Updated September 2026
Bundled golf, 1,662 homes in four products behind one gate, and a $9,441 club bill every owner pays. McGreevy and Comisar map the fees, CDD, flood file and documents before you tour. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Heritage Palms Golf and Country Club, the gated, bundled golf community of 1,662 homes off Six Mile Cypress Parkway inside the City of Fort Myers, Florida 33966, is a decision in three parts: which of its four products fits your budget, whether the bundled club is worth its fixed bill to you, and what the home will really cost to own once the club, the community development district, your neighborhood association and insurance are counted. Every home is a club member, so the house and the golf are one purchase. This page is the purchase path, product by product and fee by fee. For the community itself, its history, its two courses, its governance and its storm record, read our complete guide to Heritage Palms Golf and Country Club.
If you are still choosing an agent, our guide to the best real estate agents in Fort Myers sets the city's teams side by side on the public record. Comparing club models before you commit? Our buyer guide to The Forest applies the same record-first method to a south Fort Myers community where membership is optional, and our buyer guide to Fairway Woods at The Forest goes one neighborhood deeper there. Our Fort Myers guide covers the wider city Heritage Palms belongs to.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single Heritage Palms home we will show you the full fee stack, the neighborhood association behind it and, for a Terrace, the reserve study and milestone paperwork that come with it.
You should buy a home in Heritage Palms if you want a gated golf community inside the City of Fort Myers where 36 holes, nine pools and a clubhouse come with every home for one published fee. Heritage Palms does not suit a buyer who wants to skip the club, needs a boat slip or wants published association fees.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026; Heritage Palms Golf & Country Club cost page, read 1 Sep 2026; Heritage Palms CDD adopted budget, 24 Aug 2026; Lee County Property Appraiser recorded sales, index of 24 Sep 2026).
Everything on this page comes from the record: the Southwest Florida MLS pulled September 26, 2026, the club's own cost, property-type and transfer pages, the district's adopted budgets and minutes, the Lee County Property Appraiser's parcel and recorded-sale files, FEMA, HUD and Florida statute. Where the public record stops, this page says so and names the document that holds the answer, because at Heritage Palms the one number a buyer most wants after the price, the neighborhood association fee, is published nowhere.
Most buyers who call us about Heritage Palms are really asking four questions, in this order.
Heritage Palms has 1,662 homes: 660 Terrace condominiums, 544 Veranda condominiums, 170 villas and 288 single-family homes, a total the club, the CDD's assessment roll and the community's bulk-internet contract all state. The 2020 Census counted 1,663 housing units in the blocks that hold the community. The club's Property Types page describes each product, and the Enclave's 69 custom homes of 2,800 to 5,000 square feet sit inside the single-family count.
For a buyer the useful split is by who owns and insures what. A Terrace or Veranda is a condominium unit: the neighborhood association insures and repairs the building, and you insure the interior. The Property Appraiser records each villa as a platted lot in Heritage Palms Unit One rather than as a condominium unit, and each single-family home is a platted lot under one homeowners association. The product you choose decides which association's estoppel certificate you order, whose budget you read and whose roof is over your head.
Heritage Palms rewards a buyer who will use the club. A 1,194-square-foot Terrace and a 5,000-square-foot Enclave estate home pay the identical $9,441 master total and carry identical access to both 18-hole courses, the aqua range, eight Har-Tru tennis courts, six pickleball courts, the Activity Center and nine pools. For a golfer or a racquet player, that is the bargain; for a buyer who will never swing a club, it is a fixed cost to weigh against the price of the home.
It also rewards a buyer who wants a known number. Heritage Palms is one of the few golf communities in Fort Myers whose club publishes its full per-home master total, and that total reconciles to the penny against the club's adopted 2026 budget across 1,662 units.
Five absences decide purchases here. There is no way to own without the club membership, no published neighborhood association fee for any of the 40 associations, no marina, boat slip or boat access (the 45 lakes by the club's count are stormwater and golf water), no beach of its own (Fort Myers Beach is about 26 minutes in free-flowing traffic) and no CDD bond debt: the district's 1998 and 1999 bonds were retired by U.S. Home by November 1, 2005, per the Heritage Palms CDD. Heritage Palms is also not an age-restricted community, which matters to the pool of buyers you will one day sell to.
Heritage Palms is inside the City of Fort Myers, not unincorporated Lee County, so City millage, City fire rescue, City stormwater, City water and City building permits apply, and the City is the local enforcement agency for condominium milestone inspections. Lee County's city limits layer draws the community inside the municipal boundary. The one signed entrance is on Ben C. Pratt/Six Mile Cypress Parkway, Paseo sits across Six Mile Cypress Parkway, and I-75 at Colonial Boulevard (Exit 136) is about 3.0 miles and 5.5 minutes by way of Six Mile Cypress and Colonial Boulevard, in free-flowing traffic.
Buyers in Heritage Palms work with McGreevy and Comisar because we read the community from the record outward: the club's cost pages and adopted budget, the CDD's budgets and minutes, the county parcel files, FEMA, HUD and the MLS. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Those are career numbers across Lee and Collier County, not a claim about any one community. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team with more than 4,000 transactions behind it. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months we tracked every closing in Heritage Palms in the Southwest Florida MLS: 85 closings dated September 26, 2025 to September 26, 2026, 39 Terrace condominiums, 22 Veranda condominiums, 6 villas and 18 single-family homes, $38,751,586 in closed volume, plus 14 active listings and 6 pending on September 26, 2026. We tracked the full four-year record as well, 308 closings, assigned every one to its product and neighborhood by street address, and checked the result against the Lee County Property Appraiser's recorded, qualified sales for the same community. That is the market's record, not ours, and every figure below carries its source and window.
You will not find a McGreevy and Comisar sales count for Heritage Palms on this page, or a story about a buyer we represented inside these gates. We have none on record to publish, and we will not invent one. What we give you instead is the whole market, product by product and neighborhood by neighborhood, from the MLS and the county's own records, with the date beside every figure.
Jesse McGreevy and Marc Comisar are top-reviewed on Google. The quotes below are genuine, verified Google reviews in each client's own words; none describes a purchase in Heritage Palms, and every review is on our Google Business Profile. We publish no aggregate score and no star-rating widget.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
★★★★★ "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
★★★★★ "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
At Heritage Palms the master total and the closing charges are published, but every neighborhood association fee, reserve schedule and master insurance policy is not. What a buyer's agent owes you here is specific: the club's closing-fee schedule confirmed in writing, the neighborhood association's estoppel certificate, budget, reserves and master-policy declarations requested the day the contract is signed, for a Terrace the structural integrity reserve study and any milestone report, the building's flood zone and elevation certificate, the home's architectural review file, and a lender who has read the association's condominium questionnaire before you are bound.
This page on buying a home in Heritage Palms runs in the order a purchase actually happens: the market, the products and what each price band buys, the true cost of ownership and the club, the documents, the Terrace and financing questions, flood, insurance and the storm record, and then how we find, negotiate and close. Jump to any section below.
The Heritage Palms market is tight but product-split. The Southwest Florida MLS recorded 85 closings in the 12 months to September 26, 2026 at a median $359,500, 96.61% of list and 33.5 days on market, against 14 active listings, about 2.0 months of supply. Single-family homes sold in days; Terraces took about seven weeks.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026, closings dated 26 Sep 2025 to 26 Sep 2026).
Every sale, listing, days-on-market figure and sold-to-list ratio in this section comes from the Southwest Florida MLS, pulled September 26, 2026, searched by the MLS development name for Heritage Palms Golf and Country Club. That search returned 328 records: 308 closings dated September 27, 2022 to September 26, 2026, 14 active listings, 3 pending with contingencies and 3 pending. Every address sits on a Heritage Palms interior street.
The MLS neighborhood label is inconsistent (the same Terrace building appears under different names on different listings), so we assigned every record to its product by street address, using the club's building roster: a unit address in one of the 22 Terrace buildings is a Terrace, every other unit address is a Veranda, White Palm Way, Sago Palm Way and the Pineview block of Wine Palm Road without a unit number are villas, and every other address is a single-family home, including the Enclave.
Measure | All homes (n=85) | Single-family (n=18) | Villa (n=6) | Veranda (n=22) | Terrace (n=39) |
|---|---|---|---|---|---|
Median sold price | $359,500 | about $852,750 (middle pair $850,000 and $855,501) | $545,000 (middle pair $525,000 and $565,000) | $390,000 (middle pair $385,000 and $395,000) | $275,000 |
Median list price | $364,000 | $859,250 | $567,000 | $410,000 | $295,000 |
Median living area | 1,400 sq ft | 2,549 sq ft | 1,722 sq ft | 1,414 sq ft | 1,232 sq ft |
Median sold price per sq ft of living area | $255.87 | $331.17 | $316.09 | $263.15 | $226.43 |
Median sold-to-list ratio | 96.61% | 99.12% | 97.02% | 96.07% | 95.85% |
Median days on market | 33.5 (n=76) | 7 (n=14) | 42 (n=5) | 33 (n=19) | 50.5 (n=38) |
Closed at or above list | 18 of 85 | 8 of 18 | 2 of 6 | 5 of 22 | 3 of 39 |
Closed volume | $38,751,586 | $15,943,001 | $3,245,000 | $8,636,000 | $10,927,585 |
Sold price range | $195,000 to $1,395,000 | $695,000 to $1,395,000 | $430,000 to $610,000 | $330,000 to $450,000 | $195,000 to $359,900 |
Source: Southwest Florida MLS, pulled September 26, 2026, closings dated 09/26/2025 to 09/26/2026. When n is even the median is the mean of the middle pair. Per-square-foot figures are medians of each sale's own ratio on MLS living area. Days on market leaves out nine closings recorded without it.
The median Heritage Palms buyer paid about $3.39 less for every $100 of list price, but the product decides the room. Single-family homes closed at a median 99.12% of list and 8 of 18 at or above asking, so a single-family buyer who waits to negotiate usually loses the house. Terraces closed at a median 95.85% of list and only 3 of 39 at or above asking, and the most recent Terrace closing in the pull, on September 22, 2026, sold at 92.82 percent of its list price after 189 days. The discount a seller accepts depends on how the home was priced and how long it has waited, which is why we pull each listing's own history before you write a number.
Product | Active listings, 26 Sep 2026 | Pending | Closings, last 12 months | Months of supply (active) |
|---|---|---|---|---|
All homes | 14 | 6 | 85 | 2.0 |
Single-family | 2 | 1 | 18 | 1.3 |
Villa | 0 | 1 | 6 | 0 |
Veranda | 5 | 2 | 22 | 2.7 |
Terrace | 7 | 2 | 39 | 2.2 |
Source: Southwest Florida MLS, pulled September 26, 2026. Months of supply is active listings divided by the average monthly closings of the past 12 months, by our arithmetic.
Every product sits well under six months of supply, the usual rule-of-thumb line between a buyer's and a seller's market, and the villas had no active listing at all on September 26, 2026. For a buyer that means preparation beats patience: financing in hand, the neighborhood association's documents requested early and a clear view of the fee stack before the first tour.
Period | All closings | All median | Terrace (n, median, per sq ft, days) | Veranda (n, median, per sq ft, days) | Single-family (n, median, per sq ft, days) |
|---|---|---|---|---|---|
09/27/2024 to 09/26/2025 | 69 | $377,500 | 25, $280,000, $222.85, 52 | 28, $383,250, $263.40, 50 | 12, $860,500, $323.04, 4.5 |
09/27/2025 to 09/26/2026 | 85 | $359,500 | 39, $275,000, $226.43, 50.5 | 22, $390,000, $263.15, 33 | 18, about $852,750, $331.17, 7 |
Source: Southwest Florida MLS, pulled September 26, 2026. Per-square-foot figures are on MLS living area; days are median days on market.
The community median fell from $377,500 to $359,500, but not because homes lost value: per square foot held almost flat in every product, and the lower all-homes median reflects 14 more Terrace closings in the mix. Product by product, prices were steady year over year. Over the full four years the Terrace median was $303,000 on 126 closings, so the past year's $275,000 Terrace median sits below the four-year figure, which a Terrace buyer can use at the table.
January through April 2026 carried 46 of the 85 closings, the seasonal peak you would expect in a community where 802 of 1,663 homes were vacant on Census Day, April 1, 2020, consistent with seasonal ownership. For a buyer the practical reading is that more homes come to market and more buyers compete in season, while late summer and early fall bring fewer listings and fewer competing offers: August 2026 had only 2 closings.
The most recent closing in the MLS pull was a Twin Lakes Veranda in September 2026: two bedrooms and a den, two baths, 1,414 square feet of living area, listed at $355,000 and sold at $340,000 after 142 days on market, 95.77 percent of list. Two days earlier a Lakeside Greens Terrace of 1,234 square feet closed at $278,000 against a $299,500 list after 189 days. We did not represent either side; they are the public record, and they show the late-season pattern a buyer can use: condominiums that listed in spring and waited through summer closed below asking.
The Lee County Property Appraiser's recorded, qualified sales are an independent check. For the 12 months beginning September 2025, the county shows 99 recorded sales across the parcels of Heritage Palms' 40 neighborhood associations at a median $385,000, from $195,000 to $1,112,500, every one of them a resale; its Terrace line, 39 sales at a $275,000 median, matches the MLS exactly.
County layer, 12 months beginning September 2025 | Recorded sales | Median | Range |
|---|---|---|---|
All Heritage Palms | 99 | $385,000 | $195,000 to $1,112,500 |
Terrace condominiums | 39 | $275,000 | $195,000 to $359,900 |
Veranda condominiums | 29 | $400,000 | $290,000 to $450,000 |
Builder-direct (first sale of a new home) | 0 | n/a | n/a |
Source: Lee County Property Appraiser recorded-sale files, DOR-qualified improved sales only, ZIP 33966, the 1,749 parcels whose recorded legal descriptions name one of the 40 associations; index of September 24, 2026, newest recorded sale July 31, 2026. The county counts deeds, splits products by recorded name and street, measures heated rather than living area and carries no list prices, so its lines are never restated against the MLS lines. No builder-direct sale appears because U.S. Home sold its last home in 2006.
Heritage Palms produced 85 MLS closings in 12 months at a median 96.61 percent of list, with about 2.0 months of supply and a median 7 days on market for single-family homes, so the buyer who wins the right home here is the best prepared: financed, holding the neighborhood association's documents and clear on the $9,441 club bill before the first tour.
Buying? Read how we represent buyers in Southwest Florida, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home elsewhere to buy here? Start with a free valuation of your current home and call Jesse direct. We have been Top 1% Real Estate Agents Nationally Since 2008.
Heritage Palms sells four products in nine recorded neighborhood groups: Terrace condominiums at Lakeside Greens, Fairway Isle and Royal Greens, Veranda condominiums at Fairway Isle, Royal Greens, Twin Lakes and McArthur Palm, villas at Lakemont and Pineview, and single-family homes including the Enclave. The product sets your price band, your association and your condominium obligations.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026; Heritage Palms Golf & Country Club Property Types page, read 1 Sep 2026).
Choose the product before the house. A Terrace and a Veranda of similar size can sit a street apart, pay the same $9,441 to the club, and still differ in building height, garage, the law that governs their reserves, the rule on a tenant's pet and, most of all, the neighborhood association fee that neither the club nor the association publishes.
Question | Terrace condominium | Veranda condominium | Villa | Single-family (including the Enclave) |
|---|---|---|---|---|
Homes | 660 in 22 buildings | 544 in 48 buildings | 170 | 288 (219 plus 69 in the Enclave) |
Building | 4 stories, 30 homes, covered parking | 2 stories, 8 or 12 homes, detached one-car garage | 1 story, attached twin, two-car garage | detached home on a platted lot |
Size (club) | 1,194 to over 1,414 sq ft | 1,333 to 1,661 sq ft | 1,500 to over 1,865 sq ft | 2,000 to 5,000 sq ft |
Closings, last 12 months | 39 | 22 | 6 | 18 |
Median sold price | $275,000 | $390,000 | $545,000 (n=6) | about $852,750 |
Median per sq ft of living area | $226.43 | $263.15 | $316.09 | $331.17 |
Median days on market | 50.5 | 33 | 42 | 7 |
Active or pending, 26 Sep 2026 | 9 | 7 | 1 | 3 |
Milestone inspection and SIRS laws | Yes | No | No | No |
Who insures the building | the Terrace association | the Veranda association | the owner | the owner |
Tenant may keep a pet | No | No | only with the owner's written permission | with the owner's permission |
Associations | 22 | 12 | 5 | 1 |
Sources: Southwest Florida MLS, pulled September 26, 2026, closings dated 09/26/2025 to 09/26/2026; product facts from the club's Property Types page; tenant pet rule from Rule 5.18 on the club's transfer form; the height test from s. 553.899.
The table carries the whole trade in one view. The Terrace is the lowest entry price and the lowest price per square foot, and it is the only product with a four-story building, a structural integrity reserve study and the slowest sales. The Veranda costs about $115,000 more at the median for a two-story building, a garage and no SIRS obligation. The villa adds a private entrance and an attached garage on a platted lot, and the single-family homes are the fastest-selling product in the community.
Terraces at Lakeside Greens is the largest neighborhood in Heritage Palms: 17 four-story condominium buildings of 30 homes each, 510 homes, on Queen Palm Lane, Butterfly Palm Drive and Washingtonia Palm Way. It carried 33 of the 39 Terrace closings in the last 12 months, at a median $275,000 ($195,000 to $359,900) and $226.43 per square foot, with a median 68 days on market, per the Southwest Florida MLS. On September 26, 2026 seven Lakeside Greens Terraces were active or pending, asking $240,000 to $359,000.
Each building is its own condominium with its own association, declaration and budget, from Terrace I at Lakeside Greens (Official Records Book 3049, Page 2578) to Terrace XVII (OR 4849, Page 647), per the Property Appraiser's legal descriptions. Two Terraces a few doors apart can therefore carry different fees, different reserve positions and different milestone years, and the estoppel certificate for the building you buy is the only document that states its fee.
Fairway Isle is the only neighborhood with both condominium products under one recorded name: two four-story Terrace buildings at 10275 and 10285 Bismark Palm Way and 20 two-story Veranda buildings on Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way. In the last 12 months its Verandas produced 10 closings at a median $395,000 ($338,000 to $437,000), and its Terraces 4 closings from $220,000 to $350,000. On September 26, 2026 it had three Verandas ($325,000 to $515,000, one pending) and two Terraces ($239,900 pending and $274,000) on the market.
One correction matters to a buyer reading a listing here: the club's cost page files four Bismark Palm Way addresses under Terraces, but the Property Appraiser records 10265 and 10295 Bismark Palm Way as Veranda III at Fairway, two-story buildings outside the condominium safety laws. The recorded spelling is "Fairway Isle"; the club's roster writes "Fairway Isles."
Royal Greens pairs three four-story Terrace buildings at 10449, 10453 and 10461 Washingtonia Palm Way with seven two-story Veranda buildings, five associations in all, the newest Terrace group outside Lakeside Greens. It is a small market: 2 Terrace closings ($220,000 and $265,000) and 2 Veranda closings ($380,000 and $450,000) in the last 12 months, and nothing listed on September 26, 2026. A Royal Greens buyer should expect to wait for the right unit and to act quickly when it appears.
Twin Lakes is 14 two-story Veranda buildings under three associations on Washingtonia Palm Way and Wine Palm Road. It produced 6 closings in the last 12 months, from $330,000 to $450,000, including the most recent sale in the pull, and on September 26, 2026 it had three Verandas active or pending at $375,000 to $439,500. Veranda II at Twin Lakes was declared one building at a time across five instruments, so a title search here turns on which building the home is in.
McArthur Palm is seven two-story Veranda buildings on McArthur Palm Lane under a single association, Verandas at McArthur Palm Condominium Association, Inc., the only Veranda neighborhood governed by one association. It produced 4 closings in the last 12 months, from $368,500 to $425,000, and had one Veranda active at $439,000 on September 26, 2026. These were the last Verandas recorded in the community, in the 2004 to 2006 band of its records.
The villas are 170 attached twin homes: 90 at Lakemont on White Palm Way and Sago Palm Way, and 80 at Pineview on Wine Palm Road. Villas are the thinnest market in Heritage Palms, so here are the six closings of the last 12 months, per the Southwest Florida MLS:
Closed | Neighborhood | Beds | Living area | List price | Sold price | Days on market |
|---|---|---|---|---|---|---|
October 2025 | Pineview | 2 plus den | 1,746 sq ft | $485,000 | $430,000 | 154 |
February 2026 | Lakemont | 2 plus den | 1,686 sq ft | $610,000 | $610,000 | not recorded |
March 2026 | Lakemont | 2 | 1,698 sq ft | $589,000 | $565,000 | 3 |
April 2026 | Lakemont | 3 | 1,864 sq ft | $585,000 | $600,000 | 8 |
April 2026 | Pineview | 2 plus den | 1,777 sq ft | $525,000 | $515,000 | 70 |
June 2026 | Pineview | 2 plus den | 1,692 sq ft | $549,000 | $525,000 | 42 |
Source: Southwest Florida MLS, pulled September 26, 2026. On September 26, 2026 one Lakemont villa was pending with contingencies at $579,000 and no villa was active.
The three Lakemont sales ran $565,000 to $610,000 and the three Pineview sales $430,000 to $525,000, a gap worth knowing before you set a villa budget. The Property Appraiser records each villa as a platted lot in Heritage Palms Unit One rather than as a condominium unit, and the villas sit outside the milestone and SIRS laws. Villa driveways may not be altered at all under the club's architectural guidelines.
The 219 non-Enclave single-family homes, in 12 models of 2,000 to just over 3,300 square feet, produced 16 of the 18 single-family closings in the last 12 months, at a median $825,000 ($695,000 to $1,395,000) and $331.16 per square foot, in a median 7 days. Not one was for sale on September 26, 2026. All 288 single-family homes, including the Enclave, belong to Heritage Estates Homeowners Association, Inc., the survivor of a seven-way merger, and Heritage Palms Estates is not a separate community: it is the name of the recorded plats for much of Heritage Palms' single-family and golf land, inside the same gates and master association.
The club describes the Enclave as 69 custom homes of 2,800 to 5,000 square feet, a gated neighborhood within the gates, on Heritage Palms Estates Drive and Sierra Palm Court. On those two streets, 2 homes closed in the last 12 months, at $975,000 (after 137 days, against a $1,190,000 list) and $1,100,000 (at list, in 1 day). On September 26, 2026 three Enclave homes were on the market: $1,695,000 and $1,500,000 active, and $1,395,000 pending, the two active asks above any Heritage Palms closing in the four years of the pull.
At Heritage Palms a Terrace's unit number starts with its association numeral, not its floor: unit 1246 at Terrace XII at Lakeside Greens is on the fourth floor, and the "12" is the Terrace, not a twelfth story. The county's legal descriptions also use a separate community-wide building number, so "Building 12" in a legal description is a Veranda building, not Terrace XII. Read the floor from the listing and the county record, never from the unit number, and match the association named in the legal description to the association whose estoppel you order (Property Appraiser, unit 1211; unit 1246).
Each Heritage Palms price band maps to one product. Under $300,000 buys a Terrace; $300,000 to $500,000 buys a larger Terrace or a Veranda; $500,000 to $700,000 buys a villa; single-family starts near $700,000. On September 26, 2026, 20 homes were active or pending, and none between $580,000 and $1,395,000.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026).
Price band | Closings, last 12 months | What sold | Active or pending, 26 Sep 2026 | What is for sale |
|---|---|---|---|---|
Under $250,000 | 7 | all Terraces | 2 | Terraces at $240,000 and $239,900 (pending) |
$250,000 to $299,999 | 18 | all Terraces | 4 | Terraces at $274,000 to $289,500 (one pending) |
$300,000 to $349,999 | 15 | 11 Terraces, 4 Verandas | 4 | Terraces at $305,000 and $325,000; Verandas at $325,000 and $330,000 |
$350,000 to $399,999 | 12 | 9 Verandas, 3 Terraces | 2 | a Terrace at $359,000; a Veranda at $375,000 |
$400,000 to $499,999 | 10 | 9 Verandas, 1 villa | 3 | Verandas at $429,900 to $439,500 (one pending) |
$500,000 to $699,999 | 6 | 5 villas, 1 single-family | 2 | a Veranda at $515,000 (pending); a villa at $579,000 (pending) |
$700,000 to $999,999 | 13 | all single-family | 0 | nothing |
$1,000,000 and over | 4 | all single-family | 3 | Enclave homes at $1,395,000 (pending), $1,500,000 and $1,695,000 |
Source: Southwest Florida MLS, pulled September 26, 2026, closings dated 09/26/2025 to 09/26/2026 and active or pending listings on September 26, 2026, by list price. Listings change daily; the current list is a phone call away.
Every one of the 25 closings under $300,000 in the last 12 months was a Terrace condominium, usually a two-bedroom, two-bath plan of 1,149 to 1,232 square feet. Six Terraces were for sale in this band on September 26, 2026, two of them pending. Here the $9,441 master total is about 3.4 percent of a $275,000 purchase price every year, the highest share in the community, and the building's reserve study matters as much as the kitchen.
This is where Terrace and Veranda overlap: a two-bedroom-and-den Terrace of about 1,400 square feet, or a Veranda of 1,304 to 1,661 square feet with a garage and no SIRS obligation. Nine homes were for sale here on September 26, 2026. A buyer comparing a $325,000 Terrace with a $330,000 Veranda should compare the two associations' budgets and reserves line by line, because the club bill is identical.
Five of the six closings in this band were villas, and on September 26, 2026 the only two homes in it were both pending. A villa buyer should expect to compete, and should know that Lakemont villas sold $565,000 to $610,000 and Pineview villas $430,000 to $525,000 in the past year.
Thirteen single-family homes closed between $700,000 and $999,999 in the last 12 months, the heart of the single-family market, and not one was for sale on September 26, 2026. A single-family buyer with that budget needs listing alerts set, financing approved and a decision made on the fee stack before the next one lists, because the median single-family home sold in 7 days.
Four single-family homes closed above $1,000,000 in the last 12 months, topping out at $1,395,000. The three homes for sale in this band on September 26, 2026 were all in the Enclave, and the two active asks, $1,500,000 and $1,695,000, were above any closing in the four years of our pull, which is the negotiating context an Enclave buyer should bring to the table.
Whatever the band, the product decides the rest of the purchase. Selling first? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning a Heritage Palms home costs at least four billed layers: the club's $9,441 master total for 2026, a $500 food and beverage minimum, your neighborhood association's own fee, and the Heritage Palms CDD line on the tax bill, $375 now and $575 from November 2026. The buyer also pays the club $8,000 at closing.
Data updated: September 2026 (Heritage Palms Golf & Country Club Cost of Ownership, read 1 Sep 2026; Heritage Palms CDD adopted FY2027 budget, 24 Aug 2026; Lee County Property Appraiser 2026 roll).
At Heritage Palms the master total, the closing fees and the district assessment are all on public pages, and the master figures reconcile to an adopted budget. The one large layer that is not published is the neighborhood association fee: each neighborhood association sets its own fee, which the club does not publish; it appears in that association's budget and on the estoppel certificate issued at resale.
Layer | Amount | Period | Source | As of |
|---|---|---|---|---|
Master association dues | $8,025 per home | annual, January to December | 1 Sep 2026 | |
Cable and internet (Summit Broadband, bulk) | $866 per home | annual, inside the master bill | 1 Sep 2026 | |
Special Assessment Fee (Capital Improvement Program) | $550 per home | annual, inside the master bill | 1 Sep 2026 | |
Master total | $9,441 per home (about $786.75 a month) | annual | 1 Sep 2026 | |
Food and beverage minimum | $500 per home | annual; unspent balance billed December 31 | 1 Sep 2026 | |
Neighborhood association (40 associations) | not published | varies | the association's budget and estoppel | at resale |
Heritage Palms CDD, operations and maintenance | $375 (fiscal 2026); $575 (fiscal 2027, November 2026 bill) | annual, on the tax bill | adopted 24 Aug 2026 | |
City of Fort Myers solid waste | $18.82 (Terrace); $37.67 (single-family) | annual, on the tax bill | 2026 roll | |
Ad valorem property tax | depends on taxable value | annual | Lee County Property Appraiser | 2026 roll |
Buyer, at closing, to the club | $7,500 resale capital assessment plus $500 transfer fee, $8,000 | once | 1 Sep 2026 | |
Neighborhood transfer or application fee | not published | once | the association's estoppel | at resale |
The $9,441 master total is levied per home, not by size, so its weight falls hardest on the least expensive homes. Against each product's 12-month median sale price, by our arithmetic:
Product | Median sold price | $9,441 as a share of price, per year | $8,000 closing charge as a share of price |
|---|---|---|---|
Terrace | $275,000 | 3.4% | 2.9% |
Veranda | $390,000 | 2.4% | 2.1% |
Villa | $545,000 | 1.7% | 1.5% |
Single-family | about $852,750 | 1.1% | 0.9% |
Sources: club Cost of Ownership page, 2026; Southwest Florida MLS medians, 12 months to September 26, 2026.
For a Terrace buyer that is the central fact of the purchase: the club bill is roughly a third of a percent of the price every month, before the neighborhood fee, taxes and insurance. For an estate-home buyer the club is inexpensive relative to the home. Either way, the differences in carrying cost between two Heritage Palms homes come from the layers that are not flat.
For 2026 the master association bills every Heritage Palms home the same $9,441: $8,025 in master association dues, $866 for Summit Broadband cable and internet, and a $550 capital improvement assessment. The figure is identical for a 1,194-square-foot Terrace condominium and a 5,000-square-foot Enclave estate home, because it is levied per unit, not by size. A $500 annual food and beverage minimum is billed on top of it, so an owner who buys nothing at the club pays $9,941.
The $8,025 and $866 lines reconcile to the penny against the club's adopted 2026 budget across 1,662 units: member dues of $11,910,280 plus reserves of $1,427,983, divided by 1,662, is $8,025.43, and cable revenue of $1,438,518 divided by 1,662 is $865.53 (2026 budget). The club reports its 2026 dues and fees rose 5.9 percent, or $523 per unit (2026 Budget Presentation Highlights). Over five years, the same lines (dues, reserves, bulk cable and the $550 capital line, leaving out the food minimum) went from $6,911 in 2021 to $9,441 in 2026, according to archived copies of the club's cost page. The club presents its 2027 budget in December; 2026 figures shown.
The club's published payoff year for its $550 special assessment moved from 2029 to 2037 between its FY2023 and FY2024 cost pages, and the current page drops the explanation entirely and relabels the line a Capital Improvement Program. If the last published payoff year holds, that is 12 more years at $550, or $6,600 per home from 2026 through 2037. The club's 2026 budget presentation separately states that Heritage Palms has no third-party debt; the club has not published how the two statements fit together. The record is in archived captures from February 2023 and January 2025. For a buyer, the practical reading is to budget the $550 as a standing line, not a charge about to end.
The club says so directly on its Cost of Ownership page: "Each association has its own set of fees that are not included as part of the Master Association Fees." For the Terrace and Veranda condominiums that fee funds the building exteriors, roofs, the condominium master insurance policy and reserves, including, for the 22 Terrace associations, the structural integrity reserve items Florida law no longer allows a budget adopted on or after January 1, 2025 to waive (DBPR). Because 40 associations each set their own number, two homes of the same size a street apart can carry different totals, and the only reliable figure is the one in the association's current budget and estoppel.
Property tax depends on each home's taxable value; Heritage Palms homes pay City of Fort Myers millage in addition to county, school and district levies. The Property Appraiser's taxing-authority lists for a Terrace condominium and a single-family home here are identical, and the Heritage Palms CDD is the only district on the list specific to this community. A seller's current tax bill is not a forecast of yours: the assessed value of a homesteaded home is capped by the Save Our Homes rule in section 193.155, and that cap resets to market value when the home sells.
Before neighborhood dues, property tax and insurance, the published 2026 lines add up to $9,834.82 for a Terrace condominium ($9,441 + $375 CDD + $18.82 solid waste) and $9,853.67 for a single-family home; the November 2026 tax bill adds $200 more for the CDD. Counting the $500 food minimum and the $8,000 closing fees, a buyer's first-year cash to the club is $17,941. Those totals are arithmetic on published figures, and they leave out the neighborhood fee, ad valorem tax and insurance, which differ by home. Fill the three blanks from the estoppel, a property-tax estimate on your purchase price and a written insurance quote before you remove any contingency.
We fill that worksheet for every Heritage Palms client before an offer. Selling first? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heritage Palms does have a community development district. The Heritage Palms CDD carries no bond debt, but it levies an operations and maintenance assessment on every home's Lee County tax bill: $375 per unit for its 2026 fiscal year, rising to $575 for fiscal 2027, a 53 percent increase adopted on August 24, 2026.
Data updated: September 2026 (Heritage Palms CDD assessments page and adopted FY2027 budget, read Sep 2026).
You may read that Heritage Palms has no CDD; what it no longer has is CDD bond debt. Its 1998 and 1999 bonds were retired by U.S. Home by November 1, 2005, and the district's own assessments page says that "Since Heritage Palms does not have any debt, there is nothing to be paid off."
The driver is roads. The FY2027 budget's line for road repair and maintenance goes from $110,000 in fiscal 2026 to $610,000, total roads and sidewalks from $147,500 to $642,220, and total district expenses from $635,820 to $1,144,534, with $192,473 of fund balance used to soften the increase and gross assessments of $955,650 (FY2027 budget; August 24, 2026 agenda). The district had held the line at $375 from fiscal 2023 through fiscal 2026, even after spending $188,376 on hurricane costs in fiscal 2023.
The district's fiscal year runs October 1 to September 30, and the Lee County Tax Collector bills the assessment on the tax bill issued each November, so the $575 is the district's fiscal 2027 figure and appears on the November 2026 bill. The club runs January to December. A buyer closing this fall should see the seller's 2025 tax bill, which carried $375, and budget $575 for the bill that arrives after closing.
The CDD owns the main roads, sidewalks, lakes, stormwater system, preserves and perimeter fencing; the club owns the golf and clubhouse land (2014 CDD and club agreement). FEMA denied all seven of the CDD's Hurricane Ian public-assistance applications and all seven appeals, according to the district's February 24, 2025 minutes, because the gated roads and resident-serving stormwater system are not open to the public. Storm repairs to district roads and lakes are therefore paid from district assessments and reserves, which is the part of the tax bill a buyer should expect to move after the next storm.
We read the district budget with every Heritage Palms offer. Selling first? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Bundled membership means every Heritage Palms buyer becomes a member of the club on closing, because the club and the master homeowners association are one member-owned corporation. There is no initiation fee, no waiting list and no social or non-golf category; the $9,441 per-home bill carries golf, courts, pools and the clubhouse.
Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase. The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc., which describes itself as both a country club and a homeowners association. The club publishes no separate social or optional membership category for owners, and no initiation fee; the one-time capital charge is the resale capital assessment paid at closing.
Membership carries golf on both par-72 courses, the Royal and the Sabal, credited by the club to the Azinger/Lewis design team; the aqua range on the 38-acre lake; the 28,400-square-foot clubhouse; the 14,000-square-foot Activity Center; eight lighted Har-Tru clay tennis courts; six pickleball courts; bocce at the Lodge and Oasis complex; and two resort-style pools and seven neighborhood pools, nine in all (club lifestyle page; golf page). The club's 2026 reciprocal list names 69 clubs members can play.
Dining is the first extra: the $500 food and beverage minimum is billed on top of the $9,441, and members must charge everything to their house account (dining page). The club does not publish a current golf or guest fee card, so a buyer who plays often should ask for the current schedule with the resale documents. The golf courses themselves were rebuilt in the club's 2020 to 2023 program, and the club planned to reopen all 36 holes on October 12, 2026 after a Sabal bunker renovation.
Only if the rest of the bundle is worth $9,441 a year to you. A non-golfer still funds 36 holes, but also gets the fitness center, tennis, pickleball, pools, dining and bulk internet and television, and pays no separate gym, cable or racquet club bill. The club's own 2026 budget presentation puts its 2025 dues, excluding reserves, cable and the special assessment, at $6,698 against a benchmark median of $12,698; those are the club's comparisons, not ours. If you want a gated Fort Myers golf address without a mandatory club, our guide to The Forest covers a community whose own club and master association describe it as non-bundled.
A Heritage Palms buyer should request two estoppel certificates (the club's and the neighborhood association's), the neighborhood association's budget, reserves and master insurance declarations, the home's architectural review file, the elevation certificate where one exists and, for a Terrace, the structural integrity reserve study and any milestone inspection report.
Data updated: September 2026 (club Cost of Ownership, ARC Guidelines amended 17 Feb 2025 and transfer form, read Sep 2026; Florida Statutes 718.116 and 720.30851).
Document | Terrace | Veranda | Villa | Single-family |
|---|---|---|---|---|
Club estoppel and closing-fee schedule | Yes | Yes | Yes | Yes |
Neighborhood association estoppel certificate | Yes | Yes | Yes | Yes |
Neighborhood budget and reserve schedule | Yes | Yes | Yes | Yes |
Master insurance policy declarations | Yes | Yes | no master building policy | no master building policy |
Structural integrity reserve study and milestone report | Yes | No | No | No |
Condominium questionnaire for your lender | Yes | Yes | lender's call | No |
Architectural review file for the home | Yes | Yes | Yes | Yes |
Elevation certificate and FEMA zone at the building | association | association | seller | seller |
Roof permit history | association | association | seller | seller |
Sources: club Cost of Ownership and ARC Guidelines; s. 553.899; s. 718.112.
Every Heritage Palms resale needs the club's estoppel, for which the seller pays the club $250, and the neighborhood association's own certificate, which states the one fee the club does not publish. Florida statute sets delivery deadlines and fee limits for association estoppel certificates: s. 720.30851 for homeowners associations and s. 718.116 for condominiums. Order both on the day the contract is signed so they arrive inside your inspection period. Neighborhood associations charge their own transfer or application fees, separate from the club's; the amount appears on the association's estoppel certificate.
Under the club's ARC Guidelines, last amended February 17, 2025, "A noncompliance that has gone unnoticed is still a non-compliance and must be corrected once it is discovered," fines can run up to $100 a day, and only concrete or clay tile roofs are approved. An unapproved patio, shutter or window a prior owner installed can become your correction after closing, so the home's ARC file is as important as the inspection report.
U.S. Home first declared the community on November 17, 1998. The club's architectural guidelines cite an amended and restated declaration dated March 27, 2009, and the club's history records that members approved amended and restated bylaws and declaration in April 2020. The recorded declaration and its amendments are not posted publicly; the club keeps them behind its member login, and they are provided to buyers at resale. No cap on dues or fees is disclosed in the club's public materials; the declaration and bylaws provided at resale are where one would appear.
A Terrace buyer in Heritage Palms should check the building's structural integrity reserve study, its milestone-inspection year and the association's reserve funding, because only the 22 four-story Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and SIRS laws. Verandas, villas and single-family homes do not.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112; DBPR condominium inspections guidance, read Sep 2026).
Only the Terrace condominiums are four stories, so only the 22 Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and structural integrity reserve study (SIRS) laws. The two-story Veranda condominiums, the villas and the single-family homes do not. The Terraces stand at 8056 to 8106 Queen Palm Lane, 10361 to 10391 Butterfly Palm Drive, 10350 to 10390 and 10450 to 10480 Washingtonia Palm Way (Lakeside Greens), 10275 and 10285 Bismark Palm Way (Fairway Isle) and 10449, 10453 and 10461 Washingtonia Palm Way (Royal Greens). Every other condominium address is a Veranda.
Under the statute's default 30-year clock, the first Terrace milestone inspections come due around 2029 to 2031 and the last around 2035, depending on each building's certificate of occupancy; Terrace XII at Lakeside Greens, built in 2001, reaches its first by December 31, 2031 (s. 553.899). Milestone years are estimated from build dates; each building's certificate of occupancy sets its exact year. Because Heritage Palms is inside the City of Fort Myers, the City is the local enforcement agency for those inspections.
The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach (DBPR). For budgets adopted on or after January 1, 2025, reserves the SIRS identifies must be funded, with no waiver (s. 718.112). That funding sits in each Terrace association's own fee, separate from the club's, which is why two Terraces with the same floor plan can carry different monthly costs. Buyers should request the SIRS and any milestone report from the association.
Terraces took a median 50.5 days to sell in the last 12 months and closed at a median 95.85% of list, the slowest and deepest-discount product in Heritage Palms, and the past year's $275,000 median sat below the four-year Terrace median of $303,000, per the Southwest Florida MLS. We do not attribute that to any one cause. What it gives a prepared buyer is room: a Terrace with a completed, well-funded reserve study and no pending special assessment is worth more than one without, and the estoppel and the SIRS are how you tell them apart.
We put those questions to the association in the first week under contract. Selling first? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
An FHA loan on a Heritage Palms condominium is possible only through HUD's single-unit approval route, because a search of HUD's FHA condominium approval list on September 26, 2026 returned no project record for Heritage Palms by ZIP code 33966 or by neighborhood name. Conventional and cash buyers face no such list.
Data updated: September 2026 (HUD FHA condominium approval search, run 26 Sep 2026; HUD FHA condominiums guidance, read 26 Sep 2026).
We searched HUD's FHA-approved condominium list for Florida on September 26, 2026 by ZIP code 33966, and by the names Heritage Palms, Terrace, Veranda, Lakeside, Twin Lakes, Fairway Isle, Royal Greens and McArthur, in any status. None returned a Heritage Palms project; as a control, the same search by a neighboring Fort Myers ZIP code returned projects. Approval status changes, so we re-run the search for the specific building when you make an offer.
HUD allows FHA insurance on an individual unit in a condominium project that is not FHA-approved, provided the project is complete and ready for occupancy, has at least five dwelling units and is not a manufactured home, per HUD's FHA condominiums guidance. Every Terrace building holds 30 homes and every Veranda building 8 or 12, so the size test is met; whether a particular unit qualifies is the lender's review of the association's documents, which is one more reason to order them early.
A conventional lender will typically ask the association to complete a condominium questionnaire covering its budget, reserves, insurance, delinquencies and litigation, and for a Terrace the reserve study now sits in that file. We ask the association for the lender questionnaire in the first week under contract. For a villa or single-family home, the lender underwrites the house and the homeowners association rather than a condominium project.
Most of Heritage Palms tested in FEMA Zone X, outside the Special Flood Hazard Area, on the effective December 7, 2018 map, including the clubhouse. Zones AE and AH, with base flood elevations of 17 and 17.5 feet, follow parts of the lakes, so whether a lender requires flood insurance depends on the specific building.
Data updated: September 2026 (FEMA National Flood Hazard Layer and FIRM panel 12071C0429G, queried Sep 2026; WGCU report of 13 Jan 2025 on the City's CRS class).
FEMA's effective map for Heritage Palms (panel 12071C0429G, effective December 7, 2018) shows most of the community in Zone X, outside the Special Flood Hazard Area, at the points we tested, including the clubhouse (FEMA Flood Map Service Center; National Flood Hazard Layer). Special Flood Hazard Area polygons (Zones AE and AH, base flood elevations of 17 and 17.5 feet) follow parts of the lake and canal system, and a regulatory floodway runs along the eastern edge by the Six Mile Cypress corridor. Whether a specific building touches those polygons is a parcel-level question; check the address on FEMA's map. USGS lidar ground elevations at three sampled points in the community ran from about 15 to 25 feet (USGS Elevation Point Query Service).
Flood insurance is federally required for a federally backed mortgage on a structure inside a Special Flood Hazard Area and is not required in Zone X, though it remains available there (FEMA National Flood Insurance Program). For a Terrace or Veranda, the building is the association's to insure, so ask for the master policy's flood coverage and the building's elevation certificate, then decide on unit contents coverage. For a villa or single-family home, the structure is yours: ask the seller for the elevation certificate and any existing flood policy, and price a policy on the building's own rating.
Because Heritage Palms is inside the City of Fort Myers, it takes the City's Community Rating System class: Class 6, a 20 percent discount on NFIP flood premiums from October 1, 2025, as WGCU reported in January 2025, not the Class 5 rate that applies in unincorporated Lee County (WGCU, January 13, 2025; City of Fort Myers CRS page). FEMA's current pricing method rates each building on its own characteristics (Risk Rating 2.0), so a written quote on the address beats any community average.
Insuring a Heritage Palms home depends on the product: Terrace and Veranda buyers carry a condominium unit policy beneath their association's master policy, while villa and single-family buyers insure the whole structure. No public source reports premiums for Heritage Palms, so we publish none; the documents below decide the quote.
Data updated: September 2026 (club ARC Guidelines amended 17 Feb 2025; Lee County Property Appraiser, Terrace XII record; Florida Statutes 215.5586).
The 22 Terrace and 12 Veranda associations are condominiums, so each association insures its building under a master policy and the owner insures the unit's interior, contents and liability. Each condominium association carries its own master policy; its declarations page is part of the resale documents. At Terraces and Verandas the club's architectural rules add that "exterior lanai walls are owned by the HOA" (ARC Guidelines). Villa and single-family owners insure the structure themselves. The Terrace buildings are recorded by the county as reinforced concrete construction (Lee County Property Appraiser, Terrace XII).
Only concrete or clay tile roofs are approved under the club's guidelines, and under Resolution #104 hurricane shutters are not required but none may be installed without neighborhood and club approval. For a villa or single-family home, the roof permit date, the shutter approvals on the ARC file and a wind-mitigation inspection are what an insurer rates; Florida's My Safe Florida Home program, created by section 215.5586, funds inspections and some hardening grants when appropriations allow.
Heritage Palms came through Hurricane Ian in September 2022 with wind damage rather than flooding, by the club's own account: fallen trees and palms, carport damage at a Terrace building and the loss of the aqua range's floating greens. The district's roads and lakes were repaired without federal aid, because FEMA ruled them ineligible.
Data updated: September 2026 (club history; Heritage Palms CDD minutes of 24 Feb 2025 and 28 Oct 2024; Lee County Evacuation Zone C map).
The club's history records Ian's damage as wind damage: carport damage at a Terrace building on Butterfly Palm Drive, fallen and uprooted trees and palms, and a fallen palm at a satellite pool. In the club's words, "Damages suffered at HP were far less than elsewhere" (club history). No source we found documents storm-surge flooding inside Heritage Palms; the club's own contemporaneous record lists wind damage only. Hurricane Milton in October 2024 left "considerable erosion on 18 Royal on the Lake 8 northeast side," per the CDD's October 28, 2024 minutes.
Two things. First, the financial lesson: FEMA denied all seven of the CDD's Ian public-assistance applications and all seven appeals (CDD minutes, February 24, 2025), so the next storm's road and lake repairs are funded by owners through the district. Second, the evacuation zone: Heritage Palms is in Lee County Evacuation Zone C (Lee County, Zone C), the third tier behind the coastal and riverfront Zones A and B.
Yes, with limits. Heritage Palms leases must run at least 28 consecutive days, every tenant becomes a transfer member for a $500 fee, the owner's own club privileges pause while the lease runs, and tenants may not keep pets in a Terrace or Veranda. Neighborhood covenants may be stricter than the club's rules.
The club's Member Transfer Form sets the terms, and the club's real estate page quotes Section 5.17 of the governing documents, which sets the same 28-day minimum, one family per living unit, and allows neighborhood covenants to be stricter.
Limits on how often a home may be leased, and any approval step, are set in the club rules and neighborhood covenants, which are provided at resale.
Rule 5.18, quoted on the club's transfer form, reads: "Pets of lessees are not allowed except: in Single-Family Homes with the express permission of the subject owner or Villas with the express written permission of the Subject Owners and if not in violation of any applicable neighborhood covenant." A buyer planning to rent a Terrace or Veranda should expect a pet-free tenant pool. Pet rules for owners are set by the master and neighborhood documents and are not published; the club's public form covers tenants' pets only.
Buying in Heritage Palms follows nine steps: choose the product, budget the full fee stack, check the flood file, line up financing that fits the building, write the offer with the right calendar, order both estoppels on day one, read the association package, clear inspections and insurance, and close with the club's transfer completed.
Decide between Terrace, Veranda, villa and single-family first, using the decision table above. It sets your price band, your association, whether the SIRS laws apply and whether a future tenant may keep a pet.
Start from $9,441 plus the $500 food minimum, the $575 CDD line on the next tax bill, the $8,000 closing charge to the club, and a placeholder for the neighborhood fee that the estoppel will replace with a real number.
Pull the FEMA zone at the building, not the street, and ask for the elevation certificate. In Zone X a lender will not require flood insurance; in an AE or AH polygon it will.
For a condominium, confirm your lender's condominium review and, for FHA, the single-unit route before you write. For single-family, a preapproval strong enough to compete in a market where the median home sold in 7 days.
Set the inspection period long enough for two estoppels, the association package and, for a Terrace, the SIRS to arrive and be read. Decide in the offer who pays what the club charges, since the club bills the buyer $8,000 and the seller $250.
The club's and the neighborhood association's estoppel certificates, requested the day the contract is signed, confirm the fees, any special assessment and the seller's account status.
Budget, reserves, master-policy declarations, minutes and, for a Terrace, the SIRS and milestone report. This is where a pending special assessment or an underfunded reserve shows up.
General, wind-mitigation and four-point inspections as the insurer requires, a written insurance quote on the address and an appraisal against same-product sales: Terraces against Terraces, Verandas against Verandas.
Closing pays the club's $7,500 resale capital assessment and $500 transfer fee, prorates the neighborhood fee and taxes, and activates your membership and gate access.
We find the right Heritage Palms home by matching your budget to a product and neighborhood first, then watching every listing and pending sale in that group daily, reading each association's documents before you tour, and arranging gate access through the visitor system so showings happen when a home first lists.
We start with the product decision table and the price band that fits, then narrow to the neighborhoods that sell in it. A $325,000 budget can buy a Lakeside Greens Terrace or a Fairway Isle Veranda; which is right depends on stairs, garage, the association's reserves and whether you will ever rent the home.
Single-family homes sold in a median 7 days in the last 12 months, and the $700,000 to $999,999 band had nothing for sale on September 26, 2026, so a single-family buyer needs to be ready before the listing appears. Terraces and Verandas move more slowly, which gives a condominium buyer time to read the association package before writing.
Heritage Palms is gated, with a visitor management system and a gatehouse at the main entrance on Six Mile Cypress Parkway (club gate page). We arrange access before we schedule, and on a Terrace tour we read the floor from the listing and the county record, not from the unit number.
Set up saved-search listing alerts through a free account on McGreevyandComisar.com and every new Heritage Palms listing in your product and price band reaches you, with Jesse and Marc copied. To browse what is for sale now, see the Heritage Palms homes for sale on DomainRealtyGroup.com, our team's listing site, or read how we represent buyers in Southwest Florida.
We negotiate for Heritage Palms buyers with the product's own record: single-family homes closed at a median 99.12 percent of list in the last 12 months and Terraces at 95.85 percent, so the room differs by product. We use each listing's history, the association's documents and the fixed club charges as leverage.
A Terrace listed through the summer is a different negotiation from a single-family home listed yesterday. We pull the product's closings for the last 12 and 48 months, the listing's own price changes and days on market, and the recorded sales for the same building, and we write the number the record supports.
The club bills the buyer $8,000 and the seller $250, and it will not change that at closing. What the contract can change is who funds it: a seller credit toward the resale capital assessment is a common ask on a Terrace that has waited, and the neighborhood's transfer fee and any special assessment the estoppel reveals are all on the table before you remove contingencies.
An underfunded reserve, a pending milestone inspection, a master policy with a high wind deductible or an unapproved alteration on the ARC file is a price conversation. We read the package inside the inspection period so you negotiate with it rather than discover it after closing.
The deposit is protected by the contract's contingencies and calendar. We set the inspection, financing, condominium-document and insurance deadlines so that each one expires after the document it depends on arrives, never before.
A Heritage Palms buyer pays ordinary Florida closing costs plus community items: the club's $8,000 resale capital assessment and transfer fee, the neighborhood association's own transfer fee, prorated association and tax amounts, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 201.02; Florida Administrative Code Rule 69O-186.003; club Cost of Ownership, read 1 Sep 2026).
Florida sets the title insurance premium by state rule, Rule 69O-186.003, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around the premium. Who pays for the owner's policy, and who chooses the title agent, is written into the purchase contract; we do not state a county custom here.
Documentary stamp tax on the note runs at $0.35 per $100 under section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under section 199.133; neither applies to a cash purchase. The documentary stamp tax on the deed, 70 cents per $100 under section 201.02, is customarily paid by the seller.
Product (median price, 80 percent loan) | Note stamps | Intangible tax | Title premium at the promulgated rate | Club charges to the buyer |
|---|---|---|---|---|
Terrace ($275,000; loan $220,000) | $770.00 | $440.00 | $1,450.00 | $8,000 |
Veranda ($390,000; loan $312,000) | $1,092.00 | $624.00 | $2,025.00 | $8,000 |
Single-family ($852,750; loan $682,200) | $2,387.70 | $1,364.40 | $4,338.75 | $8,000 |
Sources: Southwest Florida MLS medians, 12 months to September 26, 2026; the statutes and rule above; club Cost of Ownership page. The illustrations are our arithmetic, not quotes, and leave out lender fees, prorations, inspections and the neighborhood transfer fee.
Property taxes are prorated against the seller's current bill, which is not a forecast of yours. The club's master bill, the neighborhood fee and the $500 food minimum are handled per the estoppel certificates, and any special assessment an estoppel shows as due appears as its own line.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a buyer touring a Heritage Palms home with an MLS agent must first sign a written buyer agreement that states the agent's compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS.
Data updated: September 2026 (National Association of REALTORS settlement FAQs and written buyer agreements guidance; Florida Statutes 475.278).
The agreement must be signed before the tour, in person or by live virtual tour, per the NAR settlement FAQs and its guide to written buyer agreements. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent, interview several or ask us which Terrace building a listing is in; the line is the tour.
A seller can still cover a buyer's broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive. Florida's brokerage relationship law, section 475.278, sets out the duties owed to you under each form of representation.
Here, representation earns its keep in the diligence: a flat club bill with a $550 line of uncertain term, a CDD line rising 53 percent, 40 unpublished neighborhood fees, 22 Terrace buildings under the newest condominium laws, no FHA-approved project, and a product market where single-family homes sell in days. Read any buyer agreement against that list, and read more about our team and our credentials.
A Heritage Palms address falls in Lee County's Elementary Proximity Zone J, Middle Zone EE and High School South Zone Sub-zone 1 for 2026 to 2027. Gulf Coast Medical Center, Lee County's Level II trauma center, is about 4.1 miles away, and Southwest Florida International Airport about 17 minutes in free-flowing traffic.
Data updated: September 2026 (School District of Lee County enrollment plan 2026 to 2027; FLDOE 2026 school grades; Lee Health; drive times computed on OpenStreetMap road data).
Lee County assigns students through a zone of school choices; the district's locator shows the options and bus eligibility for a specific address (Student Enrollment Plan 2026 to 2027; school site locator). All six points we tested across the community returned the same zones, so no single school is "zoned" to a Heritage Palms address.
Level | Choices in the zone | 2026 school grades |
|---|---|---|
Elementary, Zone J | Ray V. Pottorf (1.6 miles), Colonial, Treeline, Gateway | Pottorf B, Treeline B, Gateway B, Colonial C |
Middle, Zone EE | Paul Laurence Dunbar Middle (1.2 miles), Fort Myers Middle Academy | Dunbar B, Fort Myers Middle Academy C |
High, South Sub-zone 1 | Fort Myers High, Cypress Lake High, Dunbar High, South Fort Myers High | Fort Myers A, Cypress Lake A, Dunbar C, South Fort Myers C |
Source: Florida Department of Education 2026 school grades file; drive distances are our free-flow calculation from the entrance. 2026 school grades.
Gulf Coast Medical Center, 13681 Doctors Way, is about 4.1 miles and 8 minutes from the entrance, and Lee Health describes it as "the only Level II Trauma Center between Bradenton and Miami" (Gulf Coast Medical Center). Lee Health is building a new hospital campus, Lee Health Fort Myers, on 53 acres at Colonial Boulevard and Jones-Walker Boulevard, about 2.2 road miles from the Heritage Palms entrance, with a 44-bed emergency department and the Lee Health Musculoskeletal Institute; Lee Health expects the first phase to open in 2028 (Lee Health Fort Myers).
Destination | Road miles | Minutes (free flow) |
|---|---|---|
Publix, Shops at Village Walk | 1.6 | 3.2 |
I-75 at Colonial Boulevard (Exit 136) | 3.0 | 5.5 |
Whole Foods Market, Daniels Parkway | 3.4 | 6.3 |
Downtown Fort Myers, River District | 7.4 | 14.5 |
Southwest Florida International Airport | 9.3 | 17.1 |
Fort Myers Beach, Times Square | 14.5 | 25.8 |
Sanibel, Periwinkle Way | 19.5 | 33.2 |
Drive times are free-flow estimates from the Six Mile Cypress Parkway entrance, computed on the public road network with OpenStreetMap data; in-season traffic is longer.
The changes a Heritage Palms buyer should price in are a CDD road program raising the district line to $575, a new Summit Broadband contract from January 2027, a Lee Health hospital campus rising 2.2 road miles away, and a relocated Costco under construction on Colonial Boulevard at Plantation Road.
Data updated: September 2026 (Heritage Palms CDD FY2027 budget; Summit Broadband agreement; Lee Health; WINK News, Aug 2026).
The CDD's fiscal 2027 budget raises road repair and maintenance from $110,000 to $610,000, the main driver of the assessment increase. The club's new Summit Broadband agreement runs from January 1, 2027 through December 31, 2033, at $63.95 per home per month held flat through 2028 and rising 3 percent a year from January 1, 2029, with up to 1 gigabit internet in both directions, a Wi-Fi 6E router and two TiVo boxes for every home. Service under the new contract begins January 1, 2027.
Lee Health Fort Myers is under construction about 2.2 road miles away, and by March 2026 its first phase had topped out (Business Observer, March 18, 2026). Costco is relocating its Fort Myers store to about 55 acres at Colonial Boulevard and Plantation Road, with site work under way by mid-August 2026 (WINK News). Both add convenience and, during construction, traffic on the Colonial Boulevard corridor.
Heritage Palms and Pelican Preserve are both large gated golf communities in Fort Myers, but they sell golf in opposite ways. At Heritage Palms every home is a member of a homeowner-owned club with 36 holes. At Pelican Preserve golf is an optional purchase from a privately owned club with 27 holes, serving about 2,500 homes.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, index of 24 Sep 2026; club and community association websites, read 23 to 26 Sep 2026).
Buyers who search for one tend to search for the other. Our Pelican Preserve guide covers that community in full; this section compares only what each side's own records and the county's recorded sales show, on one yardstick and one window.
Question a buyer asks | Heritage Palms | Pelican Preserve |
|---|---|---|
Do I have to join the club? | Yes: membership comes with every home (club) | No: "unbundled golf" (community association); the club sells memberships separately (club) |
Who owns the golf? | The homeowners' own corporation, club and master association in one | Heritage Golf Group, which owns and operates the club (club) |
Holes | 36, two 18-hole courses | 27, three nines (club) |
Homes | 1,662 (club) | 2,498 (community association) |
Homes per 18 holes (our arithmetic) | 831 | about 1,665 |
Club cost to a homeowner | $9,441 per home for 2026, plus a $500 food minimum; $8,000 from the buyer at each resale | Optional; an owner who joins pays the club's own rates, which we could not verify for 2026 and do not quote |
Community development district | Heritage Palms CDD, its own; no bond debt; $375 rising to $575 per home (district) | The neighboring Gateway Services Community Development District owns much of its infrastructure (district) |
County recorded sales, 12 months beginning September 2025 | 99 sales, median $385,000, $195,000 to $1,112,500 | 106 sales, median $410,250, $209,500 to $950,000 |
Builder-direct sales in that window | 0 | 0 |
County rows: Lee County Property Appraiser recorded-sale files, DOR-qualified improved sales only, index of September 24, 2026, run the same day by the same method for both communities. Heritage Palms covers the 1,749 parcels whose legal descriptions name one of its 40 associations; Pelican Preserve covers the 1,714 parcels whose legal descriptions name Pelican Preserve, which may not include every one of its 2,498 homes. Newest recorded sale: July 31, 2026 for Heritage Palms, August 10, 2026 for Pelican Preserve.
On the county's own record the two markets sit close together at the median, $385,000 against $410,250, and both are entirely resale. The difference is what the price buys. At Heritage Palms the price includes a membership in a 36-hole club whose annual bill is fixed and published; at Pelican Preserve the price buys the home, and golf is a second decision at the club's own rates. The honest comparison is never dues against dues; it is the full carrying cost of the specific home, including the neighborhood association and the district, against how much golf you will actually play.
Choose Heritage Palms if you want golf included in the price of the home, two full 18-hole courses, and a club the homeowners own and budget themselves, and you accept a fixed $9,441 per home whether or not you play. Choose Pelican Preserve if you want the choice to buy golf separately, or not at all, from a privately operated club. Either way, the neighborhood association fee and the CDD line decide the true monthly cost, and we read both before you offer. Selling a home to buy in either one? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Deciding between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heritage Palms is the right place to buy if you want golf, courts, pools and bulk internet for one published per-home fee, inside the City of Fort Myers, close to a trauma center and a hospital under construction. It is the wrong place if you want no club bill, a dock, or published neighborhood fees.
Weigh both lists against the home you actually want. Selling first? Get a free valuation of your current home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A personalized Heritage Palms buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We match your budget to a product, lay out the full fee stack and its documents, check the flood zone at the building, walk through financing and tell you honestly whether Heritage Palms fits.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on the MLS, the county roll, the club's adopted budget and the district's filings rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Heritage Palms buyer that means the floor and building behind every Terrace unit number, gate access for every showing, and a contract calendar that lines up both estoppels and the association package with your inspection period. Reach him at (239) 287-5873.
A specialist matters when you buy in Heritage Palms because the facts that decide a purchase here, the flat $9,441 club bill, the rising CDD line, 40 unpublished neighborhood fees, the Terrace-only SIRS obligations, the unit-number trap and the missing FHA project approval, live in documents a general Fort Myers search never surfaces.
This page is the purchase path. For the courses hole by hole, the governance, all 40 associations building by building, the storm record and the neighborhood schools in full, read our complete guide to Heritage Palms Golf and Country Club.
If you are selling a Southwest Florida home to buy in Heritage Palms, including a move from one Heritage Palms product to another, request a free valuation of your current home or call Jesse McGreevy direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Heritage Palms buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Heritage Palms Golf and Country Club, Fort Myers, Florida 33966, answered from the club's and the district's own publications, Lee County's records, the Southwest Florida MLS, FEMA and HUD. To talk any of them through, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
Yes. Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase, and the club and the master homeowners association are one corporation, so every buyer becomes a member at closing.
No. The club publishes no separate social or optional membership category for owners; every home carries the same membership and the same $9,441 master bill for 2026.
No initiation fee is published. The one-time charge is the buyer's $8,000 at closing: a $7,500 resale capital assessment and a $500 membership transfer fee, per the club's Cost of Ownership page.
The club bills every home $9,441 for 2026 ($8,025 dues, $866 cable and internet, $550 capital line), plus a $500 food and beverage minimum. Your neighborhood association's own fee is separate and not published; it appears on that association's estoppel certificate.
The master association levies its bill per unit, not by size, across all 1,662 homes, so a 1,194-square-foot Terrace and a 5,000-square-foot Enclave home pay the same $9,441 and carry the same membership.
$8,000: a $7,500 resale capital assessment and a $500 membership transfer fee. The seller pays a $250 estoppel fee. The club's transfer form says all fees are subject to change, so the amount in force at closing applies.
They are not published. Each of the 40 neighborhood associations sets its own fee, which appears in its budget and on the estoppel certificate issued at resale; we request both on the day the contract is signed.
Yes. The Heritage Palms CDD has no bond debt, but it levies an operations and maintenance assessment on the tax bill: $375 per home for fiscal 2026 and $575 for fiscal 2027, on the November 2026 bill.
Roads. The district's fiscal 2027 budget raises road repair and maintenance from $110,000 to $610,000, and total expenses from $635,820 to $1,144,534, per its adopted budget of August 24, 2026.
It is a line in the club's master bill, now labelled a Capital Improvement Program. Its published payoff year moved from 2029 to 2037 on archived cost pages, and the current page gives no end date, so budget it as a standing line.
In the 12 months to September 26, 2026, 39 Terraces closed at a median $275,000, from $195,000 to $359,900, and $226.43 per square foot of living area, per the Southwest Florida MLS.
In the same 12 months, 22 Verandas closed at a median $390,000, from $330,000 to $450,000, and $263.15 per square foot of living area.
Six villas closed in the last 12 months, from $430,000 to $610,000; the three at Lakemont ran $565,000 to $610,000 and the three at Pineview $430,000 to $525,000.
Eighteen single-family homes, including the Enclave, closed in the last 12 months from $695,000 to $1,395,000, at a median of about $852,750 and $331.17 per square foot, in a median 7 days on market.
On September 26, 2026, 14 homes were active and 6 pending, listed from $239,900 to $1,695,000: 9 Terraces, 7 Verandas, 1 villa and 3 single-family homes, all three single-family homes in the Enclave. Listings change daily.
It leans to sellers overall: about 2.0 months of supply on 14 active listings and 85 closings in 12 months. Terraces are the most negotiable product, closing at a median 95.85 percent of list after 50.5 days.
A median 33.5 days across all products in the last 12 months: 7 for single-family homes, 33 for Verandas, 42 for villas and 50.5 for Terraces, per the Southwest Florida MLS.
January through April carries the most listings and the most competition; those four months held 46 of the last 85 closings. Late summer and early fall bring fewer listings but fewer competing buyers.
Only the 22 four-story Terrace associations, 660 homes. The two-story Verandas, the villas and the single-family homes fall outside the milestone-inspection and SIRS laws.
The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach. Buyers should request the SIRS and any milestone report from the association.
A search of HUD's FHA condominium approval list on September 26, 2026, by ZIP code 33966 and by neighborhood name, returned no Heritage Palms project. An FHA buyer would use HUD's single-unit approval route, which the lender reviews.
Conventional lenders review the association's budget, reserves, insurance, delinquencies and litigation through a condominium questionnaire, and for a Terrace the reserve study sits in that file. We request the questionnaire in the first week under contract.
Most of the community tested in FEMA Zone X on the December 7, 2018 map, including the clubhouse. Zones AE and AH follow parts of the lakes, so check the specific building on FEMA's map.
Only if the building touches a Special Flood Hazard Area polygon and you use a federally backed mortgage. In Zone X it is optional, and NFIP policies inside the City of Fort Myers take a 20 percent Community Rating System discount.
No source we found documents storm-surge flooding inside Heritage Palms; the club's own record lists wind damage only: fallen trees and palms, carport damage at a Terrace building and the loss of the aqua range's floating greens.
The neighborhood condominium association insures the building under a master policy; you insure the unit's interior, contents and liability. Villa and single-family owners insure the whole structure.
Yes, for at least 28 consecutive days. Each tenant becomes a transfer member for a $500 fee, the owner's own club privileges pause during the lease, and neighborhood covenants may be stricter.
Not in a Terrace or Veranda. Under the club's Rule 5.18, tenants may keep pets in a single-family home with the owner's permission, or in a villa with the owner's written permission, subject to the neighborhood covenant.
No. Heritage Palms is not an age-restricted or 55-plus community, and the 2020 Census counted 36 residents under 18 in the blocks that hold it.
Yes. Heritage Palms is inside the City of Fort Myers, ZIP 33966, so City millage, City water, City permits and the City's flood-insurance discount apply.
For 2026 to 2027 every home falls in Elementary Proximity Zone J, Middle Zone EE and High School South Sub-zone 1. The district's locator confirms the choices and bus eligibility for a specific address.
Gulf Coast Medical Center, Lee County's Level II trauma center, about 4.1 miles and 8 minutes from the entrance. Lee Health's new Fort Myers campus, about 2.2 road miles away, expects its first phase to open in 2028.
Summit Broadband supplies bulk internet and television to every home, billed as the $866 line for 2026. A new contract from January 1, 2027 delivers up to 1 gigabit both ways at $63.95 per home per month through 2028.
No. Its lakes are stormwater and golf water, not navigable waterways, and neither the club nor the district lists a boat ramp, dock or slip.
Two par-72 courses, the Royal and the Sabal, 36 holes credited by the club to the Azinger/Lewis design team and rebuilt in the club's 2020 to 2023 program.
The club describes the Enclave as 69 custom homes of 2,800 to 5,000 square feet, a gated neighborhood within the gates. It belongs to the single-family homeowners association, and on September 26, 2026 all three single-family listings were there.
No. A Terrace unit number starts with its association numeral: unit 1246 at Terrace XII at Lakeside Greens is on the fourth floor, and the "12" is the Terrace. Read the floor from the listing and the county record.
It is written into the purchase contract. Florida sets the premium by rule at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000; we do not state a county custom here.
Choose Heritage Palms for golf included in a homeowner-owned 36-hole club at a fixed $9,441 per home; choose Pelican Preserve to buy golf separately, or not at all, from a privately operated 27-hole club.
Yes, with an MLS agent. Since August 17, 2024, a written buyer agreement stating the agent's compensation must be signed before a tour; talking to an agent or asking questions needs none.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, use the consultation form near the top of this page, or set up listing alerts through a free account on McGreevyandComisar.com.
Heritage Palms buyers who already own a Southwest Florida home ask these questions about timing two transactions. For a price on your current home, request a free valuation; for the purchase, read how we represent buyers in Southwest Florida.
It depends on the product you want. Single-family homes sold in a median 7 days in the last 12 months, so a contingent offer rarely wins one; a Terrace buyer has more time. We plan both sales on one calendar.
Yes, the contract can carry a sale contingency, but in a product with about 2.0 months of supply a seller will usually prefer an offer without one. Pricing your current home early strengthens the offer.
Yes. The $8,000 resale capital assessment and transfer fee apply to each purchase, and your sale of the Terrace carries its own $250 estoppel fee, per the club's Cost of Ownership page.
Florida's Save Our Homes portability in section 193.155 lets a qualifying owner carry part of an accumulated homestead benefit to a new Florida homestead; you apply with the Lee County Property Appraiser after the purchase.
Request a free valuation of your current home, or call Jesse McGreevy direct at (239) 898-6072. We price from recorded and MLS sales of the same product, not a portal estimate.
Yes. Every resale needs the club's estoppel and the neighborhood association's, so a move between neighborhoods means new certificates for the home you buy, from different associations.
Every figure on this buyer page for Heritage Palms traces to a primary source below, each with its retrieval date. The Southwest Florida MLS, pulled September 26, 2026, and the Lee County Property Appraiser's recorded-sale files are cited in plain text because they sit behind a member login or in bulk files. No portal, brokerage or competing agent site is used as a source.
Heritage Palms Golf & Country Club (club and master association), read September 1, 2026:
Club cost pages, Internet Archive captures (capture dates in each address):
Heritage Palms Community Development District, read September 2026:
Lee County Property Appraiser and Lee County GIS, read September 2026:
City of Fort Myers:
State of Florida:
Federal:
Buyer representation:
Schools, healthcare and services:
News, dated:
The comparison community, benchmark only, read September 23 to 26, 2026:
Our own guides and team:
These are the primary documents behind this buyer page for Heritage Palms, each linked to the authority that publishes it. Several documents that matter most to a buyer are not public: the recorded master declaration, every neighborhood association budget, reserve schedule and master insurance policy, and the Terrace reserve studies. Request them as the sections above describe.
Document | Date | What it settles | Authority link |
|---|---|---|---|
Heritage Palms Golf & Country Club 2026 Budget | adopted for 2026 | The $8,025 dues and $866 cable lines, reconciled across 1,662 homes | |
2026 Budget Presentation Highlights | 2026 | The 5.9 percent increase and "no third-party debt" statement | |
Transfer of Membership form | current | 28-day lease minimum, $500 transfer fee, Rule 5.18 on tenants' pets | |
Guidelines for All ARC Applications | amended 02/17/2025 | Architectural rules, fines, roof and shutter rules | |
Summit Broadband Bulk Services and Entry Agreement | effective 08/03/2026 | 2027 to 2033 bulk internet and video terms | |
Heritage Palms CDD Adopted Budget, Fiscal Year 2027 | adopted 08/24/2026 | The $575 assessment and the road program | |
Heritage Palms CDD Approved Budget, Fiscal Year 2026 | 2025 | The $375 assessment; General Fund only | |
CDD and club agreement | executed 03/27/2014 | Who maintains and insures what | |
City of Fort Myers Ordinance 2873 | 09/21/1998 | Creates the Heritage Palms CDD | |
HUD FHA single-unit approval required documentation | current | What a lender needs for an FHA loan in a non-approved condominium | |
Lee County Evacuation Zone C map | current | The evacuation zone covering Heritage Palms | |
School District of Lee County, Student Enrollment Plan 2026 to 2027 | 2026 | Choice zones, lottery, transportation | |
FLDOE School Grades 2026 results file | released 07/01/2026 | The official 2026 school grades | |
Lee County 2025 Concurrency Report | presented 04/07/2026 | Road volumes and levels of service |
Market data from Southwest Florida MLS, pulled September 26, 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.