Bonita Springs, Florida
How to buy a Highland Woods home in 2026: products and prices, the bundled equity club, the 2026 fees, flood and the rules, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Highland Woods means choosing a product first, a Heathermoor or Terrace condominium, a St. Andrews Veranda, a Villa or a Summer Greens home, knowing that every one carries the same equity golf membership with no waitlist. Lee County recorded 35 resales at a $410,000 median in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Highland Woods community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Highland Woods buyer consultation.
McGreevy and Comisar are the right buyer's agents for Highland Woods because we read the documents that decide a purchase here before you tour: the club's 2026 fee schedule, the neighborhood's budget and reserves, the parcel's flood zone, the leasing rules and the county's recorded sales by product. We are the #1 team in Southwest Florida since 2012, based in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three miles north of the Highland Woods gate on US 41.
Dues, reserves and documents before the floor plan.
Club dues, the food and beverage minimum, neighborhood dues and taxes.
Marc Comisar negotiates and Jesse McGreevy prices.
If you read nothing else before buying in Highland Woods, read these facts, each sourced on this page.
To buy a home in Highland Woods in 2026, choose the product and floor that fit your budget, get the neighborhood's dues and reserves, check the parcel's flood zone, read the leasing rules, budget the club dues and the capital contribution, tour with your own agent and offer from recorded sales of that product in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
Heathermoor and Terrace condominiums with elevators, Verandas as two-story walk-ups with garages, Villas with attached garages and Summer Greens single-family homes.
Club dues, the minimum, the neighborhood dues and taxes.
Zone X or Zone AE, by parcel, before you offer.
Leasing, pets and the neighborhood's documents.
From product sales, with the $10,000 capital contribution and the estoppel checks ready for closing.
The Highland Woods market for buyers in the 12 months to September 25, 2026 was 35 recorded resales at a $410,000 median, and the July MLS pull showed 8 active listings, about 2.7 months of supply and a 71-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
We pulled every recorded sale for the 798 Highland Woods home parcels for the 12 months to September 25, 2026: 35 sales, no builder-direct sales. The parcel set covers every legal description carrying the Highland Woods, St. Andrews Verandas, Terrace at Highland Woods or Heathermoor Golf name, excluding common elements.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 35 | $410,000 | $198,000 | $1,100,000 |
| 24 months (2024-09-26 to 2026-09-25) | 77 | $415,000 | $198,000 | $1,100,000 |
| 36 months (2023-09-26 to 2026-09-25) | 120 | $427,000 | $198,000 | $1,100,000 |
| 60 months (2021-09-26 to 2026-09-25) | 239 | $420,000 | $121,000 | $1,425,000 |
The 24-month window holds 77 sales at $415,000 and the 36-month window 120 at $427,000, so the latest 12 months sit close to the longer trend.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 1 |
| $200,000 to $299,999 | 3 |
| $300,000 to $399,999 | 10 |
| $400,000 to $499,999 | 10 |
| $500,000 to $749,999 | 8 |
| $750,000 to $999,999 | 1 |
| $1,000,000 and up | 2 |
Four sales closed under $300,000, all Heathermoor and Terrace, 10 between $300,000 and $399,999, 10 between $400,000 and $499,999, 8 between $500,000 and $749,999 and 3 at $750,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 44 | $191,000 | $128,000 | $569,900 | 0 |
| 2020 | 51 | $230,000 | $24,525 | $695,000 | 0 |
| 2021 | 105 | $232,000 | $130,000 | $775,000 | 0 |
| 2022 | 72 | $389,500 | $121,000 | $1,425,000 | 0 |
| 2023 | 50 | $448,500 | $315,000 | $950,000 | 0 |
| 2024 | 39 | $429,000 | $310,000 | $1,015,000 | 0 |
| 2025 | 40 | $430,000 | $225,000 | $1,100,000 | 0 |
| 2026 (to September 25) | 25 | $415,000 | $198,000 | $1,100,000 | 0 |
County calendar medians ran $191,000 in 2019, $232,000 in 2021, $389,500 in 2022, $448,500 in 2023, $429,000 in 2024 and $430,000 in 2025; 2026 through September 25 sits at $415,000 on 25 sales.
Our Southwest Florida MLS pull of July 15, 2026 showed 36 Highland Woods sales over the prior 12 months at a median of 71 days on market, an average of 88, and an average 94.0 percent of list price. The July 15, 2026 MLS pull showed 8 active listings, 3 pending and about 2.7 months of supply.
The highest recorded sales were two Summer Greens single-family homes at $1,100,000; Heathermoor closed from $198,000.
In Highland Woods you can buy a Heathermoor condominium from about $198,000, a Terrace condominium from about $250,000, a St. Andrews Veranda from about $350,000, a Villa from about $400,000 or a Summer Greens home from about $925,000, on Lee County's 12 months of recorded sales to September 25, 2026.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| St. Andrews Verandas | 16 | $412,500 | $350,000 | $525,000 |
| Highland Woods Villas | 6 | count and range only | $400,000 | $725,000 |
| Terrace | 6 | count and range only | $250,000 | $415,000 |
| Heathermoor | 4 | count and range only | $198,000 | $325,000 |
| Single-family homes (Summer Greens) | 3 | count and range only | $925,000 | $1,100,000 |
Only the St. Andrews Verandas cleared ten sales, so their $412,500 median rests on the most solid count; the Villas recorded six from $400,000 to $725,000, Terrace six from $250,000 to $415,000, Heathermoor four from $198,000 to $325,000 and Summer Greens three from $925,000 to $1,100,000.
16 recorded sales in the 12 months to September 25, 2026 at a median of $412,500, from $350,000 to $525,000.
6 recorded sales in the 12 months to September 25, 2026, from $400,000 to $725,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
6 recorded sales in the 12 months to September 25, 2026, from $250,000 to $415,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
4 recorded sales in the 12 months to September 25, 2026, from $198,000 to $325,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
3 recorded sales in the 12 months to September 25, 2026, from $925,000 to $1,100,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
A Highland Woods buyer pays the club's dues, $13,812.79 for 2026, a $500 food and beverage minimum, the neighborhood association's dues, which vary and are not published community-wide, and City of Bonita Springs and county taxes with no CDD line. Every home pays the same club dues, from Heathermoor to Summer Greens.
Data updated: October 2026 (Highland Woods 2025 and 2026 Master Association Schedules of Fees).
| Dues component | 2025 | 2026 |
|---|---|---|
| Operating and Maintenance Fund | $8,616.47 | $10,020.45 |
| Replacement Reserve Fund | $950.00 | $2,500.00 |
| Golf Course Improvement Fund | $75.00 | $75.00 |
| Palmetto Reserve Fund | $90.00 | $90.00 |
| Bulk cable and internet | $1,083.89 | $1,127.34 |
| Total annual dues | $10,815.36 | $13,812.79 |
Total dues rose about 28 percent, led by the operating fund and the replacement reserve, which went from $950 to $2,500, according to the two schedules.
Each condominium and villa association sets its own budget; the estoppel and the association's budget state the current figure.
Highland Woods has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the $10,000 capital contribution for 2026, up from $6,500 in 2025, and the estoppel fee, on separate checks at closing.
For a Highland Woods buyer the club membership comes with the home: every owner is an Owner Equity member with full use of the course, clubhouse, pools and courts, there is no waitlist and no separate initiation, and the buyer's one-time entry is the $10,000 capital contribution for 2026 in Bonita Springs.
Data updated: October 2026 (Highland Woods 2026 Master Association Schedule of Fees; Rules and Regulations v1.10; club pages as cited on our Highland Woods guide).
The Rules and Regulations say there is one type of membership, Owner Equity Members, entitled to use all of the club's facilities.
After closing the buyer's deed and the capital contribution and estoppel checks go to the Admin Office, and the club activates the membership within 24 to 48 hours, under the 2026 schedule.
Seven heated pools, four lighted tennis courts, six pickleball courts, a three-court bocce complex and a 24-hour fitness center, according to the club's pages.
The club dues are the same for every home, so a buyer weighs the product and the neighborhood dues, not a golf decision.
A Highland Woods buyer should read the club's Rules and Regulations, the neighborhood's declaration and rules, and the leasing and transfer terms before offering, because the minimum lease is 30 days, privileges transfer to a tenant only with approval and a fee, and neighborhoods may add their own limits in Bonita Springs.
The minimum lease is 30 consecutive days, an owner may transfer club privileges to a tenant no more than 12 times a year with the general manager's approval and a tiered fee, and neighborhood documents may set a longer minimum, under the Rules and Regulations.
The tiered owner-to-tenant transfer fee is held at the Admin Office and not published; we obtain it for any buyer planning to rent.
Pet rules are set by the club's rules and each neighborhood's documents; read them before you buy.
Heathermoor and Terrace buildings have elevators; the Verandas are walk-ups with detached garages; Villas and single-family homes have attached two-car garages.
Each condominium association has its own declaration, budget and reserves.
Highland Woods recorded 35 resales at a $410,000 median in the latest 12 months, from $198,000 to $1,100,000, and every home carries the same club membership. Call Marc Comisar at (239) 287-5873, start your Highland Woods buyer consultation, or see how we represent buyers. Selling first? Get a free Highland Woods home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Highland Woods buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Highland Woods sits under two regimes. Its 566 condominium units, the Heathermoor, Terrace and St. Andrews Verandas associations, are governed by chapter 718, so a seller there delivers the section 718.503 package. The Highland Woods Villas and the Summer Greens single-family homes are platted lots under the master declaration, where section 720.401 is the likely regime. Every home carries the master declaration and the club. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration, recorded June 26, 1995 at OR Book 2612, Pages 3397 to 3485, ties one Owner Equity club membership to every home, and the club collects a one-time capital contribution from the buyer at closing, $10,000 for 2026.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Highland Woods that matters because the entrance and the southern and central pods map shaded Zone X while the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Highland Woods home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Highland Woods has no community development district, so its tax bill carries only the standard countywide, city and regional millage, according to the 2025 tax bill our Highland Woods guide read.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Highland Woods sale needs the club's estoppel, $250 to $450 with $100 to update and $100 to expedite under the 2026 schedule, plus the neighborhood association's for a condominium or villa.
A buyer choosing between Highland Woods and Bonita National, two bundled-golf communities in Bonita Springs, is choosing between an established equity club off US 41 with no CDD, at a $410,000 median, and newer construction east of I-75 with a golf or social deed and a district line, where Lee County recorded 109 sales at $690,000.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Highland Woods 2026 Master Association Schedule of Fees; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule).
| What a buyer weighs | Highland Woods | Bonita National |
|---|---|---|
| Location | Off US 41 north of West Terry Street, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 798 (566 condominium, 232 villa and single-family) | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 35 at a $410,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $301.43 | $347.63 |
| Built | 1996 to 2001 | 2015 to 2022 |
| Golf | Bundled equity: one Owner Equity membership on every home, no waitlist | Bundled by deed: 866 golf-deeded homes, the rest social |
| Club and master charges, 2026 | $13,812.79 club dues plus a $500 food and beverage minimum | $5,841 master lines on every home, $3,948 more for golf |
| Buyer's one-time charge | $10,000 capital contribution | $4,000 HOA capital contribution, plus $5,000 on a golf-deeded home |
| District on the tax bill | None | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Flood | Mostly shaded Zone X, Zone AE along the northern drainage corridor and lakes | FEMA Zone X |
A home in Highland Woods fits a buyer whose priorities are equity golf on every home, no district line and an established club near US 41. A home in Bonita National fits a buyer whose priorities are newer construction and a choice of golf or social deed. Each fits a different list of priorities.
The full carry on each side, the district line, the flood zone and the construction era.
A Highland Woods buyer should read the parcel's flood zone before offering: most of the community maps shaded Zone X, the northern interior maps Zone AE with a 9-foot base flood elevation, and every address is in evacuation Zone A, while a condominium's master policy carries the building's cover in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser flood zones service and FEMA National Flood Hazard Layer, FIRM panel 12071C0656G effective November 17, 2022, read October 2026; Lee County evacuation zones; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
Point queries of the county's flood layer return shaded Zone X across the entrance and the southern and central pods and Zone AE, base flood elevation 9 feet, with a floodway band on the northeast edge, on the maps effective November 17, 2022.
Lee County maps Highland Woods in evacuation Zone A, the first to evacuate.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area, according to the National Hurricane Center. We describe your home's record through the flood disclosure.
We print no premiums. We point to the elevation certificate for an AE home, the wind mitigation form and, for a condominium, the master policy and deductible.
A Highland Woods inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 1996 to 2001, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Highland Woods home built from 1996 to 2001, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. A late-1990s Highland Woods home's roof, windows and wind mitigation features decide its insurance as much as its interior does.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Highland Woods buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
| Item (80 percent loan) | Heathermoor median ($262,500) | Community median ($410,000) | Villas median ($580,000) |
|---|---|---|---|
| Loan amount | $210,000 | $328,000 | $464,000 |
| Documentary stamp tax on the note at $0.35 per $100 | $735.00 | $1,148.00 | $1,624.00 |
| Nonrecurring intangible tax at 0.2 percent | $420.00 | $656.00 | $928.00 |
| Subtotal of the two loan taxes | $1,155.00 | $1,804.00 | $2,552.00 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
The buyer pays the club's one-time capital contribution, $10,000 for 2026, and the estoppel fee on separate checks at closing, and takes over the seller's unspent food and beverage balance. The club activates the membership within 24 to 48 hours of receiving the deed and fees, according to the 2026 schedule.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Highland Woods, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Highland Woods is inside the City of Bonita Springs with no CDD, so a Highland Woods bill carries only city, county, school and regional millage. A buyer's bill resets after the sale; the title company prorates on the actual figures.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
Florida voters approved Amendment 3 on November 3, 2026, with 61.99 percent yes on the Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, cuts the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and gives a buyer who was not a Florida resident on December 31, 2026 the larger exemption only from the fifth year of the exemption (the Florida Senate record, CS/HJR 1-F, and the ballot text). We state no dollar effect for a home here yet, because 2027 bills are the first the county works under the new rules.
Since August 17, 2024, a Highland Woods buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Highland Woods home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Highland Woods centers on the club's course, dining rooms, pools and courts, with a Publix at US 41 and Bonita Beach Road minutes south, Coconut Point minutes north and Bonita Beach about 10 to 12 minutes west. Highland Woods is gated off US 41 in the City of Bonita Springs.
Data updated: October 2026 (Drive-time estimates from the entrance as tabled on our Highland Woods guide; School District of Lee County 2026 to 2027 zones).
Publix at The Center of Bonita Springs about 2 to 8 minutes, Coconut Point about 8 to 10, Bonita Beach about 10 to 12, Barefoot Beach Preserve about 12 to 15 and Southwest Florida International Airport about 20 to 30, according to our Highland Woods guide.
Bonita Springs Middle Center for the Arts sits on West Terry Street next to the entrance and Bonita Springs High School serves the high school grades; Spring Creek and Bonita Springs Elementary are in the elementary choice zone, according to our Highland Woods guide's reading of the district's 2026 to 2027 plan. Families rank schools and a lottery assigns seats.
Lee Health's Coconut Point emergency department and NCH's Bonita Springs emergency department are each a short drive on US 41.
Little Hickory Island Beach Park and Barefoot Beach Preserve are a short drive west.
Near Highland Woods, the City is adding sidewalk and drainage on West Terry Street at the entrance, FDOT is designing a rebuild of the US 41 and Bonita Beach Road intersection about 1.5 miles south, and Old 41 downtown keeps adding restaurants, so construction traffic is the near-term trade-off in Bonita Springs.
Data updated: October 2026 (FDOT District One projects 444321-1 and 435110-1; City of Bonita Springs East Terry Street page and Projects of Interest).
FDOT granted location and design concept acceptance on July 25, 2025 for a partial displaced left turn design, under project 444321-1.
FDOT's study to widen Old 41 up to four lanes presented its preferred alternative on November 20, 2025, under project 435110-1.
The City awarded a construction contract of about $17.8 million on April 1, 2026 for stormwater, a multi-use path and utilities.
The City of Bonita Springs Projects of Interest page and FDOT District One.
We find the right Highland Woods home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Highland Woods the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Highland Woods that means watching each product's sales and listings, not just the community total.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Highland Woods buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Highland Woods suits a buyer whose priorities are equity golf on every home with no waitlist, no district line and an address near US 41, and suits less well a buyer who wants a newer home, a Zone X map everywhere or short-term rentals. The lists below come from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Highland Woods, start with a value on the home you own: our free home valuation and guide to selling a Highland Woods home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Highland Woods from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Highland Woods listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Highland Woods, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Highland Woods buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Highland Woods buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "I've been working with Jesse to find a home for my parents who are making the transition to a full time life in Southwest Florida. His knowledge of the area is impressive. He has been able to find properties that suit the needs of my aging parents so we will be able to view and decide on a place quickly when we make the trip. This process has required great patience from Jesse and he has come through like a true professional!" Verified Zillow review
★★★★★ "We were lucky enough to meet Jesse through a mutual friend and we wouldn't have been in our beautiful house with out him. He went above and beyond normal expectations and was there every step of the way. Jesse really cares about people first. This was noticable and very much appreciated. Thanks Jesse!" Verified Zillow review
★★★★★ "We would recommend Marc to anyone seeking a gorgeous SW FL address. We found him ( blind) on a website which listed him as the top RE agent in the area. We sent an email and within 20 minutes he called us. I love someone interested in our business. This responsiveness showed through in all our communications during the process. Marc had a lot of experience in the FT Myers, Bonita springs, and Estero markets. After ascertaining our needs he led us through about 10 houses in one day and we decided on our FL dream house. After the signature, he remained with us and answered questions on the contract, insurance, and settlement process. Because it was inconvenient for us to travel to do the final walk through, Marc handled that for us too. If you need an agent, don’t hesitate to engage Marc." Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
Several Highland Woods figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Highland Woods buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees and Rules and Regulations v1.10 as cited on our Highland Woods guide; Florida Statutes read October 2026).
Lee County recorded 35 sales from September 26, 2025 to September 25, 2026 at a median of $410,000. Condominiums, the Heathermoor, Terrace and St. Andrews Verandas units, recorded 26 sales at a $396,250 median, and villas and single-family homes 9 at $695,000, so read the product first.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of July 15, 2026 showed 36 Highland Woods sales over the prior 12 months at a median of 71 days on market, an average of 88, and an average 94.0 percent of list price.
The July 15, 2026 MLS pull showed an average 94.0 percent of list price on the 36 sales it returned.
The July 15, 2026 MLS pull showed 8 active listings, 3 pending and about 2.7 months of supply.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $410,000 median that is $1,804.00 in the two mortgage taxes.
A federally backed mortgage on a Zone AE home requires flood insurance; a Zone X home is not federally required to carry it, but Citizens wind policies will need flood coverage from January 1, 2027, and condominium unit-owner policies are exempt from that rule.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
No. We found no recorded age restriction for Highland Woods; check a neighborhood's documents before relying on any age claim.
The minimum lease is 30 consecutive days, an owner may transfer club privileges to a tenant no more than 12 times a year with the general manager's approval and a tiered fee, and neighborhood documents may set a longer minimum, under the Rules and Regulations.
Pet rules are set by the club's rules and each neighborhood's documents; read them before you buy.
Lee County recorded 35 Highland Woods sales from September 26, 2025 to September 25, 2026 at a median of $410,000, from $198,000 to $1,100,000, or $301.43 per square foot of county heated area. Condominiums, the Heathermoor, Terrace and St. Andrews Verandas units, recorded 26 sales at a $396,250 median, and villas and single-family homes 9 at $695,000, so read the product first.
The county roll ties 798 home parcels to Highland Woods in our match, 566 condominium units and 232 villas and single-family homes; the club counts 799 residences.
Three layers: the club's dues, $13,812.79 for 2026, plus the $500 food and beverage minimum, the neighborhood association's dues, which vary and are not published community-wide, and city and county taxes with no CDD line.
No. Highland Woods has no community development district; the 2025 tax bill our Highland Woods guide read carried no CDD line and no CDD assessment.
It depends on the address: the entrance and the southern and central pods map shaded Zone X, and the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation, on the maps effective November 17, 2022. Lee County maps the community in evacuation Zone A.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The minimum lease is 30 consecutive days, an owner may transfer club privileges to a tenant no more than 12 times a year with the general manager's approval and a tiered fee, and neighborhood documents may set a longer minimum, under the Rules and Regulations.
Bonita Springs Middle Center for the Arts sits on West Terry Street next to the entrance and Bonita Springs High School serves the high school grades; Spring Creek and Bonita Springs Elementary are in the elementary choice zone, according to our Highland Woods guide's reading of the district's 2026 to 2027 plan. Families rank schools and a lottery assigns seats.
Highland Woods is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A condominium seller delivers the section 718.503 package with a seven-day review right; a villa or single-family seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure.
Yes; every owner is an Owner Equity member with full golf and no waitlist.
No separate initiation; the buyer pays the one-time capital contribution, $10,000 for 2026.
The capital contribution, the estoppel fee, the seller's unspent food and beverage balance, and your lender and title charges.
For 30 days or more, with club privileges transferred to the tenant up to 12 times a year with approval and a fee.
Heathermoor recorded sales from $198,000 in the latest 12 months.
No; the St. Andrews Verandas are two-story walk-ups with detached garages, according to our Highland Woods guide.
Every document behind the rules and figures in this Highland Woods guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| 2026 Master Association Schedule of Fees | Highland Woods Golf and Country Club | Dues, capital contribution, estoppel and food and beverage minimum | Open the 2026 schedule |
| 2025 Master Association Schedule of Fees | Highland Woods Golf and Country Club | The prior year's figures for comparison | Open the 2025 schedule |
| Rules and Regulations v1.10 | Highland Woods Golf and Country Club | Membership, leasing transfers and community rules | Open the rules |
| Declaration of Covenants, Conditions and Restrictions | Lee County Clerk of Court | The master declaration, OR Book 2612, Page 3397 | Open the declaration |
| Community map | Highland Woods Golf and Country Club | Neighborhoods, pools and the course | Open the map |
| FIRM panel 12071C0656G, effective November 17, 2022 | Federal Emergency Management Agency | The flood panel covering the community | Open the panel layer |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Highland Woods club, association and county records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Highland Woods buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked all 35 recorded sales in Highland Woods over the latest 12 months by product and read the MLS pull, the club's 2026 fee schedule and its Rules and Regulations, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Highland Woods home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Highland Woods buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Highland Woods, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.