Fort Myers, Florida
Buying in The Plantation? We compare Somerset and Bridgetown, the coach-home condominiums, your FY 2026/2027 CDD class by lot, the unpublished association dues, the club's membership facts and the Zone X record. Call Marc at (239) 287-5873.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in The Plantation means choosing a half before you choose a house: Somerset at The Plantation, with the private golf course, the Great House and every coach-home condominium, or Bridgetown at The Plantation, entirely single-family around its own amenity center. Each half has its own association, rule book, CDD class table and resale record. Our guide to The Plantation in Fort Myers tells the story of this gated golf community on Treeline Avenue in Fort Myers. This page is the buyer's version: what each half and section has sold for on the county record, what the Arborwood CDD line and the City's bill lines cost, what the associations do not publish, what the club says about membership, what the flood map shows, and which documents to collect before your inspection period ends. By Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, with every sale figure read from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Not to be confused with Town Plantation, the rental community on Treeline Avenue at Plantation Gardens Drive, Lee Plantation, Plantation Preserve or the separate Somerset subdivision in ZIP 33967: this page covers only the gated golf community in ZIP 33913.
McGreevy and Comisar are the buyer's agents who read the lot's Arborwood CDD class, the association's estoppel, Bridgetown's recorded rules or Somerset's resale package, the club's own pages and the FEMA panel for a Plantation home before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026; Arborwood CDD August 3, 2026 hearing book; The Plantation Golf and Country Club pages read October 11 and October 28, 2026).
The Plantation looks simple from Treeline Avenue: one name, one golf course, one district. The paperwork is not. Two separate community associations sit under the name with no master association above them, four condominium associations sit inside Somerset, the Arborwood Community Development District bills thirty-two different classes across the two halves on the Lee County tax bill, neither association publishes its assessment, and the club publishes its membership categories but not its prices. Every sale in the last 12 months was a resale, so the recorded sale of a comparable home in the same half and section is the price evidence. We know which class a lot sits in, which document holds each missing figure and which comparable is the right one, and we price the difference into the offer before the inspection period closes.
If you are weighing us against other agents, our look at the best real estate agents in Fort Myers sets out the yardsticks we think a Plantation buyer should use: verified production, years in the market, reviews you can read word for word, and whether the agent who tours the home with you is the agent who negotiates it.
Awards are not a negotiating strategy. Two decades of continuous Southwest Florida production is how an agent recognizes a fair price on a 2007 home on Somerset's original plat or a 2019 home in Remington Chase without guessing, and how we know what a Lee County closing agent, a district manager, two community associations, a condominium association, a private club and an insurance underwriter will ask for before a closing can happen.
Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation. There is no junior handoff: the person who tours the home with you negotiates it. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. We meet Plantation buyers at either gate on Treeline Avenue. The reviews section further down quotes five Google reviews word for word.
If you are searching for the best buyer's agent in The Plantation, Florida, McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes. Brokered by Domain Realty.
McGreevy and Comisar bring a verified Southwest Florida record to a Plantation purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. In the last 12 months we tracked 108 The Plantation closings in the county's recorded sales, at a $562,500 median.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026, our analysis; RealTrends 2026 ranking as published).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for more than $900 million of personal production inside that number. Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). Those are the production figures we publish on every page we operate, and they are the same here.
In the 12 months to September 25, 2026 we tracked 108 Plantation closings in the Lee County record and 3,115 qualified sales since the first recorded sale on December 5, 2006. We split them by half (Somerset or Bridgetown), by product (single-family home or condominium), by section and plat family and by street. We set them beside the Arborwood CDD's FY 2026/2027 budget and class tables, its audits, the City of Fort Myers' FY 2026-2027 Budget in Brief, Bridgetown's recorded declaration and amendments, the state's corporate records for every association, the club's own pages, FEMA's flood layers and the pending 2027 map revision, the county's evacuation and wind layers, and the School District of Lee County's 2026-2027 enrollment zones.
Before the first showing we confirm the half, the section and the CDD class for the address. We read the CDD line on the seller's Lee County tax bill, request the association estoppel (and, for a coach home, the condominium association's estoppel, budget, reserve schedule and certificate of insurance), ask the seller in writing what club membership the home's owner holds, check the address against FEMA's map and the pending revision, and ask for the wind mitigation form and the roof permit. In Bridgetown we put the $2,000 Resale Reserve Fund Conveyance Fee in your offer math from the first conversation. Those checks cost nothing and only count if they happen inside the inspection period. The history, governance and lifestyle detail behind them is in our guide to The Plantation.
The Plantation's market in the 12 months to September 25, 2026 was 108 recorded sales at a $562,500 median, from $315,500 to $1,180,000: Somerset single-family homes at a $735,000 median, Bridgetown homes at $520,000 and the Somerset condominiums at $445,000. Every sale was a resale on the tool's builder-direct estimate, so you are buying from owners.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026).
Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis (Lee County Property Appraiser). "12 months" means September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, and is never set against an MLS living-area figure.
| Window | From | To | Sales | Median | Range |
|---|---|---|---|---|---|
| 12 months | September 26, 2025 | September 25, 2026 | 108 | $562,500 | $315,500 to $1,180,000 |
| 24 months | September 26, 2024 | September 25, 2026 | 204 | $575,000 | $315,000 to $1,235,000 |
| 36 months | September 26, 2023 | September 25, 2026 | 308 | $582,500 | $315,000 to $1,257,500 |
| 60 months | September 26, 2021 | September 25, 2026 | 581 | $595,000 | $312,000 to $1,352,000 |
| All history | December 5, 2006 | September 25, 2026 | 3,115 | $401,089 | $75,893 to $1,352,000 |
The medians step down from $595,000 over 60 months to $562,500 over the last 12 months: a 2022 peak, a softer 2025 and a steadier 2026. With 108 sales in a year, most homes you tour will have recent comparables in the same half.
| Product, 12 months to September 25, 2026 | Sales | Median | Range | $ per heated sq ft |
|---|---|---|---|---|
| All homes, The Plantation | 108 | $562,500 | $315,500 to $1,180,000 | $275.63 |
| Single-family, both halves | 93 | $610,000 | $315,500 to $1,180,000 | $287.33 |
| Somerset single-family | 39 | $735,000 | $473,000 to $1,180,000 | $328.19 |
| Bridgetown (all single-family) | 54 | $520,000 | $315,500 to $885,000 | $270.14 |
| Condominium units (all in Somerset) | 15 | $445,000 | $325,000 to $520,000 | $225.18 |
Over 24 months the single-family median was $597,500 on 182 sales, Somerset single-family $749,950 on 76 and Bridgetown $497,000 on 106. The condominiums recorded 22 sales at $441,200 over 24 months and 39 at $455,000 over 36 months.
| Price band | Sales |
|---|---|
| $300,000 to $400,000 | 14 |
| $400,000 to $500,000 | 25 |
| $500,000 to $750,000 | 42 |
| $750,000 to $1,000,000 | 23 |
| $1,000,000 and up | 4 |
The bottom band is where Bridgetown's compact-lot plats and a few condominium units meet; the top two bands are mostly Somerset's estate streets and Bridgetown's largest homes. Four sales cleared $1,000,000 in the 12 months, the highest at $1,180,000 for a Somerset single-family home.
| Street | Half | Sales | Median (thin) or sale prices |
|---|---|---|---|
| Glenhurst St | Bridgetown | 8 | $376,000 (thin) |
| Kingsmill Way | Somerset | 5 | $875,000 (thin) |
| Sussex St | Somerset | 5 | $700,000 (thin) |
| Maitland Way | Bridgetown | 5 | $610,000 (thin) |
| Laughton Cir | Bridgetown | 4 | $485,000 (thin) |
| Clifton Ter | Bridgetown | 4 | $530,000 (thin) |
| Chrasfield Chase | Somerset | 4 | $660,000 (thin) |
| Chadsford Cir | Somerset | 4 | $915,000 (thin) |
| Surrey Pl | Somerset | 3 | $682,000 (thin) |
| Epping Way | Somerset | 3 | $550,000 (thin) |
| Simsbury Ter | Somerset | 3 | $540,000 (thin) |
| Westmoreland Way | Bridgetown | 3 | $457,500 (thin) |
| Bourke Pl | Bridgetown | 3 | $575,000 (thin) |
| Castlereagh St | Bridgetown | 3 | $745,000 (thin) |
| Avingston Ter | Bridgetown | 3 | $350,000 (thin) |
| Thurston Chase | Bridgetown | 3 | $750,000 (thin) |
| Gladstone Way | Somerset | 2 | $950,000 and $960,000 |
| Salisbury Ct | Somerset | 2 | $910,000 and $925,000 |
| Milford Pl | Somerset | 2 | $740,000 and $795,000 |
| Stonington Ave | Bridgetown | 2 | $740,000 and $800,000 |
| Merriweather Ct | Somerset | 2 | $680,000 and $719,900 |
| Lithgow Ln | Bridgetown | 2 | $530,000 and $620,000 |
| Hadley Ct | Somerset | 1 | $850,000 |
Rows with 3 to 8 sales print a median labelled thin; rows with 1 or 2 sales print the sale prices, never a median. A thin median moves with every sale, so read these rows as a map of where the price tiers sit, not as a value for any one home.
| Calendar year | Sales | Median | Single-family median | Builder-direct (estimate) |
|---|---|---|---|---|
| 2019 | 236 | $380,000 | not shown | 137 |
| 2020 | 274 | $375,929 | not shown | 98 |
| 2021 | 256 | $477,312 | not shown | 83 |
| 2022 | 126 | $649,750 | $702,000 | 0 |
| 2023 | 110 | $599,350 | $665,000 | 0 |
| 2024 | 106 | $612,500 | $639,000 | 0 |
| 2025 | 102 | $545,000 | $585,000 | 0 |
| 2026 (to September 25) | 82 | $550,000 | $590,000 | 0 |
The 2019 to 2021 rows mix new Pulte closings with resales, so their medians blend two markets. Somerset single-family calendar medians ran $855,000 in 2022, $820,000 in 2023, $740,000 in 2024, $732,400 in 2025 and $740,000 in 2026 to September 25. Bridgetown's ran $595,000, $558,000, $572,500, $435,000 and $530,000; its 2025 figure reflects a heavier share of compact-lot resales, a change in mix and not a price cut you can apply to any one home.
The top of The Plantation's market is a handful of Somerset streets. Chadsford Circle, the whole of the Parcel Four-A section with 68 homes, recorded 4 sales at a thin $915,000 median; Kingsmill Way 5 at a thin $875,000; Gladstone Way sold at $950,000 and $960,000 and Salisbury Court at $910,000 and $925,000. Kingsmill Way runs through Somerset's original plat and Parcel Two, Salisbury Court is in Parcel Two and Gladstone Way in Parcel Three, so the estate tier is spread across several sections rather than gathered in one enclave. Over 24 months Somerset single-family homes recorded 76 sales at $749,950, and over 60 months 209 at $800,000.
The entry point is on the Bridgetown side and in the Somerset condominiums. Bridgetown's Clarendon Street plat (Clarendon Street, Glenhurst Street and Moorhouse Place) recorded 11 sales at a $375,000 median, $263.47 per heated square foot; Avingston Terrace, where all 36 homes are 1,553 square feet with 2 bedrooms on the roll, recorded 3 at a thin $350,000. The condominiums recorded 15 sales at $445,000, from $325,000 to $520,000; Glastonbury at The Plantation recorded 13 at $431,000 over 24 months.
The Plantation sold at $275.63 per square foot of county heated area across all 108 sales: single-family $287.33, Somerset single-family $328.19, Bridgetown $270.14 and the condominiums $225.18. The gap between Somerset and Bridgetown is lot size, golf frontage and product, not a premium you can apply to one home. The denominator is the county's heated area, which usually differs from a listing's living area, so we use these figures to compare halves and products, then price the specific home on its own comparables.
The county record shows 137 builder-direct closings in 2019, 98 in 2020 and 83 in 2021, then none from 2022 (estimates); Somerset's last builder-direct year was 2019 and Bridgetown's 2021, and the roll shows zero vacant residential lots. Centex Homes began The Plantation in the mid-2000s, and after Centex joined PulteGroup in 2009 the remaining homes were built and sold under the Pulte name through 2021 (U.S. SEC, Centex Form 8-K, August 18, 2009). You are buying from an owner, so the seller's disclosures, the estoppel certificates and the home's own maintenance record matter more than any builder warranty.
Days on market, sale-to-list ratio, active inventory and months of supply for The Plantation: Information not available at time of publishing (checked 2026-10-28). Those measures live in the Southwest Florida MLS, and we pull them, with their own window and pull date, for the half and product you are shopping on the day you call.
Choosing between Somerset and Bridgetown is the first decision a Plantation buyer makes. Somerset holds the golf course, the Great House, 731 single-family homes and all 220 condominium units; Bridgetown holds 883 single-family homes on thirteen sections with its own amenity center, published recorded rules and no club right in its declaration.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded qualified sales through September 25, 2026; Bridgetown recorded documents; Arborwood CDD August 3, 2026 hearing book).
A Somerset buyer and a Bridgetown buyer sign up for different rule books, different estoppel certificates and different amenity centers, even though they share a district line on the tax bill and the Treeline Avenue address. We always name the half before we quote a figure.
| Item | Somerset at The Plantation | Bridgetown at The Plantation |
|---|---|---|
| Homes on the roll (October 4, 2026) | 951: 731 single-family homes plus 220 condominium units | 883 single-family homes, no condominiums |
| Single-family heated range (county) | 1,637 to 3,936 sq ft | 1,125 to 3,936 sq ft |
| Pool flag (county GIS) | 575 of 731 single-family homes | 426 of 883 homes |
| 12-month sales and median | Single-family 39 at $735,000; all 54 at $665,000 | 54 at $520,000 |
| Association | Somerset at The Plantation Community Association, Inc. (filed August 29, 2006; five-member board) | Bridgetown at The Plantation Community Association, Inc. (filed January 22, 2007; seven-member board) |
| Manager | FirstService Residential | Castle Group |
| CDD line, FY 2026/2027, gross | $247.04 to $1,779.04 by class | $89.45 to $1,621.45 by class |
| Entrance | Dartington Drive at Treeline Avenue | Kingsbridge Boulevard at Treeline Avenue (the "Treeline gate") |
| Golf | The course's 20 parcels, about 115 acres, are all Somerset tracts | No golf parcel; the declaration conveys no club right |
| Published rules | Not published (declaration and rules behind a login) | Recorded and posted: leasing, pets, vehicles, shutters, ponds, fines |
| Transfer fee | Not published | $2,000 Resale Reserve Fund Conveyance Fee, paid by the buyer |
Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Sunbiz, Somerset association; Sunbiz, Bridgetown association; Bridgetown, Governing Documents; Arborwood CDD, August 3, 2026 hearing book.
Somerset's 731 single-family homes sit on eight sections: the original plat of 2005 (62 homes on Kentfield Lane, Milford Place and Kingsmill Way), Parcel Two of 2006 (202 homes), Parcel Three of 2011 (179), the Parcel Three Replat of 2013 (40), Parcel Four-A of 2014 (68 homes on Chadsford Circle), Parcel Four-B of 2014 (55 homes on Epping Way), Parcel Five of 2015 (106 homes on Sussex Street, Lonsdale Terrace and Litchfield Lane) and New Market at Somerset of 2010 (19 homes on New Market Street). The years are the plat years in the roll's legal descriptions. Epping Way is the compact Somerset section, median heated area 1,862 square feet on lots of about 8,200 square feet (an approximation from the county GIS layer); Chadsford Circle and the Parcel Two and Three estate streets sit at the top.
Bridgetown's 883 homes sit on thirteen sections platted from 2006 to 2019, and they fall into three lot tiers read from county GIS polygon areas, so treat the sizes as approximations. The compact tier is the Clarendon Street plat, Westmoreland, Phase Four and Avingston Terrace: median lots of about 6,800 to 7,300 square feet with homes of about 1,350 to 1,600 square feet. The top tier is Thurston Chase, with a median lot near 11,650 square feet and every home 2,488 square feet or larger. The original Phases One to Three and the named plats of 2013 to 2019 sit between. Pulte released the final Bridgetown homesites, "nearly 70", in August 2020 (Naples Daily News, August 29, 2020).
| Plat family | Homes | 12-month sales | Median or prices |
|---|---|---|---|
| Phases One to Four ("Bridgetown at" legal) | 389 | 21 | $595,000 |
| Clarendon Street, Glenhurst Street and Moorhouse Place | 136 | 11 | $375,000 ($263.47 per heated sq ft) |
| Maitland Way plats (Maitland Way and Avingston Terrace; Maitland Way Replat) | 80 | 8 | $545,000 |
| Clifton Terrace | 47 | 4 | $530,000 (thin) |
| Westmoreland | 51 | 3 | $457,500 (thin) |
| Thurston Chase | 23 | 3 | $750,000 (thin) |
| Dennington Road | 56 | 2 | $540,000 and $585,000 |
| Remington Chase | 43 | 1 | $750,000 |
| Battersea Place | 58 | 1 | $485,000 |
Homes add to 883 and sales to 54. The spread is the point: a compact Clarendon Street plat home and a Thurston Chase home sit inside the same association and behind the same gate at medians of $375,000 and $750,000.
Pulte's 2019 Bridgetown designs ran from the Steel Creek at 1,372 base square feet and the Taft Street at 1,433 through the Crestview (1,574), Abbeyville (1,671), Summerwood (1,861) and Martin Ray (1,968) to the Pinnacle (2,488), Tangerly Oak (2,589) and Stonewater (2,852), at 2019 starting prices of $237,990 to $414,990 (Pulte Homes, Bridgetown, November 17, 2019 capture, historical builder marketing). The county roll's most common heated sizes match those base sizes, 1,433, 1,861 to 1,862, 1,968, 2,488 and 2,852 square feet. That is a match by size only, so we never tell you a specific home is a specific plan without the permit or the original contract.
The golf land is 20 parcels of about 115 acres, every one platted as a Somerset at The Plantation tract, and no golf parcel carries a Bridgetown legal description (Lee County GIS, ParcelAddress layer). A golf-course view is therefore a Somerset feature, while lake lots run through both halves. Living beside the course is not the same as belonging to the club: the club says "golf course access is exclusive to members and their guests". We tour golf lots against golf lots and lake lots against lake lots, and we tell you plainly which view you are paying for.
Several names attach to The Plantation that are not neighborhoods inside it. Kingsmill Manor was named in a January 2006 news report as the first Somerset neighborhood, but no roll legal description uses it; Kingsmill Way is a Somerset street. Tiverton Trace is the Bridgetown street; "Triverton Trace" is a plat name that holds tracts only. Somerset Hall and Bridgetown Hall are plan and news names for amenity buildings. The county roll also uses the wording "Glastonbury at Somerset" on eight units of Glastonbury at The Plantation, so try both names when you search the records. Town Plantation, Lee Plantation, Plantation Preserve and the Somerset subdivision in ZIP 33967 are different places.
With 108 recorded Plantation sales in 12 months and a spread from a $315,500 compact Bridgetown home to a $1,180,000 Somerset home, the right price depends on the half, the section, the lot, the CDD class and the condition of the house, not on a community median. If you are buying, book a Plantation buyer consultation and Call Marc at (239) 287-5873. If you are selling first, get a free home valuation for The Plantation and Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
A coach-home condominium at Somerset is the entry point to Somerset's side of The Plantation: five recorded condominiums, 220 units in two-story, four-unit buildings, which recorded 15 sales at a $445,000 median in the 12 months to September 25, 2026. You buy into a condominium association as well as Somerset, so the document list is longer.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; DBPR condominium extract; Florida Statutes 718.503, 718.112 and 553.899).
| Condominium | Units | Recorded | Window | Sales | Median |
|---|---|---|---|---|---|
| Glastonbury at The Plantation | 108 | 2011 (buildings 2011 to 2018) | 24 months | 13 | $431,000 |
| The Islands I at Somerset | 32 | 2007 | 36 months, with Islands II, Barbados I and Antigua I | 15 | $450,000 |
| The Islands II at Somerset | 12 | 2007 | (in the combined row) | ||
| Barbados I at Somerset | 44 | 2009 | (in the combined row) | ||
| Antigua I at Somerset | 24 | 2009 | (in the combined row) |
The state register gives the same 220 units as the county roll (DBPR condominium extract). The Islands I and II share one association; Glastonbury, Barbados I and Antigua I each have their own, all Active on the state's corporate records (Sunbiz, Glastonbury at The Plantation Condominium Association). Glastonbury's units run 1,550 to 2,065 square feet of county heated area, median 1,808, with 2 or 3 bedrooms, and recorded 7 sales at $431,000 in the 12 months.
Each building holds two ground-floor and two second-floor homes; the county GIS layer shows 110 units at story 1 and 110 at story 2. The two share a roof and a structure but differ on stairs, privacy and outdoor space, and the interior insurance differs too. We price them separately, and so should you.
On a condominium resale, section 718.503 requires the seller to give you the governing documents and a current question-and-answer sheet, and gives you a cancellation window after you receive them (section 718.503). The HOA disclosure summary under section 720.401 does not apply to a chapter 718 association. Whether a condominium owner is also a member of the Somerset association is stated in documents we could not read, so we ask for both sets of documents and track both timelines beside the inspection period.
Ask for four documents before the inspection period ends: the condominium association's adopted budget and reserve schedule, required under section 718.112 (section 718.112); the certificate of insurance for the building policy; the estoppel certificate from the condominium association and, if the owner is billed by Somerset too, from Somerset, each capped at $299 plus the expedite and delinquency charges; and the declaration, bylaws and rules for leasing, pets, parking and alterations. None of the five condominiums publishes its budget, so these documents set the offer.
Florida's SIRS and milestone inspection laws apply to condominium buildings of three habitable stories or more; The Plantation's condominium buildings are two stories (section 553.899; DBPR condominium FAQs). That does not mean the associations have no reserve obligations: every Florida condominium association keeps a budget and reserve schedule under Chapter 718, and its board decides how to fund them. What any association's files contain is not something this page states. Read them.
You buy a unit-owner (HO-6) policy for the interior, contents and liability, while the condominium association insures the building. Citizens' flood requirement does not apply to condominium unit-owner policies (Citizens, flood insurance requirement). How much of the interior the association's policy covers is set by the declaration and the policy, so the carrier writing your HO-6 needs the association's certificate of insurance before it can quote. The coach homes pay Somerset's multifamily CDD classes, $745.04 to $1,695.04 for FY 2026/2027.
Finding the right Plantation home starts with the carrying cost, not the floor plan, because the CDD class, the association and condominium layers, the City's bill lines and the insurance decide the monthly number. We screen every address against your budget, half, view and club plans, then tour the homes that pass, including ones that reach us before the market.
We start with what you can carry each month, then work backward to a price. That number includes principal and interest, Lee County property tax at the district 090 rate, the CDD class for the lot, the City's fire, solid waste and stormwater lines, the association assessment from a dated estoppel, the condominium assessment for a coach home, any club dues as the club states them, and quotes for homeowners, wind and, if you choose it or Citizens requires it, flood coverage. The CDD line alone differs by $1,689.59 a year across the community, from $89.45 on a paid-off Bridgetown lot to $1,779.04 on a Somerset 75 ft (4) lot (our arithmetic from the FY 2026/2027 tables).
Next we narrow the half and the lot. A condominium buyer compares the five Somerset condominiums and their floors; a compact-plan buyer compares the Clarendon Street plat, Westmoreland and Avingston Terrace with Somerset's Epping Way; an estate buyer chooses between Chadsford Circle, Kingsmill Way, Gladstone Way, Salisbury Court and Bridgetown's Thurston Chase. Then the class: two 55-foot Bridgetown lots on the same street can pay $743.45 and $1,093.45 on the CDD line because of their bond history, so we read each lot's class from its own tax bill.
Owners sometimes test the market privately before they list. We work through our own network and our brokerage's database to surface pre-market and off-market Plantation homes, and we tell you about them the day we hear. On a street that records two sales a year, a home that never reaches the open market can be the best option you see all season.
On each tour we bring the recorded comparables for that half and section, the CDD class for the parcel, the lot position on the lake or course, the FEMA reading, the year built and what it means for the roof and the code edition, and the route to the interstate: I-75 Exit 131 is 1.1 route miles from the Somerset entrance and 3.2 from the Bridgetown gate, and Exit 136 at Colonial Boulevard is 7.2 and 5.1 (OSRM routing, October 21, 2026). You leave each showing knowing what the home costs to own, not just what it looks like.
Negotiating for a Plantation buyer means arguing from the recorded sales of the same half and section, the CDD class on the lot and the documents a seller has or has not produced. We write the offer around what the county record shows comparable homes sold for, and we use the inspection period to collect the documents that change the price.
A Somerset estate home is priced against Chadsford Circle, Kingsmill Way, Gladstone Way and Salisbury Court and the 76 Somerset single-family sales of the 24 months at $749,950. A Bridgetown home is priced against its plat family: 21 sales at $595,000 in Phases One to Four, 11 at $375,000 in the Clarendon Street plat, 8 at $545,000 on the Maitland Way plats. A Glastonbury unit is priced against 13 sales over 24 months at $431,000. We never price a Bridgetown compact home against the community median, and we never set a county price per square foot beside an MLS living-area figure. If a list price sits well above the recorded range for that section, we show the seller the record.
A buyer compares carrying costs, and the CDD class is one of the few that is published. A Bridgetown 55 ft (3) lot carries $1,093.45 for FY 2026/2027 against $743.45 for a 55 ft (1) lot, a difference of $350.00 a year until the Series 2018 bonds mature in May 2036, our arithmetic. When two comparable homes carry different classes, the difference belongs in the price, and we say so in the offer.
We ask every seller for the association estoppel, the most recent tax bill with its CDD line, any CDD prepayment letter, the wind mitigation form, the roof permit and, on a coach home, the condominium association's estoppel, budget and certificate of insurance. We also ask what club membership the seller holds and what the club says about it. A seller who cannot produce a document is a seller whose price should reflect the uncertainty, and we write that into the offer.
We set an inspection period long enough for the estoppel certificates, the Somerset documents or Bridgetown's recorded rules, the condominium documents on a coach home, insurance quotes and a roof inspection. We make the financing contingency match your lender's real timeline. On a coach-home resale, the section 718.503 document right runs alongside the inspection period, and we track both. On a home built from 2006 to 2011, we build time for a four-point inspection, because a carrier may ask for one before it writes the policy.
Your deposit is protected by the contract's deadlines. We calendar every one from the effective date, deliver notices in writing and on time, and confirm the escrow agent's receipt. A missed deadline can cost a buyer a deposit; a calendar built on day one prevents it.
Owning a home in The Plantation each year means the Lee County property tax at the district 090 rate, an Arborwood CDD line of $89.45 to $1,779.04 for FY 2026/2027, the City of Fort Myers fire, solid waste and stormwater lines, and association dues that neither association publishes, plus condominium and club charges where they apply.
Data updated: October 2026 (Arborwood CDD August 3, 2026 hearing book; City of Fort Myers FY 2026-2027 Budget in Brief; Lee County Tax Collector 2025 bills; Bridgetown recorded documents).
The honest version of a fee section says which layers are published and which are not, and here the split is sharp. Everything on the tax bill is public: the millage, the CDD class tables, the City's assessments. Nothing the associations charge is public, except Bridgetown's one-time $2,000 Resale Reserve Fund Conveyance Fee. We show every layer below with its amount where one exists, and we say "not published" in those words where it does not.
| Layer | Amount | Period | Source |
|---|---|---|---|
| Ad valorem property tax | Final 2026 total 16.9702 mills (16.5034 on the 2025 bill), including the City's adopted 6.9000 | Yearly, on the November tax bill | Lee County Property Appraiser, 2026 Taxing District Millage Book; Tax bills; Budget in Brief |
| Arborwood CDD | Bridgetown $89.45 to $1,621.45; Somerset $247.04 to $1,779.04 (FY 2026/2027, gross) | Yearly, on the tax bill | CDD hearing book |
| City of Fort Myers Fire Rescue assessment | $218.00 on the 2025 bill; $239.80 for FY 2027 | Yearly, per dwelling unit | Budget in Brief |
| City residential solid waste | $240.55 on the 2025 bill; "No Change" for FY 2027 | Yearly, on the tax bill | Budget in Brief |
| Lee County solid waste | $36.56 on the 2025 bill | Yearly, on the tax bill | Tax bills |
| City stormwater | $23.40 to $46.80 on the 2025 bills we read; basis not published | Yearly, on the tax bill | Tax bills |
| Somerset association | Not published | Not published | Somerset portal |
| Bridgetown association | Not published; shared equally by lot | Quarterly: January 1, April 1, July 1, October 1 | Bridgetown FAQ |
| Condominium association (five condominiums in Somerset) | Not published | Not published | DBPR public records |
| Bridgetown Resale Reserve Fund Conveyance Fee | $2,000, paid by the buyer | Once, at closing | Bridgetown, Governing Documents |
| Somerset transfer or capital contribution fee | Not published | Not published | Somerset declaration (not readable) |
| Club dues and initiation | Not published | Billed by the club | Club, Membership Categories |
Every CDD line in The Plantation is operations and maintenance plus the lot's share of the Series 2018 debt. In Bridgetown the operations part is $75.70 shared across the district plus $13.75 for Bridgetown-only costs, $89.45 in all; in Somerset it is $78.09 shared plus $168.95 for Somerset-only costs (aquatic control, lake bank erosion, preserve maintenance, a field inspector and stormwater drains), $247.04 in all (Arborwood CDD, August 3, 2026 hearing book). The debt share is set by lot width and then by how much of the original bonds the lot's builder or owners prepaid, so a lot whose bond share is paid off pays only the operations figure.
| Lot class (budget label) | Units | Gross per home |
|---|---|---|
| Multifamily-labelled class MF (2) | 66 | $1,365.45 |
| Multifamily-labelled class MF (3) | 36 | $1,094.45 |
| 42 ft (1) | 185 | $577.45 |
| 42 ft (3) | 39 | $1,094.45 |
| 42 ft (5) | 1 | $89.45 |
| 55 ft (1) | 230 | $743.45 |
| 55 ft (3) | 71 | $1,093.45 |
| 55 ft (5) | 2 | $89.45 |
| 67 ft (1) | 130 | $885.45 |
| 67 ft (2) | 38 | $1,365.45 |
| 67 ft (3) | 90 | $1,093.45 |
| 67 ft (4) | 33 | $1,537.45 |
| 75 ft (2) | 34 | $1,535.45 |
| 75 ft (3) | 3 | $1,263.45 |
| 75 ft (4) | 27 | $1,621.45 |
The class labels are the budget's; the county roll shows every Bridgetown home as single-family. The units add to 985, the budget's Bridgetown count, and the budget also lists two classes, 55 ft (2) and 75 ft (1), that hold no units.
| Lot class (budget label) | Units | Gross per home |
|---|---|---|
| Multifamily (condominium) (1) | 43 | $745.04 |
| Multifamily (condominium) (2) | 123 | $1,523.04 |
| Multifamily (condominium) (3) | 27 | $1,252.04 |
| Multifamily (condominium) (4) | 27 | $1,695.04 |
| 55 ft (1) | 78 | $901.04 |
| 55 ft (2) | 126 | $1,523.04 |
| 55 ft (3) | 46 | $1,251.04 |
| 67 ft (1) | 96 | $1,043.04 |
| 67 ft (2) | 101 | $1,523.04 |
| 67 ft (3) | 52 | $1,251.04 |
| 67 ft (4) | 30 | $1,695.04 |
| 67 ft (5) | 4 | $247.04 |
| 75 ft (1) | 57 | $1,136.04 |
| 75 ft (2) | 77 | $1,693.04 |
| 75 ft (3) | 27 | $1,421.04 |
| 75 ft (4) | 39 | $1,779.04 |
| 75 ft (5) | 1 | $247.04 |
The multifamily units add to 220, the same as the condominium units on the roll, and all seventeen classes add to 954, the budget's Somerset count.
The debt part repays the Series 2018 bonds: Series 2018 A-1, $24,465,000 original par at an average rate of 3.02 percent, maturing May 2036, with $16,360,000 outstanding on January 1, 2026; and Series 2018 A-2, $8,740,000 at an average rate of 4.65 percent, maturing May 2036, with $5,670,000 outstanding. All parcels except Parcel C, Arborwood Preserve, pay them. The golf course pays its own line, $190,989.02 for FY 2026/2027, paid by the course owner, so none of the classes on a home's bill is a club charge. When the bonds are repaid, the debt part ends and the operations part continues.
If a payoff interests you, ask the district manager for that lot's prepayment letter; per-lot payoff amounts are not published. A payoff lowers the annual line to $89.45 in Bridgetown or $247.04 in Somerset for the operations part, but it is cash at or after closing, so we model both sides before you decide. Paid in November, the whole tax bill earns up to the 4 percent early-payment discount, so a Bridgetown 55 ft (1) line of $743.45 becomes $713.71.
The final 2026 total for tax district 090, "City of Fort Myers", is 16.9702 mills: county general 3.7623, school local 2.2480 and state 3.0230, City of Fort Myers 6.9000, library 0.4218, South Florida Water Management District 0.0948, Everglades 0.0327 and Okeechobee 0.1026, hyacinth control 0.0190, mosquito control 0.2096, the West Coast Inland Navigation District 0.0394 and the City's voter-approved parks debt service 0.1170 (Lee County Property Appraiser, 2026 Taxing District Millage Book, district 090, printed October 9, 2026). The 2025 total was 16.5034 mills, with state school 3.0710, City 6.5000, hyacinth control 0.0192, mosquito control 0.2116 and no parks debt line (Lee County Tax Collector). At its September 21, 2026 final hearing the City adopted an operating millage of 6.9000 for FY 2026/2027, up from 6.5000; the rollback rate was 6.6465 and the vote 5 to 2 (Gulfshore Business, September 22, 2026). 16.9702 mills is $1,697.02 per $100,000 of taxable value, $46.68 more than the 2025 rate, of which the City's operating move is $40.00 per $100,000. Your taxes reset after the purchase, so the seller's bill is a floor to start from, not your number.
The taxable values below are assumptions chosen to show the arithmetic, not estimates of anyone's bill. Ad valorem uses the final 2026 rate of 16.9702 mills for district 090. "Other bill lines" are City fire $239.80 (FY 2027), City solid waste $240.55 and Lee County solid waste $36.56 (2025 bill), plus a 2025 stormwater figure for that home type: $28.08 on a Bridgetown sample, $23.40 on a condominium sample and $46.80 on a Somerset sample. Association, condominium and club charges and insurance are unknown on every row and are not estimated.
| Example home | CDD FY 2026/27 | Assumed taxable value | Ad valorem at 16.9702 mills | Other bill lines | Known subtotal a year | Per month |
|---|---|---|---|---|---|---|
| Bridgetown compact lot, 42 ft class (1) | $577.45 | $300,000 | $5,091.06 | $544.99 | $6,213.50 | $517.79 |
| Bridgetown 55 ft class (1) | $743.45 | $400,000 | $6,788.08 | $544.99 | $8,076.52 | $673.04 |
| Somerset condominium, multifamily class (1) | $745.04 | $350,000 | $5,939.57 | $540.31 | $7,224.92 | $602.08 |
| Somerset 75 ft class (2) | $1,693.04 | $650,000 | $11,030.63 | $563.71 | $13,287.38 | $1,107.28 |
| Somerset 75 ft class (4), the top class | $1,779.04 | $900,000 | $15,273.18 | $563.71 | $17,615.93 | $1,467.99 |
Add the association, any condominium association, insurance and, if you join, the club, and you have the full cost; the first three come from the estoppel, the condominium budget and a carrier quote for the specific home.
Neither association publishes its assessment amount. Bridgetown's FAQ says its regular assessments are shared equally by lot and billed quarterly, with late fees and interest from the 10th; Somerset's amount and billing period sit behind its residents' portal; the condominium associations publish nothing either. Two documents give you the real number: the association's adopted annual budget, which Florida Statutes s. 720.303 requires an association to keep and make available (section 720.303), and the estoppel certificate under s. 720.30851. We ask the listing side for the current budget and the latest assessment notice before you write an offer.
The Plantation Golf and Country Club is a private club inside Somerset, owned and operated by Heritage Golf Group since October 2025, with an 18-hole par 72 course by Dr. Michael Hurdzan and Dana Fry. Its pages publish Full Golf and Social categories and a membership request process, not prices, and no record we read makes a home a membership.
Data updated: October 2026 (club pages read October 11 and October 28, 2026; club scorecard dated November 21, 2025; FSGA club rating record read October 28, 2026; Heritage Golf Group release, October 29, 2025; Bridgetown recorded declaration).
Heritage Golf Group announced on October 29, 2025 that it had bought The Plantation and two other private Florida clubs from the managing partner of the three properties, and its release thanks Hampton Golf for the transition (Heritage Golf Group, October 29, 2025). Lee County records show the golf parcels sold on October 28, 2025 for $18,500,000. The club is separate from both associations and from the CDD, so its membership plan, dues and rules are set by the club's owner. Heritage Golf Group lists The Plantation and The Club at Pelican Preserve among its Fort Myers properties (Heritage Golf Group, Our Properties).
The club's membership pages publish two categories, Full Golf and Social, and send prospective members to the membership office through a request form and a tour; Full Golf members may add the optional Heritage Plus upgrade, the operator's reciprocal network of other clubs (club, Membership Categories; club, Membership Privileges). On October 11, 2026 the club's home page carried "Golf Waiting List memberships being accepted with playing access at local and travel clubs" (The Plantation Golf and Country Club). The length of any waiting list is not published.
| Question | Somerset | Bridgetown |
|---|---|---|
| Club right conveyed by the declaration | Not stated in any record we could read; Somerset's declaration governs | No: the recorded declaration conveys no club membership or golf right |
| Route to membership | Through the club: request form and tour | Through the club: request form and tour |
| Categories | Full Golf and Social; Heritage Plus optional for Full Golf | Same |
| Dues and initiation published | No | No |
| Club billed through the association or CDD | No record read shows it | No record read shows it |
Sources: Bridgetown, Governing Documents; club, Membership Categories; CDD hearing book. We never call Somerset membership included, optional, mandatory or bundled, because the Somerset declaration that would say was not readable.
| Item | Value | Source |
|---|---|---|
| Holes and par | 18 holes, par 72 | Club scorecard, November 21, 2025 |
| Designers | Dr. Michael Hurdzan and Dana Fry | Club scorecard |
| Established | "Established 2008" on the scorecard | Club scorecard |
| Back-tee yardage and rating | 7,141 yards, course rating 73.7, slope 139 (men, Blue tees) | FSGA club rating record |
| Tee combinations | Nine combinations, down to 4,467 yards | Club, Course Tour |
| Clubhouse | The Great House: one building, built 2008, 17,312 sq ft heated and 43,511 sq ft total on the county record | Lee County GIS, ParcelAddress layer |
The club began re-grassing the course with Bimini Bermuda on April 1, 2026, a multi-million-dollar renovation planting throughout the course except the greens, and said it anticipated reopening in the fourth quarter of 2026, pending grow-in (club, Capital Improvements). The actual reopening date is not known on the records we read. If you tour a golf-view lot during grow-in, ask the club for its current status before you judge the view by what you see that day.
The club lists The Plantation Bar and Grille, a Formal Dining Room open for dinner on Wednesdays and Fridays, and terraces over the course and the driving range (club, Member Dining). Dining is a member privilege; the club does not publish a food minimum. The club no longer hosts private events for non-members and refers them to The Club at Pelican Preserve, which it calls its sister club (club, Events and Weddings).
Ask the seller in writing what membership the owner holds, in which category, and whether the club's plan lets anything pass to a buyer. Ask the club's membership office for its current schedule of initiation, dues and any food minimum, in writing and dated, and how long the golf waiting list is. Under a new owner, last season's number is not this season's. On a Somerset purchase, request the Somerset declaration with the resale package and read any club exhibit before your deposit goes hard; on a Bridgetown purchase the recorded declaration settles it, and membership is a separate step through the club.
Beyond the club, The Plantation has two association amenity centers, Bridgetown's on Kingsbridge Boulevard and Somerset's at 10401 Dartington Drive, stormwater lakes with no marina or boating, and day-to-day rules that Bridgetown publishes and Somerset keeps in documents behind a login.
Data updated: October 2026 (Bridgetown portal and FAQ; FirstService Residential, October 15, 2019; Lee County GIS ParcelAddress layer; Bridgetown recorded Use Restrictions).
Bridgetown's amenity center, with its office at 11741 Kingsbridge Boulevard, lists a lap pool, a main pool, a spa, 3 bocce courts, 5 tennis courts, 4 pickleball courts, a children's playground, restrooms, a storage building, a fire pit and a tiki bar (Bridgetown portal). Its published hours: fitness center and Motion Room 4 am to 11 pm; social rooms 8:30 am to 11 pm; pools and spa sunrise to sunset; fire pit, barbecue and tiki bar 8:30 am to 10 pm; tennis and pickleball 7 am to 10 pm; bocce 8 am to 8 pm; office weekdays 8:30 am to 5 pm (Bridgetown, FAQ). The county records the recreation tract at 6.10 acres with three buildings, first built 2012, and 15,227 square feet of heated space.
Somerset's amenity center at 10401 Dartington Drive is recorded by the county as one building built in 2010 with 11,666 square feet of heated space on 5.90 acres, with a pool. Somerset's manager listed in 2019 a resort-style pool, community spa, billiards rooms, card rooms, a library, an internet lounge and six tennis courts (FirstService Residential, October 15, 2019), and the South Florida Water Management District issued a permit for "Somerset Recreation Center Court Additions" on April 29, 2022. Somerset's current amenity list and hours sit behind the residents' portal and are not published.
Bridgetown's recreation area, Tract RRR, is common area for owners, their families, tenants and guests, not the general public, under a 2013 amendment to the declaration (Bridgetown, Governing Documents). A tenant with a rental agreement on file can use it and can buy gate RFID tags, which matters to an investor weighing a lease.
No marina, boat ramp or dock exists in The Plantation; every record class that would hold one was searched. The lakes are part of the stormwater system permitted under SFWMD permit family 36-04853-P, with the Arborwood CDD as applicant. In Bridgetown the recorded Use Restrictions allow catch-and-release fishing from mowed common banks only and bar wading, swimming, boating, kayaking and canoeing; no docks may be built. The nearest public boat ramp we routed, Davis Boat Ramp, is 14.8 route miles from the clubhouse, and Fort Myers Beach at Times Square is 15.3 from the Somerset entrance.
Bridgetown's recorded rules allow leasing with limits: written leases, a minimum term of one month, a copy to the association before the lease starts, no more than three leases of a lot in any 12 months, the whole home only, and no time-share (Bridgetown, Sales and Leasing). That permits seasonal rentals of a month or more and rules out nightly or weekly short-term rentals. Somerset's leasing minimum and limits, and any condominium's, are not published in any record we could read; read the declarations before you write an offer you plan to rent.
Bridgetown sets no limit on the number of pets; the restricted breeds are the New Guinea singing dog, the pit bull and the Presa Canario and their crosses. RVs and trailers too large for the garage may sit in a driveway no more than three consecutive nights, vehicles with commercial signs or wraps are kept in the garage, and the City prohibits street parking, which the association enforces from midnight to 6 am (Bridgetown, FAQ). A buyer with a work truck, a boat trailer or an RV should treat these limits as part of the purchase decision. Somerset's equivalents are in its own documents.
Lee County's subdivision record flags both halves as gated. At Bridgetown, guests enter a homeowner-issued access code or call from the kiosk directory, owners create guest passes in the MyQ Community app, and resident vehicles open the gates with RFID tags; gate staffing is not stated on any first-party page, and the recorded declaration says the gates "may or may not be manned". Exterior changes go to Bridgetown's architectural review board through Castle Group. Most continuing violations are fined $100 per day to a $1,000 maximum after a 30-day cure, under the schedule approved May 22, 2025, and fines show on the estoppel.
Water and wastewater come from the City of Fort Myers Utilities franchise at every point we sampled, not from Lee County Utilities (Lee County GIS, Utilities layers). City trash and recycling pickup is Tuesday and yard waste is Friday, per Bridgetown's FAQ. The electric provider is not stated in the records we read; the seller's utility bill answers it for a specific home.
A Plantation buyer receives documents from up to four bodies: the Arborwood CDD, through the tax bill and its class table; Somerset's or Bridgetown's community association; a condominium association for a coach home; and the club, if you join. There is no master association, so there is no single estoppel and no single rule book.
Data updated: October 2026 (Florida Division of Corporations; Arborwood CDD Documents page and FY 2025 financial report; Bridgetown Governing Documents).
| Layer | Entity | What you receive | Source |
|---|---|---|---|
| Special district | Arborwood Community Development District | Tax-bill line, class table, prepayment letter on request | Arborwood CDD, Documents |
| Community association | Somerset at The Plantation Community Association, Inc. or Bridgetown at The Plantation Community Association, Inc. | Estoppel, budget, declaration and rules | Sunbiz, Somerset; Bridgetown |
| Condominium association | Glastonbury at The Plantation; Barbados I at Somerset; The Islands at Somerset; Antigua I at Somerset | Section 718.503 documents, budget, reserves, insurance certificate, estoppel | Sunbiz, Antigua I at Somerset |
| Private club | The Plantation Golf and Country Club (Heritage Golf Group) | Membership schedule, if you join | Club |
| City | City of Fort Myers | Zoning, fire rescue, solid waste, stormwater, water and sewer | Budget in Brief |
The Arborwood Community Development District is an independent special district under Chapter 190, established June 14, 2004 by Rule 42RR-1, Florida Administrative Code, with a five-member board of supervisors (Florida Auditor General, Arborwood CDD financial report, FY 2025). Its board meets in the Somerset amenity center community room at 10401 Dartington Drive, and its agendas, budgets and audits are posted on the district's Documents page. The district's audits record lake bank erosion work in fiscal 2023 and fiscal 2025, which a lake-lot buyer can read.
Bridgetown publishes its recorded documents, which is why we can say more about Bridgetown's rules than Somerset's. The Declaration was made February 2, 2007 by Centex Homes as declarant and recorded February 23, 2007 as Lee County Instrument 2007000062257; a Use Restrictions certificate was recorded September 22, 2022 as Instrument 2022000299743; and Section 8.12, the $2,000 conveyance fee, was recorded January 7, 2025 as Instrument 2025000005220 (Bridgetown, Governing Documents). Article XXI says Bridgetown "is part of an established uniform community development district known as Arborwood Community Development District", and owners covenant to pay its assessments.
Somerset's recorded declaration, amendments and rules were not available for us to read: the Clerk's records system did not answer during research and the association posts its documents behind a login (Somerset at The Plantation). So Somerset's leasing, pet, vehicle and lake rules, any transfer or capital contribution fee, whether condominium owners are Somerset members, and whether any lot carries a club obligation are unknown on this page. You receive them in the resale package; read them before the inspection period ends.
Bridgetown's recorded declaration contains no age restriction, and we found no recorded age restriction for The Plantation in the documents we could read; Somerset's own declaration governs Somerset, and we could not read it. We state no age status beyond that.
A Plantation buyer who finances pays Florida's documentary stamp tax of $0.35 per $100 on the new mortgage and the intangible tax of $0.002 per $1, plus a lender's title policy, survey, inspections, prorations, any estoppel charges the contract assigns and, in Bridgetown, the $2,000 conveyance fee. On a $488,000 loan at the single-family median, the two state taxes total $2,684.00.
Data updated: October 2026 (Florida Statutes 201.08, 199.133, 720.401, 718.503, 720.30851, 718.116, 190.048 and 689.302; Lee County closing customs; Lee County recorded qualified sales through September 25, 2026, our analysis).
Florida charges a documentary stamp tax of $0.35 per $100 (or fraction of $100) of the amount secured by a recorded mortgage under section 201.08, and a nonrecurring intangible tax of two mills, $0.002 per $1, on the new mortgage under section 199.133 (Florida Department of Revenue, Nonrecurring Intangible Tax). Here is the arithmetic at four Plantation medians with 20 percent down.
| Item, 20 percent down | Condominium, $445,000 | Bridgetown, $520,000 | Single-family, $610,000 | Somerset single-family, $735,000 |
|---|---|---|---|---|
| Loan amount | $356,000 | $416,000 | $488,000 | $588,000 |
| Mortgage documentary stamp tax ($0.35 per $100) | $1,246.00 | $1,456.00 | $1,708.00 | $2,058.00 |
| Intangible tax ($0.002 per $1) | $712.00 | $832.00 | $976.00 | $1,176.00 |
| State taxes on the loan, total | $1,958.00 | $2,288.00 | $2,684.00 | $3,234.00 |
Our arithmetic from the statutory rates; the medians are the 12-month figures from the market section. This is not a closing estimate; your lender's Loan Estimate is the document that binds. A cash buyer pays neither tax.
In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title policy, and the buyer pays for the lender's title policy, but the contract controls and the box on the Florida AS IS form is negotiable (Florida Department of Revenue, Documentary Stamp Tax). The owner's policy premium is promulgated by the state: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000, with any fraction of $100 counted as a full $100 (Florida Administrative Code, Rule 69O-186.003). The deed is customarily recorded by the buyer, at $10.00 for the first page and $8.50 for each additional page, which combines the s. 28.24 base fee of $5.00 / $4.00 with the other statutory recording charges (section 28.24).
In Bridgetown you pay a $2,000 Resale Reserve Fund Conveyance Fee at closing, into the association's reserve account, under Section 8.12 of the declaration, recorded January 7, 2025 as Instrument 2025000005220 (Bridgetown, Governing Documents). The recorded exemptions include transfers between Bridgetown lots, inheritance, estate-planning transfers without a change of occupancy, transfers under divorce orders and foreclosure to the association. Put it in your offer math from the first conversation. Somerset's equivalent, if any, is not published.
Budget separately for the lender's title policy, a survey if your lender or title agent requires one, a general inspection, a wind mitigation inspection, a four-point inspection on a home more than 20 years old and, on a lake lot, a look at the bank. The survey also shows where your lot ends and CDD land around a lake or preserve begins, which matters before you plan a pool, a screen cage or a fence.
An estoppel certificate states what an owner owes the association. Florida caps the fee at $299 per association, plus $119 if expedited and $179 if the account is delinquent (section 720.30851; section 718.116). A coach-home purchase may need two certificates, the condominium's and Somerset's. Who pays each is a contract term, and in Lee County the seller customarily pays it; we negotiate it.
Under section 720.401, the buyer of a parcel in a mandatory homeowners association must receive the disclosure summary before signing. On a single-family home in Somerset or Bridgetown, if it was not provided first, you may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. The section does not apply to a chapter 718 condominium, where the section 718.503 resale document right applies instead. We check the right form is attached before you sign.
Under section 190.048, the contract for the initial sale of a parcel in a community development district must carry a disclosure that the district may impose taxes or assessments; on a resale the tax bill is the practical disclosure, and we put the FY 2026/2027 class for the lot in front of you before the offer. Florida also requires the seller of residential property to give you a flood disclosure at or before the contract, covering known flood damage, flood insurance claims and federal flood assistance (section 689.302). In a Zone X community it is still worth reading line by line, because a claim history follows the house, not the map.
Lee County taxes are paid in arrears, so the seller credits you for the part of the year the seller owned the home, customarily on the current year's taxes with the 4 percent maximum discount, using the prior year's bill when the current bill has not been issued (Lee County Tax Collector, property taxes). The CDD line and the City's lines on the same bill prorate with it. Every buyer also receives the property tax disclosure summary under section 689.261, which warns that your taxes may change after the purchase.
Since August 17, 2024, a Plantation buyer signs a written agreement with their agent before touring a home, and the agent's compensation must be stated, specific and negotiable. Offers of compensation no longer appear on the MLS, but a seller may still agree to pay some or all of it as a term of the purchase.
Data updated: October 2026 (National Association of REALTORS settlement materials at nar.realtor; Florida Realtors forms; Florida Statutes 475.278; read October 2026).
The National Association of REALTORS' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement before touring a home. The agreement must state compensation that is objectively ascertainable and not open-ended, and it must say that broker fees are not set by law and are fully negotiable. NAR publishes its explanation at nar.realtor and in its guide to written buyer agreements.
Florida Realtors publishes exclusive buyer brokerage agreements for each brokerage relationship a buyer can choose, including a single agent version (Florida Realtors, EBBA-8sa). The purchase itself usually runs on the Florida Realtors and Florida Bar AS IS contract (ASIS-7), with riders for a homeowners association or condominium and for a community development district. Every Plantation purchase needs the CDD rider, and a coach-home purchase the condominium rider as well.
Section 475.278 presumes that licensees operate as transaction brokers unless a single agent or no brokerage relationship is established in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version.
Compensation can come from you or from the seller, but the written agreement controls what your agent may receive from any source. With no builder selling new homes in The Plantation, every purchase is a resale negotiation with an individual owner, and the seller's contribution is one more term in the offer, weighed against price, closing date and the documents the seller will provide.
We put the agreement in front of you before the first tour, explain the versions in plain language, write a fixed and specific compensation figure, and show you where a seller contribution would offset it. Compensation is then negotiated in the open with everything else in the offer.
The Plantation is in FEMA Zone X at all 42 points we checked, on panels the pending 2027 revision leaves unchanged, in Lee County Evacuation Zone D, at a 160 mph design wind speed. Zone X keeps federal flood rules light, but Citizens' flood rule, roof age and the 2006 to 2011 build cohort still shape your insurance quote.
Data updated: October 2026 (FEMA National Flood Hazard Layer, FIRM panels and pending revision; OpenFEMA NFIP datasets as of September 8 and October 14, 2026; Lee County evacuation and wind layers; Citizens; Florida Statutes 627.7011).
We queried FEMA's National Flood Hazard Layer at 42 points: ten interior street points across both halves, plus 32 lots beside a lake, beside a golf parcel or in a condominium, one or two per plat. Every one returned Zone X, area of minimal flood hazard, with no base flood elevation, and polygon queries over both subdivision outlines returned no A, AE or VE zone, no LOMR and no LOMA (FEMA NFHL, Flood Hazard Zones). For any single address, FEMA's Map Service Center is the official lookup (FEMA Flood Map Service Center).
The Plantation sits on FIRM panels 12071C0434F and 12071C0445F, effective August 28, 2008, which FEMA does not print because they contain "no special flood hazard areas"; a sliver of the west margin falls on panel 12071C0433G, effective December 7, 2018, which no tested lot touches (FEMA NFHL, FIRM Panels). FEMA's preliminary Lee County data is dated December 4, 2025 and its pending revision is scheduled to take effect March 2, 2027; neither changes the panels or zones here (FEMA Pending NFHL).
Zone X means federal rules do not require flood insurance for a federally backed loan, although a lender may still ask for it, and your lender orders its own flood determination at closing. It does not mean a home cannot flood. Lee County's 2018 LiDAR ground elevations near the tested lots run from 22.4 to 28.0 feet NAVD88, which are ground heights, not floor heights; a home's finished floor elevation is on its elevation certificate, which you ask for, or order, before binding flood coverage.
The City of Fort Myers is a Community Rating System Class 6 community effective October 1, 2025, which earns 10 percent off NFIP premiums outside the special flood hazard area, so 10 percent for Zone X homes here (City of Fort Myers, Community Rating System). In the four Census block groups that contain The Plantation, OpenFEMA records two NFIP claims in the dataset's history, both from Ian, both rated Zone X and both closed with $0 paid, and 263 NFIP policies written or renewed from September 1, 2025, 250 of them rated Zone X (OpenFEMA NfipPolicies). Owners here do buy flood coverage, mostly at Zone X rates.
Citizens Property Insurance Corporation requires flood coverage on its wind-covering personal residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt (Citizens, flood insurance requirement). On August 31, 2026 Citizens had 5,845 personal residential multiperil policies and 1,981 wind-only policies in force in Lee County (Citizens, Policies in Force by County, August 31, 2026). If your wind policy is with Citizens, budget for flood.
Under section 627.7011, an insurer may not refuse or non-renew a homeowner's policy solely because a roof is under 15 years old, and for an older roof an inspection showing 5 or more years of useful life remaining prevents refusal on age alone (section 627.7011). On the county GIS layer 411 single-family homes and 116 condominium units were built from 2006 to 2011, so an original roof there is past 15 years. Citizens requires a four-point inspection on applications for homes more than 20 years old (Citizens, Inspections), and wind mitigation inspections on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26.
Every tested point is in Lee County Evacuation Zone D, which was not named in the evacuation orders for Ian (2022), Helene or Milton (2024) (Lee County GIS, Evacuation Zones; Lee County Emergency Management, Zone D sheet). During Milton the Southwest Florida International Airport station measured sustained winds of 41 knots with a 56-knot gust (NOAA NHC, Hurricane Milton report). No public damage record we searched names The Plantation for those storms; ask the seller for the home's claim history. The nearest county public shelter is Treeline Elementary, capacity 2,006, open by event (Lee County GIS, Emergency Public Shelters).
For 2026-2027 every point we tested in both halves falls in the School District of Lee County's elementary Zone J, middle Zone EE and high school East sub-zone 2. Gulf Coast Medical Center is 5.1 route miles from the Somerset entrance, I-75 Exit 131 is 1.1, and the airport terminal 5.2.
Data updated: October 2026 (School District of Lee County 2026-2027 enrollment plan and zone layers; FLDOE 2026 school grades; Lee Health; OSRM routing, October 21, 2026).
Lee County runs a choice plan rather than single-school boundaries. Zone J lists Colonial, Gateway, Ray V. Pottorf and Treeline elementary schools; Zone EE lists Fort Myers Middle and Paul Laurence Dunbar Middle; the plan's East sub-zone 2 high school list is Dunbar High, East Lee County High, Gateway High, Lehigh Senior High and Riverdale High (Student Enrollment Plan 2026-2027; School Proximity Zones 2026-2027). The district's Student Enrollment office confirms placement and transportation for a specific address (School District of Lee County, School Zones).
| Level | School | FLDOE 2026 grade (2025, 2024); percent of points 2026 |
|---|---|---|
| Elementary, Zone J | Ray V. Pottorf Elementary | B (B, C); 61 |
| Elementary, Zone J | Treeline Elementary | B (C, C); 57 |
| Elementary, Zone J | Gateway Elementary | B (B, C); 56 |
| Elementary, Zone J | Colonial Elementary | C (C, C); 52 |
| Middle, Zone EE | Paul Laurence Dunbar Middle | B (B, C); 63 |
| Middle, Zone EE | Fort Myers Middle | C (C, C); 53 |
| High, East sub-zone 2 | Gateway High | A (B, B); 68 |
| High, East sub-zone 2 | Riverdale High | C (B, B); 58 |
| High, East sub-zone 2 | Lehigh Senior High | C (C, C); 58 |
| High, East sub-zone 2 | Dunbar High | C (C, C); 56 |
| High, East sub-zone 2 | East Lee County High | C (C, C); 49 |
Source: FLDOE, School Grades 2026. FLDOE raises its grading scale for 2026-27, so 2027 grades will not compare one to one with these. Grades describe a school's results, not a guarantee; visit and read each school's own page.
Treeline Elementary, at 10900 Treeline Avenue, is about 0.2 straight-line mile from the Bridgetown gate and 1.0 to 2.3 straight-line miles from the ten points we tested (Treeline Elementary). Proximity schools have a Safe-Walk Zone of up to two miles, and students in it get an enrollment preference and are not eligible for bus service; which Plantation streets fall inside any school's Safe-Walk Zone is not stated in the records we read, so ask the district for your address.
| Facility | Type | Route miles (Somerset entrance / Bridgetown gate) |
|---|---|---|
| Lee Convenient Care, Metro Parkway | Urgent care | 4.8 / 7.0 |
| Gulf Coast Medical Center | Hospital, Level II Trauma Center | 5.1 / 7.2 |
| HealthPark Medical Center and Golisano Children's Hospital | Hospital and children's hospital | 10.6 / 12.7 |
| Lee Memorial Hospital | Hospital | 11.5 / 9.4 |
| Cape Coral Hospital | Hospital | 17.2 / 15.1 |
Gulf Coast Medical Center is Lee Health's largest hospital, with 699 licensed beds (Lee Health, Gulf Coast Medical Center). Lee Health posted that its hospitals and physicians go out of network with UnitedHealthcare from January 1, 2027, so a buyer on that plan checks the network before choosing a doctor.
| Destination | From the Somerset entrance | From the Bridgetown gate |
|---|---|---|
| I-75 Exit 131 (Daniels Pkwy) | 1.1 | 3.2 |
| I-75 Exit 136 (Colonial Blvd) | 7.2 | 5.1 |
| RSW terminal | 5.2 | 7.3 |
| Gulf Coast Town Center | 5.0 | 7.1 |
| FGCU | 7.0 | 9.2 |
| Downtown Fort Myers | 11.7 | 9.5 |
| Fort Myers Beach (Times Square) | 15.3 | 17.4 |
| Sanibel Causeway toll plaza | 16.6 | 18.7 |
| Naples Fifth Avenue South | 33.5 | 35.6 |
Route miles, OSRM, October 21, 2026; distances, not drive times. The Somerset entrance is about 2.1 miles nearer everything south, and the Bridgetown gate about 2.1 miles nearer downtown and Colonial Boulevard. The Plantation sits outside every Lee County airport noise zone at all ten points we tested.
JetBlue Park, the Boston Red Sox spring training ballpark, is 2.9 route miles from the clubhouse, and Hammond Stadium, Minnesota Twins spring training, 5.5 (Lee County Parks, JetBlue Park; Minnesota Twins, Lee Health Sports Complex). Gulf Coast Town Center's anchors include Costco, SuperTarget, Bass Pro Shops, Belk and Dick's Sporting Goods, with a Regal cinema (Gulf Coast Town Center, directory). Lakes Park, 7.5 miles from the clubhouse, holds a Wednesday farmers market, 9 am to 1 pm, seasonally from October.
What is being built near The Plantation is mostly across Treeline Avenue and at the Daniels Parkway corner: Treeline 115, with a development order for 376 rental units; a 21-acre commercial corner; road work at Treeline and Daniels and at I-75; a 46-acre City park; Fire Station 18; and an approved PreK-8 school. None of it is inside the gates.
Data updated: October 2026 (Lee County zoning and development order records; City of Fort Myers annexation records; WGCU and Gulfshore Business reports as dated).
The Treeline 115 MPD, in unincorporated Lee County across Treeline Avenue, was approved by Resolution Z-19-005 on June 19, 2019 for up to 487 dwelling units and 100,000 square feet of commercial on 115 acres, buildings up to 65 feet; a development order issued June 6, 2024 covers 376 rental units, and a further amendment is in review (Lee County zoning case file, DCI2018-00007; Lee County GIS, Development Orders). Town Plantation, an 84-unit rental community at Plantation Gardens Drive, is a separate development and not part of either association (Florida YIMBY, March 20, 2022).
On November 17, 2025 Fort Myers City Council voted 4 to 3, twice, to move about 21 acres at the north-east corner of Treeline Avenue and Daniels Parkway to commercial zoning that bars residential use, allowing up to about 2.8 million square feet of commercial (Gulfshore Business, November 18, 2025). What gets built there, and when, is not yet on any development order we read; zoning is an upper limit, not a site plan.
Lee County's Treeline Avenue and Daniels Parkway intersection project, about $3 million, adds a second northbound right-turn lane and signal work; it began May 4, 2026, with completion expected in 2026 (WGCU, May 1, 2026). FDOT's diverging diamond interchange at I-75 and Daniels Parkway began in January 2026, with completion expected around summer 2028, and Lee County's Three Oaks Parkway extension to Daniels Parkway is scheduled for around the same time (WGCU, January 10, 2026). FDOT's 2025 counts put 55,000 vehicles a day on Daniels between I-75 and Treeline and 25,000 on Treeline from Terminal Access Road to Daniels (FDOT, Annual Average Daily Traffic 2025). Drive it at rush hour before you choose a home near Treeline.
The City plans a 46-acre park and preserve at 13200 Treeline Avenue, across from Somerset's south-west corner, after annexing 15.36 acres on July 20, 2026 by Ordinance 4094 (Gulfshore Business, July 21, 2026). Fort Myers Fire Station 18 is planned on Treeline Avenue, with a $4.5 million state funding request (Florida Senate, Local Funding Initiative Request S3290). A county development order issued October 19, 2026 approves a PreK-8 school for about 1,555 students on the west side of Treeline Avenue; its name, opening year and attendance zone are not published.
The Plantation and Arborwood Preserve share the Arborwood development, its CDD and Treeline Avenue, so a buyer can tour both in a day. On the same county basis in the 12 months to September 25, 2026, Plantation single-family homes recorded 93 sales at a $610,000 median and Arborwood Preserve 31 at $565,000.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Arborwood CDD FY 2026/2027 budget and February 16, 2026 board book).
| Factor | The Plantation | Arborwood Preserve |
|---|---|---|
| Homes on the county roll | 1,834: 1,614 single-family, 220 condominium | 786 parcels: 550 single-family, 236 condominium |
| County record, 12 months, residential | 108 sales, median $562,500, $275.63 per heated sq ft | 47 sales, median $495,000, $238.37 |
| Single-family only, same window | 93 sales, median $610,000, $287.33 | 31 sales, median $565,000, $274.03 |
| Golf | A private 18-hole Hurdzan and Fry course inside Somerset; the DRI's only built course | No course of its own |
| CDD | Arborwood CDD, Series 2018 bond classes maturing May 2036 | Arborwood CDD Parcel C, Series 2014 bonds maturing May 2036 |
| Builder record | Centex Homes, then the Pulte name, 2006 to 2021 | The CDD budget labels its tract the "Lennar Parcels" |
| Associations | Two community associations plus four condominium associations | See our Arborwood Preserve page |
| Recorded sales begin | December 2006 | October 2016 |
Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Arborwood CDD, August 3, 2026 hearing book; Arborwood CDD, February 16, 2026 board book; our Arborwood Preserve guide. MLS record for both communities: Information not available at time of publishing (checked 2026-10-28).
Choose The Plantation for a golf course inside the gates, a wider range of homes from compact Bridgetown plans to Somerset estate streets, a choice between two associations with different rule books, and build years from 2006 to 2021. Choose Arborwood Preserve for a younger community without an on-site course, at a lower county median. In both, the CDD line is on the tax bill and its amount depends on the lot, so compare the two homes you are actually considering by their tax bills, not by the community names.
| Community, 12 months to Sep 25, 2026 | Sales | Median | $ per heated sq ft |
|---|---|---|---|
| The Plantation | 108 | $562,500 | $275.63 |
| Arborwood Preserve | 47 | $495,000 | $238.37 |
| Pelican Preserve | 107 | $410,500 | $234.17 |
| Paseo (ZIP 33912) | 67 | $373,500 | $232.29 |
Same tool, same county files, same 12 months (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis). Pelican Preserve's club is the one The Plantation's club calls its sister club, and Pelican Preserve and Paseo both carry larger condominium shares, which pulls their medians down.
Current Plantation listings change weekly, so we publish the recorded market by half and section instead of a list of homes that goes stale. The active count and median ask: Information not available at time of publishing (checked 2026-10-28). We pull the live list for your half, section and price on the day you call.
When you are ready to see homes for sale across Fort Myers, our team's site carries the live MLS feed: Fort Myers listings on DomainRealtyGroup.com. For a guided short list of Plantation homes with the CDD class, lot position and FEMA reading for each: Call Marc at (239) 287-5873.
A Plantation buyer consultation is a working session, not a sales meeting: we build your monthly carrying number, screen Somerset and Bridgetown against it, flag the CDD class, association, condominium, club and insurance questions for each address, and give you the document list. There is no charge and no obligation.
A carrying-cost model with the CDD class separated from the tax line and the association figures marked as estoppel items; recorded comparables for the homes you are considering; the half, section and CDD class for any address you name; the club's published facts laid out plainly; a first read on insurability; and an estimate of your cash to close with the state taxes and, in Bridgetown, the $2,000 conveyance fee worked out.
Your timing, how you are financing, whether you will homestead or use the home seasonally, whether you want a coach-home condominium or a single-family home, whether golf matters and in which category, whether you are selling a Florida home, and whether you plan to lease the home.
Call Marc at (239) 287-5873, or see how we represent buyers across Southwest Florida. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
A custom Plantation listing alert tells you about the right home the day it reaches the market, filtered on half, section, golf or lake lot, build year and price. Tell us your criteria or save a search on our team's site, DomainRealtyGroup.com, and the alerts also route to Jesse and Marc so we can call you first, before a thin street's one listing of the year is gone.
McGreevy and Comisar is a top-reviewed buyer's agent for The Plantation on Google, and the quotes below are five-star reviews from clients we represented, reproduced word for word. We publish no aggregate score, and none of the quotes names The Plantation, because we have not trimmed or tailored them.
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
★★★★★ "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
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
These are the questions Plantation buyers search for and ask us most, each answered from the records cited in this guide: the Lee County record, the Arborwood CDD's budget, Bridgetown's recorded documents, the club's own pages, FEMA and the School District of Lee County. Where a fact is not published, the answer says so plainly.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026; Arborwood CDD FY 2026/2027 budget; FEMA National Flood Hazard Layer).
Get pre-approved, sign a written buyer agreement before touring, and choose your half first. Then check each address's section, CDD class, lot position and FEMA reading, and use an inspection period long enough for the estoppel, Bridgetown's recorded rules or Somerset's resale package, condominium documents on a coach home and insurance quotes. Call Marc at (239) 287-5873 to start.
Yes. The Plantation is inside the City of Fort Myers, with Fort Myers addresses in ZIP 33913, in Lee County tax district 090, "City of Fort Myers", and the City's fire district. The land came into the City as the 2,243.63-acre Arborwood annexation in 2003, and water and wastewater come from the City of Fort Myers Utilities franchise.
In the 12 months to September 25, 2026, Lee County recorded 108 sales at a $562,500 median, from $315,500 to $1,180,000. Somerset single-family homes sold at a $735,000 median, Bridgetown homes at $520,000 and the coach-home condominiums at $445,000, all resales (Lee County Property Appraiser roll and recorded qualified sales, our analysis).
They are separate associations under one name. Somerset holds the golf course, the Great House, 731 single-family homes and all 220 condominium units, managed by FirstService Residential. Bridgetown holds 883 single-family homes with its own amenity center, managed by Castle Group, with recorded rules it publishes and a $2,000 conveyance fee paid by the buyer.
No master or umbrella association appears in the state's corporate name lists; the shared layer between the halves is the Arborwood CDD. So there is no single "Plantation HOA" fee, no single estoppel and no single rule book: a Somerset home answers to Somerset's association and a Bridgetown home to Bridgetown's.
Neither Somerset nor Bridgetown publishes its assessment amount, and neither do the condominium associations. Bridgetown's FAQ says its assessments are shared equally by lot and billed quarterly. The real number comes from the association's adopted budget and the estoppel certificate for the specific home, which we request before you write an offer.
Yes. Every home is in the Arborwood Community Development District, whose line on the Lee County tax bill runs from $89.45 to $1,621.45 in Bridgetown and $247.04 to $1,779.04 in Somerset for FY 2026/2027, gross before the early-payment discount, depending on the half, lot width and the lot's bond history.
Because the debt part of the line follows lot width and each lot's bond history. Two 55-foot Bridgetown lots can pay $743.45 and $1,093.45, and a lot whose bond share is paid off pays only the $89.45 operations figure. Read each lot's class from its own tax bill before you compare two homes.
The Series 2018 bonds behind the debt part of the line mature in May 2036. When they are repaid, the debt part ends and the operations part, $89.45 in Bridgetown and $247.04 in Somerset for FY 2026/2027, continues every year. A per-lot prepayment letter from the district manager gives the payoff figure if you want one.
In Bridgetown, yes: a $2,000 Resale Reserve Fund Conveyance Fee, paid by the buyer at closing into the association's reserve account, under Section 8.12 of the declaration, recorded January 7, 2025, with recorded exemptions. Somerset's equivalent, if any, is not published, and we look for it in the resale package.
Not by any record we could read. Bridgetown's recorded declaration conveys no club membership or golf right, and Somerset's declaration was not available to read. The club is owned and operated by Heritage Golf Group, separate from both associations, and you join through the club.
Through the club. Its membership pages publish two categories, Full Golf and Social, with an optional Heritage Plus upgrade for Full Golf, and send prospective members to the membership office through a request form and a tour. On October 11, 2026 its home page said golf waiting list memberships were being accepted.
The club does not publish its initiation fee, annual dues, food minimum or capital assessments, and no dated club document we read states them. Ask the club's membership office for its current schedule, in writing and dated; under a new owner, last season's number is not this season's.
The club began re-grassing the course with Bimini Bermuda on April 1, 2026 and said it anticipated reopening in the fourth quarter of 2026, pending grow-in. The actual reopening date is not known on the records we read, so ask the club for its current status before you judge a golf-view lot.
Dr. Michael Hurdzan and Dana Fry. The course is 18 holes, par 72, "established 2008" on the club's scorecard dated November 21, 2025, and 7,141 yards from the back tees, rated 73.7 with a slope of 139 for men from the Blue tees on the FSGA record read October 28, 2026.
Bridgetown's amenity center on Kingsbridge Boulevard lists a lap pool, a main pool, a spa, 5 tennis, 4 pickleball and 3 bocce courts, a fitness center and Motion Room, social rooms, a children's playground, a fire pit and a tiki bar, with hours published on the association's FAQ.
Somerset's amenity center at 10401 Dartington Drive is one building built in 2010 with 11,666 heated square feet on 5.90 acres, with a pool. Its manager listed in 2019 a resort-style pool, spa, billiards and card rooms, a library, an internet lounge and six tennis courts; the current list and hours are behind the residents' portal.
Yes. Lee County's subdivision record flags both halves as gated. Bridgetown runs on homeowner-issued access codes, kiosk calls, MyQ guest passes and resident RFID tags, and its recorded declaration says the gates "may or may not be manned"; gate staffing is not stated on any first-party page, and Somerset's procedure is not published.
Bridgetown's recorded declaration contains no age restriction, and we found no recorded age restriction for The Plantation in the documents we could read; Somerset's own declaration governs Somerset, and we could not read it. We state no age status beyond that.
In Bridgetown, within the recorded rules: written leases, a minimum term of one month, a copy to the association first, no more than three leases of a lot in any 12 months, the whole home only and no time-share. That allows seasonal rentals and rules out nightly or weekly ones. Somerset's and the condominiums' leasing rules are not published.
Bridgetown sets no limit on the number of pets; the restricted breeds are the New Guinea singing dog, the pit bull and the Presa Canario and their crosses. Somerset's and the condominiums' pet rules are in documents we could not read, so we request them before you write an offer.
In Bridgetown, RVs and trailers too large for the garage may sit in a driveway no more than three consecutive nights, vehicles with commercial signs or wraps are kept in the garage, and street parking is prohibited by the City and enforced from midnight to 6 am. Plan off-site storage for an RV or boat.
No. No marina, boat ramp or dock exists in The Plantation, and Bridgetown's recorded rules bar boating, kayaking and swimming on its stormwater lakes. Davis Boat Ramp is 14.8 route miles from the clubhouse and Fort Myers Beach at Times Square 15.3 from the Somerset entrance.
Yes, 220 coach-home condominium units, all inside Somerset, in five condominiums: The Islands I and II, Barbados I, Antigua I and Glastonbury at The Plantation, the largest at 108 units. They are two-story, four-unit buildings and recorded 15 sales at a $445,000 median in the 12 months to September 25, 2026.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and The Plantation's condominium buildings are two stories. Each association still keeps a budget and reserve schedule under Chapter 718, so ask for both before the inspection period ends.
Centex Homes began The Plantation in the mid-2000s and recorded Bridgetown's declaration in 2007; after Centex joined PulteGroup in 2009 the remaining homes were built and sold under the Pulte name, and Pulte's 2019 Bridgetown designs ran from 1,372 to 2,852 base square feet. The last builder-direct closings (an estimate) ran through 2021.
No. The tool's builder-direct count is zero in every year from 2022 forward (an estimate), and the county roll shows zero vacant residential lots, so every purchase here is a resale from an owner.
FEMA Zone X, an area of minimal flood hazard, at all 42 points we tested, including lake-edge, golf-edge and condominium lots, on FIRM panels effective August 28, 2008. FEMA's pending revision, scheduled to take effect March 2, 2027, does not change the panels or zones here.
Federal rules do not require flood insurance for a federally backed loan in Zone X, although a lender may still ask for it. Citizens requires flood coverage on wind-covering personal residential policies outside the special flood hazard area at Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027; condominium unit-owner policies are exempt.
Lee County Evacuation Zone D at every point we tested. Zone D was not named in the evacuation orders for Ian in 2022 or Helene or Milton in 2024, and orders change with each storm, so follow the county's order for the storm at hand.
If the home is more than 20 years old and the carrier is Citizens, yes: Citizens requires a four-point inspection on those applications. The first Plantation homes were built in 2006, and 411 single-family homes date from 2006 to 2011 on the county GIS layer, so the question reaches the oldest streets now.
For 2026-2027 every tested point falls in elementary Zone J (Colonial, Gateway, Ray V. Pottorf and Treeline), middle Zone EE (Fort Myers Middle and Paul Laurence Dunbar Middle) and high school East sub-zone 2 (Dunbar, East Lee County, Gateway, Lehigh Senior and Riverdale). The district confirms placement and busing by address.
Southwest Florida International Airport's terminal is 5.2 route miles from the Somerset entrance and 7.3 from the Bridgetown gate, and I-75 Exit 131 is 1.1 miles from Somerset. The Plantation sits outside every Lee County airport noise zone at all ten points we tested.
Gulf Coast Medical Center, Lee Health's largest hospital and a Level II Trauma Center, is 5.1 route miles from the Somerset entrance and 7.2 from the Bridgetown gate; Lee Convenient Care on Metro Parkway is 4.8 and 7.0. Lee Health posted that it goes out of network with UnitedHealthcare from January 1, 2027.
Treeline 115 holds a development order for 376 rental units across Treeline Avenue; about 21 acres at the Treeline and Daniels corner were rezoned in November 2025 for commercial use that bars residential; and a 46-acre City park, Fire Station 18 and an approved PreK-8 school are planned along Treeline. None of it is inside the gates.
The final 2026 total for district 090 is 16.9702 mills, $1,697.02 per $100,000 of taxable value, against 16.5034 on the 2025 bill; it includes the City's adopted 6.9000 mills, up from 6.5000. Your taxes reset after the purchase, so the seller's bill is a starting point.
If you finance, the mortgage documentary stamp tax of $0.35 per $100 and the intangible tax of $0.002 per $1: $2,684.00 together on a $488,000 loan at the single-family median with 20 percent down. Add the lender's title policy, survey, inspections, prorations and, in Bridgetown, the $2,000 conveyance fee. In Lee County the seller customarily pays the owner's title policy.
On a single-family home in Somerset or Bridgetown, if the HOA disclosure summary under section 720.401 was not given before you signed, you may cancel within 3 days after receiving it or before closing, whichever comes first. On a coach-home condominium, the section 718.503 resale document right applies instead.
Since August 17, 2024, you sign a written agreement with your agent before touring, stating a specific, negotiable compensation. Offers of compensation no longer appear on the MLS, but a seller may agree to pay some or all of it as a term of your offer, and we negotiate it in the open.
On the same county basis in the 12 months to September 25, 2026, Plantation single-family homes recorded 93 sales at a $610,000 median and Arborwood Preserve's 31 at $565,000. The Plantation has a private course inside Somerset; Arborwood Preserve has none of its own and is younger, with recorded sales from October 2016.
On the same county basis and window, Pelican Preserve recorded 107 sales at a $410,500 median and Paseo 67 at $373,500, against The Plantation's 108 at $562,500. Both carry larger condominium shares, and Heritage Golf Group operates both The Plantation's club and The Club at Pelican Preserve.
Active inventory for The Plantation: Information not available at time of publishing (checked 2026-10-28). We pull the live list for your half and price on the day you call, and you can see Fort Myers listings on our team's site. Call Marc at (239) 287-5873 for a guided short list.
Days on market and sale-to-list ratio for The Plantation: Information not available at time of publishing (checked 2026-10-28). Those measures live in the MLS. The county record shows 108 recorded sales in 12 months across 1,834 homes, so most homes have recent comparables.
Sometimes. Owners occasionally test the market privately before they list, and we work through our own network and our brokerage's database to surface pre-market and off-market Plantation homes. We tell you about them the day we hear.
We believe it is the team that reads the record before the offer. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), and in the last 12 months we tracked 108 The Plantation closings on the Lee County record. Call Marc at (239) 287-5873.
Book a buyer consultation: Call Marc at (239) 287-5873 or see how we represent buyers across Southwest Florida. Tell us your half, budget and timing, and we send back the recorded comparables, the CDD class and the document list for each address. The community guide stays on our Plantation page.
Many Plantation buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closing dates must line up, and a Florida homestead may carry portable Save Our Homes savings into the new home if you apply within the deadline the law sets (section 193.155). We run both sides together.
If your current home is in The Plantation, start with a free home valuation for The Plantation, or read our guide to selling your home in The Plantation. Call Jesse direct at (239) 898-6072. If you are still weighing the wider city, our guide to buying a home in Fort Myers shows how we handle the same questions across the market. A sale-contingent offer is weaker than a clean one, so we model the timeline and the portability filing first. To file homestead on the new home, start with the Lee County Property Appraiser. For the full community picture before you decide, return to our guide to The Plantation.
All sources for this Plantation buyer guide were read on October 11, 2026 or later. Where a figure is our own tabulation of a public file, the text says so beside it. Member-only MLS data is not cited, and no competitor brokerage or listing portal appears in this list, by policy. Club and operator documents are labelled as first-party statements; builder pages are labelled as historical marketing.
County records and GIS
City of Fort Myers
CDD, associations and corporate records
The club and its operator (first-party statements)
FEMA, NOAA and insurance
Florida statutes, rules and tax authorities
Schools, health, roads and the airport
Buyer agreements and contracts
County sales figures: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.
Every document below links to the body that issues it, not to a copy we host, so it stays current the moment the issuer updates it. A Plantation buyer is handed several of these during a purchase, and reading them before you make an offer costs nothing.
| Document | Issuing body | Link |
|---|---|---|
| FY 2026/2027 budget and CDD class tables (August 3, 2026 hearing book) | Arborwood CDD | Hearing book (PDF) |
| Arborwood CDD financial report, FY 2025 | Florida Auditor General | Report (PDF) |
| Ordinance 3226, Arborwood DRI development order (2004) | City of Fort Myers | Ordinance |
| Bridgetown governing documents (declaration, Section 8.12, use restrictions, fine schedule) | Bridgetown at The Plantation Community Association | Documents |
| Bridgetown FAQ (assessments, gate, pets, shutters, parking, hours) | Bridgetown at The Plantation Community Association | FAQ |
| FY 2026-2027 Budget in Brief (millage, fire assessment) | City of Fort Myers | Budget in Brief |
| Club scorecard (November 21, 2025) | The Plantation Golf and Country Club (club document) | Scorecard (PDF) |
| Student Enrollment Plan 2026-2027 | School District of Lee County | Plan (PDF) |
| Evacuation Zone D sheet | Lee County Emergency Management | Zone D (PDF) |
| Flood insurance requirement | Citizens Property Insurance Corporation | Citizens flood |
| AS IS contract, ASIS-7, redline | Florida Realtors and The Florida Bar | ASIS-7 (PDF) |
| Buyer brokerage agreement, single agent, EBBA-8sa | Florida Realtors | EBBA-8sa (PDF) |
McGreevy and Comisar are the Southwest Florida team Plantation buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
More about Jesse McGreevy, Marc Comisar and our team on the about page.
By Jesse McGreevy and Marc Comisar. For this guide we read the county's recorded Plantation sales, the Arborwood CDD's budget and audits, the City's budget, Bridgetown's recorded documents, the state's corporate records, the club's own pages, FEMA's flood layers and the school district's zones, so the figures come from public records. Return to our guide to The Plantation or explore Fort Myers.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us a Plantation address and we will send back the half, the section, the CDD class, the lot position, the FEMA reading and the recorded comparables, with the source document behind every figure. Call Jesse direct at (239) 898-6072, or book a Plantation buyer consultation. Call Marc at (239) 287-5873.
This guide is general information about buying a home in The Plantation, Fort Myers, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Statutory figures change annually and market figures change monthly. County sales from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Brokered by Domain Realty.