Heritage Landing buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Home › Punta Gorda › Heritage Landing › Buy a Home in Heritage Landing
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Buying a home in Heritage Landing means buying inside a gated golf community in unincorporated Charlotte County under a Punta Gorda 33955 mailing address, where every home pays the Tern Bay Community Development District on the tax bill, most homes are condominiums, and the golf club's terms sit in a recorded declaration rather than on a price sheet. The community story, from the Tern Bay name to the course remastering, lives in our Heritage Landing community guide. This guide is the buyer's version: the recorded prices by product, the district and association fee stack, the flood letters, the insurance file, the closing costs and the deadlines that decide what a Heritage Landing home really costs before you sign. By Jesse McGreevy and Marc Comisar, with every market figure read from the Charlotte County Property Appraiser's recorded-sale files, indexed on September 24, 2026 through the newest recorded sale of August 31, 2026. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Updated September 2026
A Heritage Landing buyer should know five things before an offer: the home is in unincorporated Charlotte County, not the city; every home pays the Tern Bay CDD, $1,356.09 for fiscal 2027 plus a bond line; the county recorded 138 sales, not the MLS's 72; most homes map in flood zone AE; and Lennar has stopped recording sales.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer, queried September 25, 2026).
Each point below is drawn from a primary record further down this guide, and several of them contradict what a Heritage Landing buyer is likely to read on a listing sheet.
The sections below follow the order a Heritage Landing purchase actually runs: who we are, what the county record says about price, which product and plat you are buying into, what you pay every year and at closing, the flood and insurance file, how we find and negotiate the right home, and the questions buyers ask us most.
McGreevy and Comisar are the Heritage Landing buyer's agents who read the Tern Bay CDD tax-bill lines, the master association and golf club estoppels and the building's FEMA letter before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026).
Heritage Landing looks simple from the gate: one boulevard, one clubhouse, lakes behind most homes and a golf course through the middle. The paperwork is not simple. The same gate covers two single-family plats, five coach home condominiums, four veranda condominiums and six terrace condominiums, a community development district with six different bond rates, a master association and a golf club that publish no dues, and flood letters that cover some buildings and not their neighbors. A terrace unit and an estate home can share a view and differ by more than $800 a year on the CDD bond line alone. The job is to know which of those you are standing in and to price the difference into the offer, not to discover it after the inspection period has closed.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a Heritage Landing buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community where most builder sales never reached the MLS, add one more test: ask each agent whether they price a home from the county's recorded sales or from the 72 closings the MLS happens to hold.
Awards are not a negotiating strategy. Two decades of continuous production in Southwest Florida is how an agent recognizes a fair price on a veranda resale without guessing, and how we know which questions a Charlotte County closing agent, a district manager, an association manager and an insurance underwriter will ask before they are asked.
Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation for the team. There is no junior handoff after the first showing: the person who tours the golf-view coach home with you is the person who negotiates it. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Heritage Landing buyers at the gate. We are a top-reviewed buyer team on Google, and the reviews section of this guide quotes three of those reviews word for word.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. Florida real estate licensure is regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes, and both licenses can be checked on the state's licensee lookup. Brokered by Domain Realty.
McGreevy and Comisar bring a verified Southwest Florida record to a Heritage Landing purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. For this guide we tracked every qualified recorded Heritage Landing sale in Charlotte County's files for the latest 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, recorded September 5, 2025 to August 31, 2026, index built September 24, 2026; RealTrends 2026 ranking as published).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for more than $900 million of personal production. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience. Those are the production figures we publish, and they are the same on every page we operate.
We tracked 138 qualified, recorded Heritage Landing sales in the Charlotte County Property Appraiser's files, from September 5, 2025 through the newest recorded sale on August 31, 2026, and $54,092,000 in volume. We split them by recorded plat and condominium (the Tern Bay plat, the later Heritage Landing phases, Coach Homes I to V, Veranda I to IV and Terrace I to VI) and by builder-direct first sale against resale, and we read every qualified sale back to 2019 for the year-by-year arc. Beside them we read the 72 Southwest Florida MLS closings row by row for days on market and sale-to-list. We also read the Tern Bay CDD's adopted fiscal 2027 budget, its June 2026 notice to homeowners and its July 2026 minutes, Charlotte County's development orders from 1992 to 2022, the golf club's rules, the FEMA flood layer and letters for 1,364 mapped homes, and the school district's own attendance-boundary files.
We do not publish a Heritage Landing buyer-representation count, because no agent-side data pull we hold supports one, and a rounded guess is worse than a blank. We do not print a master association dues figure, a golf club membership price or any condominium's dues, because no association, club or government record we could read publishes one. We do not say Lennar is sold out or still selling, because the county file, the roll and the district's own pages point in different directions. Where a fact is unsettled, this guide says so and names the document that settles it.
Before the first showing we pull the legal description to confirm the plat or condominium, the building and the unit. We read the parcel's CDD operating and bond lines on the seller's Charlotte County tax bill, request the master association, golf club and, for an attached home, condominium estoppel figures in writing, check the building or lot against FEMA's fill letters, and ask for the elevation certificate and the wind-mitigation form. Those checks cost nothing, take a day or two, and are only worth anything if they are done inside the inspection period.
The Heritage Landing housing market in 2026 is resale-only and soft on attached homes. Charlotte County recorded 138 sales at a $352,500 median in the latest 12 months, 108 of them resales at $330,000, while terrace and veranda resale medians sit well below their 2023 peaks and MLS-listed homes sold at a median 95.8 percent of list.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, DOR-qualified improved sales recorded September 5, 2025 to August 31, 2026 and calendar years 2019 to 2026, index built September 24, 2026, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, Development Heritage Landing Golf and Country Club, closed September 25, 2025 to September 24, 2026, pulled September 25, 2026, per-listing rows pulled September 28, 2026).
Charlotte County recorded sales lead every count and median below, because the county file counts every qualified deed on the Heritage Landing plats and condominiums whatever a listing called the home, including builder closings that never reached the MLS. The window runs from September 5, 2025 to August 31, 2026.
Product (recorded name) | Recorded sales | Median | Range | Median $ per living sq ft | Builder-direct |
|---|---|---|---|---|---|
All Heritage Landing homes | 138 | $352,500 | $168,000 to $960,000 | $211.38 | 30 |
Single-family, Tern Bay Golf and Country Club plat | 14 | $697,500 | $465,000 to $815,000 | $314.01 | 0 |
Single-family, Heritage Landing phases | 41 | $460,000 | $350,000 to $960,000 | $213.68 | 24 |
Coach Homes I to V | 21 | $400,000 | $275,000 to $460,000 | $206.16 | 1 |
Veranda I to IV | 25 | $297,500 | $205,000 to $357,500 | $210.33 | 2 |
Terrace I to VI | 37 | $235,000 | $168,000 to $285,000 | $199.31 | 3 |
Builder-direct first sales, all products | 30 | $435,000 | $168,000 to $670,000 | Not split | 30 |
Resales, all products | 108 | $330,000 | $184,500 to $960,000 | Not split | 0 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Price per square foot uses the county's living-area field. A builder-direct sale is our estimate: the first qualified improved sale of a home within a year of the year it was built. The $168,000 low is a builder-direct terrace sale, and we would not price a resale from it.
Price band, 12 months | MLS closings, all | Terrace and veranda | Coach homes | Single-family |
|---|---|---|---|---|
Under $250,000 | 16 | 16 | 0 | 0 |
$250,000 to $299,999 | 13 | 13 | 0 | 0 |
$300,000 to $399,999 | 15 | 9 | 6 | 0 |
$400,000 to $499,999 | 12 | 0 | 7 | 5 |
$500,000 to $699,999 | 9 | 0 | 0 | 9 |
$700,000 and up | 7 | 0 | 0 | 7 |
Total | 72 | 38 | 13 | 21 |
Source: Southwest Florida MLS Matrix, per-listing closed rows, Development Heritage Landing Golf and Country Club, closings September 25, 2025 to September 24, 2026, pulled September 28, 2026, our tabulation. The county file does not publish per-sale rows by band, so this is the one table on the page built from the MLS alone.
The bands sort almost perfectly by product. Every sale under $300,000 was a terrace or veranda condominium, the coach homes sat between $329,000 and $460,000, and every sale from $500,000 up was a single-family home. That is the working budget map for a Heritage Landing buyer: about $190,000 to $360,000 buys a condominium, about $330,000 to $460,000 a coach home, and $430,000 and up a detached home.
Year | Builder-direct sales, median | Resale medians by product |
|---|---|---|
2019 | 25 at $419,600 | None recorded |
2020 | 111 at $268,000 | Tern Bay plat homes 8 at $310,500 |
2021 | 223 at $240,900 | Tern Bay plat homes 21 at $340,000; coach 28 at $268,000; terrace 6 at $240,000 |
2022 | 139 at $300,000 | Tern Bay plat homes 9 at $785,000; coach 11 at $429,900; terrace 19 at $330,000 |
2023 | 245 at $312,100 | Tern Bay plat homes 9 at $750,000; coach 16 at $505,000; veranda 11 at $415,000; terrace 27 at $349,000 |
2024 | 191 at $305,000 | Tern Bay plat homes 12 at $689,500; Heritage Landing single-family 5 at $730,000; coach 19 at $505,000; veranda 20 at $370,000; terrace 25 at $300,000 |
2025 | 237 at $276,000 | Tern Bay plat homes 6 at $795,000; Heritage Landing single-family 9 at $585,000; coach 15 at $445,000; veranda 9 at $340,000; terrace 28 at $237,500 |
2026, January 1 to August 31 | 0 | Tern Bay plat homes 14 at $697,500; Heritage Landing single-family 13 at $530,000; coach 15 at $360,000; veranda 22 at $298,750; terrace 27 at $235,000 |
Source: Charlotte County Property Appraiser public sales files, all qualified improved sales since the first home closed, our analysis. Counts under 10 are thin and should not be read as a market rate on their own. The 2026 row is a partial year.
For a buyer the table says three things. First, the attached market has already corrected hard: the terrace resale median fell from $349,000 in 2023 to $235,000 in 2026 so far, the veranda median from $415,000 to $298,750 and the coach median from $505,000 to $360,000. Second, the single-family market held up better, with Tern Bay plat resales still near $700,000. Third, the builder is out of the picture: 2026 has recorded no builder-direct sale, so a resale buyer no longer has a Lennar closeout price down the street to point to, and a seller no longer has one to compete with.
Measure, 12 months | All | Single-family | Coach homes | Terrace and veranda |
|---|---|---|---|---|
Closed sales | 72 | 21 | 13 | 38 |
Median sold price | $330,000 | $615,000 | $408,000 | $259,250 |
Median days on market | 70 | 71 | 55 | 66.5 |
Median sale-to-list ratio | 95.8% | 95.9% | 95.8% | 96.0% |
MLS dollar volume | $28,325,499 | $13,196,000 | $5,097,500 | $10,031,999 |
Source: Southwest Florida MLS Matrix, Residential, Development is Heritage Landing Golf and Country Club, closed sales September 25, 2025 to September 24, 2026, aggregates pulled September 25, 2026 and per-listing rows pulled September 28, 2026. Matrix counts days on market to contract.
These are the two measures only the MLS carries. A 70-day median and a 95.8 percent sale-to-list ratio describe a market where a Heritage Landing home sells in about ten weeks for roughly four percent under its final asking price. Speed is there for the right home: a two-bedroom condominium on Heritage Landing Boulevard sold in February 2026 after 2 days on market, at $275,000 against a $285,000 list, and a four-bedroom home on Redbud Lane sold after 4 days in December 2025 for $450,000, above its $444,000 list. But only 7 of the 72 closed at or above list, and 27 took more than 90 days, so the negotiating room sits in the homes that have waited.
Charlotte County recorded 138 qualified Heritage Landing sales in the year the MLS shows 72 closings, a ratio of about 1.9 to 1, because a buyer who contracted directly with Lennar closed without an MLS listing. That is also why the county median of $352,500 sits above the MLS median of $330,000: the county file carries 30 builder-direct closings, 24 of them single-family homes at the upper end of the price range, and a builder-direct closing typically has no MLS listing. Both records measure living area the same way here, so the county's $211.38 and the MLS's $212 per square foot line up closely. When anyone quotes you "72 sales last year," the fuller answer is 138 recorded, and we build every Heritage Landing comparable set from the county record.
In 2025, Lennar's recorded first sales undercut the same year's resales for every attached product: coach homes at a median $285,000 against $445,000 on resale, verandas at $233,900 against $340,000 and terraces at $187,450 against $237,500. Single-family builder sales ran at $460,000 on 89 closings. Resale sellers in 2025 were competing with that closeout pricing. For a buyer the useful point is the floor it set: a 2025 builder price is a real, recorded number for the same floor plan, and it belongs in the comparable set beside the resales.
Community | MLS closings, 12 months | MLS median sold | Median days on market | Sale-to-list | Special district on the tax bill |
|---|---|---|---|---|---|
Heritage Landing Golf and Country Club | 72 | $330,000 | 70 | 95.8% | Tern Bay CDD |
Burnt Store Marina | 30 | $323,750 | Not broken out | Not broken out | None; Lee County |
Deep Creek | 38 | $337,250 | Not broken out | Not broken out | Two property owners' associations |
Burnt Store Lakes | 32 | $422,450 | Not broken out | Not broken out | Not measured here |
Esplanade at Starling | 14 | $509,495 | Not broken out | Not broken out | Starling CDD |
Punta Gorda Isles | 80 | $564,000 | 77.5 | 96.0% | City canal district |
Burnt Store Isles | 14 | $803,250 | 121 | 95.2% | City canal district |
Source: Southwest Florida MLS Matrix aggregates by community, City of Punta Gorda closed sales September 25, 2025 to September 24, 2026, pulled September 25, 2026. This is the MLS yardstick for every row, so it compares communities with each other; Heritage Landing's own county figure, 138 sales at $352,500, leads above. Burnt Store Marina carries a Punta Gorda mailing address but sits in Lee County.
Read the table by setting, not by price alone. Burnt Store Marina is the closest match on price and the other gated golf community on the corridor, with a deep-water marina Heritage Landing does not have. Deep Creek trades at a similar MLS median without a gate or a district. Punta Gorda Isles and Burnt Store Isles buy canal frontage inside the city at well above the Heritage Landing median. If you own a home in one of these communities and will sell it to buy here, see what a Heritage Landing home is worth against the same county file; if you are buying only, start with how we represent buyers.
A Heritage Landing home is in unincorporated Charlotte County. Its postal city is Punta Gorda, ZIP 33955, but it sits outside the City of Punta Gorda on the Burnt Store Road corridor, and it pays no city taxes. For a buyer, Charlotte County and the Tern Bay CDD decide the tax bill, flood administration, permits, water and roads.
Data updated: September 2026 (Charlotte County Property Appraiser roll dated September 10, 2026; Charlotte County GIS web layers, queried September 25, 2026; Tern Bay CDD, About the District and FY2027 Notice to Homeowners, read September 25, 2026).
ZIP codes follow mail routes, not city limits. The 33955 ZIP covers the Burnt Store corridor outside the city, and Heritage Landing shares it with neighbors such as Burnt Store Marina, which sits across the county line in Lee County. Every one of the 1,567 Heritage Landing parcels on the county roll carries ZIP 33955, Charlotte County tax district 162 and planned-development zoning. The Punta Gorda name on the envelope does not change the government that taxes, permits and serves the home.
Which government handles what | Provider at Heritage Landing |
|---|---|
Mailing address | Punta Gorda, Florida 33955 |
Property taxes | Charlotte County Property Appraiser and Tax Collector; tax district 162 on every parcel |
City government | None; unincorporated Charlotte County |
County commission | Charlotte County Board of County Commissioners, District 2 |
Roads, lakes, storm system, gates and streetlights | Tern Bay Community Development District, billed on the county tax bill |
Water and sewer | Charlotte County Utilities |
Power | Florida Power and Light |
Solid waste | Charlotte County's collection service for the unincorporated county |
Zoning and building permits | Charlotte County; zoning PD, future land use DRI Mixed Use; the CDD cannot zone or permit |
Flood map | FEMA maps effective December 15, 2022, as revised by two FEMA letters of map revision |
Evacuation orders | Charlotte County Emergency Management; Zone B for 1,354 of 1,364 mapped homes, Zone A for 10 veranda units |
Public schools | Charlotte County Public Schools |
Deed restrictions and architectural review | Heritage Landing Master Association, Inc. |
Golf course and club operations | Heritage Landing Golf Club, Inc. |
Sources: Tern Bay CDD, About the District; Charlotte County GIS web layers; Charlotte County Property Appraiser roll, our analysis; FY2027 Notice to Homeowners.
Three things follow for a buyer. The tax bill carries Charlotte County's unincorporated levies plus two Tern Bay CDD lines, an operating assessment and a bond assessment, not the City of Punta Gorda's millage, so a tax estimate copied from a city home is wrong. The flood map, the 50 percent rule and the building permit are Charlotte County's. And the district, not the county, maintains Heritage Landing Boulevard, the single-family streets, the lakes and 167 storm inlets, the gates and the preserves, which is why its budget is the one that moved your carrying cost most in the last two years. Our city guide covers buying a home in Punta Gorda inside the city limits.
Heritage Landing is recorded under several names. The first single-family plat is Tern Bay Golf and Country Club Resort, Plat Book 19, Page 18, recorded in 2005, covering 231 lots on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court and Halliana Lane. Lennar's later single-family phases are recorded as Heritage Landing Phase II-A (Plat Book 24, Page 19, 2021) and Phase II-B (Plat Book 25, 2022), and a Heritage Landing Phase III plat was recorded on August 24, 2026 in Plat Book 28, Page 33. The attached homes sit in fifteen condominiums: Coach Homes I to V, Veranda I to IV and Terrace I to VI at Heritage Landing. A title commitment naming any of those is Heritage Landing. One naming a Heritage Landing in St. Johns County, near St. Augustine, is a different community about 250 miles away with its own district.
Heritage Station, the subdivision directly south of the gate on Calusa Drive, is not part of Heritage Landing. Its 138 parcels are recorded as Heritage Station, carry tax district 104 rather than 162, were developed by Wilmington Land Company with Maronda and NVR homes, and belong to their own Heritage Station homeowners association outside the Tern Bay CDD. Across Burnt Store Road to the northeast, Taylor Morrison is building Esplanade at Starling under its own district, and Pirate Harbor, an older canal neighborhood, lies to the southwest. A buyer shopping those should treat each as its own community, with its own association, fees and rules.
A Heritage Landing buyer who already knows that the Tern Bay CDD bills $1,356.09 per home for fiscal 2027 before the bond line, and that the county recorded 138 sales at a $352,500 median in the latest year, is asking better questions than most. The next step is a short working session: book your Heritage Landing buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a Heritage Landing home you will sell to fund the move, get a Heritage Landing home valuation first so the two timelines line up, or call Jesse direct at (239) 898-6072.
A terrace condominium fits a Heritage Landing buyer who wants the lowest entry price, near $235,000, and accepts a three-story building's inspection rules. A veranda fits one who wants about 1,366 square feet near $297,500. A coach home adds about 1,925 square feet near $400,000, and a single-family home starts near $460,000.
Data updated: September 2026 (Charlotte County Property Appraiser roll and public sales files, our analysis, index built September 24, 2026; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer and Charlotte County letter-of-map-change layer, queried September 25, 2026).
Heritage Landing holds 1,545 homes: 569 single-family homes and 976 condominium units, the same totals the Tern Bay CDD bills on. The product you choose decides the price band, the square footage, the association layers, the CDD bond line, the flood reading and whether Florida's condominium building-safety laws apply, so it is the first question on any Heritage Landing search.
Buyer yardstick | Terrace condominiums | Veranda condominiums | Coach homes | Single-family, Heritage Landing phases | Single-family, Tern Bay plat |
|---|---|---|---|---|---|
Homes | 420 in six condominiums | 288 in four condominiums | 268 in five condominiums | 338 lots | 231 lots |
Built | 2020 to 2025 | 2021 to 2025 | 2007, then 2019 to 2025 | 2021 to 2025 | 2006 and 2007, then 2019 to 2023 |
Building form | 30-unit buildings, units numbered through a third floor | Two-story, 12-unit buildings | Two-story, four-residence buildings | Detached | Detached |
Living area on the roll | About 1,120 to 1,301 sq ft | About 1,355 to 1,569 sq ft | About 1,741 to 2,110 sq ft | Median about 2,238 sq ft | Median about 2,449 sq ft |
County sales, 12 months | 37, median $235,000 | 25, median $297,500 | 21, median $400,000 | 41, median $460,000 | 14, median $697,500 |
Median $ per living sq ft | $199.31 | $210.33 | $206.16 | $213.68 | $314.01 |
Series 2022 CDD bond line, FY2027 | $995.68 | $1,066.80 | $1,209.04 | $1,564.65 to $1,849.13 by lot width | $1,564.65 to $1,849.13 by lot width |
Association layers | Master association, golf club, own condominium | Master association, golf club, own condominium | Master association, golf club, own condominium | Master association, golf club | Master association, golf club |
FEMA zone AE share of mapped homes | 360 of 360 | 255 of 255 | 186 of 248 | 261 of 271 | 126 of 230 |
Homes inside a FEMA fill letter area | 270 | 208 | 20 | 264 | 2 |
Sources: Charlotte County Property Appraiser roll and public sales files, our analysis; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer and Charlotte County's letter-of-map-change layer, point-in-polygon on the 2025 Florida DOR parcel map, our analysis. Floors are inferred from unit numbering, not measured. Some newer condominium units have no mapped parcel polygon and are not counted in the flood rows.
The terrace buildings along Heritage Landing Boulevard are the largest single product here, 420 units in Terrace I to VI, and the most affordable way in. Their 30-unit buildings number units through a third floor, which puts them under Florida's milestone inspection and structural integrity reserve study rules for condominium buildings of three or more stories. Plans on the roll run about 1,120 to 1,301 square feet. The terrace resale median has fallen the furthest of any product, from $349,000 in 2023 to $235,000 in 2026 so far, and 37 recorded sales in the latest year give a buyer a deep set of comparables for the same floor plans.
The veranda buildings, Veranda I to IV, are two-story, 12-unit buildings on Heritage Landing Boulevard with plans of about 1,355 to 1,569 square feet on the roll. At two stories they sit outside the milestone and reserve study requirements that bind the terrace buildings. Ten veranda units are the only mapped Heritage Landing homes the county places in storm-surge evacuation Zone A. The veranda resale median was $415,000 in 2023 and $298,750 in 2026 so far, and 25 recorded sales in the latest year closed at a $297,500 median.
The coach homes on Black Beauty Drive, Sycamore Court, Poppy Field Loop and Birchwood Court are two-story buildings of four residences each, with plans of about 1,741 to 2,110 square feet, legally condominiums under Coach Homes I to V. Coach Homes II, 20 units built in 2007, are the oldest attached homes in the community. The district's older Series 2005A bond line applies to 32 single-family and 20 coach units, and the seller's tax bill shows whether a given unit carries it. Coach homes were the quickest product to sell on the MLS, a 55-day median, and the county's 12-month median was $400,000 on 21 sales.
Lennar's later single-family phases add 338 homes on Cherry Blossom Way, River Birch Court, Redwood Court, Redbud Lane and Heritage Landing Boulevard, built from 2021 to 2025 with a median of about 2,238 square feet on the roll. These streets produced the top sale of the year, $960,000 on River Birch Court for a 2022 home of 2,811 square feet recorded June 1, 2026, and 24 of the 41 sales in the latest year were Lennar's first sales at a $446,350 median. Nearly all of these homes, 264 of 271 mapped, sit inside a FEMA fill letter area, which matters for the flood quote.
The Tern Bay Golf and Country Club Resort plat is the original single-family plat: 231 lots, 29 homes surviving from 2006 and 2007 and the rest Lennar homes from 2019 to 2023, with a median of about 2,449 square feet. These homes recorded the highest resale median in the community, $697,500 on 14 sales, and sit mostly on the course and larger lakes. They are also the mixed flood reading in Heritage Landing: 126 of 230 mapped homes in zone AE, 64 in shaded zone X and 40 in zone D, with only two inside a fill letter area.
The Tern Bay CDD classifies single-family lots by width across both plats: Executive Homes on 40 to 50 foot lots (210), Manor Homes on 51 to 60 foot lots (199) and Estate Homes on 61 to 70 foot lots (160). Those are lot widths, not house sizes, and they set the Series 2022 bond line: $1,564.65 for Executive, $1,706.89 for Manor and $1,849.13 for Estate in fiscal 2027. The seller's tax bill shows which one a lot carries.
Per square foot, the Tern Bay plat stands apart at $314.01, against $199.31 to $213.68 for every other product. That premium reflects course and big-lake frontage and larger lots, not a newer house: the Tern Bay plat's homes date from 2006 to 2023, while the later phases run from 2021 to 2025. Inside the attached products, price tracks size almost linearly, so a veranda or coach home with a golf or long-lake view is where a buyer pays above the product median. Of the 569 single-family homes, 429 have a pool on the roll, and 1,115 of the 1,567 parcels carry the county's lake or pond flag, so a pool and water view are the norm rather than the premium.
A Heritage Landing owner pays Charlotte County property tax, the Tern Bay CDD operating assessment of $1,356.09 for fiscal 2027, a CDD bond line of $995.68 to $1,849.13 by product, master association dues, golf club charges and, for attached homes, condominium dues. The CDD figures are public; the association, club and condominium amounts are not.
Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; FY2027 Notice to Homeowners, mailed June 17, 2026; Proposed Budget FY2026, April 1, 2025; Tern Bay CDD FAQs, read September 25, 2026).
Layer | Fiscal 2027 amount | Who bills it | What it covers |
|---|---|---|---|
Tern Bay CDD operating (O&M) assessment | $1,356.09 per home, every product | Tern Bay CDD, on the county tax bill | Gate staff and access control, lakes, storm system, preserves, streets, lights, landscape, bridges, a $300,000 capital and hurricane reserve |
Tern Bay CDD bond, Series 2022 | Executive $1,564.65; Manor $1,706.89; Estate $1,849.13; Coach $1,209.04; Veranda $1,066.80; Terrace $995.68 | Tern Bay CDD, on the county tax bill, to 2052 | Repayment of the $31,120,000 of bonds that built the infrastructure |
Tern Bay CDD bond, Series 2005A | $1,498.10 on 32 single-family and 20 coach units only | Tern Bay CDD, on the county tax bill, to 2037 | The first-cycle bonds |
Master association dues | Not published | Heritage Landing Master Association, Inc. | Deed restrictions, architectural review, common areas it owns, the coach and condominium access roads |
Golf club charges | Not published | Heritage Landing Golf Club, Inc. | The course and club operations |
Condominium dues, attached homes | Not published; set by each association | Each Chapter 718 condominium association | The building, its insurance and its reserves |
Charlotte County property tax | Set each year; depends on your taxable value | Charlotte County Tax Collector | County, school and other levies for unincorporated Charlotte County |
Sources: Tern Bay CDD Adopted Budget FY2027; FY2027 Notice to Homeowners; Tern Bay CDD FAQs; July 22, 2026 CDD minutes in the September 22, 2026 agenda book.
The CDD operating assessment was $377.44 per home in fiscal 2025. For fiscal 2026 the district proposed $950.00 and billed $800.00, balancing that year's budget with $678,899 drawn from reserves. For fiscal 2027 it adopted $1,356.09 on July 22, 2026, with a cap of $1,750.00 for notice purposes, drew nothing from reserves and set aside $300,000 for long-term capital and hurricane restoration. That is a 3.6-fold rise in two years. The district's own notice explains it as its "first year of operations," as it took over gate staffing, landscaping, stormwater and preserve work the developer had carried. For a buyer the useful number is the $1,750.00 cap: it is the most the district told owners it could levy for fiscal 2027.
The fiscal 2027 general fund totals $2,139,313. The largest lines are landscaping and irrigation at $608,334, stormwater, lake and preserve work at $357,434, access control and the welcome center at $349,298, including $223,554 for full-time gate attendants, administration at $233,094, road and street services at $170,060, and the new $300,000 reserve. The district says its switch to Entrance IQ and Allied Universal at the gate saved $125,000. Those lines are the services a Heritage Landing owner is buying with the assessment, and the budget is where a buyer sees whether next year's number is likely to move again.
The Series 2022 bonds, $31,120,000 at issue, are repaid through 2052, with $28,015,000 projected outstanding on September 30, 2027. Each product pays a different share, heavier on a wider lot. The district's FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes, so two neighbors in the same product can show different bond lines. The only way to know a parcel's figure is the seller's tax bill or the district manager's parcel lookup, and we read it for every Heritage Landing purchase.
Neither Heritage Landing Master Association, Inc. nor Heritage Landing Golf Club, Inc. publishes its dues on a public page we could find, and each condominium's budget is an association record. You may see dollar figures for all three on listings and rental sites. We do not repeat them, because none cites a document. On a Heritage Landing purchase the amounts come from estoppel certificates, under Section 720.30851 of the Florida Statutes for the master association and Section 718.116 for a condominium, and from the golf club's declaration and estoppel figures, and we get all of them in writing before our buyers commit.
Product, full Series 2022 bond line | CDD operating | CDD bond | CDD total a year |
|---|---|---|---|
Terrace condominium | $1,356.09 | $995.68 | $2,351.77 |
Veranda condominium | $1,356.09 | $1,066.80 | $2,422.89 |
Coach home | $1,356.09 | $1,209.04 | $2,565.13 |
Executive single-family, 40 to 50 ft lot | $1,356.09 | $1,564.65 | $2,920.74 |
Manor single-family, 51 to 60 ft lot | $1,356.09 | $1,706.89 | $3,062.98 |
Estate single-family, 61 to 70 ft lot | $1,356.09 | $1,849.13 | $3,205.22 |
That is our arithmetic from the district's adopted rates, not a bill: a parcel whose bond line was partly prepaid at the builder closing shows less, a first-cycle parcel adds the Series 2005A line, and county property tax, master association dues, golf charges and condominium dues all sit on top. It is the CDD layer only, and it is the layer every Heritage Landing home carries.
A Heritage Landing condominium or coach home is its own Chapter 718 association layered under the master association and the CDD: 976 units in fifteen condominiums, 83 county-recorded sales in 12 months. Each sets its own dues, reserves, insurance and rules, and none of those budgets is posted publicly for the buildings we checked.
Data updated: September 2026 (Charlotte County Property Appraiser roll and public sales files, our analysis, newest recorded sale August 31, 2026; Tern Bay CDD Adopted Budget FY2027; Florida Statutes, read September 2026).
Condominium | Units | Built | Living area on the roll | Common elements on the September 2026 roll |
|---|---|---|---|---|
Coach Homes I | 56 | 2019 to 2021 | 1,741 to 2,110 sq ft | Coach Homes I association |
Coach Homes II | 20 | 2007 | Median 1,925 sq ft | Still titled to Lennar |
Coach Homes III | 72 | 2021 to 2023 | Median 1,929 sq ft | Not enumerated |
Coach Homes IV | 92 | 2023 to 2024 | Median 1,925 sq ft | Not enumerated |
Coach Homes V | 28 | 2024 to 2025 | Median 1,741 sq ft | Not enumerated |
Veranda I | 48 | 2021 to 2022 | 1,355 to 1,569 sq ft | Still titled to Lennar |
Veranda II | 92 | 2022 to 2023 | Median 1,366 sq ft | Not enumerated |
Veranda III | 84 | 2023 to 2024 | Median 1,366 sq ft | Not enumerated |
Veranda IV | 64 | 2024 to 2025 | Median 1,366 sq ft | Not enumerated |
Terrace I | 60 | 2020 | 1,120 to 1,301 sq ft | Terrace I association |
Terrace II | 60 | 2021 | Median 1,154 sq ft | Terrace II association |
Terrace III | 60 | 2021 to 2022 | Median 1,154 sq ft | Terrace III association |
Terrace IV | 60 | 2022 to 2023 | Median 1,154 sq ft | Not enumerated |
Terrace V | 90 | 2023 to 2024 | Median 1,154 sq ft | Still titled to Lennar |
Terrace VI | 90 | 2024 to 2025 | Median 1,154 sq ft | Not enumerated |
Source: Charlotte County Property Appraiser roll dated September 10, 2026 and recorded sales, our analysis. Phase-level sale counts are small, so the market figures sit at the product level: coach homes 21 sales at a $400,000 median, verandas 25 at $297,500 and terraces 37 at $235,000 in the 12 months to August 31, 2026. "Not enumerated" means we did not match an owner name on the roll to that condominium's association.
The attached market sorts by product and size more than by phase. What separates two units in the same product is the view, the floor, the condition, and which association's budget and reserves stand behind the building. The common-element column matters for a different reason: where the roll still titles a condominium's common elements to Lennar, ask the association in writing whether turnover from the developer is complete and whether any developer seat remains on its board.
A Heritage Landing condominium or coach home resale runs under Chapter 718, not Chapter 720. Under Section 718.503 as amended in 2026, the contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer receives the declaration, articles, bylaws, rules, the latest financial statement and budget, the question-and-answer document, and the milestone inspection summary and structural integrity reserve study or a statement that none is required or complete. A transfer approval fee is capped at $150 per applicant under Section 718.112.
A Heritage Landing buyer gets three disclosures: the Chapter 720 homeowners' association summary before signing, voidable within 3 days of late receipt; a community development district disclosure in the contract under Section 190.048; and, for a condominium or coach home, the Chapter 718 package with its 7-business-day right.
Data updated: September 2026 (Florida Statutes 720.401, 720.30851, 190.048, 718.503 and 718.116, read September 2026; Tern Bay CDD and Florida Division of Corporations records, read September 25, 2026).
Heritage Landing Master Association, Inc. is the homeowners' association for the whole community, an active Florida not-for-profit corporation filed October 25, 2018, whose 2026 annual report lists a resident board with offices at 14601 Heritage Landing Boulevard. It enforces the deed restrictions and architectural rules, and the coach and condominium access roads are parking easements dedicated to it, according to the CDD chair in July 2026. So a buyer of any Heritage Landing home is buying a parcel in a Chapter 720 community, and Section 720.401 of the Florida Statutes governs the disclosure.
Two Heritage Landing details make the summary more than a formality. It is where a buyer first sees the master association's assessment in writing, since the association does not publish it. And it names the recorded restrictions, which are the documents that set leasing and pet rules for the home.
Florida requires a contract for a home inside a community development district to carry a disclosure about the district and its assessments (Fla. Stat. 190.048). Every Heritage Landing home is inside the Tern Bay CDD, an independent special district under Chapter 190 with a five-member board elected by qualified electors who live in the district. The statutory paragraph tells you the district exists; it does not tell you your parcel's bond line or next year's operating rate. We attach the district's adopted budget and the parcel's tax-bill lines to every offer so the numbers sit beside the disclosure.
Section 720.401 does not apply to associations governed by the condominium, cooperative, timeshare or mobile home chapters. A Heritage Landing terrace, veranda or coach home purchase therefore also runs on Section 718.503's document package and its 7-day right, excluding weekends and legal holidays. Because every condominium here also sits under the master association, we ask for both associations' documents and both estoppel certificates, and for the golf club's figures on top.
The estoppel certificate turns the unpublished numbers into facts. The master association issues one under Section 720.30851, stating the current assessment, any special assessment and any balance owed; a condominium association issues one under Section 718.116; and the golf club's declaration and estoppel figures state what a new owner owes the club. A Heritage Landing condominium buyer may need all three. The Department of Business and Professional Regulation publishes the inflation-adjusted maximum fees for association estoppels: $299 for the certificate, with $119 more for expedited service and $179 more for a delinquent account. Any transfer fee, club charge or capital contribution is not published; if one exists, it appears on the certificate.
The master association, not the county or the district, enforces the deed restrictions. Pools, screen enclosures, fences, paint colors and additions go through its architectural review and then a Charlotte County permit; the CDD does not issue permits. An enclosure, fence or paint change made without approval can surface on the estoppel at closing. We ask the seller for the approvals and the county permits before the inspection period ends, so an open violation becomes a negotiating point rather than your problem.
Buy a Heritage Landing resale: no builder-direct sale has recorded since December 4, 2025, and every one of the 91 sales recorded in 2026 through August 31 was a resale. Lennar still holds title to large tracts and a Phase III plat recorded in August 2026, but no Lennar statement says whether more homes are coming.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files and roll, index built September 24, 2026; Charlotte County subdivisions layer; Lennar web address checked September 25, 2026; Tern Bay CDD home page and July 22, 2026 minutes; Florida Statutes 501.1375, read September 2026).
The county file records 1,171 builder-direct sales in Heritage Landing from the first closings in 2019 through December 4, 2025, peaking at 245 in 2023, against 408 resales in all. The last builder-direct closings by product were a single-family home on December 4, 2025, a terrace unit on November 5, a coach home on September 23 and a veranda unit on September 18, 2025. From January 1 to August 31, 2026, every one of the 91 qualified recorded sales was a resale. Lennar's former Heritage Landing web address now redirects to a regional page.
The September 2026 roll titles 15 parcels to Lennar Homes, LLC, including the 333-acre golf course and clubhouse tract, described as future development and preservation, and Phase II tracts of 85.89, 65.43 and 44.43 acres, also labeled future development. A Heritage Landing Phase III plat was recorded on August 24, 2026 in Plat Book 28, Page 33; we have not read the plat sheets, so we do not say what it creates. The district's home page still describes Heritage Landing as "being developed by Lennar Homes," and its July 2026 minutes say Lennar "has one final requisition to do." The development order allows 1,810 homes, about 265 more than the 1,545 built.
In 2025 Lennar's recorded first sales ran at $285,000 for coach homes, $233,900 for verandas, $187,450 for terraces and $460,000 for single-family homes, below the same year's resale medians for every attached product. Those are recorded prices for the same floor plans, often in the same buildings. A resale asking well above what the builder recorded for that plan months earlier has to earn the difference with a view, upgrades or a finished lanai, and we put the builder number in front of you when you decide.
A resale in Heritage Landing is still a young home: nearly every house and building dates from 2019 to 2025, built under the current Florida Building Code. What a resale buyer gets is a finished landscape, a known view, often a pool, and a price set by a market rather than a sales office. What a resale buyer gives up is the builder warranty and builder incentives, which ended with the last builder closing. The 49 homes from 2006 and 2007, 29 on the Tern Bay plat and 20 in Coach Homes II, are the exception, and they carry the insurance questions of an older house.
A buyer set on a brand-new home looks just outside the gate: Heritage Station to the south, a separate Wilmington Land Company subdivision with Maronda and NVR homes, and Esplanade at Starling across Burnt Store Road, a Taylor Morrison community with its own CDD. The builder's salesperson represents the builder. Before you sign in at a sales office or on a builder's website, ask the builder in writing whether its buyer-agent terms depend on who accompanies you at first contact, and bring us to that first visit so the question never arises. On any builder contract, read the deposit clause: Section 501.1375 of the Florida Statutes requires a builder to escrow a deposit only up to 10 percent of the price, and the buyer can waive that protection in writing.
FEMA's current layer places about 87 percent of mapped Heritage Landing homes, 1,188 of 1,364, in flood zone AE with a 9-foot base flood elevation, about 120 in shaded zone X and 56 in zone D. Two map revisions removed the old VE zone, and FEMA fill letters take many individual buildings out of the high-risk zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer and letters of map change, queried September 25, 2026; Charlotte County GIS letter-of-map-change and evacuation layers; FEMA Community Status Book; WINK News, September 2025).
Product | Zone AE, BFE 9 ft | Zone X, shaded | Zone D | Inside a FEMA fill letter area |
|---|---|---|---|---|
Terrace condominiums | 360 of 360 | 0 | 0 | 270 |
Veranda condominiums | 255 of 255 | 0 | 0 | 208 |
Coach homes | 186 of 248 | 46 | 16 | 20 |
Heritage Landing single-family phases | 261 of 271 | 10 | 0 | 264 |
Tern Bay plat single-family | 126 of 230 | 64 | 40 | 2 |
All mapped homes | 1,188 of 1,364 | 120 | 56 | 764 |
Sources: FEMA National Flood Hazard Layer and Charlotte County's letter-of-map-change layer, point-in-polygon on the 2025 Florida DOR parcel map, our analysis. Parcels without a mapped polygon, some newer condominium units, are not counted. A layer reading is not a determination for any building.
The effective flood maps for Heritage Landing are dated December 15, 2022, panels 12015C0408G, 0409G, 0416G and 0417G. FEMA then issued two letters of map revision for the community. The first, "Heritage Landings LOMR," case 23-04-1652P, effective October 13, 2023, revised zone VE to zone AE and lowered base flood elevations on the basis of a coastal analysis and updated topography (FEMA LOMR 23-04-1652P). The second, "Heritage Landings II LOMR," case 23-04-5839P, took effect July 29, 2024 (FEMA LOMR 23-04-5839P). No Heritage Landing home sits in a VE zone on the current map, which is why a county map layer that still shows the 2022 panels can read worse than FEMA's.
A letter of map revision based on fill removes a specific structure or lot from the special flood hazard area. FEMA's letter 24-04-0947A, for example, removed Building 1 at 14081 Heritage Landing Boulevard, with a lowest adjacent grade of 9.1 feet, to shaded zone X, and says "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement" (FEMA LOMR-F 24-04-0947A). Letter 25-04-1014A covers Tract MF-1 and more than 125 lots (FEMA LOMR-F 25-04-1014A). Six multi-lot fill letters cover 764 of the 1,188 homes mapped in zone AE. Each letter lists exactly which lots and buildings it covers, so the map color alone does not answer the lender's question, and we pull the letter for the exact building.
Zone AE with a base flood elevation of 9 feet means the 1-percent-annual-chance flood is modeled at 9 feet above the NAVD88 datum. A home whose lowest floor sits well above 9 feet, documented on an elevation certificate, rates better for flood insurance than one close to it. The seller's elevation certificate and any FEMA letter for the building are the two papers that set a buyer's flood premium, and they belong in the inspection period. Search the exact address on the FEMA Flood Map Service Center; that result, not our layer reading, is what the lender and insurer will use.
In a FEMA special flood hazard area, a repair or improvement costing 50 percent or more of the structure's market value must bring the building up to current flood rules, and Charlotte County's floodplain office applies it at permit time. Heritage Landing's 2019 to 2025 homes were built to current elevations, so the rule matters most for the 49 homes from 2006 and 2007 and for any major renovation. A buyer planning a large remodel of a first-cycle Tern Bay plat home or a Coach Homes II unit should price the rule before the offer.
FEMA's Community Status Book lists unincorporated Charlotte County at Class 5 in the Community Rating System, and WINK News reported in September 2025 that FEMA kept the county there, which earns a 25 percent discount on National Flood Insurance Program premiums. NFIP pricing under Risk Rating 2.0 reflects elevation, distance to water and rebuilding cost rather than the zone letter alone (FEMA, Risk Rating 2.0), so a neighbor's premium tells you little.
Florida's seller flood disclosure statute, Section 689.302, requires a written disclosure at or before contract, covering whether the seller has filed a flood insurance claim, received federal flood disaster assistance, or knows of flood damage during their ownership (Fla. Stat. 689.302). It covers only the seller's own ownership period, so on a home that changed hands recently it can be silent about earlier storms, which is why we also read the permit history.
Charlotte County places 1,354 of the 1,364 mapped Heritage Landing homes in storm-surge evacuation Zone B and 10 veranda units in Zone A. An evacuation zone tells you when the county may order you out, not how your insurance is rated, and Charlotte County's emergency management office issues evacuation orders by zone. The development order requires the clubhouse to be built to American Red Cross publication 4496 hurricane standards, with emergency generators, as a post-storm refuge for the neighborhood, while noting it "will not be able to accommodate all residents."
Insurance on a Heritage Landing home is priced by product and building: a condominium owner insures the unit interior while the association insures the building, a single-family owner insures the whole house, and the wind-mitigation form, elevation certificate and FEMA letter drive the quote. No public source publishes an average Heritage Landing premium, so we do not estimate one.
Data updated: September 2026 (Charlotte County GIS Florida Building Code wind-speed layer, queried September 25, 2026; Citizens Property Insurance inspections and flood coverage pages; Florida Statutes 627.351, 627.0629 and 627.711; My Safe Florida Home; Charlotte County Property Appraiser roll, our analysis; read September 2026).
Of the 1,545 homes, all but 49 date from 2019 to 2025. The 49 exceptions are the 29 single-family homes on the Tern Bay plat built in 2006 and 2007 and the 20 Coach Homes II units built in 2007. Charlotte County's wind-speed layer puts Heritage Landing at the Florida Building Code's ultimate design wind speeds of 150 mph for risk category I up to 180 mph for category IV, with homes in category II at 160 mph. A 2022 house in Heritage Landing is therefore a very different insurance file from a first-cycle one on the next street, and the quote belongs in the inspection period, not after it.
Citizens Property Insurance says it "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," covering the roof, electrical, plumbing and heating and air-conditioning. Shingle roofs older than 25 years and tile, metal or other hard roofs older than 50 years need documentation of at least five years of remaining useful life. Almost every Heritage Landing home is well under 20 years old, but the 49 first-cycle homes from 2006 and 2007 reach that mark in 2026 and 2027, so on those we order the four-point with the general inspection and ask for the roof permit.
Florida law requires insurers to offer credits for documented wind-resistant construction (Fla. Stat. 627.0629), and Section 627.711 requires insurers to offer credits for documented mitigation features. Heritage Landing's 2019 to 2025 homes typically qualify for roof-to-wall and opening-protection credits, but the form, not the build year, sets the discount. A current wind-mitigation report on the roof-to-wall connections, the roof deck, a secondary water barrier and opening protection is usually the cheapest premium reduction a single-family or coach buyer can find.
Florida law now ties Citizens wind coverage to flood coverage in stages by replacement cost, ending with January 1, 2027 for all other personal lines residential property. In Citizens' words, "If you don't wish to purchase flood insurance, you will not be eligible for a Personal Lines residential policy with Citizens." A Heritage Landing house insured with Citizens will therefore need a flood policy by January 1, 2027 at the latest, even where a FEMA letter lifted the federal requirement. How the rule applies to a condominium unit-owner policy is a question for your insurance agent before you close.
Each Heritage Landing condominium association insures its buildings under Florida's condominium statute, and the terrace buildings, at three stories, fall under the state's milestone inspection and structural integrity reserve study rules (Fla. Stat. 553.899; Fla. Stat. 718.112). The two-story veranda and coach buildings are outside those two requirements. A unit owner's policy picks up where the master policy stops, so the master policy's declarations page and its wind and flood deductibles decide how much a condominium buyer insures.
The My Safe Florida Home program requires an existing homestead exemption, an insured value of $700,000 or less and a home built before January 1, 2008. In Heritage Landing only the 49 first-cycle homes from 2006 and 2007 meet the age test, and a new buyer cannot use the program at closing, though it can become useful once your homestead is in place. Any roof, window or shutter project also needs the master association's architectural approval and a Charlotte County permit first.
Everything in this section and the two that follow is general information, not legal, tax or insurance advice; confirm with your closing agent, attorney or insurance agent before you rely on it for a specific Heritage Landing home.
A Heritage Landing buyer who finances pays Florida's mortgage documentary stamp tax of 35 cents per $100 with no cap, the 2-mill intangible tax on the loan and Charlotte County recording fees, plus lender, title, inspection, estoppel and prorated tax and CDD charges. On a $282,000 loan the two state taxes alone total $1,551.
Data updated: September 2026 (Florida Statutes 201.08, 201.02, 199.133 and 718.112; Florida Department of Revenue; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; Tern Bay CDD Adopted Budget FY2027; read September 2026).
Under Section 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, with no cap on the mortgage. Section 199.133 adds a nonrecurring intangible tax of 2 mills on the loan amount. The deed stamp of $0.70 per $100 under Section 201.02 is customarily a seller cost in Florida, but the contract decides. The Charlotte County Clerk charges $10.00 to record the first page and $8.50 for each page after it.
Item, $352,500 purchase with 20 percent down | Amount | Basis |
|---|---|---|
Loan amount | $282,000 | 80 percent of the $352,500 county median, all products |
Mortgage documentary stamp tax | $987 | $0.35 per $100 of $282,000 |
Intangible tax on the mortgage | $564 | 2 mills on $282,000 |
State taxes on the loan, total | $1,551 | Sum of the two lines above |
Recording | $10.00 first page, $8.50 each added page | Charlotte County Clerk |
This is our arithmetic from the statutory rates, not a closing estimate; your lender's Loan Estimate is the document that binds.
Florida law does not say, and we will not tell you there is a fixed Charlotte County custom, because the published sources we read disagree. The Florida Realtors and Florida Bar AS IS contract makes the parties check one of three boxes in paragraph 9(c) and prints no default. We tell you what is normal for the specific property and seller before you write the offer, and we treat the box as a negotiable term.
Expect an estoppel certificate from the master association and, for a condominium or coach home, a second one from the condominium association, plus the golf club's estoppel figures. The Department of Business and Professional Regulation's inflation-adjusted maximum for an association estoppel is $299 for the certificate, plus $119 for expedited service and $179 for a delinquent account. A condominium transfer approval fee is capped at $150 per applicant under Section 718.112; Florida sets no equivalent cap for a Chapter 720 association. Any golf club transfer charge or capital contribution is not published, so it is a line we read off the club's figures and negotiate before the inspection period ends.
Florida property taxes are paid in arrears, so the seller credits the buyer for the part of the year they owned the home, and the Tern Bay CDD operating and bond assessments ride on the same county bill and prorate with it. The district sets its operating rate each summer for the fiscal year that starts October 1, so a closing after October 1 prorates against the newly adopted rate. On a purchase in the last quarter of 2026, that means the $1,356.09 fiscal 2027 figure, not the $800.00 of fiscal 2026 that may still be on last year's bill.
Budget separately for a general inspection, a wind-mitigation report, a four-point report on a 2006 or 2007 home, a wood-destroying organism report, and a survey if your lender or title company wants one on a single-family lot. On a lot that backs onto a lake or the golf course, the survey is also how you confirm where the private lot ends and the district's or the course owner's land begins, which matters before you plan a pool cage or a fence; remember that the golf course tract is still titled to Lennar, and the club and the district spent July 2026 negotiating drainage easements over the course.
Heritage Landing property taxes reset after a sale: the seller's Save Our Homes cap does not transfer, so your first full bill is based on market value in unincorporated Charlotte County, plus the Tern Bay CDD operating and bond lines, which do not depend on value. Homestead, filed by March 1, then limits future increases on your own home.
Data updated: September 2026 (Charlotte County Property Appraiser exemption and Amendment 3 pages; Florida Statutes 193.155, 196.031 and 689.261; Tern Bay CDD Adopted Budget FY2027; read September 2026).
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead home's Save Our Homes value resets to just value in the year after the change of ownership, according to the Charlotte County Property Appraiser. Section 689.261 requires the contract to warn you not to rely on the seller's current taxes. Heritage Landing's millage is set by Charlotte County and the other authorities that levy in the unincorporated county, not by the City of Punta Gorda, and we read it from the parcel's own record rather than estimate it. The CDD lines are flat per home and product, so they do not reset with your price; they move only when the district adopts a new budget.
To claim homestead you must hold title, be a bona fide Florida resident, and live in the home as your permanent residence on January 1, then file by March 1, with the deed recorded in Charlotte County first. The exemption is $25,000 on all levies plus an additional exemption of about $25,000 on non-school levies that Section 196.031 indexes to inflation each year, so the flat "$50,000" in older articles is out of date. The Property Appraiser accepts online filing. On the September 2026 roll, 862 of the 1,545 Heritage Landing homes carried a Florida mailing address, so the community is a mix of full-time residents and seasonal owners, and a seasonal owner's bill carries no homestead exemption.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Heritage Landing home if you establish the new homestead within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1. A 2026 amendment changed the statute's wording from "the immediate prior homestead" to "the prior homestead," starting with the 2027 roll; how the Department of Revenue will apply it is not yet published. If you are selling a Florida homestead in this community to buy another home here, plan the sale of your current Heritage Landing home with the portability deadline in view.
Amendment 3 is on the November 3, 2026 ballot. If 60 percent of voters approve it, the Charlotte County Property Appraiser says the homestead exemption on non-school taxes would become $150,000 from January 1, 2027 and $250,000 from January 1, 2028, the non-homestead cap would fall from 10 percent to 5 percent, and additional residency requirements would apply to new Florida residents after January 1, 2027. The Property Appraiser also states it would not apply to non-ad valorem assessments or fees, so the Tern Bay CDD lines would be unchanged, and association and club dues are not taxes at all.
Since August 17, 2024, a Heritage Landing buyer must sign a written agreement with their agent before touring a home, stating a compensation amount that is objectively ascertainable and fully negotiable. Offers of compensation no longer appear on the MLS. A seller may still agree to pay some or all of it.
Data updated: September 2026 (National Association of Realtors settlement materials; Florida Realtors forms and guidance; Florida Statutes 475.278; read September 2026).
The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement "prior to touring a home." The agreement must state compensation that is "objectively ascertainable and not open-ended," must bar the agent from receiving more than the agreed amount from any source, and must carry a conspicuous statement that broker fees are not set by law and are fully negotiable. Florida Realtors adds that a range, such as "between two and three percent," is not allowed.
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each brokerage relationship a buyer can choose. The single agent version says compensation the broker receives from a seller or seller's broker reduces what the buyer owes, and carries a 30-day protection period by default. The CASSB-1 form handles compensation a seller or seller's broker offers to a buyer's broker.
Section 475.278 says: "It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer." A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version. Florida Realtors states that the national settlement did not change Florida brokerage relationship law.
We put the agreement in front of you before the first tour, explain the four versions in plain language, write a fixed and specific compensation figure, and show you where a seller contribution would offset it. With the builder no longer recording sales here, a Heritage Landing purchase is a resale negotiation with an individual seller, many of them seasonal owners, and the compensation question is one more term in that negotiation.
We find the right Heritage Landing home by screening each address for the costs a listing does not show before you tour it: which product and building, the CDD bond line, the master association, golf club and condominium figures, the FEMA letter and the recorded sales of the same floor plan. Then we tour the few that survive.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026).
We start with the full monthly carrying cost you are comfortable with: the mortgage payment at today's rate, property tax at your post-sale value, the CDD operating and bond lines, the master association and golf club charges, condominium dues where they apply, and homeowners and, if you choose or need it, flood insurance. In Heritage Landing the CDD layer alone runs from $2,351.77 to $3,205.22 a year by product at full bond rates, so we price it before we price the house.
We match your list to the product. A buyer who wants the lowest entry price and one-floor living reads the terrace buildings' milestone and reserve study status. A buyer who wants more room without a detached home looks at the coach homes, which sold fastest on the MLS. A golfer looks at the Tern Bay plat streets on the course. A buyer who wants the newest house looks at River Birch Court, Cherry Blossom Way and Redbud Lane, where Lennar's last single-family closings recorded.
Some Heritage Landing homes change hands before they are listed, and some seasonal sellers prefer a quiet sale. As the #1 team in Southwest Florida since 2012, we hear about some of those homes before they reach the MLS, and we run them through the same address screen as any listed home. On the September 2026 roll, the largest groups of out-of-state owners had Michigan, Ohio, New York, Illinois and Ontario mailing addresses, so many sellers here decide from a distance, and a well-prepared offer that reads clearly from afar carries weight.
A Heritage Landing tour covers the view behind the home, whether that view is a lake, the course or a Lennar-titled tract that could still change, the lanai and pool, the windows and shutters, the unit's floor and the stairs to it for a condominium, and the walk or cart path to the clubhouse. We bring the address file so you are not guessing, and we point out where a golf easement or a preserve line sits behind the lot.
We negotiate Heritage Landing purchases on the evidence the market gives: MLS closings sold at a median 95.8 percent of list after a median 70 days, and only 7 of 72 closed at or above list, so a correctly priced home has little room, while a home that has sat or was priced above its product's sales is negotiable.
Data updated: September 2026 (Southwest Florida MLS Matrix, per-listing rows pulled September 28, 2026; Charlotte County Property Appraiser public sales files, our analysis; Florida Realtors and Florida Bar AS IS contract).
We price from recorded sales of the same product, plat, floor plan and view, not from an automated estimate and not from a Heritage Landing-wide average that mixes $235,000 terraces with $697,500 Tern Bay plat homes. For attached homes the 2025 builder price for the same plan is the second frame, and the 2026 resale median is the first. The golf or long-lake view, the pool, the floor and the building's flood letter move a home within those frames.
Days on market, 12 months | MLS closings |
|---|---|
30 or fewer | 18, one of them a zero-exposure entry |
31 to 60 | 16 |
61 to 90 | 11 |
91 to 180 | 18 |
More than 180 | 9 |
Total | 72 |
Source: Southwest Florida MLS Matrix, per-listing closed rows, Development Heritage Landing Golf and Country Club, closings September 25, 2025 to September 24, 2026, pulled September 28, 2026, our tabulation. Matrix counts days on market to contract.
Twenty-seven of the 72 closings took more than 90 days, and eight of the nine that took longer than 180 days were terrace, veranda or coach units. That is where a Heritage Landing buyer's leverage sits: attached homes that have waited through a season, priced from a 2023 memory rather than a 2026 comparable.
On the Florida AS IS contract the inspection period is 15 days if left blank, and it is the buyer's main walk-away right. The initial deposit is due within 3 days and any additional deposit within 10 if those blanks are left empty, and the loan approval period defaults to 30 days. We set each date deliberately to fit the inspections, insurance quotes, estoppel certificates and condominium documents a Heritage Landing home needs, because three estoppels can take longer than one.
A flood quote higher than the listing implied, a building outside every FEMA fill letter, a wind-mitigation form weaker than expected, an unapproved enclosure, a condominium special assessment, a golf transfer charge or a bond line that was never prepaid are all negotiating points. They carry weight inside the inspection period and very little after it.
Your deposit is held by a title company, attorney or broker escrow, and on the AS IS form it comes back to you if you terminate in time under the inspection or financing provisions, or under the association disclosure rights described above. We calendar every deadline in writing on day one.
Heritage Landing buyers financing in September 2026 face a 30-year fixed average of 7.03 percent in Freddie Mac's survey, a conforming loan limit of $832,750 and an FHA limit of $541,287 in Charlotte County, the national floor. Every attached home fits both; the top single-family sales exceed the FHA limit, and one exceeded the conforming limit.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA 2026 conforming limit; HUD 2026 FHA limits; read September 24, 2026).
Loan program, one-unit, 2026 | Charlotte County | Lee County | Sarasota County | Collier County |
|---|---|---|---|---|
Conforming limit (FHFA) | $832,750 | $832,750 | $832,750 | $832,750 |
FHA limit (HUD) | $541,287 | $541,287 | $547,400 | $764,750 |
Charlotte County does not appear on HUD's 2026 list of areas above the FHA floor, so it sits at the national floor. In the latest 12 months the $960,000 River Birch Court sale was the one Heritage Landing sale above the conforming limit, so a buyer at that level either puts more down or uses a jumbo loan. The Tern Bay plat's $697,500 median and the MLS single-family median of $615,000 sit above the FHA limit, while every coach home, veranda and terrace sale sat below it. The Lee County column matters to a buyer weighing Burnt Store Marina across the line.
Freddie Mac's survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier. At 7.03 percent, principal and interest on a $282,000 loan, 80 percent of the $352,500 county median, is about $1,882 a month before taxes, insurance, the CDD lines, the master association and golf charges and any condominium dues. That is our arithmetic, not a loan quote, and it is why we build the full monthly number for each shortlisted Heritage Landing address rather than compare prices alone.
With no builder-direct sale recorded since December 4, 2025, a Heritage Landing buyer is no longer choosing between a builder's rate incentive and a price cut, as buyers did during Lennar's sales years. A seller concession toward closing costs or a rate buydown is still a term you can ask for on a resale, and we compare it with a price reduction on the total cost over the years you expect to keep the loan, not on the first-year payment alone. A rate buydown and a lower price are not the same thing, and the difference shows up in your taxable value, your appraisal and your equity.
Heritage Landing inventory at any moment is resale terrace and veranda condominiums, coach homes, Heritage Landing phase single-family homes and Tern Bay plat homes, with no builder inventory recorded since December 2025. We do not print named listings or a live count here, because both change daily.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, index built September 24, 2026; Southwest Florida MLS Matrix, pulled September 28, 2026).
The recorded mix of the latest 12 months is the best guide to what comes up: 37 terrace units, 25 veranda units, 21 coach homes, 41 single-family homes in the later phases and 14 on the Tern Bay plat. On the MLS side, 38 of the 72 closings were terrace or veranda condominiums, 13 were coach homes and 21 were single-family homes. Because the builder has stopped recording sales, the 2026 supply is entirely owners reselling, and it runs heavily to the attached products that make up 976 of the 1,545 homes.
For every active home, browse our team's search site at DomainRealtyGroup.com and send us the addresses that interest you. Search by Punta Gorda and the Heritage Landing Golf and Country Club development name. We come back on each address with the product, the CDD bond line, the FEMA letter and the recorded comparables.
A table of named listings on a guide refreshed quarterly goes stale within days, and a stale listing is a worse answer than none. Instead we publish the recorded-sales tables above and set up a live saved search for you, which updates the day a listing appears.
Choose Heritage Landing if you want a home built since 2019 inside a gate with one 18-hole course, Charlotte County government and a CDD bill you can read in advance. Choose Burnt Store Marina if you want a deep-water marina slip and boating to the Gulf, in Lee County, at a nearly identical MLS median of $323,750.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Burnt Store Marina Section 22 Master Association and Burnt Store Golf and Activity Club sites, read September 25, 2026; Tern Bay CDD Adopted Budget FY2027; US Census Bureau geocoder; OSRM routing estimate, computed September 25, 2026).
Both communities sit on Burnt Store Road, use Punta Gorda 33955 addresses, are gated, have golf inside the gate and sell mostly attached homes in the low-to-mid $300,000s. They are the two communities a Heritage Landing buyer is most likely to tour in the same weekend, about 13 minutes apart. Their differences are sharp: county, water, the age of the housing and how the fees are built.
Decision factor | Heritage Landing | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County | Unincorporated Lee County, Burnt Store Marina census place |
Size | About 1,545 homes | About 1,920 residences on 600 acres |
Housing age | 49 homes from 2006 and 2007; the rest 2019 to 2025 | Older and mixed, single homes to high-rise condominiums |
Golf | 18 holes, par 71, 7,122 yards, remastered 2019 | 27-hole course with the Burnt Store Golf and Activity Club |
Boating | Kayak and canoe launch into the preserve only | Privately owned deep-water marina, about 10 miles to the Gulf through Boca Grande Pass |
Associations | Tern Bay CDD, master association, golf club and 15 condominiums | A Section 22 master association plus 47 sub-associations |
Special district on the tax bill | Tern Bay CDD, $1,356.09 operating for fiscal 2027 plus a bond line | None comparable |
Dining inside the gate | Clubhouse restaurants as described by the club | Three restaurants: Cass Cay, the Trading Post and Linkside Café |
MLS, 12 months | 72 closings, median $330,000 | 30 closings, median $323,750 |
County record, 12 months | 138 recorded sales, median $352,500 | See its guide |
Flood reading | Zone AE for 1,188 of 1,364 mapped homes, with 764 inside FEMA fill letter areas | Read the FEMA panel for the address |
Public schools | Charlotte County Public Schools | Lee County public schools |
Drive between the two | 5.1 miles, about 13 minutes free-flow | Same |
Sources: Burnt Store Marina Section 22 Master Association; Burnt Store Golf and Activity Club; Tern Bay CDD Adopted Budget FY2027; US Census Bureau geocoder; Southwest Florida MLS Matrix; Charlotte County Property Appraiser public sales files, our analysis; OSRM routing from the Heritage Landing clubhouse, computed September 25, 2026.
The boat and the district. Heritage Landing has no marina, no boat slips and no private docks; its water access is a canoe and kayak launch reached by a preserve path, and boaters keep boats at Burnt Store Marina or a Punta Gorda marina. Burnt Store Marina carries no district comparable to the Tern Bay CDD, but its homes sit under a master association and, for most, a sub-association. A buyer who wants the boat behind the house belongs in Burnt Store Marina; a buyer who wants the newest house and a single, published district bill belongs in Heritage Landing.
If you are torn, send us the shortlist and we will price the same monthly carrying cost for each. Our guide to buying a home in Burnt Store Marina covers the other side of the county line in depth, and if you own a home in either community, see what your Heritage Landing home is worth or read our Burnt Store Marina home valuation guide before you shop.
Daily life in Heritage Landing runs through a staffed gate on Burnt Store Road, the golf club and clubhouse at 14571 Heritage Landing Boulevard, lakes behind most homes and a preserve on the west side, and short drives: about 17 minutes to downtown Punta Gorda and 22 to its airport. Groceries and hospitals are outside the gate.
Data updated: September 2026 (Heritage Landing Golf and Country Club pages, read September 25, 2026; Tern Bay CDD notice and minutes; Charlotte County Public Schools boundary files, fetched September 25, 2026; OSRM routing estimates from the clubhouse, computed September 25, 2026).
Most days start and end at the gate. The Tern Bay CDD moved the entrance to a new access platform in December 2025, with QR-code passes for visitors that scan in under a minute, license plate recognition, video of every entry and a vehicle log, staffed by Allied Universal. Inside, a single spine road, Heritage Landing Boulevard, carries you past the terrace and veranda buildings to the clubhouse, with single-family loops branching north and south. The district built lit pedestrian bridges from late April 2026, added 25 mph and pedestrian signs, and keeps rope lighting on the entrance royal palms dusk to dawn all year.
The course is 18 holes, par 71, remastered in 2019 by Gordon G. Lewis from the 27-hole Tern Bay course that Lewis C. "Chip" Powell designed and that opened in 2007, with Champion Paspalum greens, tees and fairways. The pro shop is at 14611 Heritage Landing Boulevard, (941) 347-2222. The club lists a driving range, chipping and putting areas and lessons from PGA professionals, and public guests may book two days ahead. No personal golf carts are permitted on the course.
Tees | Yardage | Rating / slope |
|---|---|---|
Black | 7,122 | 73.9 / 130 |
Blue | 6,367 | 70.3 / 123 |
Blue/White (men) | 6,041 | 68.6 / 122 |
White | 5,732 | 67.4 / 114 |
White/Gold | 5,370 | men 65.7 / 107; women 70.6 / 117 |
Gold | 5,060 | men 63.7 / 103; women 68.7 / 113 |
Gold/Red (women) | 4,707 | 66.5 / 109 |
Red | 4,363 | men 60.9 / 97; women 63.8 / 107 |
Source: Heritage Landing Golf and Country Club, Course, read September 25, 2026. The club's rules define a membership as "one or two natural persons each of whom shall customarily reside and live together," plus dependent children under 21, "as set forth in the Declaration" (Golf Club Rules and Regulations, amended May 9, 2024). The club publishes no dues, initiation or statement of whether membership is mandatory; a CDD supervisor referred to "the 800 golf members" in July 2026.
The club's website and the district's home page describe "a stunning resort style pool featuring gradual entry and lap lanes, a total of three restaurants including an outdoor pool café, two full service bars, tennis, pickleball, bocce ball, guard gated entry, fitness center, aerobics room, full service spa offering nails and massage" (Heritage Landing Golf and Country Club). The text dates from the sales era and is written in the future tense, so treat hours, court counts and restaurant names as questions for the club; the development order allows up to 12 tennis or pickleball courts and a 9,000-square-foot spa and tennis club. The club rules say no food or beverage may be brought into the clubhouse unless bought from the club, and bar pets from the club.
Heritage Landing has no marina and no beach. The district maintains a preserve path to a canoe and kayak launch into the tidal creeks and mangroves of the Charlotte Harbor preserve, and budgeted $8,100 for path repairs, $5,000 for crushed shell and $5,000 for clearing invasives in fiscal 2027. The development order preserves about 865 acres of saltwater wetland along Charlotte Harbor, the county's conservation-easement layer shows a Tern Bay CDD easement of 1,280.7 acres, and Charlotte Harbor Preserve State Park lies to the west.
Every Heritage Landing home is zoned to East Elementary, Punta Gorda Middle and Charlotte High in Charlotte County Public Schools, from the district's own attendance-boundary files checked against all 1,364 mapped homes. The 2026 state grades were B, A and B, and the district earned an A. The district's Boundary Locator asks families to confirm with the school. Searches for "Heritage Landing schools" often return St. Johns County schools that serve the other Heritage Landing near St. Augustine, not this one.
Punta Gorda's hospital, ShorePoint Health Punta Gorda, closed after flooding from Hurricanes Helene and Milton. The nearest full-service hospitals are across the Peace River in Port Charlotte: HCA Florida Fawcett Hospital, about 14.0 miles and 26 minutes, and AdventHealth Port Charlotte, about 14.7 miles and 27 minutes. Cape Coral Hospital is about 20.5 miles and 37 minutes south. AdventHealth has announced a freestanding emergency department at Jones Loop Road and Mac Ever Street with no construction date published, so treat it as planned.
Destination | Miles | Minutes, free-flow |
|---|---|---|
Burnt Store Marina | 5.1 | 13 |
Interstate 75, exit 161, Jones Loop Road | 7.9 | 14 |
Fishermen's Village, Punta Gorda | 9.2 | 17 |
Downtown Punta Gorda, Laishley Park | 9.6 | 17 |
Punta Gorda Airport (PGD) | 11.0 | 22 |
HCA Florida Fawcett Hospital | 14.0 | 26 |
AdventHealth Port Charlotte | 14.7 | 27 |
Cape Coral Hospital | 20.5 | 37 |
Southwest Florida International Airport (RSW) | 36.6 | 50 |
Babcock Ranch, Founder's Square | 36.2 | 62 |
Method: OSRM open routing engine, fastest route, free-flow with no traffic, from the clubhouse at 14571 Heritage Landing Boulevard located with the U.S. Census Geocoder, computed September 25, 2026. Seasonal traffic on U.S. 41 and Interstate 75 adds time from January to April. Burnt Store Road is the only way in or out of the Heritage Landing gate.
Groceries, pharmacies and everyday errands sit north on Burnt Store Road toward U.S. 41 and in Punta Gorda. The 22.26-acre commercial tract at 15301 Burnt Store Road, entitled with the rest of the development for up to 111,500 square feet of retail and a 150-room hotel, is still unbuilt, so there is no store inside or at the gate today. For waterfront dining, downtown Punta Gorda and Fishermen's Village are about 17 minutes away.
Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid-waste collection through Charlotte County's service for the unincorporated county. On the streets, the district is still working with the county toward a formal golf-cart community designation, and a supervisor said in July 2026 that residents were confused about the rules for low-speed vehicles, so treat street cart use as unsettled. The district relayed Southwest Florida Water Management District restrictions in 2026, and irrigation schedules follow that district's orders.
On September 24, 2024 the county commission adopted a preferred route for the Tuckers Grade extension, an east-west road from Burnt Store Road to U.S. 41; the county's project page, updated September 16, 2026, says final design, right-of-way and construction are not funded (Burnt Store Road East-West Connector). The Burnt Store Water Reclamation Facility at 17430 Burnt Store Road put a packaged treatment plant online in summer 2026 after the county rejected a $180 million bid in 2024, and design of a permanent expansion began in November 2025 (Burnt Store WRF Expansion). The county's Burnt Store Area Plan lists dozens of planned-development rezonings along the corridor from 2016 to 2026, so drive Burnt Store Road at the hour you would commute.
The golf board president told the CDD in July 2026 that the club schedules 24 premier golf events between late fall and early April among the ladies', men's and couples' groups. The Tern Bay CDD meets in public at the clubhouse, with its next meeting scheduled for October 21, 2026, and posts agendas seven days ahead (Board Meeting Information). The master association and golf club boards are resident-run by their 2026 annual reports.
The pros of buying in Heritage Landing are nearly new homes, a gated 18-hole club, a deep county record of 138 sales, prices from about $168,000 to $960,000 by product, and a district budget you can read in advance. The cons are a CDD bill that more than tripled, unpublished dues, flood paperwork, and drives to hospitals and shops.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026; Tern Bay CDD Adopted Budget FY2027; FEMA and Charlotte County layers, queried September 25, 2026; club and county documents).
Many Heritage Landing buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closing dates have to line up, and a Florida homestead may carry portable Save Our Homes savings into the Heritage Landing home if you file within the three-year window. We run both sides together.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Charlotte County Property Appraiser exemption page).
If your current home is in Heritage Landing and you are moving to another product inside the gate, start with a free Heritage Landing home valuation, built from recorded sales of your own product rather than the MLS's 72 closings. If you are ready to list, our guide to selling your home in Heritage Landing explains how we price and market terrace, veranda, coach and single-family homes with the CDD, golf and flood paperwork ready. Call Jesse direct at (239) 898-6072.
If your current home is elsewhere in the Punta Gorda market, our guides to selling a home in Punta Gorda and the Punta Gorda home valuation cover the city side, and the Burnt Store Marina and Deep Creek seller guides cover those communities. The Punta Gorda area guide is the hub for every community around the harbor.
A sale-contingent offer is weaker even in a market where Heritage Landing homes close at a median 95.8 percent of list, because the seller has other buyers who are not waiting on a sale. The cleaner plan is usually to list first, or to line up the purchase with a post-closing occupancy on your sale. We model both timelines, and the portability filing, before you commit to either contract.
A custom Heritage Landing listing alert tells you about the right home the day it reaches the market, filtered on product, plat, floor, view and build year. With homes selling in a median 70 days, and 18 of 72 going under contract in 30 days or fewer, the buyers who see a correctly priced home first get to tour it.
Data updated: September 2026 (Southwest Florida MLS Matrix, per-listing rows pulled September 28, 2026).
Price and bedrooms are the least useful filters here. The ones that matter are the product, because a terrace unit, a veranda, a coach home and a single-family home are different purchases with different association layers and bond lines; the plat, because a Tern Bay plat home and a later-phase home price very differently; the floor, for a condominium buyer who wants the ground level or the top; and the view, golf, lake or preserve. The development name matters too: search on Heritage Landing Golf and Country Club rather than Tern Bay.
Create an account on our property search and save the search, or tell us the criteria and we will build it and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person with a view of it. Call Marc at (239) 287-5873, or use the Heritage Landing buyer consultation form.
Book a Heritage Landing buyer consultation through the form on this guide or by phone. It is a working session, not a sales meeting: we build your monthly carrying number, screen the terrace, veranda, coach and single-family products against it, flag the CDD, club and flood questions for each, and give you the document list. There is no charge.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis).
A carrying-cost model for the products that fit you, with the CDD operating and bond lines separated from the tax line and the association, club and condominium figures marked as estoppel items; the recorded comparables for the homes you are considering; the plat or condominium, bond line and FEMA letter for any address you name; a first read on insurability from build year and flood reading; and an estimate of your cash to close from the state and county rates in this guide.
Your timing, whether you are financing and with which product, whether you intend to homestead or use the home seasonally, whether you plan to golf and how often, whether you are selling a Florida home with portability to carry, whether you own a boat, whether you plan to rent the home, and which parts of Heritage Landing you have already seen.
Request your Heritage Landing buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
McGreevy and Comisar are a top-reviewed Heritage Landing buyer team, and the quotes below are genuine five-star Google reviews from buyers we represented, reproduced word for word. None of them names Heritage Landing, and we have not trimmed or tailored them. We publish no aggregate rating figure.
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
These are the Heritage Landing buyer questions no primary source we could read in September 2026 answered. We would rather name each gap and the document that closes it than print a figure from a listing sheet, and we close them for our buyers address by address during the inspection period.
These are the questions Heritage Landing buyers search for and ask us most, drawn from real search phrasing and our own tours, each answered from the records cited in this guide.
Confirm your cash or get pre-approved, sign a written buyer agreement before touring, and check each address's product, CDD bond line, FEMA letter and association layers before you tour it. Write the offer on the Florida AS IS contract with an inspection period long enough for the master association, golf club and any condominium estoppels and the insurance quotes, then close with a title company once financing and title are clear.
Heritage Landing is in unincorporated Charlotte County, outside the City of Punta Gorda, with a Punta Gorda, Florida 33955 mailing address. Charlotte County taxes the homes, zones and permits them and supplies water and sewer, and the Tern Bay Community Development District maintains the roads, lakes and gates. It pays no City of Punta Gorda taxes.
Every Heritage Landing parcel on the Charlotte County roll carries ZIP 33955, which covers the Burnt Store Road corridor outside the Punta Gorda city limits. Burnt Store Marina, across the Lee County line, uses the same Punta Gorda 33955 address, so the ZIP alone does not tell you which county governs a home.
Yes, the land is the same. Tern Bay was the project name until Charlotte County renamed the development of regional impact to Heritage Landing in Resolution 2019-134, recorded October 10, 2019. The name survives in the Tern Bay Community Development District on every tax bill and in the recorded plat for 231 of the single-family lots.
No. Heritage Station, on Calusa Drive directly south of the Heritage Landing gate, is a separate subdivision developed by Wilmington Land Company with Maronda and NVR homes and its own homeowners association. Its 138 parcels carry Charlotte County tax district 104, not Heritage Landing's 162, and are not in the Tern Bay CDD or behind the Heritage Landing gate.
Yes. Every home is in the Tern Bay Community Development District. For fiscal 2027 the operating assessment is $1,356.09 per home, adopted July 22, 2026, and a Series 2022 bond assessment of $995.68 to $1,849.13, depending on the product, is added until 2052. Both appear on the Charlotte County property tax bill.
The operating assessment rose from $377.44 in fiscal 2025 to $800.00 billed in fiscal 2026 and $1,356.09 adopted for fiscal 2027 as the district took over gate staffing, landscaping, stormwater and preserve work the developer had carried, stopped drawing on reserves and began a $300,000 capital and hurricane reserve. The fiscal 2027 cap for notice purposes is $1,750.00.
Heritage Landing Master Association, Inc. does not publish its dues on a public page we could find, and neither does the golf club. Condominium dues are set by each of the 15 condominium associations. A buyer gets every amount in writing on an estoppel certificate before closing, which Florida law requires the associations to issue, and we request them at the start of every contract.
We could not verify it from a public document. The golf club's rules define membership "as set forth in the Declaration," so the recorded golf club declaration answers the question. A CDD supervisor spoke of "the 800 golf members" in July 2026, against 1,545 homes. Ask for the declaration and the club's estoppel figures before you write an offer.
The golf club does not publish its dues, initiation or any capital contribution on its website. Figures on listing and rental sites are not tied to a document, so we do not repeat them. The club's declaration and its estoppel figures are the documents that state what a new owner owes, and we read them inside the inspection period.
Leasing rules sit in the master declaration and, for attached homes, the condominium declaration, so read both before buying to rent. The golf club lets a member transfer golf privileges to a tenant for at least 31 days, no more than 12 times in 12 months, with forms and the lease filed 15 days ahead and an administrative fee set by the board.
Yes, through a transfer of the owner's golf privileges. Under the club's rules, amended May 9, 2024, a member in good standing may transfer privileges to a tenant for at least 31 days, up to 12 times in 12 months, and the owner's own club access is suspended while the transfer runs. Tenant rates, like member rates, include Florida sales tax.
No document we read restricts Heritage Landing by age. The golf club's membership definition covers dependent children under 21, and every home is zoned to public schools. Many owners are retirees or seasonal residents, but that is a pattern of buyers, not a rule. Each condominium's declaration governs its building, so read the one you are buying into.
Yes. Both entrances are gated and staffed. Since December 2025 the Tern Bay CDD's Entrance IQ system gives visitors QR codes that scan in under a minute, reads license plates, records video of every entry and keeps a vehicle log, with Allied Universal staffing the gate. The district's fiscal 2027 budget carries $223,554 for full-time gate attendants.
In the 12 months to August 31, 2026, Charlotte County recorded 138 sales at a $352,500 median, from $168,000 to $960,000. By product the medians were $235,000 for terraces, $297,500 for verandas, $400,000 for coach homes, $460,000 for the later single-family phases and $697,500 for Tern Bay plat homes. The 108 resales had a $330,000 median.
The highest recorded sale in the latest 12 months was $960,000 for a 2022 single-family home of 2,811 square feet on River Birch Court, recorded June 1, 2026. The next two were Tern Bay plat homes at $815,000, recorded January 9, 2026, and $787,000, recorded March 20, 2026. The top condominium sales ran to $357,500 for a veranda.
For attached homes, they have fallen from the 2023 peak. Terrace resale medians went from $349,000 in 2023 to $235,000 in 2026 through August 31, verandas from $415,000 to $298,750 and coach homes from $505,000 to $360,000. Tern Bay plat resales held near $700,000. The builder stopped recording sales in December 2025. We do not forecast prices.
The 72 MLS closings in Heritage Landing in the 12 months to September 24, 2026 took a median 70 days on market at a median sale-to-list ratio of 95.8 percent. Coach homes were quickest at 55 days, condominiums 66.5 and single-family homes 71. Eighteen went under contract in 30 days or fewer, and 27 took more than 90.
The MLS counts only listed sales, 72 in its latest 12 months, while the county records every qualified deed, 138 in its matching window, including builder-direct closings that typically never reach the MLS. That is why the county median, $352,500, sits above the MLS median, $330,000. We lead with the county record and use the MLS for days on market and sale-to-list.
Not from the builder as of September 2026. No builder-direct sale has recorded since December 4, 2025, and every one of the 91 sales recorded in 2026 through August 31 was a resale. Lennar still holds title to several tracts and a Phase III plat was recorded in August 2026, so we watch the county file for any new builder sales.
We found no Lennar statement either way. The county file shows no builder-direct sale since December 4, 2025 and Lennar's Heritage Landing web address redirects, but the roll still titles the golf course tract and Phase II tracts of 85.89, 65.43 and 44.43 acres to Lennar, a Phase III plat recorded August 24, 2026, and the development order allows about 265 more homes.
Heritage Landing has 569 single-family homes, 268 coach homes, 288 veranda condominiums and 420 terrace condominiums, 1,545 homes in all. Terrace units run about 1,120 to 1,301 square feet, verandas about 1,355 to 1,569, coach homes 1,741 to 2,110, and single-family homes about 2,240 to 2,450 at the median by plat.
All three are condominiums. Terrace units sit in 30-unit buildings numbered through a third floor, about 1,120 to 1,301 square feet. Veranda units sit in two-story, 12-unit buildings, about 1,355 to 1,569 square feet. Coach homes are two-story buildings of four residences, about 1,741 to 2,110 square feet. Each carries its own CDD bond line.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories. The terrace buildings number their units through a third floor, so they fall under those rules; the two-story veranda and coach buildings do not. Ask each terrace association for its milestone and reserve study status in writing before you sign.
Mostly, yes. FEMA's current layer places 1,188 of 1,364 mapped homes, about 87 percent, in zone AE with a 9-foot base flood elevation, about 120 in shaded zone X and 56 in zone D, with no VE zone since two 2023 and 2024 map revisions. Fill letters cover 764 of the AE homes, so check the letter for the specific building.
If the building is in zone AE and no FEMA letter removed it, a federally backed mortgage requires flood insurance. If a letter removed the building, federal law does not require it, though the lender may. Citizens requires flood coverage on its personal residential policies by January 1, 2027, and Charlotte County's Class 5 rating takes 25 percent off NFIP premiums.
A LOMR-F is a FEMA letter of map revision based on fill, removing a specific lot or building from the special flood hazard area. Six multi-lot letters cover parts of Heritage Landing, including 24-04-0947A and 25-04-1014A. Each lists exactly which lots and buildings it covers, so we pull the letter and match the building before you write an offer.
Charlotte County places 1,354 of the 1,364 mapped Heritage Landing homes in storm-surge evacuation Zone B and 10 veranda units in Zone A. Evacuation zones are separate from flood zones, and the county issues orders by zone. The development order requires the clubhouse to serve as a post-storm refuge with generators, though not for every resident.
We found no first-party damage report for Heritage Landing from Hurricane Ian in 2022 or from Helene and Milton in 2024. Most homes were built between 2019 and 2025. The district's 2026 notice describes routine infrastructure work, including a full cleanout of 167 storm inlets, rather than storm recovery, and the seller's flood disclosure and permit history tell the story for a given home.
It varies by product and building, and no public source publishes an average Heritage Landing premium. For a single-family or coach home the drivers are the wind-mitigation form, the build year and the flood reading; for a condominium, the unit-owner policy sits on top of the association's master policy. Get binding quotes inside the inspection period.
Every Heritage Landing home is zoned to East Elementary, Punta Gorda Middle and Charlotte High in Charlotte County Public Schools, confirmed against the district's own boundary files for all 1,364 mapped homes. The 2026 state grades were B, A and B, and the district earned an A. The district asks families to confirm an assignment with the school.
The nearest full-service hospitals are across the Peace River in Port Charlotte: HCA Florida Fawcett Hospital, about 14.0 miles and 26 minutes by free-flow routing, and AdventHealth Port Charlotte, about 14.7 miles and 27 minutes. Punta Gorda's own hospital closed after the 2024 hurricanes, and AdventHealth's Jones Loop Road emergency department is planned without a construction date.
By free-flow OSRM routing from the clubhouse, computed September 25, 2026, downtown Punta Gorda is about 9.6 miles and 17 minutes, Punta Gorda Airport about 11.0 miles and 22 minutes, and Southwest Florida International Airport about 36.6 miles and 50 minutes. Seasonal traffic on U.S. 41 and Interstate 75 adds time from January to April.
Heritage Landing is on the Charlotte Harbor side of Burnt Store Road, with preserve between the homes and the harbor, and it has no beach. The nearest Gulf beaches are on Boca Grande and the barrier islands, reached by boat or by a longer drive around the harbor, and Fort Myers Beach and Sanibel lie to the south.
No. Heritage Landing has a canoe and kayak launch into the preserve, not a marina or private docks. The development order allows a small fishing pier, docks and a lookout tower, but allowed is not built. The nearest marina community is Burnt Store Marina, about 5.1 miles and 13 minutes south by our routing estimate, in Lee County.
Yes. The club says public guests may book tee times two days in advance by calling the golf shop at (941) 347-2222, and it hosts outside tournaments and corporate outings. The course is 18 holes, par 71, 7,122 yards from the black tees, and member and tenant rates include Florida sales tax.
The club describes a resort-style pool with lap lanes, three restaurants including a pool café, two bars, tennis, pickleball, bocce, a fitness center, an aerobics room and a full-service spa, plus the 18-hole course, range and pro shop. The district maintains a kayak launch, preserve path and lit pedestrian bridges. Hours and court counts are not published.
No. Groceries, pharmacies and everyday errands sit north on Burnt Store Road toward U.S. 41 and in Punta Gorda. The 22.26-acre commercial tract at the entrance, entitled for retail and a hotel under the development order, is still unbuilt, so there is no store inside or at the gate today.
Not as a settled right yet. Personal golf carts are barred from the course, and on the streets the Tern Bay CDD is still working with Charlotte County toward a formal golf-cart community designation. A supervisor said in July 2026 that residents were confused about the rules for low-speed vehicles, so treat street cart use as unsettled until the designation is final.
Yes. Heritage Landing's water and sewer lines are dedicated to and owned by Charlotte County Utilities, power comes from Florida Power and Light, and solid-waste collection runs through Charlotte County's service for the unincorporated county. The Burnt Store Water Reclamation Facility, which serves the corridor, added a packaged treatment plant in summer 2026.
Pets are a declaration question here. The golf club's rules bar pets from the club, and pet limits for homes are set in the master declaration and each condominium's declaration, which differ by building and are not posted online. We check the governing declarations for every buyer with a pet before the offer.
A financed buyer pays mortgage documentary stamps of $0.35 per $100 of the loan with no cap, intangible tax of 2 mills on the loan, Charlotte County recording fees, lender and title charges, inspections, prorated taxes and CDD lines, and the association estoppels. On a $282,000 loan, 80 percent of the $352,500 median, the two state taxes total $1,551.
Usually yes. The seller's Save Our Homes cap does not transfer, so your first full-year bill is based on the market value after the sale, and Florida law requires the contract to warn you not to rely on the seller's taxes. The Tern Bay CDD lines are flat by product and move only with the district's budget. File homestead by March 1 if eligible.
No. The Series 2022 bond assessment runs with the property and is collected on the tax bill each year until 2052, unless an owner chooses to prepay it, so a buyer simply takes over the annual payment. The developer prepaid part of the bond on some homes at the first sale, so check the parcel's actual bond line on the tax bill.
Section 720.401 requires the master association's disclosure summary before you sign, and the contract must carry the statutory voidability clause. If you receive the summary after signing, you may void the contract by written notice within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived. Condominiums add Chapter 718's separate package.
On a Heritage Landing terrace, veranda or coach home resale, Section 718.503 makes the contract voidable within 7 days, excluding weekends and legal holidays, after you receive the association's document package, which now includes the milestone inspection summary and the structural integrity reserve study or a statement that none is required or complete. Read the budget and estoppel inside that window.
The golf club's site is heritagelandinggc.com and the district's is ternbaycdd.org. A similarly named site ending in ".golf" is operated by a real estate and property-management company, not the club, so we do not rely on it. The Heritage Landing near St. Augustine, with its own Heritage Landing CDD, is a different community.
No law requires one, but since August 2024 you must sign a written agreement before an agent tours you through homes, and Florida presumes that agent is a transaction broker unless you choose single agency in writing. In Heritage Landing an agent earns the fee on the product, the CDD lines, the estoppels, the FEMA letter and the insurance file.
The best Heritage Landing buyer's agent prices from Charlotte County's recorded sales rather than the MLS alone, reads the CDD bond line, the golf declaration and the building's FEMA letter before you tour, and gets the estoppels and insurance quotes inside the inspection period. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, work every purchase that way; call Marc at (239) 287-5873.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the buyer consultation form on this guide. The first conversation is a carrying-cost and shortlist session built on Heritage Landing's recorded sales and the district's adopted budget, there is no charge, and you keep the work whether or not you go further.
Every document below links to the body that issues it rather than a copy we host, so it stays current the moment the issuer updates it. A Heritage Landing buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Adopted Budget, Fiscal Year 2027, with every operating and bond rate | Tern Bay Community Development District | |
FY2027 Notice to Homeowners, assessment and cap notice | Tern Bay Community Development District | |
Proposed Budget, Fiscal Year 2026, with unit counts by product | Tern Bay Community Development District | |
Agenda book for September 22, 2026, with the July 22, 2026 minutes | Tern Bay Community Development District | |
Golf Club Rules and Regulations, amended May 9, 2024 | Heritage Landing Golf Club, Inc. | |
Resolution 2019-134, the rename from Tern Bay and the current entitlement | Charlotte County | |
Resolution 2022-146, unit mix, courts and the 2042 buildout date | Charlotte County | |
Heritage Landing DRI file, every development order and the master concept plan | Charlotte County Community Development | |
Letter of Map Revision 23-04-1652P, Heritage Landings LOMR | Federal Emergency Management Agency | |
Letter of Map Revision 23-04-5839P, Heritage Landings II LOMR | Federal Emergency Management Agency | |
Letter of Map Revision based on fill 24-04-0947A | Federal Emergency Management Agency | |
Letter of Map Revision based on fill 25-04-1014A | Federal Emergency Management Agency | |
Elementary attendance boundaries | Charlotte County Public Schools | |
Florida Statutes 720.401, HOA disclosure summary | The Florida Senate | |
Florida Statutes 720.30851, HOA estoppel certificates | The Florida Senate | |
Florida Statutes 190.048, community development district contract disclosure | The Florida Senate | |
Florida Statutes 718.503, condominium resale disclosure | The Florida Senate | |
Florida Statutes 718.116, condominium assessments and estoppel | The Florida Senate | |
Florida Statutes 689.261, property tax disclosure to buyers | Florida Legislature | |
Estoppel Certificate Fees, current adjusted amounts | Florida Department of Business and Professional Regulation | |
My Safe Florida Home hardening program | Florida Department of Financial Services | |
Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | |
AS IS Residential Contract for Sale and Purchase, ASIS-7, redline | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors |
Retrieved on September 28, 2026 unless a line gives another date. Where a figure in this guide is our own tabulation of a public file rather than a source's statement, the text says so beside the figure. Southwest Florida MLS figures come from a member-only system and are cited as text, not linked. No competitor brokerage, aggregator or listing portal appears in this list, by policy.
McGreevy and Comisar are the Southwest Florida team Heritage Landing buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Heritage Landing's products and paperwork.
By Jesse McGreevy and Marc Comisar. For this guide we tracked 138 qualified recorded Heritage Landing sales in the Charlotte County Property Appraiser's files and read the Tern Bay CDD's adopted budget and minutes, the county's development orders, the golf club's rules, the FEMA flood layer and letters and the 2026 Florida Statutes, so the figures here come from public records rather than estimates. Meet the team on our about McGreevy and Comisar page, return to the Heritage Landing community guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer's agent in Heritage Landing, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or moving to a golf-course home behind a gate, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us a Heritage Landing address and we will send back the product, the CDD bond line, the FEMA letter and the recorded comparables, with the source document behind every figure. Call Jesse direct at (239) 898-6072, book a Heritage Landing buyer consultation, or read how we represent buyers.
Updated September 2026. This guide is general information about buying a home in Heritage Landing, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Statutory figures change annually and market figures change monthly. Brokered by Domain Realty.