Naples, Florida
We price your Heritage Bay purchase by home type and check the club, CDD, condominium reserve and flood paperwork before you make an offer.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · Market data from the Southwest Florida MLS export of October 29, 2026 and Collier County recorded sales through September 19, 2026
Buying a home in Heritage Bay means buying one of 1,250 homes in a gated, bundled-golf community on the north side of Immokalee Road in North Naples, ZIP 34120, built by Lennar from 2006 to 2014 in unincorporated Collier County. Our Heritage Bay community guide covers the land, the history and the club; this page covers what a buyer pays, signs and asks before an offer, in a part of Naples where the club, the community development district and the condominium statutes matter as much as the floor plan.
Two name collisions first. This page is about the 1,250 homes of Heritage Bay Golf and Country Club. It is not the Vistas at Heritage Bay, a separate community of 190 homes with its own gate and pool that is not a club member and not in the Heritage Bay CDD, and it is not The Quarry, 900 homes with their own club and CDD; all three sit inside the same 2,562-acre zoning district. Inside Heritage Bay there are four different purchases, Terraces, Verandas, Coach Homes and single-family homes, and every price and fee below says which one it belongs to.
Here is the short version. The Southwest Florida MLS recorded 72 Heritage Bay closings in the 12 months to October 29, 2026 at a $475,000 median, 97 median days on market and a 95.46 percent median sold-to-list ratio, and 19 homes were active that day, about 3.2 months of supply. The club assessment is $10,216 a year on every home, and a buyer pays a $13,500 Resale Capital Contribution at closing. The county recorded 68 qualified sales in its own 12 months, from a $330,000 median Terrace to a $980,000 median single-family home. Selling a home before you buy? Read our guide to selling a Heritage Bay home and our Heritage Bay home valuation guide. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and you can call Marc at (239) 287-5873 before you tour a single home.
McGreevy and Comisar represent Heritage Bay buyers from the recorded documents forward: the club declaration, the CDD class on the tax bill, the condominium reserve file, the flood letter and the roof and wind file, all in hand before an offer. We are Top 1% Real Estate Agents Nationally Since 2008.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales; Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). We tracked the 70 Heritage Bay MLS closings and the 68 county-recorded sales before writing a figure here. Comparing agents across the area? Start with our guide to the best real estate agents in Naples, then book your Heritage Bay buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Heritage Bay is a place where the paper decides the price. A recorded declaration puts a non-equity golf membership in every deed, the Resale Capital Contribution moved from $5,000 in 2023 to $13,500 in 2026, the CDD bills each home type a different amount, and the flood answer has an effective map, a preliminary map and a building-level letter. An agent who has not read those documents will find them for you during your inspection period, and the clock does not stop.
Before you tour we agree which of the four home types you are buying and what you need from it: living area, floor or lot, garage and monthly cost. We then pull the active listings, matching closings and documents for each home you like, and write the offer with the contingencies Heritage Bay’s paperwork needs. Call Marc at (239) 287-5873.
This page publishes no insurance premium for any one building and no storm history for any one home, and the 21 neighborhood associations do not publish their dues, so we say that and tell you which document answers it.
These are the facts a Heritage Bay buyer needs in October 2026, from the Southwest Florida MLS export of October 29, 2026, the Collier County certified 2026 roll and recorded sales through September 19, 2026, the club’s instruments and FEMA’s maps, each explained below.
Buying in Heritage Bay right now means choosing by home type: on October 29, 2026 the MLS showed 19 active homes, none of them single-family, while 72 closings in the prior 12 months sold at 95.46 percent of list, and Terraces took a median 115.5 days where Coach Homes took 24.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Home type | Closed | Median sold | Median list | Median days on market | Median sold-to-list | Median per MLS living sq ft | Range | Volume | At or above list |
|---|---|---|---|---|---|---|---|---|---|
| Single-family | 14 | $988,750 | $1,037,500 | 97 | 96.10% | $456.52 | $900,000 to $1,425,000 | $15,326,000 | 1 |
| Coach Homes | 7 | $660,000 | $665,000 | 24 | 96.98% | $329.26 | $620,000 to $805,000 | $4,695,000 | 3 |
| Verandas | 21 | $494,000 | $525,000 | 68 | 95.92% | $339.46 | $415,500 to $585,000 | $10,506,500 | 0 |
| Terraces | 30 | $325,000 | $342,400 | 115.5 | 94.15% | $259.89 | $280,000 to $395,000 | $9,901,000 | 0 |
| All four | 72 | $475,000 | $490,000 | 97 | 95.46% | $325.21 | $280,000 to $1,425,000 | $40,428,500 | 4 of 72 |
Source: Southwest Florida MLS Matrix, closed in the 12 months to October 29, 2026, exported October 29, 2026. Per-foot figures are per MLS living square foot. The Coach Home sample is seven closings, so its medians are thin.
| Home type | Active | Median list | Median days on market | Median per MLS living sq ft | Months of inventory |
|---|---|---|---|---|---|
| Single-family | 0 | none active | not applicable | not applicable | 0 |
| Coach Homes | 1 | $675,000 | 41 | $358.47 | 1.7 |
| Verandas | 10 | $519,200 | 57.5 | $347.38 | 5.7 |
| Terraces | 8 | $316,750 | 88.5 | $261.16 | 3.2 |
| All four | 19 | $469,900 | 69 | $324.20 | 3.2 |
Months of inventory are active homes divided by closings per month (closings in the prior 12 months divided by 12): Terraces 8 / (30 / 12) = 3.2, Verandas 10 / (21 / 12) = 5.7, Coach Homes 1 / (7 / 12) = 1.7, and 19 / (72 / 12) = 3.2 for all four, as of October 29, 2026.
The county record counts different things from the MLS. From September 20, 2025 to September 19, 2026, Collier County recorded 68 qualified improved sales against the 1,250 parcels, $39,101,000 in total at a $485,000 median, and all 68 were resales with none direct from the builder. The 68 and the MLS’s 70 are different populations from different windows, and neither is the other’s denominator.
We tracked all 19 active homes in the export, and nineteen in a community of 1,250 is a narrow field, and it is narrower by product: no single-family home was active on October 29, one Coach Home was, and the other 18 were 8 Terraces and 10 Verandas. A buyer who wants a single-family home had nothing active that day and 14 closings over the year to read, at a $988,750 MLS median. Only 4 of the 72 closings were at or above list, 3 of them Coach Homes; the median sold-to-list ratio was 94.15 percent for Terraces and 95.92 percent for Verandas.
Heritage Bay offers four home types at four price levels: in the county record’s 12 months to September 19, 2026, Terraces recorded a $330,000 median, Verandas $497,000, Coach Homes $660,000 and single-family homes $980,000, so the first question for any budget is which product it buys, not what Heritage Bay costs.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Product | Homes | Recorded sales | Median price | Low | High | Volume | Median per county base sq ft | Median county base sq ft of sold homes |
|---|---|---|---|---|---|---|---|---|
| Terraces | 450 | 25 | $330,000 | $290,000 | $395,000 | $8,394,000 | $262.78 | 1,232 |
| Verandas | 364 | 22 | $497,000 | $440,000 | $565,000 | $10,996,000 | $339.81 | 1,414 |
| Coach Homes | 184 | 7 | $660,000 | $620,000 | $805,000 | $4,695,000 | $329.26 | 1,883 |
| Single-family | 252 | 14 | $980,000 | $790,000 | $1,425,000 | $15,016,000 | $456.08 | 2,274 |
| All four products | 1250 | 68 | $485,000 | $290,000 | $1,425,000 | $39,101,000 | not computed | not computed |
Source: Collier Property Appraiser data, DOR-qualified improved sales over $1,000, September 20, 2025 to September 19, 2026. Per-foot figures are per county base square foot and are never compared with the MLS’s. The Verandas median is the mean of the middle pair, $494,000 and $500,000, and the single-family median the mean of $975,000 and $985,000. The Coach Home median rests on seven sales. The highest sale was a single-family home on Escambia Bay Court at $1,425,000 in June 2026.
A community median hides the spread inside one floor plan size, which is the spread a buyer actually negotiates. These are the county base square foot groups with three or more recorded sales in the same 12 months.
| Product | County base sq ft | Recorded sales | Median | Low | High |
|---|---|---|---|---|---|
| Terrace | 1,194 | 4 | $311,250 | $290,000 | $345,000 |
| Terrace | 1,232 | 13 | $321,000 | $300,000 | $375,000 |
| Terrace | 1,408 | 8 | $370,000 | $340,000 | $395,000 |
| Veranda | 1,414 | 18 | $485,000 | $440,000 | $560,000 |
| Veranda | 1,661 | 4 | $545,000 | $527,500 | $565,000 |
| Coach Home | 1,883 | 4 | $630,000 | $620,000 | $665,000 |
| Coach Home | 2,099 | 3 | $685,000 | $660,000 | $805,000 |
| Single-family | 2,274 | 4 | $960,000 | $938,500 | $985,000 |
A 1,232 square foot Terrace sold for $300,000 to $375,000 (13 sales) and a 1,414 square foot Veranda for $440,000 to $560,000 (18 sales). Floor, view, condition and renovation sit inside that spread; the record does not say which, and we do not price them with an invented adjustment.
Terraces are 450 two-bedroom condominiums in four-story buildings along Heritage Bay Boulevard, in nine associations; Lennar sold three plans of 1,194, 1,232 and 1,408 square feet as marketed, with covered parking and storage rather than a garage and a screened lanai. Verandas are 364 two-story condominiums in eight associations, with plans of 1,414 (two bedrooms plus den and a one-car detached garage), 1,454 and 1,661 square feet as marketed. Coach Homes are 184 three-bedroom condominiums with two-car garages in three associations, with plans of 1,883 and 2,099 square feet as marketed, mainly on Smokehouse Bay Drive. Single-family homes are 252 detached homes in one association: Executive homes on 55-foot lots (139 homes) and Estate homes on 90-foot lots, which the CDD bills as Classics (95 homes) and Classics II (18 homes), with plan sizes from 1,845 to 3,800 square feet as marketed and two- or three-car garages where the plan page states one.
Confirm the garage, floor and plan of any home in its deed and declaration.
A Heritage Bay buyer pays a known $12,680.69 a year on a Terrace to $15,067.57 on a Classics II single-family home before property tax and neighborhood dues: the $10,216 club assessment, the $1,000 food and beverage minimum and the FY2027 community development district bill. Property tax and the neighborhood association are billed separately on top.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
The 2026 club assessment is $10,216 per home: operating dues $6,981, reserve dues $2,188 and the bulk cable and internet contract $1,047, up from $9,642 in 2025. The recorded declaration requires the annual assessment to be the same for each living unit, so a Terrace and a 90-foot-lot Estate home pay the same club bill, due January 1. Because the club bill is flat, it is a larger share of a Terrace’s carrying cost than of a single-family home’s. The club charges 1.5 percent a month on late balances, and each home owes a $1,000 food and beverage minimum whose unspent balance is billed in December.
Tell us your home type, price ceiling and whether you want a ground floor, a garage or a lot, and we will send the active homes, matching closings and monthly cost of each. Start with your Heritage Bay buyer consultation or see how we represent buyers, then call Marc at (239) 287-5873. Selling a home first? Call Jesse direct at (239) 898-6072 and read our Heritage Bay home valuation guide.
The Heritage Bay CDD is a special-purpose local government under chapter 190 that maintains the community’s 31 lakes and levies two assessments on the county tax bill: an operations and maintenance assessment, flat at $557 per home for FY2027, and a debt service assessment that varies by home type. The debt repays the District’s Series 2018A bonds; $11,190,000 was outstanding after the May 1, 2026 payment, with final maturity on May 1, 2036, after which only the operations assessment remains. An owner can prepay a parcel’s share with a $150 payoff letter from the District manager, Premier District Management (239-690-7100); the payoff is quoted per parcel. If the seller prepaid, the parcel carries only the operations line, so we check the class and prepaid status on the tax bill.
| Product (CDD class) | FY2027 CDD debt | FY2027 CDD total (operations $557.00 plus debt) | Known recurring a year (club $10,216 + food and beverage $1,000 + CDD) | Per month |
|---|---|---|---|---|
| Terrace | $907.69 | $1,464.69 | $12,680.69 | $1,056.72 |
| Veranda | $1,134.62 | $1,691.62 | $12,907.62 | $1,075.64 |
| Coach Home | $1,361.54 | $1,918.54 | $13,134.54 | $1,094.55 |
| Single-family Executive | $1,928.85 | $2,485.85 | $13,701.85 | $1,141.82 |
| Single-family Classics | $3,050.09 | $3,607.09 | $14,823.09 | $1,235.26 |
| Single-family Classics II | $3,294.57 | $3,851.57 | $15,067.57 | $1,255.63 |
Known recurring is the club assessment plus the food and beverage minimum plus the FY2027 CDD total. It leaves out property tax, insurance and the neighborhood association, which are covered below. The only reliable way to know which class a lot carries is the parcel’s own tax bill.
None of the 21 neighborhood associations publishes its dues, and their budgets sit behind owner portals run by their management companies. We do not estimate this layer or repeat listing-portal figures, because a dues number that cannot be traced to an adopted budget is not one to underwrite. For a condominium this layer funds the operating budget, statutory reserves and the master insurance policy. Ask for the current budget, the reserve schedule and any pending special assessment from the management company before the inspection period ends, and add that figure to every total on this page.
The 2026 certified Collier roll, in a file dated October 27, 2026, sets Heritage Bay’s tax district at 9.3696 mills in total: county 3.8969, school 4.1470 and other 1.3257. These are the current owners’ medians, not a forecast of your bill.
| Product | Homes | Median just value | Median ad valorem | Median total 2026 bill | Non-ad valorem line | Homesteaded homes, share | Median bill, homesteaded | Median bill, not homesteaded |
|---|---|---|---|---|---|---|---|---|
| Terraces | 450 | $284,844 | $2,534.12 | $3,998.81 | $1,464.69 | 86, 19.1% | $3,226.78 | $4,061.58 |
| Verandas | 364 | $396,124 | $3,398.26 | $5,089.88 | $1,691.62 | 86, 23.6% | $4,288.64 | $5,356.30 |
| Coach Homes | 184 | $526,358 | $4,608.09 | $6,796.40 | $2,188.31 | 88, 47.8% | $5,166.67 | $6,988.42 |
| Single-family | 252 | $801,446 | $6,401.53 | $9,653.23 | by class, below | 159, 63.1% | $9,096.66 | $10,193.96 |
Source: 2026 certified Collier roll, file dated October 27, 2026, the 1,250 Heritage Bay parcels. All homes together are 33.5 percent homesteaded, 419 of 1,250. On Terraces and Verandas the non-ad valorem line equals the FY2027 CDD assessment; on Coach Homes and single-family homes it is the CDD assessment plus $269.77 for county solid waste, which is arithmetic from the roll ($1,918.54 plus $269.77 is $2,188.31), so read your own bill. Single-family classes: Executive 139 homes, line $2,755.62; Classics 95, line $3,876.86; Classics II 18, line $4,121.34.
Taxes reset at a sale: a buyer’s bill follows the just value after the reset, with no Save Our Homes carryover except portability. The medians blend homesteaded parcels, whose assessed value growth is capped, with parcels that are not; the homestead share runs from 19.1 percent of Terraces to 63.1 percent of single-family homes. The median Terrace bill was $3,226.78 homesteaded and $4,061.58 not, so the seller’s bill reflects the seller’s exemption as much as the home.
The table adds the club assessment, the food and beverage minimum, the product’s non-ad valorem line and the illustrative ad valorem at the recorded median price for each product. The single-family rows use $980,000 for all three CDD classes so the class effect shows by itself.
| Product and class | Illustrative price | Illustrative ad valorem (price x 9.3696 mills) | Non-ad valorem line on the bill | Club $10,216 + food and beverage $1,000 + both tax lines, a year | Per month |
|---|---|---|---|---|---|
| Terrace | $330,000 | $3,091.97 | $1,464.69 | $15,772.66 | $1,314.39 |
| Veranda | $497,000 | $4,656.69 | $1,691.62 | $17,564.31 | $1,463.69 |
| Coach Home | $660,000 | $6,183.94 | $2,188.31 | $19,588.25 | $1,632.35 |
| Single-family, Executive class | $980,000 | $9,182.21 | $2,755.62 | $23,153.83 | $1,929.49 |
| Single-family, Classics class | $980,000 | $9,182.21 | $3,876.86 | $24,275.07 | $2,022.92 |
| Single-family, Classics II class | $980,000 | $9,182.21 | $4,121.34 | $24,519.55 | $2,043.30 |
Every ad valorem figure is illustrative arithmetic, price times 9.3696 divided by 1,000, rounded half up, with no exemption; your bill follows the just value after the reset, not the contract price. The totals exclude the neighborhood association, insurance and any special assessment.
At a Heritage Bay closing the buyer pays a $13,500 Resale Capital Contribution to the club, or $5,000 if a qualifying move within the community applies, the owner’s title policy by Collier County custom, the lender’s costs and recording, while the seller customarily pays the $0.70 per $100 deed stamps; the contract controls both.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
Heritage Bay has no initiation fee, deposit or membership certificate. Instead, section 9.9 of the club declaration authorizes a Resale Capital Contribution on every conveyance, paid by the new owner at closing. The board set it at $13,500 effective January 1, 2026; it was $5,000 in 2023. It is not a deposit and is not refunded when you sell, and as a flat amount it changes the math on a $330,000 Terrace far more than on a $980,000 single-family home.
A board resolution approved May 28, 2026 reduces the contribution to $5,000 for natural persons in two cases: a current owner who buys a second Heritage Bay home and sells the first within 12 months, with the $8,500 balance billed if the first home does not sell in time, or a buyer who sold another Heritage Bay home within 90 days before closing. The request form must be filed before closing.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. Florida sets the owner’s policy premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, which on a $497,000 price is an estimated $2,560 ($575 plus $1,985). A lender’s policy, the settlement fee, the title search and the recording of the deed are additional; our cost research puts settlement fees at commonly $500 to $1,500 and title and lien search at $150 to $500 combined, and a deed records for about $18.50 to $35.50.
Florida charges $0.70 per $100 on a deed, $3,479 on $497,000, and the seller customarily pays it; it is not in a buyer’s cash to close unless your contract says otherwise.
If you finance, Florida charges a nonrecurring intangible tax of 2 mills, $2 per $1,000, on the amount secured, and documentary stamps on the note at 35 cents per $100, according to the Florida Department of Revenue’s published rates. Your lender’s closing disclosure controls which instruments apply and the exact amounts.
The county median for Verandas, $497,000, with 20 percent down on a $397,600 loan; every line is an estimate.
| Item, estimate for a $497,000 Veranda purchase with 20 percent down | Amount | Basis |
|---|---|---|
| Resale Capital Contribution to the club | $13,500.00 | Declaration section 9.9, 2026 User Fee Schedule; $5,000.00 if a move-within discount applies |
| Owner’s title policy | $2,560.00 | Florida promulgated rate, estimate ($575.00 on the first $100,000 plus $5.00 per $1,000 above); Collier custom is buyer-paid |
| Nonrecurring intangible tax on a $397,600 loan | $795.20 | 2 mills; closing disclosure controls |
| Documentary stamps on the note | $1,391.60 | 35 cents per $100; closing disclosure controls |
| Itemized subtotal | $18,246.80 | Before the down payment, in estimates |
Not in the subtotal because no figure in our files supports a Heritage Bay number: the lender’s fees and policy, settlement fee, title search, recording, survey, inspections, prepaid insurance and escrow deposits. If the $5,000 move-within discount applies, the subtotal falls by $8,500 to $9,746.80. The club estoppel is $250 on the 2026 fee schedule, though the club’s membership web page still shows $220, and it is customarily ordered through the seller’s closing agent with the allocation set by the contract. Property taxes are prorated, with the seller crediting the buyer for the seller’s days of ownership. The lender’s closing disclosure controls.
With Freddie Mac’s survey for the week of October 29, 2026 putting the 30-year fixed-rate mortgage at 7.24 percent, down from 7.32 percent the week before, principal and interest on 80 percent of the county’s median Heritage Bay price runs from $1,799.16 a month on a Terrace to $5,342.95 on a single-family home.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey, week of October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Product | Illustrative price | Loan at 80 percent | Principal and interest, 30-year at 7.24% | Club + food and beverage + tax lines, per month (illustrative) | Monthly total before insurance and neighborhood dues |
|---|---|---|---|---|---|
| Terrace | $330,000 | $264,000 | $1,799.16 | $1,314.39 | $3,113.55 |
| Veranda | $497,000 | $397,600 | $2,709.64 | $1,463.69 | $4,173.33 |
| Coach Home | $660,000 | $528,000 | $3,598.31 | $1,632.35 | $5,230.66 |
| Single-family, Executive class | $980,000 | $784,000 | $5,342.95 | $1,929.49 | $7,272.44 |
The rate is Freddie Mac’s weekly national average, not a lender’s quote. Principal and interest is arithmetic on a 30-year fixed term at 7.24 percent with 20 percent down at each product’s county median price. The club, food and beverage and tax lines are the illustrative yearly totals above divided by 12, with tax at the price and no exemption. The monthly total still excludes insurance, any flood policy, the neighborhood association and any special assessment.
Check the current week at Freddie Mac’s survey page. Then ask your lender in writing what it requires from the condominium association if you are buying a Terrace, Veranda or Coach Home, whether it will require flood insurance given the 2012 map and any letter of map amendment on the building, and whether it counts the CDD line and the club assessment in your debt-to-income calculation.
Before you offer on a Heritage Bay condominium, know which statute governs it: the Terraces are four-story buildings on Collier County’s milestone-inspection list, all marked Not Due with first inspections from 2036 to 2041, Verandas and Coach Homes are not on that list, and the club and the single-family association fall under a different chapter.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
Heritage Bay is two kinds of ownership. Heritage Bay Golf and Country Club, Inc. and the single-family neighborhood association are chapter 720 associations. The Terraces, Verandas and Coach Homes are chapter 718 condominiums, each with its own declaration. Section 720.401 of the Florida Statutes says a prospective parcel owner in a community must be presented a disclosure summary before executing the contract for sale, and the contract is voidable within 3 days after receipt of the summary or before closing, whichever occurs first. This is information, not legal advice; your closing agent or real estate attorney tells you which disclosures apply and when the clock runs.
For a condominium resale, section 718.503(2) says the agreement is voidable by the buyer by delivering written notice of the intention to cancel within 7 days, excluding Saturdays, Sundays and legal holidays; the 15-day periods in section 718.503 apply to developer sales. Have your closing agent or attorney confirm the period and what starts it before you rely on it.
Section 553.899 requires a milestone inspection by December 31 of the year in which a building reaches 30 years of age, repeating every 10 years, and lets a local enforcement agency set 25 years for buildings near salt water. Collier’s roster lists 15 Terrace buildings, 30 units each, all marked Not Due, with first inspections from 2036 (certificates of occupancy in late 2006) to 2041 (the last, November 17, 2011). Heritage Bay lies about 10 miles inland. No Veranda, Coach Home or single-family building is on the roster.
Section 718.112 requires a residential condominium association to complete a structural integrity reserve study at least every 10 years for each building that is three habitable stories or higher, and to maintain the reserves for the items the study identifies; for budgets adopted on or after December 31, 2024, an association controlled by unit owners may not provide no reserves or less reserves than required. That covers the Terraces. We could not verify publicly whether each Terrace association has filed its study, because the state database would not load for automated reading, so ask for the study, the reserve schedule and the filing. Verandas sit below the three-story trigger; Coach Homes are treated as below it on the basis of the county list, so confirm with the association.
| Product | Stories | On Collier’s milestone list | Milestone and SIRS reading | What to request |
|---|---|---|---|---|
| Terraces (450 units, 9 associations) | Four | Yes, 15 buildings, all Not Due | First inspections 2036 to 2041; SIRS applies; filing not publicly verified | SIRS and filing, reserve schedule, budget, insurance certificate and deductible, roof age, flood letter |
| Verandas (364 units, 8 associations) | Two | No | Below the three-story trigger; ordinary reserve rules | Budget, reserve schedule, insurance certificate and deductible, roof age, flood letter |
| Coach Homes (184 units, 3 associations) | Not on the 3+ story list | No | Treated as below the trigger on the basis of the list | Budget, reserve schedule, insurance certificate, roof age, flood letter |
| Single-family (252 homes, 1 association) | Not a condominium | Not applicable | Chapter 720 disclosure summary applies | Association budget, roof permit date, wind-mitigation report, flood letter |
Ask the management company for the budget, reserve schedule, reserve study and filing, master insurance certificate with the hurricane deductible, any pending special assessment, the last year of minutes and the estoppel. A condominium estoppel is due within 10 business days of a written request under section 718.116, and the statute caps the fee; the base figure in the statute text is $250, with an added $100 for delivery within 3 business days and $150 more if the account is delinquent, and no fee if the association is late. Florida DBPR publishes the adjusted amounts now in force as $299, $119 and $179.
On FEMA’s effective 2012 map, 99% of Heritage Bay’s address points sit in the Special Flood Hazard Area, mostly Zone AH. The preliminary 2025 map moves 99% to Zone X; 15 Siesta Bay Drive points stay AH. The 2012 map and its 2012 to 2013 LOMAs govern lenders until the new map takes effect, targeted for summer 2027.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary flood hazard layer, queried September 23, 2026; Collier County announcement, August 2026)
Heritage Bay is covered by three Flood Insurance Rate Map panels, 12021C0214H, 12021C0216H and 12021C0218H, all effective May 16, 2012. We checked all 1,449 Collier County address points on Heritage Bay’s streets against the effective map: 1,438 (99.2%) fall inside an AH or AE polygon and 11 fall in Zone X, with base flood elevations along the streets from 12.5 to 15.0 feet NAVD88. Zone AH is a 1% annual chance of shallow flooding, usually ponding, with a set base flood elevation, and Zone AE a 1% annual chance flood with a set elevation. The FEMA letters list the flooding source as “PONDING/OVERLAND FLOW,” not a river and not the coast, and a February 8, 2024 countywide revision was a coastal update that left Heritage Bay’s 2012 panels as they were.
FEMA issued preliminary maps for Collier County on March 20, 2025, including new Heritage Bay panels 12021C0216J and 12021C0218J. On that map 1,434 of the same 1,449 address points (99%) fall outside the Special Flood Hazard Area; 15 address points on Siesta Bay Drive remain in Zone AH. Collier County opened the 90-day appeal period on August 19, 2026 with a target effective date of summer 2027, subject to change. A preliminary map is not in force, and we never tell a buyer it is.
| Heritage Bay group | Address points | Effective 2012 map: points in the flood hazard area | Preliminary 2025 map: points in the flood hazard area |
|---|---|---|---|
| Single-family (252 homes) | 252 | 248 (AH 225, AE 23); 4 in X | 0 (251 X, 1 X shaded) |
| Terrace (four-story condominiums) | 510 | 510 (all AH) | 0 (all X) |
| Veranda (two-story condominiums) | 454 | 452 (AH); 2 in X | 15 (AH, all on Siesta Bay Drive) |
| Coach Homes (Smokehouse Bay Drive) | 230 | 225 (AH 199, AE 26); 5 in X | 0 (225 X, 5 X shaded) |
| Heritage Bay core total | 1,449 | 1,438 (99.2%) | 15 (1.0%) |
These are screening results, not flood determinations; condominium groups have more address points than units, so compare the shares. A building’s legal status comes from the FIRM plus any letter of map amendment, and a rate from the policy’s own inputs and any Elevation Certificate.
A Letter of Map Amendment (LOMA) is FEMA’s finding that a specific lot or structure sits above the base flood elevation, which removes it from the Special Flood Hazard Area even though the map shading does not change. We found at least seven for Heritage Bay, all issued in 2012 and 2013 under community number 120067. The largest, case 12-04-5082A of May 31, 2012, covers Coach Homes I (36 units), Veranda I (60), Veranda VI (24) and Gator Bay Court lots, and removed 229 properties from the flood hazard area. Buildings covered by a LOMA are legally outside the hazard area, so the mandatory purchase requirement does not apply to them, although a lender may still ask for coverage.
A lender making a federally backed mortgage must require flood insurance on a building in the Special Flood Hazard Area on the effective map. Most Heritage Bay single-family homes and condominium buildings are mapped AH or AE, so the determination will flag them unless a LOMA applies; condominium unit loans usually run through the association’s master flood policy, and the lender will ask for proof of it. Once the preliminary map takes effect, most Heritage Bay homesites will be in Zone X and outside the federal requirement, except the 15 Siesta Bay Drive points. In the census block group covering the north loop, the Terraces and the Verandas, 50 of the 54 NFIP policies written from June 2025 to May 2026 were rated Zone X at a median total premium of $858, a small sample and not a quote.
Florida law (section 627.715) phases in a flood coverage requirement for Citizens personal residential policyholders by dwelling value.
| Effective date | Citizens policies that must carry flood insurance |
|---|---|
| January 1, 2024 | Dwelling coverage of $600,000 or more |
| January 1, 2025 | $500,000 or more |
| January 1, 2026 | $400,000 or more |
| January 1, 2027 | All policies, regardless of value |
Condominium unit-owner (HO-6) policies, tenant contents policies and policies that exclude wind are exempt. A single-family Heritage Bay owner insured through Citizens will need a flood policy by January 1, 2027, even in Zone X, while a Terrace, Veranda or Coach Home owner with a Citizens HO-6 will not.
Under the National Flood Insurance Program a building in the hazard area on the effective map that is improved or repaired at 50% or more of its market value must be brought up to current floodplain requirements; a building removed by a LOMA is outside the rule. For any Heritage Bay home, ask for the LOMA or the Elevation Certificate, the lender’s flood determination and a flood-insurance quote from the National Flood Insurance Program and a private carrier for the same building. We pull the effective map, the preliminary map and any LOMA for every address we show.
Before you offer on a Heritage Bay home, read its roof date, its wind-mitigation report and, for a condominium, the master policy and hurricane deductible: original roofs date from 2006 to 2014, about 12 to 20 years old in 2026, and Citizens’ 2026 recommended Collier average is $4,391 for a homeowners policy and $1,770 for a condominium unit.
Data updated: September 2026 (Citizens 2026 Rate Kit and Florida statutes, sources cited in this section, retrieved September 23, 2026)
Citizens Property Insurance’s 2026 rate kit gives county-level averages with 2026 rates effective June 1, 2026. These are countywide averages for Citizens policies, which include coastal and inland homes of every age and size; they are not Heritage Bay quotes.
| Collier County policy type | Collier policies | Current average premium | Recommended change | Recommended average premium |
|---|---|---|---|---|
| HO-3 multiperil (homeowners) | 1,712 | $4,531 | -3.1% | $4,391 |
| HO-6 multiperil (condominium unit owners) | 529 | $1,959 | -9.7% | $1,770 |
Citizens’ policy count peaked at 1.42 million in October 2023 and was about 266,231 in August 2026, as private carriers took over much of the book, so shop private carriers first and treat Citizens as the fallback.
Heritage Bay has 998 condominium units in the Terraces, Verandas and Coach Homes. Florida law requires every condominium association to carry adequate property insurance based on replacement cost set by an independent appraisal at least every three years (section 718.111(11)). Each declaration sets the line between what the master policy covers and what the owner covers, and the premium and hurricane deductible are paid through dues. Ask for the master certificate, the deductible and the insurance line item before you offer, and size your HO-6 loss-assessment coverage to your share of that deductible.
Heritage Bay’s original roofs date from 2006 to 2014. Florida law says an insurer may not refuse to write or renew a homeowner’s policy solely because the roof is less than 15 years old; for an older roof, an inspection showing 5 years or more of useful life remaining bars refusal on roof age alone (section 627.7011(5)). Replacement dates vary home by home, so pull the permit history for any resale.
Every Heritage Bay home was permitted after the statewide Florida Building Code took effect. Collier’s 2006 wind ordinance map placed Heritage Bay at a 126 to 127 mph basic design wind speed, and by our reading of the later ASCE 7-10 and 7-22 maps at roughly 158 mph ultimate; both are above the wind-borne debris thresholds, so opening protection was required when the homes were built. The wind-mitigation inspection (form OIR-B1-1802, valid for up to five years) records roof covering, attachment, shape and opening protection, and each item can earn a premium credit. Lennar’s archived plan pages document cement roof tile and impact-resistant windows and doors on the Oleander Coach Home plan and impact-resistant sliding glass doors and windows on the Colonade Terrace plan; we found no builder documentation of roof and window types for the single-family homes, so confirm them on the report and the permit history for each address.
Heritage Bay’s rules come in two layers: the club declaration and 2026 rules, which set the gate, pets, a 30-day minimum lease and the assessment limits for all 1,250 homes, and then each of the 21 neighborhood associations and condominium declarations, which can be stricter and must be read home by home.
No Heritage Bay home may be leased for less than 30 consecutive days, rental ads must state the minimum, and short-term vacation rental is not permitted (declaration section 5.30). The club sets no cap on leases per year, but condominium declarations may cap the number of leases, and neighborhood associations approve tenants and may run background checks. An owner may transfer club privileges to up to two approved tenants, and their dependents, for a lease of 30 days or more, for a $600 administrative fee with a $100 rush fee on less than 30 days’ notice; the fee was $450 in 2023. While the transfer is active the owner cannot use club amenities except as another member’s guest, and tenants without a transfer are lodging only.
The rules allow a maximum of two pets per household, generally dogs or cats, plus fish or caged birds in reasonable numbers; pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited (declaration section 5.31; 2026 rules). Pets must be leashed outdoors and are not allowed on the golf course. A gatehouse staffed 24 hours on Immokalee Road logs every visiting vehicle, resident vehicles carry bar-code stickers at $5 each in 2026, and the club, not the county, maintains the internal roads. Condominium declarations may set stricter pet limits, such as weight caps.
The recorded documents set three guardrails on club spending. Capital projects over $400,000 in aggregate in a fiscal year need approval by a majority of eligible members present at a quorate meeting (raised from $300,000 in 2023); necessary repair and replacement is exempt. Special assessments are limited to $200 per home per fiscal year, and named-storm assessments to $200 per home per storm, unless a majority of eligible members present approves in advance. Borrowing of 2% or more of the operating budget, excluding reserves, requires member approval. The club estoppel will show any special assessment that applies to a specific home. Members elect the club board, and CDD supervisors are elected by the District’s resident voters: seats 4 and 5 are on the November 2026 general election ballot.
Every Heritage Bay home carries one full golf and club membership that cannot be separated from the deed: the recorded declaration makes it bundled, mandatory and non-equity, there is no initiation fee or refund, exactly 1,250 memberships exist, and members pay no green fee, only a $29 cart fee for 18 holes in 2026.
The 2020 amendment to section 4.1(A) of the declaration makes club membership not separable from ownership of the living unit and fixes the number of memberships at 1,250. Section 9.10 makes assessments and contributions association property in which no owner has a transferable interest, and the club’s membership page states that no equity or deposits are required. “Bundled equity,” as Lennar-era advertising put it, is not what the recorded documents say: you own a vote and the right to use the club, not a certificate with a redemption value.
One full membership, including golf, with no golf versus social tiering. One vote in club elections. Up to two Designated Club Members: the Designated Owner Member, who must be an owner, and one more. No application or approval by the club, but a new owner files the club’s Member Questionnaire, and the membership is created within one to two business days after the club’s administration receives the closing documents, closing fees and questionnaire. What does not convey: any refund of the Resale Capital Contribution the seller paid, any share of club reserves, or any right to keep the membership after selling.
The club’s golf course has 27 holes, the Pine, Cypress and Oak nines, designed by Gordon “Gordy” Lewis and Jed Azinger; the course opened in November 2006. Members pay no green fee; the 2026 cart fee is $29 for 18 holes and $17.50 for 9, walking is free when allowed, and sales tax applies. The club describes a 27,000-square-foot, two-story clubhouse that opened in April 2009 and lists an 8,000-square-foot wellness center, a resort pool with beach entry, five satellite pools, an open-air restaurant and bar called The Cabana, and three bocce courts. The club lists seven lighted Har-Tru tennis courts; members voted on March 25, 2025 to convert one into a four-court pickleball complex, and the 2026 programming refers to four new pickleball courts, which the club’s court-care guidelines describe as cushioned, so the current tennis count may be six.
The CDD’s June 4, 2026 minutes record that the club approved a contract with Blue Shore Engineering for three years of oversight of a golf course renovation. The club has not published the scope, cost or funding of that renovation, so it belongs on every buyer’s estoppel questions, along with any balance owed and any capital project moving toward a member vote.
For the 2026-27 school year, Collier County Public Schools assigns Heritage Bay homes to Bear Creek Elementary, Oakridge Middle and Gulf Coast High School, all three graded A in Florida’s July 2026 release; from the Heritage Bay gate the free-flow drive is about 3 minutes to Bear Creek, 4 to Oakridge and 5 to Gulf Coast, and zones can change.
Data updated: September 2026 (Collier County Public Schools address lookup for 2026-27 and 2025-26, and OpenStreetMap routing, measured September 2026)
We ran eight Heritage Bay addresses through the district’s own lookup for 2026-27 and 2025-26, and all 16 queries returned the same three schools, with no pending rezoning shown. Zones are redrawn from time to time, so look up the specific address before you rely on an assignment, and not on a listing’s school field.
| School | Grades | 2025-26 grade (released July 2026) | Drive from the Heritage Bay gate (free-flow) |
|---|---|---|---|
| Bear Creek Elementary | VPK and K-5 | A (its first state grade; opened August 2025) | About 1.5 mi, about 3 min |
| Oakridge Middle | 6-8 | A | 2.2 mi, about 4 min |
| Gulf Coast High | 9-12 | A | 3.1 mi, about 5 min |
Grades come from the district’s July 1, 2026 Accountability Brief. Naples Classical Academy, an A-rated charter school, is about 1.2 miles from the gate.
Free-flow estimates from the Heritage Bay Boulevard entrance, computed with OpenStreetMap routing, put I-75 Exit 111 at 4.7 miles (about 7 minutes), Vanderbilt Beach at 11.4 miles (about 20 minutes), Mercato at 10.5 miles (about 18 minutes), Fifth Avenue South at 17.9 miles (about 28 minutes) and Southwest Florida International Airport at 27.5 miles (about 36 minutes). The NCH Northeast freestanding emergency department is 1.7 miles, about 3 minutes, from the gate, and NCH North Naples Hospital is 7.9 miles away. Peak-season traffic makes every one of those longer; the county’s planning organization names Immokalee Road between Goodlette-Frank Road and Collier Boulevard its worst congested corridor, and the stretch east of Collier Boulevard carried 55,040 to 59,695 vehicles a day in 2025.
Heritage Bay and The Quarry are the two golf communities inside the same 2,562-acre zoning district on Immokalee Road in North Naples, and a buyer who compares them is comparing structure: Heritage Bay is 1,250 homes with one bundled 27-hole club and a CDD that ends in 2036, while The Quarry has its own club, builder, association and CDD.
Data updated: October 2026 (Collier County certified 2026 roll and recorded qualified sales; the two communities’ windows differ and are labeled in the table)
Both sit on the reclaimed limerock quarry that Collier County Ordinance 03-40 rezoned in 2003, and until September 26, 2025 they shared an umbrella association that has since been administratively dissolved. Everything else is separate.
| Decision factor | Heritage Bay | The Quarry |
|---|---|---|
| Builder | Lennar (land developer Bayvest, L.L.C., a U.S. Home entity) | Centex Homes, now part of PulteGroup Homes |
| Homes | 1,250 (252 single-family, 998 condominium) | 900 (624 single-family, 276 condominium) |
| Golf | 27 holes (Pine, Cypress, Oak), Gordon Lewis and Jed Azinger | 18 holes, Michael Hurdzan and Dana Fry, opened 2007 |
| Club membership | Bundled, mandatory and non-equity; one full golf membership per home; $10,216 club assessment in 2026 | Set by The Quarry’s own club documents; terms are issued in the club’s membership packet rather than published online |
| Community development district | Heritage Bay CDD, debt ends May 1, 2036 | Separate Quarry CDD (Collier Ordinance 04-53) |
| County recorded median, with its own window | $485,000 on 68 sales, September 20, 2025 to September 19, 2026; single-family $980,000 on 14 sales | $925,000 on 47 sales, twelve months to August 28, 2026; single-family $1,395,000 on 29 sales; condominium $628,500 on 18 sales |
The two county rows come from different windows, about three weeks apart, and different files, so each is that community’s own record and not a measured gap.
For a buyer the practical differences are property terms. Heritage Bay’s club assessment, food and beverage minimum, CDD classes and Resale Capital Contribution are all published, and a Terrace, Veranda or Coach Home is a chapter 718 condominium with a milestone and reserve file to read. The Quarry’s membership terms are issued in its own packet, so read that and its CDD budget before contract. Call Marc at (239) 287-5873 for a comparison at your price.
We find a Heritage Bay home by home type first: we set MLS alerts for the product and size you chose, read the matching closings, ask for the club, CDD and association documents on every home you like, and write the offer around what Heritage Bay’s paperwork makes negotiable.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
The four home types are four different purchases, so we set separate alerts and read each against its own closings. A single-family alert may show nothing for weeks, as the October 29, 2026 export did, while a Terrace alert shows several. Set up listing alerts through our buying page and we send what matches, with the closings behind it, from the Heritage Bay community guide.
The MLS median sold-to-list ratio for the 12 months to October 29, 2026 was 94.15 percent on 30 Terrace closings (none at or above list), 95.92 percent on 21 Veranda closings (none), 96.98 percent on 7 Coach Home closings (3) and 96.10 percent on 14 single-family closings (1). They say how past offers landed, not what your seller will accept, and we promise no outcome.
In Heritage Bay the items that matter are often not the price: whether the seller credits any part of the $13,500 Resale Capital Contribution (the declaration puts it on the buyer, so any credit is a negotiated term), the closing date against the club’s one-to-two business day membership set-up, an inspection period long enough for the association to deliver its budget, reserve schedule and estoppel, and who pays for a payoff letter or a flood determination. We write those into the offer.
Buyer’s agent compensation in 2026 works under the National Association of Realtors settlement practice changes effective August 17, 2024: you sign a written agreement with your agent before touring a Heritage Bay home, in person or on a live virtual tour, and the agreement states the compensation, which is negotiable and not set by law.
The National Association of Realtors says you will need to sign a written agreement with your agent before touring a home, and that written agreements are required for both in-person and live virtual tours; no agreement is needed to speak with an agent at an open house. The agreement states the agent’s compensation as an amount or rate, and offers of compensation can no longer be made on the MLS.
A seller may still offer to contribute toward a buyer’s agent, but not on the MLS; the offer is made outside it, so a contribution is a negotiating term in your Heritage Bay offer, not a listing field. Our agreement states our compensation in writing before the first tour. The rules are on the National Association of Realtors’ page on what the settlement means for buyers and sellers.
To see the live Heritage Bay listings, use the Domain Realty Group page for the community; on October 29, 2026 the Southwest Florida MLS showed 19 active Heritage Bay homes, none of them single-family, and for today’s count call Marc.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, exported October 29, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
See the current Heritage Bay listings on the Domain Realty Group Heritage Bay page, where we send inventory searches so that this page can stay a guide to buying.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for a count and a list of homes that have come to market since the October 29, 2026 export. If you are still deciding between areas, our Naples buyer guide covers the process across the city.
To start your Heritage Bay buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active Heritage Bay homes that fit your home type and budget, the closings that match them, the monthly cost of each and the documents to request first.
Active homes and matching closings for your home type, a monthly cost sheet built from the $10,216 club assessment, the food and beverage minimum, the FY2027 CDD class and the county tax record, the condominium document request list, and a plan for your tours and first offer. It is confidential and carries no obligation. Marc leads buyer representation; Jesse leads listings and seller strategy.
Call Marc at (239) 287-5873, or use the buyer consultation form or our buying page. Selling a home before you buy? Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar and Jesse McGreevy are top-reviewed Southwest Florida realtors, and a Heritage Bay buyer should know what working with us is like. These are a few buyers in their own words, quoted exactly as they posted them, from across Southwest Florida.
★★★★★ “Marc did a great job for us. He listened to our needs and was great throughout the process! He ensured we knew all of our options and informed us of the area, both positives and negatives. Surprisingly he was also knowledgeable about layouts of new homes when we bought our lot. Thank you Marc.” Verified Zillow review
★★★★★ “I was with another agent prior to Marc and we just couldn’t close on a house. As soon as we switched to Marc it was night and day how quickly we could get the house we wanted. If you’re looking for someone to have your back at all steps in the home buying process, go with Marc.” Verified Zillow review
★★★★★ “Marc was terrific to work with. His knowledge of the area, community and builder were excellent. He and his staff were well organized and made the process easy. I highly recommend Marc and his team.” Verified Zillow review
★★★★★ “In a very difficult buyers market, Marc really worked beyond our expectations to locate and view properties to help us find our place. I never imagined trying to buy a property remotely, but once we defined just what we were looking for, we were very comfortable having Marc narrow down properties. Ultimately, we put our house under contract prior to seeing it in person. His communication throughout the entire process was outstanding. His dedication to helping us was superb.” Verified Zillow review
These are the questions Heritage Bay buyers ask us, answered from the Southwest Florida MLS export of October 29, 2026, the Collier County certified 2026 roll and sales through September 19, 2026, the club’s instruments, FEMA’s maps and Florida law. For today’s count, call Marc at (239) 287-5873; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It depends on the home type. The county recorded 68 qualified sales in the 12 months to September 19, 2026, from $290,000 to $1,425,000, with medians of $330,000 for Terraces, $497,000 for Verandas, $660,000 for Coach Homes and $980,000 for single-family homes. The MLS recorded 72 closings at a $475,000 median; the two records are never blended.
Heritage Bay has exactly 1,250 homes in North Naples, ZIP 34120: 450 Terraces, two-bedroom condominiums in four-story buildings; 364 Verandas, two-story condominiums; 184 Coach Homes, three-bedroom condominiums with two-car garages; and 252 single-family homes. The Vistas and The Quarry are separate communities.
On October 29, 2026 the MLS showed 19 active homes: no single-family homes, 1 Coach Home at $675,000, 10 Verandas with a $519,200 median list and 8 Terraces with a $316,750 median list, about 3.2 months of supply. No count is valid for today, so call Marc at (239) 287-5873.
The median days on market for the 72 MLS closings in the 12 months to October 29, 2026 was 97: 115.5 for Terraces, 68 for Verandas, 24 for Coach Homes and 97 for single-family homes.
The median MLS sold-to-list ratio was 95.46 percent across the 72 closings: 94.15 percent for Terraces, 95.92 for Verandas, 96.98 for Coach Homes and 96.10 for single-family homes. Only 4 of the 72 closed at or above list. These describe past sales, not what a particular seller will accept.
The 2026 club assessment is $10,216 per home, due January 1: operating dues $6,981, reserve dues $2,188 and bulk cable and internet $1,047, up from $9,642 in 2025. The declaration requires it to be the same for each home, so a Terrace and a single-family home on a 90-foot lot pay the same club bill.
It is a one-time charge on every conveyance under section 9.9 of the club declaration, set by the board at $13,500 for conveyances from January 1, 2026 and $5,000 in 2023. The new owner pays it at closing, it is not an initiation fee, and it is not refunded on resale. Any seller credit is a negotiated term.
A board resolution of May 28, 2026 reduces the contribution to $5,000 for a current owner who buys a second Heritage Bay home and sells the first within 12 months, or a buyer who sold another Heritage Bay home within 90 days before closing. File the request form before closing; the $8,500 balance is billed if the first home does not sell in time.
The Heritage Bay Community Development District maintains the community’s 31 lakes. Its FY2027 assessment on the November 2026 tax bill is a flat $557 for operations plus a debt line by home type, $907.69 on a Terrace to $3,294.57 on a Classics II lot, for totals of $1,464.69 to $3,851.57.
Heritage Bay’s tax district totals 9.3696 mills on the 2026 certified roll. The median 2026 total bill, including the CDD line, was $3,998.81 for a Terrace, $5,089.88 for a Veranda, $6,796.40 for a Coach Home and $9,653.23 for a single-family home. Those are current owners’ medians, not a forecast of your bill.
Probably not. Taxes reset at a sale and a buyer’s bill follows the just value after the reset, with no Save Our Homes carryover except portability. The median Terrace bill was $3,226.78 for homesteaded homes and $4,061.58 for the rest, so the seller’s bill also reflects the seller’s exemption.
The 21 neighborhood associations do not publish their dues, and we do not estimate them. Request the current budget, reserve schedule and any pending special assessment from each association’s management company during your inspection period, and add it to the club, CDD and tax lines.
Golf is included: every home carries one full, bundled club membership, and members pay no green fee, only a $29 cart fee for 18 holes or $17.50 for 9 in 2026. It is not equity. The recorded documents describe a mandatory, non-equity membership with no deposit or refund that cannot be separated from the deed.
Yes, with limits. The club requires a minimum lease of 30 consecutive days and bars short-term vacation rental. It sets no cap on leases per year, but condominium declarations may, and neighborhood associations approve tenants. A tenant gets club access only through the $600 transfer, during which the owner gives up amenity use.
Yes to both, with rules. The club allows two pets per household and prohibits pit bulls, pit bull mixes and other recognized aggressive breeds; pets must be leashed outdoors and are not allowed on the golf course. A gatehouse staffed 24 hours on Immokalee Road logs every visiting vehicle.
No. The recorded club documents contain no age restriction, and the rules apply to every owner in the same way. If a listing says otherwise, ask for the recorded document and send it to us.
On FEMA’s effective 2012 map, 1,438 of 1,449 address points fall in Zone AH or AE, and 2012 and 2013 letters of map amendment remove many buildings. The March 20, 2025 preliminary map places 99 percent in Zone X. Your lender decides on the effective map and any letter; a Citizens single-family policy needs flood coverage by January 1, 2027.
Most homesites, if the preliminary map takes effect as drawn: 1,434 of 1,449 address points leave the hazard area and 15 points on Siesta Bay Drive stay in Zone AH. The appeal period opened August 19, 2026 with a target effective date of summer 2027, and a preliminary map is not in force.
Yes, on a schedule. Collier’s roster lists 15 Terrace buildings, all marked Not Due, with first inspections from 2036 to 2041. Section 553.899 requires the inspection by December 31 of the year a building reaches 30 years and every 10 years after. No Veranda, Coach Home or single-family building is on the roster.
Section 718.112 requires one at least every 10 years for each condominium building of three habitable stories or higher, with reserves maintained for the items it identifies. It applies to the four-story Terrace buildings. We could not verify publicly whether each Terrace association has filed its study, so ask the association.
Under section 718.503, a condominium resale buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays. Your closing agent or attorney should confirm the period and what starts it. This is information, not legal advice.
For a chapter 720 community, which covers the club and the single-family association, section 720.401 says the buyer must be presented a disclosure summary before executing the contract, and the contract is voidable within 3 days after receipt or before closing, whichever comes first. The condominiums fall under chapter 718. Your closing agent or attorney tells you which applies.
For 2026-27, Collier County Public Schools assigns Heritage Bay homes to Bear Creek Elementary, Oakridge Middle and Gulf Coast High School, all graded A in the July 2026 release. Eight addresses returned the same three schools for 2026-27 and 2025-26. Confirm each address on the district’s lookup.
Free-flow routing from the Heritage Bay Boulevard entrance puts I-75 Exit 111 at 4.7 miles, about 7 minutes; Vanderbilt Beach at 11.4 miles, about 20 minutes; and Southwest Florida International Airport at 27.5 miles, about 36 minutes. Peak-season traffic on Immokalee Road makes each longer.
In Collier County the buyer customarily pays the owner’s title policy, an estimated $2,560 on a $497,000 price, and chooses the closing agent. The seller customarily pays the $0.70 per $100 deed stamps, $3,479 on that price. The contract controls both.
At the October 29, 2026 rate of 7.24 percent on a 30-year fixed mortgage with 20 percent down, principal and interest is $1,799.16 on a $330,000 Terrace, $2,709.64 on a $497,000 Veranda, $3,598.31 on a $660,000 Coach Home and $5,342.95 on a $980,000 single-family home, before the club, CDD, tax and insurance lines.
Yes to the agreement: the National Association of Realtors says you will need to sign a written agreement with your agent before touring a home, in person or live virtual. Compensation is stated in it and is negotiable. A seller may contribute outside the MLS, not through it. We state ours in writing before your first tour.
No. The Vistas are a separate community of 190 homes in the same zoning district, with their own gate, pool and master association, not members of Heritage Bay Golf and Country Club and not in the Heritage Bay CDD. The MLS files them under the same development name, which is why our figures exclude them.
They are different communities: The Quarry has 900 homes, its own club, Centex-built homes and its own CDD. Heritage Bay publishes its club assessment, food and beverage minimum, CDD classes and contribution; The Quarry’s membership terms come in the club’s own packet. Compare structure first, then ask us for a side-by-side at your price.
We publish no Heritage Bay quote because the public record carries none. Citizens’ 2026 recommended Collier average is $4,391 a year for a homeowners policy and $1,770 for a condominium unit, countywide and not Heritage Bay prices. Original roofs date from 2006 to 2014, so pull the permit history.
Buyers also read our guides to nearby North Naples communities: Olde Cypress with its community guide, Riverstone with its community guide, Forest Glen with its community guide and Island Walk with its community guide.
If you need to sell your current home to buy in Heritage Bay, the calendar overlaps with a club step: the Resale Capital Contribution is due at the closing of your purchase, and a qualifying move within Heritage Bay can cut it from $13,500 to $5,000 if the request form is filed before closing.
Start with our guide to selling a Heritage Bay home if you already own here, or the Heritage Bay home valuation guide if you want to know what a home is worth first. The Heritage Bay community guide holds the land, the history and the club. Jesse leads listings and seller strategy; call Jesse direct at (239) 898-6072 for your current home, or request your buyer consultation and call Marc at (239) 287-5873 for the purchase.
The discounted $5,000 contribution applies in the two cases described in the closing-costs section above, under the board resolution of May 28, 2026, with the request form filed before closing. A move from a Terrace to a Veranda, a Coach Home or a single-family home changes the legal regime, the CDD class and the yearly carry, so we price both homes on their own home-type records.
Every Heritage Bay figure on this page traces to a primary source below: the Southwest Florida MLS, the Collier County record, the club’s and the District’s own documents, FEMA, Collier County Public Schools, Freddie Mac, the National Association of Realtors and the Florida Statutes. The MLS is cited as plain text, and we cite no brokerage or listing portal.
These official documents bear most directly on buying in Heritage Bay, from the statutes that set the buyer’s disclosure and the estoppel certificate to the club’s recorded declaration, fee schedule and rules, the District’s assessment page and budget, the FEMA map service, the district’s attendance lookup and the weekly mortgage survey. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a buyer | Link |
|---|---|---|---|
| Section 720.401, prospective purchasers | Florida Legislature | The disclosure summary for the club and the single-family association, and your cancellation right | Read section 720.401 |
| Section 718.503, condominium resale | Florida Legislature | The buyer cancellation clause for a condominium resale | Read section 718.503 |
| Section 718.116, condominium estoppel | Florida Legislature | What the association must certify and the fee caps | Read section 718.116 |
| Section 720.30851, estoppel certificates | Florida Legislature | The homeowners association estoppel and its fee caps | Read section 720.30851 |
| Section 718.112, structural integrity reserve study | Florida Legislature | Reserve study and reserve rules for buildings of three stories or higher | Read section 718.112 |
| Section 553.899, milestone inspections | Florida Legislature | The 30 year milestone inspection | Read section 553.899 |
| Second Amended and Restated Declaration (recorded) | Heritage Bay Golf and Country Club | Membership, the annual assessment, the Resale Capital Contribution and the rules | Open the declaration |
| 2026 User Fee Schedule | Heritage Bay Golf and Country Club | Dues, the food and beverage minimum, the $13,500 contribution, estoppel and transfer fees | Open the schedule |
| May 28, 2026 resolution, discounted $5,000 contribution | Heritage Bay Golf and Country Club | Who qualifies for the move-within discount | Open the resolution |
| Rules and Regulations, February 27, 2026 | Heritage Bay Golf and Country Club | Pets, the gatehouse, leasing and dues timing | Open the rules |
| CDD FY2027 adopted budget | Heritage Bay Community Development District | The $557 operations assessment, debt service by class and the bond schedule | Open the budget |
| FEMA Map Service Center | Federal Emergency Management Agency | Panels and letters of map change for community 120067 | Open the portal |
| Attendance zone lookup | Collier County Public Schools | The district’s own school assignment by address | Open the lookup |
| Documentary stamp tax | Florida Department of Revenue | Deed and note stamp rates | Open the page |
The neighborhood associations do not publish their budgets, reserve schedules or estoppel fees; those come with the estoppel certificate and the resale documents at a sale, and recorded instruments can be requested from the Collier County Clerk.
If you’re searching for “the best buyer’s agent in Heritage Bay, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you’re relocating, investing or upgrading, our team provides honest market guidance and partner-level negotiation, starting from the Heritage Bay community guide.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), from its office at 24031 S Tamiami Trl #101 in Bonita Springs. Jesse leads listings and seller strategy and Marc leads buyer representation and negotiation. Read more about McGreevy and Comisar.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
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 (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in Heritage Bay? Start your Heritage Bay buyer consultation or call Marc at (239) 287-5873. Selling first? Call Jesse direct at (239) 898-6072, or read our guide to selling a Heritage Bay home and the Heritage Bay home valuation guide. See how we represent buyers.
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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 or contact us.
Market data from the Southwest Florida MLS export of October 29, 2026. Collier County certified 2026 roll and recorded qualified sales through September 19, 2026. McGreevy and Comisar, buy a home in Heritage Bay with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.