its top roof answer to an original roof on a building built in 2004 or later, which describes the 2006 tile, but insurers also look at roof age. A current wind-mitigation report and the board’s roof answer belong in the listing file.
Possibly, but it depends on the project as well as the buyer. Lenders review the condominium’s budget, reserves, insurance and litigation, and Pheasant Hollow’s status was not found in public sources. We ask the board about a recent lender questionnaire before listing.
Both estoppel figures, your quarterly statement, the Section 718.503 package, the board’s roof answer and latest financial information, your permit history, wind-mitigation and four-point reports, any flooring or remodeling approvals, and your membership type.
Fix what an inspector will flag and refresh paint and lighting; skip a full remodel. Every home dates from 2006, so buyers compare kitchens, baths, air-conditioning age and flooring. Upstairs, hard flooring needs board approval and an acoustic underlayment under declaration §11.7.
For hard flooring on the second floor, yes, with an acoustic underlayment at least equal to a quarter inch of cork. The association’s owner sheet also lists new flooring other than carpet, wall removal and kitchen or bath remodeling among the changes that need an application first.
Often, yes. With most owners and many buyers seasonal, a turnkey coach home suits a buyer flying in from out of state. List the furniture on a separate inventory so the appraisal and the lender see real-estate value only.
Yes. An as-is contract still lets the buyer inspect and walk away within the inspection period, and it does not remove your duty to disclose known material defects. An as-is buyer will focus on the interior systems and the roof question.
Yes. A buyer generally takes the home subject to an existing, board-approved lease, and showings need the tenant’s cooperation. Pheasant Hollow leases run at least 30 days, so time a listing around the lease end where you can.
Renting needs board approval for every lease, a 30-day minimum and no more than three leases a year, and you lose amenity use while it is leased. Compare the rent against the carrying cost, about $16,517 a year for a Social home before taxes and insurance, and against the roof question.
Not without approval. Declaration §12.11 bars signs, including for-sale signs, without the board’s consent, and the master declaration caps any sign at 6 by 12 inches under its sign policy. Buyers find Pheasant Hollow homes online and through agents.
Yes, within the Hunters Ridge Sign and Open House Policy. Every visitor must be pre-authorized at the gate, so open houses need planning with the gatehouse. Most Pheasant Hollow buyers come by appointment.
Yes. Nothing in the Pheasant Hollow or Hunters Ridge documents we reviewed ties your sale to a particular office. Choose the agent with the strongest pricing evidence and the widest reach for your home.
In our worked examples, about 4.5 percent at $385,000 and 4.4 percent at $492,500 without buyer-agent compensation, and about 7.0 and 6.9 percent with it, before prorations and any payoff. Two estoppels add $598.
Florida has no state personal income tax. Federally, many owners exclude up to $250,000 of gain, or $500,000 for a married couple, on a main home owned and lived in for two of the last five years, per IRS Topic 701. Seasonal homes are taxed differently; ask your tax adviser.
Yes. Twenty-seven of the 40 homes carry an out-of-state mailing address on the county roll, so remote sales are normal here. Closings can be handled with a mobile notary or remote signing, and we manage the gate list, showings and inspections.
Yes. Some owners prefer a quiet sale, sometimes to a neighbor on Hiram Street. An off-market sale limits competition, so we test the price against the recorded sales before recommending it.
Because we have already done the work a Pheasant Hollow sale needs: every qualified sale since 2006, both declarations, the fee sheet, the roof and permit record and the flood data. Request a free Pheasant Hollow home valuation or call Jesse direct at (239) 898-6072.
A Pheasant Hollow specialist knows which floor, which plan, which view and which membership a home carries, how the roof question stands against Lynx Pass, and how two associations and two estoppels fit together, and sells the life around it: a newer coach home with a two-car garage, a heated pool on the street and a gated club minutes away.
We have seen small facts cost sellers contracts: a coach home priced off the 2022 sales, a listing that called a condominium a villa, a buyer who learned about the roof 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 Pheasant Hollow guide covers the homes building by building, the pool, the declaration and the storm record. Both are what we hand a buyer who is new to the community.
Hunters Ridge addresses tested in the School District of Lee County’s 2026-27 locator returned South Zone 3, with Elementary Zone Q, Middle Zone GG and high school busing to Bonita Springs High and Estero High. From the association office, downtown Bonita Springs is about 8 minutes without traffic, Bonita Beach Park about 14, Southwest Florida International Airport about 26, and NCH North Hospital about 18; Hiram Street adds three to four minutes.
Many Pheasant Hollow sellers are also buyers, moving into a Hunters Ridge single-family home, trading into a villa, or leaving the area. Read our guide to buying a Pheasant Hollow 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 of selling a Pheasant Hollow coach home, call the team that prices from the recorded Hiram Street sales, explains the $2,500 fee and the roof question 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.
Pheasant Hollow sold record, from the county: 10 qualified resales in the 60 months to September 24, 2026 at a $492,500 median and a mean of $283.55 per heated square foot, $4,706,500 of recorded volume, per Lee County Property Appraiser field cards read September 26, 2026, with 2 resales in the last 12 months at $397,500 and $385,000.
Request your free Pheasant Hollow home valuation and we will send a value built from the recorded Hiram Street sales for your floor and view, 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 Pheasant Hollow 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 Pheasant Hollow declaration, the developer’s prospectus, the association’s owner sheet, the 2026 fee sheet and budget, the city permit record and every qualified Pheasant Hollow sale on the Lee County record. The homes themselves are described in our Pheasant Hollow 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 Pheasant Hollow home? Get a free Pheasant Hollow 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 Pheasant Hollow.
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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.
The official documents below are the ones a Pheasant Hollow 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 Pheasant Hollow seller needs it | Link |
|---|---|---|---|---|
| Declaration of Condominium of Pheasant Hollow at Hunters Ridge, with Articles and Bylaws | Lee County Clerk of Court | Recorded December 16, 2005 | The core of the Section 718.503 package; unit boundaries, maintenance, insurance, transfers, leasing | Open the recorded declaration |
| Pheasant Hollow Information for Homeowners | Pheasant Hollow Condominium Association | May 2023 | What the association pays for, dues, pool and parking rules | Open the owner sheet |
| 2026 Membership Program and Fees | Hunters Ridge Community Association | 2026 | The $2,500 quarterly fee, dues, capital assessment and transfer fee | Open the fee sheet |
| 2026 Approved Budgets | Hunters Ridge Community Association | Adopted for 2026 | The master budget and the condominium income lines | 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 |
| Pheasant Hollow Condo Docs, developer prospectus | Hunters Ridge Community Association | 2005 | Laurel floor plans, original specifications and the 2005 budget | Open the prospectus |
| 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 Pheasant Hollow association’s current budget, reserve schedule, 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 for the roof and reserve figures they contain.
Market data from Southwest Florida MLS, pulled: not used in this edition; Pheasant Hollow sale figures are Lee County Property Appraiser recorded sales, field cards read September 26, 2026, windows to September 24, 2026. McGreevy and Comisar, sell your Pheasant Hollow home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.