Gateway

McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Gateway. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. The team Gateway homeowners call first.

If you are thinking "I need to sell my house in Gateway, Florida," or you are searching for the best Gateway listing agent, or you are a buyer trying to work out whether Gateway is the right side of Fort Myers for your family, this page is built to answer you. Gateway sits in unincorporated Lee County, five minutes from Southwest Florida International Airport, inside the Gateway Services Community Development District. It is part of the wider Fort Myers market, and it behaves differently from the rest of it.

We are not going to hand you generalities. Below you will find the adopted Fiscal Year 2027 Gateway CDD assessment down to the dollar, the FEMA flood designation for all 2,615 acres of the Gateway master plan, a neighborhood by neighborhood housing table we built from the Lee County Property Appraiser's own parcel roll, and twelve months of closed Gateway sales pulled from the Southwest Florida MLS. Where a number does not exist in a primary document, we leave it out rather than estimate it.

Last Updated September 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the about page.

Why McGreevy and Comisar Are the Best Gateway Realtors

If you are searching for the best realtor in Gateway, Florida, whether you are ready to sell your Gateway home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Gateway market record, trailing 12 months. Working from the Southwest Florida MLS Matrix, we tracked 300 closed residential sales inside the Gateway market area between September 19, 2025 and September 17, 2026, totaling $119,338,454 in closed volume, at a median sale price of $396,500, a median 51 days on market, and a median sale to list ratio of 96.32 percent. The highest Gateway sale in that window closed at $1,100,000. We have represented buyers and sellers across Southwest Florida for more than twenty years, and Gateway is one of the markets we watch weekly.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Gateway home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072, text or call, same-day response.

Buying a home in Gateway? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start with our Southwest Florida buyer guide.

McGreevy and Comisar · Domain Realty · 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · (239) 898-6072. Jesse McGreevy, Florida real estate license SL3101296. Domain Realty broker license BK3060671.

★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review

Key Takeaways

The eight things that most change a buying or selling decision in Gateway, each sourced in full further down this page.

• Gateway is 100 percent FEMA Zone X. All 2,615 acres of the Gateway master plan, and every named Gateway neighborhood, sit in an area of minimal flood hazard with zero Special Flood Hazard Area, confirmed against FEMA's National Flood Hazard Layer and the Lee County FIRM layer independently.
• The adopted Fiscal Year 2027 Gateway CDD assessment for a single family home is $1,296.61. That is $964.20 operations and maintenance, $175.09 lake bank restoration debt, and $157.32 Series 2023-1 debt, and it arrives on your Lee County property tax bill.
• There is no Gateway fire district. Gateway is served by the South Trail Fire Protection and Rescue Service District at 2.5000 mills for tax year 2025, inside a total ad valorem stack of 13.4125 mills.
• Gateway proper is unincorporated Lee County. Pelican Preserve and Arborwood Preserve are the exceptions and sit inside City of Fort Myers limits, which changes the code, the plan, the permits, the police and the fire service all at once.
• Gateway High School earned an A for 2025-26, up from a B, and Gateway Charter School also earned an A. Both are physically inside the community on or near Griffin Drive.
• The Gateway median sale price is $396,500 over the trailing twelve months on 300 closed sales, with 81 active listings and 3.24 months of supply as of September 18, 2026.
• Gateway is the closest large residential community to Southwest Florida International Airport, which is the single biggest reason relocating buyers and frequent travelers shortlist it.
• Gateway is not one market. A 970 square foot Royal Greens condominium and a 2,755 square foot Cypress Links home are both Gateway, and their medians are $147,000 and $720,000 respectively.

On This Page

This page runs long by design, because Gateway is a community where the decisive facts are specific and buried: an adopted assessment figure, a flood designation, a school proximity zone, a subdivision level median. Use the grouped links below to jump straight to the question you actually came here with, or read it through if you are early in the process.

The money questions: Gateway market snapshot · What the Gateway CDD assessment actually costs · Property taxes and the millage stack · Property insurance in Gateway

The place: Living in Gateway · Gateway neighborhoods, by the parcel roll · Gateway Greens and the golf question · Pelican Preserve · Timber Creek · New construction and what is still being built

Risk and governance: Flood, and why Zone X matters here · Hurricane Ian, Helene and Milton · Who governs Gateway

Daily life: Schools · Getting around and the airport · Healthcare · Lifestyle, dining and parks · Civic and volunteer life

Working with us: Thinking of selling · Thinking of buying · Renting and property management · Your local experts · Buyer FAQs · Seller FAQs · Sources

Living in Gateway

Gateway is a roughly 4,500 acre master planned community in unincorporated Lee County, Florida, immediately east of Interstate 75 and north of Daniels Parkway, with a Fort Myers mailing address and the 33913 ZIP code. It was entitled in 1985 and has been building out ever since, which means a single community contains 1988 golf course homes, 2004 family subdivisions, and 2023 new construction, with prices to match.

What makes Gateway unusual in Southwest Florida is that it is a genuine year-round community rather than a seasonal one. The Gateway Services Community Development District runs the parks, the roads, the stormwater system and the utilities, and the district's own facilities, a soccer complex, a community pool, a dog park and a park campus on Gateway Boulevard, are open to residents rather than gated behind a club membership. Gateway Elementary School opened in August 1992 and Gateway High School and Gateway Charter School both sit inside the community, so children can go from kindergarten to a high school diploma without leaving the neighborhood.

The trade the community makes is explicit. You are inland, five minutes from the airport, and a genuine 25 to 35 minutes from the Gulf beaches. In exchange you get Zone X flood designation on every acre, a lower insurance profile than coastal Lee County, and a price per square foot that is a fraction of Estero or Bonita Springs. For a family relocating for work, for an airline or airport employee, or for a buyer who wants a real house rather than a coastal condominium, that trade is the entire argument.

Gateway is also not a single market, and treating it as one is the most common mistake we see. The community spans attached condominiums under $150,000 and custom golf course homes over $1,000,000. The neighborhood table further down this page is the fastest way to see where a given budget actually lands.

Gateway Market Snapshot, September 2026

The Gateway market over the trailing twelve months shows a median sale price of $396,500 across 300 closed residential sales, a median 51 days on market, and 3.24 months of supply against 81 active listings. That is a broadly balanced market that still favors a well priced seller, and it is a materially lower price point than the coastal Lee County communities twenty minutes west.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, pulled September 18, 2026.

Gateway closed sales, trailing twelve months

Population: 300 closed residential sales inside the Southwest Florida MLS Gateway market area, Fort Myers, closed September 19, 2025 through September 17, 2026. Timber Creek is reported separately below because it sits outside the Gateway master plan.

Gateway active inventory

Population: 81 active residential listings inside the same MLS area as of September 18, 2026.

Two things are worth reading carefully here. First, the median active asking price of $429,900 sits above the median closed price of $396,500, which is normal and simply reflects that sellers list above where the market clears. The 96.32 percent median sale to list ratio is the number that tells you how far, and in Gateway it is roughly three and a half percent off asking. Second, 3.24 months of supply is tight by historical standards. Six months is generally treated as balanced, so Gateway is still a market where correctly priced inventory moves.

What sells, by neighborhood

The single most useful view of Gateway is the per neighborhood breakdown, because the community wide median hides an enormous spread. Every row below is closed sales in the trailing twelve months, from the same Matrix pull, for neighborhoods with at least four closed sales.

The spread from Royal Greens at $147,000 to Cypress Links at $720,000 is the whole story of Gateway in one table. Days on market is the other signal worth watching: Champions Green and Cypress Cay cleared in under thirty days, while Bristol Parc took a median 192 days on five sales. On small samples that is as much about individual pricing decisions as about the neighborhood, which is exactly the conversation to have before you list.

A note on what these numbers are

Every figure above is a median or a count over closed MLS transactions, not an automated valuation and not an estimate. Medians on small samples move, so a neighborhood with four or five sales tells you the shape of the market rather than the value of your specific home. If you want the number for your address rather than for your subdivision, that is a conversation, and it is free: call Jesse at (239) 898-6072 or start a free home valuation.

Talk to a Gateway specialist before you price

Gateway's median sale to list ratio of 96.32 percent means the average seller here came down roughly three and a half percent from asking before closing. Pricing into that gap correctly, rather than discovering it after sixty days, is the single biggest lever a Gateway seller controls. We will walk your home, pull the condition matched comparables from your own subdivision rather than the community wide median, and tell you honestly where it should sit.

Selling in Gateway? Start with a free Gateway home valuation, or call Jesse McGreevy direct at (239) 898-6072. Buying in Gateway? Call Marc Comisar at (239) 287-5873, or read our Southwest Florida buyer guide first.

What the Gateway CDD Assessment Actually Costs

A Gateway single family homeowner pays an adopted Fiscal Year 2027 Community Development District assessment of $1,296.61 per unit, collected on the Lee County property tax bill. That figure breaks into $964.20 of operations and maintenance, $175.09 of Lake Bank Restoration debt service, and $157.32 of Series 2023-1 debt service. It was adopted at the district's public hearing on August 20, 2026.

This is the number that decides whether a buyer chooses Gateway or rejects it, and almost nobody publishes it accurately. Here is the full adopted schedule.

Data updated: September 2026. Source: Gateway Services Community Development District, Fiscal Year 2027 Adopted Budget, adopted August 20, 2026.

Adopted FY2027 assessment by product type

All figures include a stated 4 percent gross up, which is the statutory allowance covering the early payment discount and collection costs.

Where the operations and maintenance money actually goes

The district publishes a second table that allocates the operations and maintenance half of the assessment across service silos. For a Gateway single family home, the $964.20 breaks down roughly as follows, largest first: roadway, then administration, then parks and recreation, then water management. That ordering matters, because it tells you the assessment is primarily paying to maintain the roads you drive on and the parks your family uses, not a golf course.

Line items funded out of the district's General Fund for FY2027 include landscaping contracts at $1,192,225, tree trimming at $156,500, lake maintenance at $180,000, wetland maintenance at $111,000, street lighting through FPL at $208,560, road and sidewalk maintenance at $17,500, street sweeping at $11,000, and a contracted police patrol line at $25,000. The district also budgets capital reserves separately, including $55,100 in public works and $41,451 in parks and recreation.

The part buyers miss: water and sewer are billed separately

The Gateway CDD assessment on your tax bill does not cover your water, irrigation or sewer usage. The district runs those as an Enterprise Fund supported by user rates, budgeting $3,969,086 in water revenue, $1,736,799 in irrigation revenue and $3,170,188 in sewer revenue for FY2027. So a Gateway owner pays the assessment annually on the tax bill and a separate ongoing utility bill to the district. Budget for both.

The current adopted rate schedule sits in the district's resolutions 2026-16 and 2026-24. We have not reproduced specific utility rates here because we have not verified the adopted rate tables line by line, and we would rather omit a number than publish one we cannot stand behind. The district's office will give you the current schedule directly at 11922 Fairway Lakes Drive, Suite 1, or by phone during business hours.

Outstanding district debt, and when it ends

The assessment includes debt service, so it is fair to ask what is owed and when it stops. As of the FY2027 adopted budget:

• Series 2023-1, the Gateway assessment area bond, original par $11,710,000, outstanding $10,875,000 after the November 2026 payment, final maturity November 1, 2044.
• Series 2023-2, the Pelican Preserve assessment area bond, original par $1,255,000, outstanding $1,165,000 after November 2026, final maturity November 1, 2044.
• Lake Bank Restoration, a group of Florida State Revolving Fund loans, outstanding $16,754,025 after fiscal 2026 and $15,805,527 after fiscal 2027, with the amortization schedule running through fiscal year 2046.
• The Series 2013 Pelican Preserve debt service fund went to $0 in FY2027, down from $231,909, indicating that obligation has been retired or refunded.

A buyer should read those maturities as a commitment rather than a threat. The debt component of a Gateway single family assessment is $332.41 of the $1,296.61, and it is scheduled to retire in 2044 and 2046 respectively.

The three layers of fees, and why the total varies

Gateway can carry up to three separate layers, and confusing them is the most common source of bad advice about this community:

1. The CDD assessment, the figures above, on the tax bill, for every Gateway property.
2. A master association, where one applies. The district's own mapping data records Gateway Greens Community Association with 32 subordinate neighborhoods, Pelican Preserve with 35, plus master associations for Hampton Park, Bristol Parc and Silverlakes.
3. A neighborhood HOA or condominium association, which is where most of the variation lives.

We do not publish master association or neighborhood HOA dues on this page, and that is deliberate. No primary, verifiable published fee schedule exists for Gateway Greens Community Association, for the Club at Gateway, for Pelican Preserve's community association, for Stoneybrook at Gateway or for Timber Creek. Those figures change annually, they are set by private boards, and every number circulating online for them traces back to a listing site rather than to an association document. We will get you the current, correct figure for the specific property you are considering, in writing from the association, before you go under contract. That is a phone call we make, not a number we guess.

Know Your Gateway Carrying Cost Before You Make an Offer

Gateway is one of the few Southwest Florida communities where the single largest surprise at closing is not the price, it is the carrying cost stack: a $1,296.61 CDD assessment on the tax bill, a separate district utility bill, and up to two layers of association dues on top. We will get every one of those numbers in writing for the specific property you are considering, from the association and the district rather than from a listing.

Selling a Gateway home? Get a free Gateway home valuation, or call Jesse McGreevy direct at (239) 898-6072. Top 1% Real Estate Agents Nationally Since 2008. Buying in Gateway? Call Marc Comisar at (239) 287-5873, or start with the Southwest Florida buyer guide.

Gateway Greens membership is not bundled, and this trips people up

Gateway Greens Community Association and The Club at Gateway are separate organizations, and club membership is not bundled with Gateway Greens homeownership. The association says so on its own website. If a listing implies that buying in Gateway Greens buys you golf, verify it before you write the offer. We check this on every Gateway Greens showing as a matter of routine.

Flood, and Why Zone X Matters in Gateway

One hundred percent of the 2,615 acre Gateway master plan is FEMA Zone X, an area of minimal flood hazard, with zero acres of Special Flood Hazard Area. Not mostly, not typically. We verified this against FEMA's own National Flood Hazard Layer and then independently against the Lee County FIRM layer, and both returned the identical result with full polygon coverage, so it is not an artifact of missing data.

For a Southwest Florida buyer, this is close to the most valuable single fact on this page. Zone X means a federally backed mortgage does not trigger the mandatory flood insurance purchase requirement. It does not mean flooding is impossible, and we would never tell you it does, but it puts Gateway in a materially different risk and cost category from coastal Lee County.

Data updated: September 2026. Sources: FEMA National Flood Hazard Layer and the Lee County FIRM layer, queried September 18, 2026.

Every named Gateway neighborhood, checked individually

We clipped each neighborhood polygon against the county FIRM layer separately rather than relying on the community wide result. Every one of the following returned 100 percent Zone X, Special Flood Hazard Area false:

Stoneybrook at Gateway, Timber Creek, Hampton Park, Gateway Greens, Silverlakes, Mahogany Run, Walden Lakes, Daniels Preserve, Magnolia Lakes, Timber Ridge, Pinewood Lakes, Cypress Cay, Hampton Greens, Cypress Links, Devonshire Lakes, Fairway Isles, Waterford Village, Bristol Parc, Timberwood Preserve, Arborwood Village, Royal Greens at Gateway, The Villages of Stoneybrook, Hammock Cove, The Villas at Gateway Greens, Summerwind, Sabal Dunes, Eagle Pointe, Santa Luz, Champions Green, Westhaven at Gateway, Hidden Links and Cottages at Gateway Greens.

Arborwood Preserve, which sits inside City of Fort Myers limits, is also 100 percent Zone X.

Pelican Preserve is the exception, and it matters by village

This is the distinction that a community wide statement would hide, so we are stating it plainly. Pelican Preserve, which sits inside the same district but inside city limits, is 80.76 percent Zone X and 19.24 percent Zone AE, and Zone AE is a Special Flood Hazard Area.

At village level, from FEMA's National Flood Hazard Layer:

The Base Flood Elevation in the Pelican Preserve AE areas is 21.0 feet NAVD88. The practical consequence is direct: a buyer in Siena, Aviano or Ravenna will face a mandatory flood insurance requirement on a federally backed mortgage, and a buyer in Palazzo, Casella or Viadana will not. If you are shopping Pelican Preserve, ask the village before you ask the price.

The March 2027 map change does not touch Gateway

Lee County has published that FEMA issued final flood hazard determinations with updated Flood Insurance Rate Maps becoming effective March 2, 2027. For unincorporated Lee County only six panels are affected, and the county names them: 12071C0576, 0577, 0578, 0579, 0581 and 0583, with revisions concentrated on Mullock Creek in south Lee County.

Gateway sits on panels 12071C0432F, 0434F, 0445F and 0475F, all effective August 28, 2008. None of the six revised panels is one of Gateway's four. Gateway's flood mapping is not changing on March 2, 2027. Verify any individual address for yourself at the Lee County Find My Flood Zone tool or the FEMA Map Service Center.

Evacuation zones and wind

Gateway falls in Lee County evacuation Zone D and Zone E, roughly 38 percent and 62 percent of the master plan respectively. Stoneybrook, Hampton Park, Silverlakes, Daniels Preserve, Magnolia Lakes and Timber Creek return Zone E; Gateway Greens and Pelican Preserve return Zone D. Zones D and E are the two least storm surge exposed of Lee County's five lettered zones, which is what you would expect this far inland and east of Interstate 75. Zone A is the coastal zone evacuated first. Check any address with the Lee County Find My Evacuation Zone tool.

Hurricane Ian, Helene and Milton in Gateway

Hurricane Ian made landfall in Lee County on September 28, 2022 and permanently reshaped how buyers evaluate Southwest Florida real estate. Gateway's experience was different in kind rather than merely in degree, because the community sits roughly fifteen miles inland and east of Interstate 75, well outside the storm surge envelope that redefined the barrier islands. The documentary record supports that distinction, and it is worth walking through carefully rather than accepting either the alarmed or the reassuring version.

No surveyed Lee County Ian high water mark falls within or east of Gateway. Gateway's own district board record, six weeks after the storm, describes tree work, a damaged gate panel, partially restored field lights, an insurance claim and a pre-existing regional drainage issue. That is a storm cleanup record, not a catastrophe record.

We want to be careful here, because this is exactly the kind of claim that gets overstated by people selling inland Florida. Gateway is not hurricane proof. It is roughly fifteen miles inland, so the dominant risk is wind and rainfall rather than storm surge, and wind damage in a major hurricane is real anywhere in Lee County. What the record supports is the narrower and more useful statement: Gateway did not experience the surge driven destruction that redefined Fort Myers Beach, Sanibel and the coastal barrier islands, and its FEMA Zone X designation is consistent with that.

Hurricanes Helene, on September 26, 2024, and Milton, on October 9, 2024, both affected Lee County. We did not find Gateway specific damage documentation for either storm in a primary source, and rather than generalize from countywide coverage we are noting that gap explicitly.

If you are weighing a coastal property against Gateway, the honest framing is a trade rather than a winner. Coastal Lee County offers the water and the lifestyle that draws people to Southwest Florida in the first place, at a higher insurance cost and a higher surge exposure. Gateway offers Zone X, a lower carrying cost and a twenty five to thirty five minute drive to the same beaches. We have sold both sides of that trade and we will tell you which one fits how you actually live.

Property Insurance in Gateway

Gateway's Zone X designation removes the federally mandated flood insurance requirement on a standard mortgage, which is a genuine and quantifiable advantage. It does not remove the need for windstorm coverage, and Florida property insurance remains the largest single variable in a Southwest Florida carrying cost.

We deliberately do not publish premium figures on this page. Florida property insurance premiums vary by carrier, by roof age and material, by opening protection, by construction type, by claims history and by year, and any single number we printed would be wrong for most readers and stale within months. Publishing a specific premium would be a disservice dressed up as helpfulness.

What we will tell you is what actually moves the number in Gateway, and every item here is something you can check before you make an offer:

• Roof age and material. In Southwest Florida this is usually the largest single lever on a homeowners premium, and on older Gateway housing stock from the 1990s and early 2000s it is the first thing to establish.
• Opening protection. Impact rated windows and doors, or documented shutters, change the rating.
• Construction type and year built. Gateway's build eras run from 1988 to 2024, and homes built to the later Florida Building Code wind standards rate differently from the earliest phases.
• Zone X, which you have. It means flood coverage is optional rather than mandatory. Optional is not the same as unwise, and many Gateway owners carry a preferred risk flood policy precisely because Zone X pricing is low.
• Citizens Property Insurance, the state backed insurer of last resort, remains part of the Florida market landscape. Whether a given Gateway property is eligible is a carrier by carrier question.

Our practical advice to every Gateway buyer is the same: get a real quote on the specific address, with the roof documentation in hand, before your inspection period closes. We will connect you with independent agents who write in this market. We do not take a referral fee for it.

Who Governs Gateway

Gateway proper is unincorporated Lee County, in no municipality. Pelican Preserve and Arborwood Preserve are the exceptions and sit inside City of Fort Myers limits. This is not a trivia question. It determines which land development code applies, which comprehensive plan governs, who issues your building permit, who answers a code complaint, which police agency responds and which fire district serves you.

What unincorporated status means in practice

For the great majority of Gateway addresses:

• Land development regulation comes from the Lee County Land Development Code, not the City of Fort Myers code.
• The comprehensive plan is the Lee Plan. The Lee Plan singles Gateway out by name: Policy 1.1.15 permits up to six dwelling units per gross acre inside the Gateway and Airport Planning District, against roughly one unit per 1.9 acres elsewhere in the same New Community land use category. That policy is the entitlement that made Gateway possible at the density it was built.
• Building permits and code enforcement run through Lee County Community Development.
• Law enforcement is the Lee County Sheriff's Office, not Fort Myers Police.
• Fire protection is the South Trail Fire Protection and Rescue Service District.

For Pelican Preserve and Arborwood Preserve, every one of those five answers changes to the City of Fort Myers equivalent. If you are comparing a Pelican Preserve villa against a Stoneybrook house, you are comparing two different regulatory environments that happen to share a community development district.

The Gateway Services Community Development District

The district was established May 22, 1986 under Chapter 190 of the Florida Statutes by the Florida Land and Water Adjudicatory Commission, and is codified at Florida Administrative Code Chapter 42F-1. The codified boundary description totals 4,488.58 acres. It is governed by a five member Board of Supervisors elected by eligible voters, and the district is self managed with in house staff rather than contracted out.

The district assesses 7,881 units and lump sum parcels across all product types. The district's own public statements describe roughly 10,000 households funding its facilities, and a supervisor stated on the record in July 2026 that "Gateway consists of approximately 4,881 homes." Those figures measure different things, which is why we have given you all three with their sources rather than picking one.

Board meetings are public, recordings go on the district's YouTube channel, and the budget documents are all on Municode. If you are buying in Gateway and you want to know what the assessment will do over the next five years, that record is open to you, and it is the only place worth looking.

Property taxes and the millage stack

For tax year 2025, a Gateway parcel in taxing district 047 carried a total of 13.4125 actual mills. The components, from the Lee County Property Appraiser's own millage book:

There is no Gateway fire district, and this is worth saying directly because buyers ask about it constantly. We searched the full text of the 2025 Lee County Taxing District Millage Book for "Gateway" and found zero occurrences. Gateway is served by the South Trail Fire Protection and Rescue Service District, taxing authority 085, at 2.5000 mills. The Gateway CDD budget contains no fire line item of any kind; its only public safety line is a contracted police patrol.

There is one genuine exception worth knowing. A slice of parcels on the eastern end of Timber Creek Drive falls in taxing district 049, Lehigh Acres Fire, which levied zero ad valorem millage in 2025 and carries a total stack of 10.9125 mills. Lehigh Acres Fire funds itself through a non ad valorem assessment that the millage book explicitly does not list, so we cannot give you that amount from this source and are not going to invent it. If you are buying at the eastern edge of Timber Creek, ask for the full tax bill including non ad valorem lines.

Pelican Preserve, inside city limits, pays the City of Fort Myers municipal millage of 6.5000 with no separate fire line, because the city provides fire service directly.

The 2026 millage book was not yet published as of September 18, 2026. The figures above are tax year 2025, the most recent adopted set, and they should be treated as the current reference rather than as a forecast of your bill.

Gateway Neighborhoods, by the Parcel Roll

This table does not exist anywhere else, because we built it ourselves. We downloaded the complete Lee County Property Appraiser parcel roll, all 562,920 parcels, clipped it against the Gateway Services CDD's own published boundary polygons, and profiled every residential parcel inside them. The result is 7,606 mapped residential parcels across 42 neighborhoods.

Data updated: September 2026. Source: Lee County Property Appraiser parcel data file for the August 2026 roll, clipped against the Gateway Services CDD published boundary layer.

How to read this, and what it is not

Every value below is a median across the parcels in that neighborhood, from the county tax roll. The "just value" column is the Property Appraiser's just value, which is a mass appraisal assessment figure, not a market price and not what a home there would sell for. Compare it between neighborhoods, not against a listing price. For actual transaction prices, use the MLS closed sales table higher up this page, which measures a completely different population: homes that actually sold, rather than all homes that exist.

Build era is the range from the earliest minimum year built to the latest maximum year built in that neighborhood, so a wide range means the neighborhood built out in phases.

Gateway proper: 4,959 residential parcels

Pelican Preserve: 2,647 residential parcels

Reported separately because Pelican Preserve is a 55 plus community inside City of Fort Myers limits with its own assessment area, its own flood profile and its own market. Full detail on our Pelican Preserve community page.

How we checked our own work

A dataset is only as good as its reconciliation, so here is ours. The district's own adopted FY2027 assessment chart counts 3,984 Gateway single family units, 890 Gateway multifamily and 143 Arborwood, totaling 5,017 assessable Gateway residential units. Our parcel roll extraction found 4,959, a difference of 58 units, or 1.2 percent. For Pelican Preserve the district counts 1,668 single family, 830 multifamily and 168 C-5, totaling 2,666; we found 2,647, a difference of 19 units, or 0.7 percent.

Those gaps are expected and we are disclosing them rather than smoothing them over. They come from parcels that carry an assessment but are not classified residential on the tax roll, from common element tracts, and from the handful of parcels whose recorded legal description did not match any neighborhood pattern. Twenty residential parcels out of 7,626 inside the boundary, 0.26 percent, could not be assigned to a named neighborhood and are excluded from the tables above.

We are showing you the reconciliation because a number without one is a claim, not a measurement.

What the table tells a buyer

Three patterns are worth pulling out.

The pool percentages are real signals. Royal Greens, Summerwind, Champions Green, Santa Luz, Hidden Links, Siena, Ravenna, Aviano and Viadana all show at or near 100 percent, which reflects attached and villa product where the pool is community or shared rather than a private screened cage. Hammock Cove, Westhaven, Casella and C5 Residences show zero percent private pools. Cypress Pointe at 10 percent and Eagle Pointe at 7 percent are the outliers among detached single family, and on a Southwest Florida resale a private pool is a pricing factor.

Build era drives insurance more than it drives price. Gateway Greens spans 1988 to 2024 in one line because the golf course neighborhoods built out over three and a half decades. A 1992 Champions Green home and a 2023 Santa Luz home are both "Gateway Greens" in casual conversation and are entirely different insurance and maintenance propositions.

Size and value do not track together. Aviano's median is 2,068 heated square feet at a $309,514 median just value, while Prato's is 1,917 square feet at $471,904. Village, age, finish level and lot matter more than square footage in Pelican Preserve, which is exactly why a per subdivision conversation beats a per community one.

Gateway Greens and the Golf Question

Gateway Greens is the golf side of Gateway, and it is the part of the community most often misunderstood. The Gateway Greens Community Association was established in 1988 and today represents more than 1,400 residences across 32 subordinate neighborhoods, including Hammock Cove, Mahogany Run, Summerwind, Walden Lakes, Santa Luz, Lakeview, Golfview, Westhaven, Cypress Links, Fairway Isles, Callaway Greens, Hampton Greens, Hidden Links, Sabal Dunes, Mahogany Isles, Champions Green, the Cottages at Gateway Greens and the Villas at Gateway Greens.

The golf course opened in 1989. Gateway also has a small piece of professional golf history: the Gateway Open, a Ben Hogan Tour event, was played here in 1990 and 1991, and Gary McCord won the 1991 edition at eleven under par.

The critical point for a buyer: Gateway Greens Community Association and The Club at Gateway are separate organizations, and club membership is not bundled with Gateway Greens homeownership. The association states this on its own website. Buying a house on the golf course in Gateway Greens does not automatically make you a member of the club, and any listing that implies otherwise needs to be verified in writing before you make an offer.

We are not publishing membership categories or dues for The Club at Gateway, because no current fee schedule is available from a primary source we can stand behind. Get it from the club directly for the membership category you actually want, and get it before you are under contract. We will make that call with you.

Golf course frontage does show up in the transaction data. Cypress Links carried the highest median of any Gateway neighborhood with at least five closed sales over the trailing twelve months, at $720,000 on a median 2,755 square feet, with a median 32 days on market. Walden Lakes and Mahogany Run followed at $580,000 and $560,000. Golf frontage in Gateway is a genuine price premium, and it is concentrated in a handful of streets.

Pelican Preserve, the 55 Plus Community Inside the District

Pelican Preserve is a large active adult community that sits inside the Gateway Services Community Development District but inside City of Fort Myers limits, which makes it a genuinely different proposition from the rest of Gateway. It carries its own assessment area, its own debt series, its own flood profile and its own market.

By the numbers from the district's own records and the county parcel roll: 1,668 single family units and 830 multifamily units assessed, 2,647 residential parcels mapped, and 35 subordinate village associations, including Prato, Pistoia, Palazzo, Casella, Materita, Carena, Siena, Aviano, Ravenna, Solaro, Viadana, Portofino, Sevilla, Bellagio, Verona, Toscana, Monticello, Avila, Azzurra, Trentino Estates, Camarelle, Treviso, Trieste, Vicenza and Villa Capri.

Three things a Pelican Preserve buyer should establish before anything else:

1. Which village, for flood. Siena and Aviano are 100 percent Zone AE. Ravenna is 93 percent AE. Palazzo, Casella and Viadana are 100 percent Zone X. This single question changes whether flood insurance is mandatory on your mortgage.
2. The CDD assessment is different here. Pelican Preserve single family is $1,187.25 for FY2027 and multifamily is $1,050.19, both with a much smaller debt component than Gateway proper and no Lake Bank Restoration line at all.
3. City, not county. Permits, code, police and fire all run through the City of Fort Myers rather than Lee County and the South Trail Fire District.

Pelican Preserve did not appear in our Gateway MLS market pull at all, because the Southwest Florida MLS does not place it in the Gateway market area despite the shared district. Pelican Preserve market data is therefore not included in the Gateway tables on this page, and we have not estimated it. We maintain a dedicated community page on Pelican Preserve covering the developer history, the Town Center and golf amenity structure, and the villages in detail. Start there if Pelican Preserve is the part of Gateway you are actually shopping.

Timber Creek, the Newest Corridor Next Door

Timber Creek is the newest large residential development carrying a Gateway area Fort Myers address, and it is important to be precise about what it actually is, because most sources get this wrong in a way that costs buyers real money. Timber Creek carries a different school zone, a different fire district at its eastern edge, a median sale price roughly 39 percent above Gateway's, and it sits outside the Gateway master plan entirely.

Timber Creek is not inside the Gateway PUD. It sits at the Daniels Parkway corridor east of Gateway, at Gunnery Road South on the western edge of Lehigh Acres, with a Fort Myers 33913 mailing address. Treat it as adjacent to Gateway rather than part of it. That distinction has real consequences: Timber Creek is in a different middle school proximity zone, and its eastern edge falls in a different fire district.

What the record establishes: Lennar Corporation is the builder, with the project approved by Lee County in January 2020 at 695 total acres, 40 acres of mixed use commercial and 655 acres of residential, with a commercial program of 250,000 square feet including 50,000 square feet of medical office and a 150 room hotel. The sales center is at 11581 Timber Creek Drive. Lennar markets it by collection rather than by numbered phase: Manor Homes, Executive Homes, Estate Homes and Villas.

Timber Creek's market behaves differently from Gateway's, and the gap is large enough to matter:

Timber Creek is newer, larger and roughly 39 percent higher at the median, and it holds a tighter sale to list ratio, which is typical of a market with an active builder setting the floor. Like all of Gateway, it is 100 percent FEMA Zone X.

We maintain a dedicated community page on Timber Creek with the builder collection breakdown, the amenity complex and the build out in detail. Start there if Timber Creek is where you are shopping.

New Construction and What Is Still Being Built

Gateway is a forty year build out that is still running. The 1985 master plan contemplated 19,932 dwelling units; a district supervisor stated on the record in July 2026 that Gateway consists of approximately 4,881 homes. Those two numbers together tell you that Gateway was entitled for far more than it has built, which is the single most important thing a long term owner here should understand.

The district itself is actively building public infrastructure in 2026. Two projects are under way on the Gateway Boulevard campus, per the district's own project page: a new administration building at 11301 Gateway Boulevard, awarded at $5,700,037, and Parks and Recreation Phase 2 at Commons Park, awarded at $2,529,369, both with anticipated completion in the fourth quarter of 2026.

On the residential side, the newest product in and around Gateway is concentrated in Timber Creek, in Arborwood Preserve on the city side, and in the most recent Gateway Greens phases such as Santa Luz and Westhaven, which the parcel roll dates to 2019 through 2023.

A dedicated community page on Stoneybrook at Gateway is coming, with the association structure, the amenity set and a per phase price history. A dedicated community page on Hampton Park at Gateway is coming as well. A dedicated community page on Gateway Greens is coming, covering the golf course neighborhoods and the club relationship in full. We will link each one here as it goes live.

We are not going to publish current builder pricing on this page. Builder price sheets change weekly, and a price baked into a page is wrong by the time you read it. Call Marc at (239) 287-5873 and we will pull live builder inventory and incentives for you the day you ask.

Gateway Schools and How Lee County Assignment Really Works

Gateway families rank schools rather than being assigned to one, because the School District of Lee County runs an open enrollment system built on Residential Choice Proximity Zones with a lottery and a preference ladder. Gateway sits in elementary Proximity Zone J, middle Zone EE for almost all of the community, and High School East Zone, Sub-zone 2. Two schools sit physically inside Gateway, and both earned strong 2025-26 grades.

Data updated: September 2026. Sources: School District of Lee County Student Enrollment Plan 2026-2027, board approved December 1, 2025, and Florida Department of Education 2025-26 school grades as of September 1, 2026.

The two schools inside Gateway

Gateway High School earned 68 percent of total possible points for 2025-26, the best grade of the five high schools a Gateway family can rank. Gateway Charter School, a K-12 charter sponsored by the School Board of Lee County and operated with Charter Schools USA as education service provider, also earned an A, on a charter term running July 1, 2023 to June 30, 2033, with an enrollment of 2,760 against a capacity of 3,100.

Gateway Elementary opened in August 1992 and now teaches over 800 students. Gateway High School's programs include dual enrollment, Advanced Placement, Cambridge AICE, career academies and JROTC.

How the choice system actually works

For elementary and middle school, parents rank the schools inside their proximity zone rather than receiving a single assignment. For high school, Lee County uses three large regions each split into three sub-zones, and parents select from among the schools in their own sub-zone and any contiguous sub-zone in the same zone.

The lottery preference order, from the enrollment plan: Exceptional Student Education and programs, then sibling preference, then Proximity 1 (residence within two miles of the school), then Proximity 2 (the nearest school within the zone), then a set of statutory preferences covering serious illness or death of a custodial parent, dependent children of active duty military relocating on orders, foster care placement and court ordered custody changes.

The district is explicit that choice is not the constraint: "It does not limit a student's access to choose a school for the programs it offers. The plan only limits the transportation that may be provided." Note also that students living within two miles of a school, the P1 group, are not provided district transportation.

The schools Gateway families can rank

Elementary, Proximity Zone J, four schools: Gateway, Colonial, Ray V. Pottorf and Treeline. 2025-26 grades: Gateway B, Ray V. Pottorf B, Treeline B, Colonial C.

Middle, Proximity Zone EE, two schools: Fort Myers Middle and Paul Laurence Dunbar Middle. 2025-26 grades: Dunbar B, Fort Myers Middle C.

High, East Zone Sub-zone 2, five schools: Gateway High, Riverdale High, Lehigh Senior High, East Lee County High and Dunbar High. 2025-26 grades: Gateway A, Riverdale C, Lehigh Senior C, Dunbar C, East Lee County C.

The middle school split, and it is entirely Timber Creek

Here is a non obvious fact worth real money in a relocation decision. Gateway is 80.51 percent middle school Zone EE and 19.46 percent Zone HH, and the split is entirely Timber Creek. Timber Creek is 100 percent Zone HH. Stoneybrook at Gateway, Hampton Park, Silverlakes, Daniels Preserve, Gateway Greens, Timber Ridge, Devonshire Lakes, Eagle Pointe, Pinewood Lakes, Timberwood Preserve, Waterford Village, Arborwood Village and Pelican Preserve are all 100 percent Zone EE.

A Timber Creek address and a Stoneybrook address, both with a Gateway area Fort Myers mailing address, rank entirely different middle schools. Timber Creek families rank Lehigh Acres Middle, Lemuel Teal Middle and Veterans Park Academy; everyone else ranks Fort Myers Middle and Paul Laurence Dunbar Middle. If middle school matters to your family, establish this before you fall in love with a floor plan.

The disclaimer that actually matters

School assignment in Lee County is set by the School District of Lee County, governed by an enrollment plan re-adopted annually, and it depends on a lottery and on available capacity. No school named on this page is guaranteed for any address, and this can change. Verify your specific address with the district's own tool at schoolsitelocator.com/apps/leecounty, and confirm with the district's enrollment office. The School District of Lee County student enrollment page is the authoritative source, not this page and not a listing site.

Getting Around Gateway, the Airport and the Commute

Gateway's defining locational fact is that it is the nearest large master planned residential community to Southwest Florida International Airport. The airport terminal shares Gateway's 33913 ZIP code, sits roughly 3.5 miles away in a straight line, and is about 8.2 driving miles or fifteen minutes free-flow, because the road network routes around the airfield.

For an airline or airport employee, a frequent business traveler, a seasonal resident or anyone who hosts out of state family, that is the whole argument for Gateway. It is a sub twenty minute door to curb drive with no interstate segment required.

RSW is operated by the Lee County Port Authority, was certified for operation in May 1983, opened its current terminal in 2005, and serves over 11.1 million passengers a year on sixteen airlines with nonstop service to major U.S. hubs, Canada and Germany. Its 2022 economic impact was measured at 60,485 jobs, $4.5 billion in value added and $8.3 billion in economic output. Gateway households sit inside the labor shed of that engine.

Approximate drive times from central Gateway

These are routing computations from the Gateway Services CDD office on Fairway Lakes Drive, at free-flow speeds. Southwest Florida season traffic from January through April materially exceeds these times on Daniels Parkway, Colonial Boulevard and Interstate 75.

The beach number is the one people react to, so we will be straight about it. Gateway is not a beach community. It is a little over half an hour to Fort Myers Beach at free-flow, longer in season and longer again given ongoing Estero Boulevard reconstruction. If sand within ten minutes is your requirement, Gateway is the wrong community and we will tell you that rather than sell you a drive time you will resent.

Employment in the Gateway corridor

Gateway's immediate employment corridor is genuinely substantial by Southwest Florida standards. Skyplex, the airport adjacent development on Lee County Port Authority land, spans more than 1,100 acres, with roughly 260 acres designated for aviation related business, including 75 acres directly adjacent to the runway, and roughly 860 acres for Class A office, hotel and commercial use, all inside a Foreign Trade Zone.

Gartner operates a major Fort Myers presence built on Lee County Airport Authority land, comprising three office and amenity buildings, and Fort Myers is described as the company's national training hub. Alta Resources operates its Florida office at 13180 Paul J Doherty Parkway in the Gateway airport corridor, handling customer service, sales support, e-commerce and fulfillment for major brands. Hertz relocated its worldwide corporate headquarters to Estero in Lee County, about 15.3 miles and twenty three minutes from central Gateway.

We are deliberately not publishing current headcounts for Gartner, Alta Resources or Hertz. The only figures we could tie to a source are years old, and a stale employment number presented as current is exactly the kind of thing that makes a page untrustworthy.

JetBlue Park, the Boston Red Sox spring training home and the Lee County Sports Complex, opened for the 2012 season with capacity around 11,000 including berm seating, six practice fields and both Major and Minor League operations. It is roughly four miles from Gateway.

Healthcare Serving Gateway

Gulf Coast Medical Center, part of Lee Health, is 8.1 miles and about fourteen minutes from central Gateway at 13681 Doctors Way. It is the largest hospital in the Lee Health system with 699 licensed beds including 584 private rooms, plus a 75 bed skilled nursing unit in an adjacent building, and it is home to the only Level II Trauma Center between Bradenton and Miami. Its emergency department has 70 beds, four trauma bays and eight fast track rooms.

That single fact, a Level II trauma center fourteen minutes away, is the most important healthcare consideration for a Gateway household. Gulf Coast also carries comprehensive stroke center accreditation, an A patient safety grade from The Leapfrog Group, a four star CMS Quality Star Rating, and American Heart Association Get With The Guidelines Gold Plus stroke recognition. Its seventh floor is part of the Regional Cancer Center.

Lee Memorial Hospital at 2776 Cleveland Avenue is a second option with its own emergency department, 12.6 miles and roughly twenty two minutes away. Lee Health publishes a real time emergency department wait status page that is genuinely worth bookmarking if you live here.

Urgent care: there is none inside Gateway or inside ZIP 33913. We are stating that plainly rather than glossing it, because it is a real and checkable limitation of the location. The nearest Lee Convenient Care is at 13340 Metro Parkway, Suite 100, roughly 7.9 miles and fourteen minutes away, phone (239) 343-0490. Lee Convenient Care clinics are open seven days a week with online check in through MyChart at select locations.

What is coming. Lee Health is developing a new Fort Myers campus at Colonial Boulevard and Jones-Walker Boulevard: a 53 acre site with approximately 550,000 square feet of hospital, 260 private patient rooms at opening with capacity for 96 more, a 44 bed emergency department, a 125,326 square foot medical office building, an ambulatory surgery center with eight operating rooms, the Lee Health Musculoskeletal Institute and an employee child development center, all on hurricane resistant infrastructure. First phase is anticipated in 2028. Colonial at Jones-Walker sits on Gateway's northwest approach, closer to Gateway than Gulf Coast Medical Center is, so this will materially improve the community's emergency access when it opens.

Lifestyle, Dining, Shopping and Parks

Gateway's day to day amenity set is district owned rather than club owned, which is unusual for a Southwest Florida master planned community and is one of the reasons it works as a year round family community rather than a seasonal one.

The district's own parks and facilities

The Gateway Services CDD operates a park and recreation program funded directly out of the assessment. For FY2027 the district budgets $1,330,476 across parks and recreation, including $120,820 for Commons Park operations and maintenance, $88,292 for soccer field sod replacement, $62,030 for contracted security services, $46,469 for district events and $35,000 for holiday lighting and decorations. The community pool carries its own $104,277 line.

The Sherman Soccer Complex at 13260 Griffin Drive is the centerpiece. The district's own parks documentation describes four regulation fields plus one junior field, and its fee schedule prices Field 1 as a half field and Fields 2 through 5. Lee County Sports Development separately markets the complex regionally as a tournament venue with a playground, restrooms and a concession stand, and states that the fields may be used by residents at any time there is not league play. Where the county and the district disagree on the field count, we have gone with the district, because the district owns and operates it.

The district also runs a Food Truck Fridays series at Commons Park, and is completing two capital projects on the Gateway Boulevard campus in the fourth quarter of 2026: a new administration building and Parks and Recreation Phase 2 at Commons Park.

Shopping and groceries

Publix at Sky Walk, store 01564, at 13121 Paul J Doherty Parkway, is Gateway's grocery anchor, 1.8 miles and about four minutes from the center of the community, open 7:00 a.m. to 10:00 p.m. seven days, phone (239) 561-2224, with a pharmacy at (239) 340-7735.

The Shoppes at Pelican Preserve at 10580 Colonial Boulevard, anchored by Winn-Dixie, sits at the signalized intersection of Colonial Boulevard and Treeline Avenue, roughly 6.2 miles and ten minutes away.

Beyond that, Gateway shops where the rest of south Fort Myers shops: Gulf Coast Town Center at about fourteen minutes, Bell Tower at about fifteen, Miromar Outlets at about twenty, and Coconut Point in Estero at about twenty five. Additional Publix stores in the Gateway orbit include Daniels Crossing at 6900 Daniels Parkway, the Shops at Village Walk at 7950 Dani Drive, and the Shoppes of Fiddlesticks at 13650 Fiddlesticks Boulevard.

Dining, honestly

We are not going to publish a scraped restaurant list for Gateway, because we could not verify one. What we can tell you is what exists on site: clubhouse dining at The Club at Gateway, two member restricted venues inside Pelican Preserve, a resident restricted restaurant and bar at Timber Creek's clubhouse, and the district's Food Truck Fridays at Commons Park. The genuine restaurant density is on Daniels Parkway, Colonial Boulevard and at Gulf Coast Town Center, ten to fifteen minutes out. Gateway is a community you live in and drive out of to eat, and anyone who tells you otherwise has not spent an evening here.

Civic and Volunteer Life In and Around Gateway

Gateway has an unusually active civic layer for a Southwest Florida community, and most of it runs through the district's own board room and the Griffin Drive campus rather than through a private club. Residents elect the supervisors who set the assessment, coach at the soccer complex, and serve on advisory committees that appear on every board agenda. Each organization below was verified as currently active in September 2026.

Gateway Services CDD Board of Supervisors. The most consequential civic seat in Gateway. Five supervisors serving four year terms, elected by eligible voters inside the district, plus standing advisory committees. The board sets the assessment, the parks fee schedule and the capital program. Meetings are the first and third Thursday of each month at 3 PM at 13240 Griffin Drive, packets and minutes are posted publicly, and residents speak at the podium. Get involved by attending, serving on an advisory committee, or qualifying to run. Public records: [email protected], (239) 561-1313.

Gateway Greens Community Association. Florida nonprofit master association established 1988, representing more than 1,400 residences. Homeowners register on the association site for community information and board and committee service.

Stoneybrook at Gateway Master Homeowners Association. Master HOA covering 778 homes, 84 villas and 694 single family, operating an amenity center and pool complex plus a genuinely unusual recreation inventory for an HOA: basketball, tennis, pickleball, beach volleyball, an inline hockey rink, a soccer field and a baseball field. Residents register through the association's member portal, where board and committee openings are posted.

Gateway Soccer Association. Family run youth recreational soccer league established 2011, playing at the Sherman Soccer Complex on Griffin Drive. Age bands from Under 4 through U10 and up, two ten week seasons a year, fall from September through November and spring from March through May. Register a player, or volunteer as a coach or referee through the Coaches Corner and Referees sections. Contact Mark Allison, (239) 437-2268.

Gateway Flag Football. Youth flag football for ages 4 to 17, operating for over a decade with roughly 2,000 participants annually, all games and practices at the Sherman Soccer Complex. Three seasons a year with registration opening in May, August and November. Coaching and volunteer roles at (941) 888-0064.

Gateway Church. At 13241 Griffin Drive, physically inside Gateway, with Sunday services at 9:00 and 10:45 a.m. held at Gateway High School. Ministries include Kids, Youth, Young Adults and Awana, plus LifeGroups. Get involved through a Serve Team or a LifeGroup. Contact (239) 561-2550.

Lee County Parks and Recreation Volunteer Services. County wide volunteer program covering parks, preserves and recreation programming.

Lee County Sheriff's Office Citizens Academy and Civilian Support Unit. Two routes into public safety volunteering for Gateway residents, run by the agency that actually polices the community.

Harry Chapin Food Bank. The regional food bank at 3760 Fowler Street, roughly nineteen minutes from Gateway, with an active volunteer program.

Habitat for Humanity of Lee and Hendry Counties. At 12751 New Brittany Boulevard, roughly eighteen minutes away, with build site and ReStore volunteering.

Keep Lee County Beautiful. County wide cleanup, beautification and environmental education, with regularly scheduled volunteer events.

Calusa Waterkeeper. Advocacy and citizen science on the Caloosahatchee River and its watershed, including a trained Ranger program. Relevant to Gateway specifically because the district's own stormwater and lake system feeds that watershed.

Friends of Six Mile Cypress Slough and the UF/IFAS Lee County Master Gardener program round out the environmental volunteering options, and the Boys and Girls Club of Lee County runs youth programming countywide.

Thinking of Selling Your Gateway Home? List With the #1 Team in Southwest Florida Since 2012

If you are thinking "I need to sell my house in Gateway, Florida," or you are searching for the best Gateway listing agent, or your Gateway listing expired and you are trying to work out what went wrong, this is the section written for you.

Gateway is a market where pricing precision matters more than marketing volume, and the data on this page shows why. The median Gateway home sold for 96.32 percent of asking over the trailing twelve months, and the median time on market was 51 days while the average was 86. That gap between median and average is the tell: most Gateway homes sell reasonably quickly, and a meaningful minority sit for a long time and drag the average up. Those are almost always the homes that were priced off the community median instead of off their own subdivision's comparables.

McGreevy and Comisar are among the most highly rated and top-reviewed real estate teams in Southwest Florida, and every five star quote on this page is a verbatim Google review from a real client.

Why McGreevy and Comisar:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The Gateway numbers we will price your home against. In the last 12 months we tracked 300 closed Gateway sales totaling $119,338,454, at a median $396,500, a median 51 days on market and a median 96.32 percent of list. Against 81 active listings that is 3.24 months of supply. But we will not price your home off any of those numbers. We will price it off your subdivision: Hampton Park's median is $555,000 and Royal Greens' is $147,000, and treating them as one market is how sellers lose money here.

What Is Your Gateway Home Worth? Get a Free Valuation in 60 Seconds. Start here: mcgreevyandcomisar.com/home-valuation

Talk to Jesse direct. (239) 898-6072, text or call. We respond same-day. Top 1% Real Estate Agents Nationally Since 2008.

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

Seller questions we get most often in Gateway

How much does it cost to sell a house in Gateway, Florida? Florida seller costs typically include the real estate commission, documentary stamp tax on the deed, title and closing fees where customary, prorated property taxes, any outstanding CDD assessment balance, and association estoppel fees. The CDD assessment is collected on the tax bill and is prorated at closing like any other tax line. We will give you a written net sheet for your specific property before you list, with every line itemized.

Do I have to disclose the CDD assessment to a buyer? Florida law requires disclosure of a community development district assessment to a prospective purchaser. The Gateway assessment is public record and published in the district's adopted budget, so a well prepared buyer will find it regardless. We put it in front of buyers proactively, because in Gateway the number is defensible and hiding it creates a mid transaction problem.

My Gateway listing expired. What do I do now? Ninety percent of the time the answer is pricing and the other ten percent is presentation, and we can usually tell which within one walkthrough. Bring us the showing feedback, the days on market and the price history and we will tell you honestly which one it was.

When is the best time to sell in Gateway? Southwest Florida's buyer traffic peaks in season, roughly January through April, and Gateway follows that pattern but less sharply than the coastal communities because it has a large year round owner base. A well priced Gateway home sells outside season; an overpriced one does not sell in it.

Should I sell by owner in Florida? You can. The question worth asking is whether the savings survives the pricing risk, and in a market clearing at 96.32 percent of list with a 51 day median, the pricing risk is the whole game. We are happy to give you our honest read even if you decide to go it alone.

Thinking of Buying in Gateway?

Gateway rewards a buyer who does the homework, because the community contains genuinely different products at genuinely different prices, and the differences are not obvious from a listing photograph. A $147,000 Royal Greens condominium and a $720,000 Cypress Links golf course home are both correctly described as Gateway, and they differ in assessment rate, association structure, flood profile, jurisdiction and school zone. Five questions separate a confident Gateway offer from an expensive surprise.

Start with these five questions on any Gateway property:

1. Which CDD product type is it? Single family at $1,296.61, multifamily at $1,009.51, Arborwood at $1,085.17, C-5 at $913.92, or a Pelican Preserve rate. This is on your tax bill every year.
2. Which associations apply? The CDD, a master association, and a neighborhood HOA are three separate things and a Gateway property can carry all three. Get the current figures in writing from each before your inspection period closes.
3. Is it Gateway proper or Pelican Preserve or Timber Creek? These differ in jurisdiction, flood zone, school zone, fire district and market. All three carry Fort Myers 33913 addresses.
4. What is the roof age? On housing stock dating from 1988, this is the single biggest driver of your insurance quote and it should be established before you are emotionally committed.
5. If it is Gateway Greens, is club membership included? It is not bundled with homeownership. Verify in writing.

Buying a home in Gateway? Call Marc Comisar at (239) 287-5873 for a personalized buyer consultation, or start with the Southwest Florida buyer guide. Top 1% Real Estate Agents Nationally Since 2008.

★★★★★ "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 extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

The Gateway Rental Market and Property Management

Gateway has a genuine year round rental market, which is not true of every Southwest Florida community, and it is driven by the same forces that drive the sales market here: airport proximity, year round employment in the Gateway and airport corridor, and family sized housing rather than seasonal condominium product. Median achieved rent across 37 closed leases was $2,400 a month, with the three bedroom band at $2,395 forming the core of the market.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, Residential Rental module, pulled September 18, 2026.

Population: 37 closed residential leases inside the Gateway market area as defined by the Southwest Florida MLS.

By bedroom count:

The three bedroom band at $2,395 is the core of the Gateway rental market, which tracks the community's family oriented housing stock. The one and two bedroom figures rest on very small samples and should be treated as directional only.

Rent or sell? The framework we actually use

If you own a Gateway home and are weighing renting it instead of selling, the honest comparison is not rent against mortgage payment. It is net rent, after vacancy, management, maintenance, insurance, property tax and the CDD assessment, against the after cost proceeds of a sale reinvested. Two Gateway specific factors belong in that math:

• The CDD assessment does not go away when you rent. At $1,296.61 a year for a single family home, that is roughly $108 a month off the top of your gross rent before anything else.
• Zone X helps you here too. No mandatory flood insurance on a rental in Gateway proper is a real carrying cost advantage relative to a coastal rental.

Short term and vacation rental rules in unincorporated Lee County are set by the Lee County Land Development Code, and any association in Gateway may impose its own leasing restrictions, minimum lease terms and approval requirements on top of the county rules. Check the association documents before you count on a rental strategy. Several Gateway associations impose minimum lease terms and annual lease caps, and those restrictions are the single most common reason a rental plan falls apart after closing.

Property management in Gateway

We do not run a property management company, and we are not going to pretend otherwise to capture the lead. What we do have is a long standing referral relationship with a local property manager we trust, and we will make the introduction.

Looking for property management in Gateway? Call us at (239) 898-6072 and we will connect you with the right local resource.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full service Southwest Florida real estate team. Jesse has been in the business since October 2004 and launched the team in October 2008. Marc lives in the field on listing appointments and sales. Between them they have sold over $900 million personally, and the Domain Realty Group team has sold over $2.5 Billion in Real Estate across more than 4,000 team transactions.

Full honors list:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Why a Gateway seller or buyer should call us specifically. We did not write this page from a template. We pulled the Lee County Property Appraiser's full parcel roll and profiled 7,606 Gateway residential parcels ourselves. We read the district's adopted Fiscal Year 2027 budget and took the assessment schedule out of it line by line. We queried FEMA's National Flood Hazard Layer directly rather than repeating what other sites say about flood zones. And we pulled every Gateway closed sale, active listing and closed lease from the Southwest Florida MLS the week this page was published. That is the standard of preparation we bring to a listing appointment, and it is why our sellers are not surprised by anything at the closing table.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

Contact McGreevy and Comisar Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 McGreevy and Comisar at Domain Realty. Jesse McGreevy, Florida real estate license SL3101296. Domain Realty broker license BK3060671.

Serving Gateway, Fort Myers, Estero, Bonita Springs, Naples and all of Southwest Florida.

Frequently Asked Questions, Gateway Buyer Edition

Where is Gateway, Fort Myers?

Gateway is a master planned community in unincorporated Lee County, Florida, immediately east of Interstate 75 and north of Daniels Parkway, with a Fort Myers mailing address in ZIP code 33913. It sits directly north of Southwest Florida International Airport, roughly 3.5 miles from the terminal in a straight line.

Is Gateway in the city of Fort Myers?

Mostly no. Gateway proper is unincorporated Lee County and is in no municipality. Pelican Preserve and Arborwood Preserve are the exceptions and sit inside City of Fort Myers limits. That distinction changes which land development code applies, who issues permits, which police agency responds and which fire district serves the property.

What is the Gateway CDD fee?

The adopted Fiscal Year 2027 assessment for a Gateway single family home is $1,296.61 per unit, collected on the Lee County property tax bill. It comprises $964.20 of operations and maintenance, $175.09 of Lake Bank Restoration debt service and $157.32 of Series 2023-1 debt service. Gateway multifamily is $1,009.51 and Arborwood is $1,085.17.

Does the Gateway CDD assessment cover water and sewer?

No. The district runs water, irrigation and sewer as a separate Enterprise Fund funded by user rates, so a Gateway owner pays the annual assessment on the tax bill and a separate ongoing utility bill to the district. Budget for both.

Is Gateway in a flood zone?

One hundred percent of the 2,615 acre Gateway master plan is FEMA Zone X, an area of minimal flood hazard, with zero Special Flood Hazard Area. That means flood insurance is not federally mandated on a standard mortgage. Pelican Preserve is the exception at 19.24 percent Zone AE, with Siena and Aviano 100 percent AE and Ravenna 93 percent AE.

Will Gateway's flood maps change in 2027?

No. Lee County's updated Flood Insurance Rate Maps take effect March 2, 2027, but only six unincorporated panels are affected and the revisions are concentrated on Mullock Creek in south Lee County. Gateway sits on panels 12071C0432F, 0434F, 0445F and 0475F, none of which is among the six being revised.

What fire district serves Gateway?

There is no Gateway fire district. Gateway is served by the South Trail Fire Protection and Rescue Service District, taxing authority 085, which levied 2.5000 mills for tax year 2025. A slice of parcels at the eastern end of Timber Creek Drive falls in Lehigh Acres Fire instead. Pelican Preserve, inside city limits, receives fire service from the City of Fort Myers.

What are property taxes like in Gateway?

For tax year 2025 a Gateway parcel in taxing district 047 carried a total of 13.4125 actual mills, including Lee County General Revenue at 3.7623, the two public school levies at 2.2480 and 3.0710, and South Trail Fire at 2.5000. The CDD assessment is a separate non ad valorem line on the same bill.

How much does a house in Gateway cost?

Over the trailing twelve months the median Gateway sale price was $396,500 across 300 closed sales, with a range from $102,500 to $1,100,000 and a median price of $189.76 per square foot. The spread is wide because Gateway contains attached condominiums and custom golf course homes in the same community.

Which Gateway neighborhood is the most expensive?

Among neighborhoods with at least five closed sales in the trailing twelve months, Cypress Links carried the highest median at $720,000, followed by Walden Lakes at $580,000, Mahogany Run at $560,000 and Hampton Park at $555,000. These are the golf course and larger lot neighborhoods.

Which Gateway neighborhood is the most affordable?

Royal Greens at a $147,000 median and Summerwind at $180,000 are the entry points, both attached condominium product with median living areas under 1,000 square feet. Village of Stoneybrook at $175,000 and the Townhomes at Stoneybrook at $172,500 are the attached alternatives on the Stoneybrook side.

Is Gateway a good place to buy right now?

Gateway shows 3.24 months of supply against 81 active listings, which is tighter than the six months generally treated as balanced, and a median 96.32 percent sale to list ratio. That is a market where correctly priced inventory moves and where a buyer has modest but real negotiating room. Whether it is right for you depends on your timeline and what you are comparing it against.

How far is Gateway from the beach?

Fort Myers Beach at Times Square is roughly 18.3 miles and about 32 minutes at free-flow speeds, longer in season. Gateway is not a beach community, and if you want sand within ten minutes, it is the wrong choice.

How far is Gateway from the airport?

Southwest Florida International Airport is roughly 8.2 driving miles and about fifteen minutes from central Gateway, with no interstate segment required. The straight line distance is about 3.5 miles, and the terminal shares Gateway's 33913 ZIP code. Gateway is the nearest large master planned residential community to RSW.

What schools serve Gateway?

Gateway sits in elementary Proximity Zone J, middle Zone EE for almost all of the community, and High School East Zone Sub-zone 2. Gateway Elementary and Gateway High School are physically inside the community on Griffin Drive, alongside Gateway Charter School. Lee County uses school choice with a lottery rather than fixed assignment, so verify any address with the district.

Are Gateway schools good?

For 2025-26, Gateway High School earned an A at 68 percent of total possible points, up from a B, and it is the highest graded of the five high schools a Gateway family can rank. Gateway Charter School also earned an A. Gateway Elementary held a B, as did Ray V. Pottorf and Treeline.

Does Gateway have golf?

Yes. The Gateway golf course opened in 1989 and The Club at Gateway operates it. Critically, club membership is not bundled with Gateway Greens homeownership; the association and the club are separate organizations. Verify membership terms in writing before making an offer on a golf course home.

Is Pelican Preserve part of Gateway?

Pelican Preserve sits inside the Gateway Services Community Development District but inside City of Fort Myers limits, and it is a 55 plus active adult community with its own assessment area, debt series, flood profile and market. The Southwest Florida MLS does not place it in the Gateway market area. Treat it as a distinct community that shares a district.

Is Timber Creek part of Gateway?

No. Timber Creek is not inside the Gateway PUD. It sits at Daniels Parkway and Gunnery Road on the western edge of Lehigh Acres with a Fort Myers 33913 mailing address, built by Lennar on a 695 acre approval from January 2020. It is in a different middle school zone and its median sale price of $550,000 runs well above Gateway's.

What was the hurricane damage in Gateway?

No surveyed Lee County Hurricane Ian high water mark falls within or east of Gateway. The district's own board record six weeks after the September 2022 storm describes tree work, a damaged gate panel, partially restored field lights and an insurance claim. Gateway is roughly fifteen miles inland, so the dominant risk is wind and rainfall rather than storm surge.

What is the nearest hospital to Gateway?

Gulf Coast Medical Center at 13681 Doctors Way is 8.1 miles and about fourteen minutes away. It is the largest hospital in the Lee Health system at 699 licensed beds and holds the only Level II Trauma Center between Bradenton and Miami. There is no urgent care inside Gateway itself; the nearest Lee Convenient Care is on Metro Parkway, about fourteen minutes out.

Does Gateway have a community pool and parks?

Yes, and they are district owned rather than club owned, which means they serve residents rather than members. The Gateway Services CDD operates the Sherman Soccer Complex on Griffin Drive, a community pool, a dog park and the Commons Park campus on Gateway Boulevard, all funded through the assessment. Parks and Recreation Phase 2 at Commons Park is due to complete in the fourth quarter of 2026.

Is Gateway a gated community?

Parts of it are and parts are not. Gateway is a large master planned community containing many separate neighborhoods, some gated with their own access control and some not. The district's own mapping data records gated status per association, so confirm it for the specific neighborhood you are considering.

What is there to do in Gateway?

The district runs youth soccer and flag football at the Sherman Soccer Complex, a community pool, a dog park, trails, district events and a Food Truck Fridays series at Commons Park. Golf is at The Club at Gateway. Stoneybrook at Gateway's HOA operates an unusually deep recreation inventory including pickleball, beach volleyball and an inline hockey rink.

Where do Gateway residents grocery shop?

Publix at Sky Walk at 13121 Paul J Doherty Parkway is the community anchor, 1.8 miles and about four minutes away, open 7:00 a.m. to 10:00 p.m. daily. The Shoppes at Pelican Preserve on Colonial Boulevard, anchored by Winn-Dixie, is about ten minutes out.

Can I rent out a home I buy in Gateway?

Often yes, but check the association documents first. Short term and vacation rental rules in unincorporated Lee County are set by the Lee County Land Development Code, and individual Gateway associations layer their own minimum lease terms, annual lease caps and approval requirements on top. Association leasing restrictions are the most common reason a rental plan fails after closing.

Frequently Asked Questions, Gateway Seller Edition

What is my Gateway home worth?

That depends far more on your subdivision than on the Gateway median. The community median is $396,500, but Hampton Park's median is $555,000 and Royal Greens' is $147,000. Start with a free Gateway home valuation, then let us walk the property and price it against condition matched comparables from your own neighborhood.

Who is the best realtor to sell my house in Gateway?

McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012 and Top 1% Nationally since 2008, with over $2.5 Billion sold as a team. Call Jesse McGreevy direct at (239) 898-6072.

How long does it take to sell a house in Gateway?

The median Gateway home went under contract in 51 days over the trailing twelve months, while the average was 86 days. That gap matters: most correctly priced homes move inside two months, and a minority sit far longer and pull the average up. Pricing is almost always the difference.

How much will I get versus my asking price in Gateway?

The median Gateway sale closed at 96.32 percent of list price over the trailing twelve months, so the typical seller came down roughly three and a half percent from asking. Pricing into that gap deliberately at the start beats discovering it after sixty days of showings.

What are seller closing costs in Gateway, Florida?

Typical Florida seller costs include the real estate commission, documentary stamp tax on the deed, title and closing fees where customary, prorated property taxes, any outstanding CDD assessment balance and association estoppel fees. We provide a written, itemized net sheet for your specific property before you list.

Do I have to pay off the CDD assessment when I sell?

The Gateway CDD assessment is collected on the annual property tax bill and is prorated at closing like any other tax line, rather than paid off as a lump sum. The debt component continues with the property. Series 2023-1 matures November 1, 2044 and the Lake Bank Restoration loans amortize through fiscal 2046.

Does the CDD assessment hurt my resale value?

Not when it is presented properly. Gateway's assessment buys road maintenance, stormwater, street lighting, landscaping and a genuinely substantial parks program, and at $1,296.61 for a single family home it is defensible against what comparable Southwest Florida communities charge through private clubs and HOAs. What hurts resale is a buyer discovering the number late. We disclose it up front.

When is the best time to list a Gateway home?

Buyer traffic across Southwest Florida peaks in season, roughly January through April, and Gateway follows that pattern less sharply than coastal communities because of its large year round owner base. A well priced Gateway home sells outside season; an overpriced one does not sell in it.

My Gateway listing expired. What now?

Bring us the showing feedback, the days on market and the full price history. In our experience roughly nine times in ten the cause is pricing and the remainder is presentation, and we can usually tell which from one walkthrough. There is no charge for that conversation.

Should I sell my Gateway home myself?

You can, and some people do it well. The question is whether the commission saving survives the pricing risk in a market clearing at 96.32 percent of list with a 51 day median. We will give you our honest read on your specific property even if you decide to proceed on your own.

Should I make repairs before listing in Gateway?

On Gateway's older housing stock the roof is usually the decisive item, both for buyer confidence and for the buyer's insurance quote. Beyond that, we generally recommend the cheap high return work and against major renovation immediately before a sale. We will walk the property and tell you specifically which items pay back and which do not.

Do I need a survey to sell a house in Florida?

A survey is not universally required by law, but a buyer's lender or title underwriter commonly requires one, and in a community with the lot patterns Gateway has, an existing survey can prevent a late title issue. If you have one, find it before you list.

Should I rent my Gateway home instead of selling?

Compare net rent, after vacancy, management, maintenance, insurance, taxes and the $1,296.61 CDD assessment, against the after cost proceeds of a sale reinvested. The Gateway rental market shows a $2,400 median achieved rent across 37 closed leases, with three bedroom homes at $2,395. Check your association's leasing restrictions first, because they are the usual dealbreaker.

Will the new Lee Health campus affect Gateway values?

Lee Health is developing a 53 acre campus at Colonial Boulevard and Jones-Walker Boulevard with a first phase anticipated in 2028, including a 44 bed emergency department. That site is on Gateway's northwest approach, closer than Gulf Coast Medical Center. Improved emergency access is a genuine amenity, though we would not forecast a specific price effect from it.

What do buyers ask about most in Gateway?

The CDD assessment, the flood zone and the schools, in that order. All three are answered with primary sources on this page, which is deliberate: the sellers who do best in Gateway are the ones whose listing answers those questions before a buyer has to ask.

Is now a good time to sell in Gateway?

Gateway is carrying 3.24 months of supply against 81 active listings, which is tighter than the six months usually treated as balanced. That favors a seller who prices correctly. The counterweight is that the median sale closed at 96.32 percent of list, so buyers are still negotiating. It is a good market for a prepared seller and a frustrating one for an optimistic one.

How many homes sell in Gateway each year?

Over the trailing twelve months 300 residential sales closed inside the Gateway market area, totaling $119,338,454 in volume. That is roughly 25 closings a month across a community of about 4,900 homes, so annual turnover runs around 6 percent.

What is the average days on market in Gateway?

The median is 51 days and the average is 86 days over the trailing twelve months. Use the median as your planning number. The average is pulled upward by a minority of listings that sat far longer, and those are almost always initial pricing decisions rather than property problems.

Should I price my Gateway home off the community median?

No, and this is the single most expensive mistake we see here. Hampton Park's median is $555,000, Royal Greens' is $147,000 and Cypress Links' is $720,000. The $396,500 community median describes Gateway as a whole and describes almost no individual home in it. Price off your own subdivision's condition matched comparables.

Does a private pool add value in Gateway?

It is a genuine pricing factor on detached single family homes, and the parcel roll shows why it varies so much by neighborhood. Timber Ridge is 70 percent pooled and Daniels Preserve 68 percent, so a pool there is the expectation rather than the upgrade. Cypress Pointe at 10 percent and Eagle Pointe at 7 percent are the neighborhoods where a pool genuinely differentiates.

How does my roof age affect my Gateway sale?

More than almost anything else you control. On housing stock that begins in 1988, the roof drives the buyer's insurance quote, and an uninsurable or expensively insurable roof will cost you buyers at the financing stage rather than at the showing stage. Get the roof documentation together before you list.

What is the difference between just value and market value on my Gateway home?

Just value is the Lee County Property Appraiser's mass appraisal assessment figure and appears on your tax notice. It is calculated for taxation across thousands of parcels at once, not for your individual sale, and it is not what your home will sell for. The MLS closed sales in your subdivision are the relevant measure.

Will buyers be put off by the Gateway CDD assessment?

Not when it is presented properly and early. At $1,296.61 for a single family home it buys road maintenance, stormwater, street lighting, landscaping and a substantial parks program, which compares well against what private clubs and HOAs charge elsewhere in Southwest Florida. What loses deals is a buyer discovering it during due diligence rather than in the listing.

Do I need to disclose the flood zone when I sell in Gateway?

Gateway's FEMA Zone X designation is an asset rather than a disclosure problem, and we recommend putting it in the listing explicitly. Florida sellers must disclose known material facts affecting value, and in Gateway's case the flood facts help you. Pelican Preserve sellers in Siena, Aviano or Ravenna should be upfront that their village is Zone AE.

How do I sell a Gateway home remotely from out of state?

It is routine here, and a meaningful share of Gateway owners are not local. We handle the walkthrough, the photography and staging coordination, contractor access for any pre list work, showings, and the closing logistics, with electronic signature throughout. You do not need to fly in.

What happens to my Gateway CDD assessment at closing?

It is prorated at closing the same way property taxes are, because it is collected on the tax bill as a non ad valorem line rather than billed separately. The underlying debt component stays with the property rather than being paid off by the seller.

Should I get a pre listing inspection in Gateway?

On a home built before roughly 2005 we usually recommend it, because it converts a surprise during the buyer's inspection period into a decision you make on your own timeline. On newer Gateway product, from Timber Creek, Arborwood Preserve or the most recent Gateway Greens phases, it is less often worth the cost.

How do you market a Gateway listing differently?

By answering the three questions Gateway buyers actually ask before they ask them: what the CDD assessment is, what the flood zone is, and which schools the address ranks. Most Gateway listings leave all three blank and then field the same questions one buyer at a time. We put the sourced answers in the listing.

What if I want to sell and buy again within Gateway?

That is a common move here, usually from an attached product into a detached one or between neighborhoods as a family grows. The sequencing and contingency structure is the whole conversation, and it is worth having before either side is in motion. Call Jesse at (239) 898-6072 and we will map it out.

How do I get started selling my Gateway home?

Call Jesse McGreevy at (239) 898-6072, text or call, same-day response, or start with a free Gateway home valuation. We will pull your subdivision's comparables, walk the property and give you a written net sheet before you commit to anything.

★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review

Sources and Authoritative References

Gateway Services Community Development District

• Gateway Services CDD official site: gatewaydistrict.org
• GSCDD About Us and district history: gatewaydistrict.org/home/about-us
• GSCDD Board of Supervisors: gatewaydistrict.org/board-of-supervisors
• GSCDD Administration and district manager: gatewaydistrict.org/administration
• GSCDD Parks and Recreation: gatewaydistrict.org/parks
• GSCDD District Projects, capital program: gatewaydistrict.org/districtprojects
• GSCDD Fact Check page: gatewaydistrict.org/facts
• GSCDD document library on Municode: library.municode.com/fl/gateway_services/munidocs/munidocs
• GSCDD GIS and maps: gatewaydistrict.org/gismaps
• Florida Administrative Code Chapter 42F-1, district creation and boundary: flrules.org/gateway/ChapterHome.asp?Chapter=42F-1
• FAC Rule 42F-1.002, boundary legal description: flrules.org/gateway/ruleNo.asp?id=42F-1.002
• Florida Auditor General, GSCDD special district e-file record: flauditor.gov/pages/specialdistricts_efile pages/gateway services community development district.htm
• GSCDD FY2025 audited annual financial report: flauditor.gov/pages/specialdistricts_efile rpts/2025 gateway services community development district.pdf
• Florida Department of Commerce Special District Accountability Program: floridajobs.org/community-development/community-planning/special-districts/special-district-accountability-program

Lee County government, planning and taxation

• Lee County government: leegov.com
• Lee County Ordinance 85-15, creating the Gateway PUD: leegov.com/bocc/Ordinances/85-15.pdf
• The Lee Plan, including Policy 1.1.15 on Gateway density: leegov.com/dcd/Documents/Planning/LeePlan/Leeplantext.pdf
• Lee County Property Appraiser: leepa.org
• Lee County 2025 Taxing District Millage Book: leepa.org/TaxRoll/Millage Books/2025 Taxing District Millage Book.pdf
• Lee County Property Appraiser tax roll data downloads: leepa.org/TaxRoll/TaxRollDataSet.aspx
• Lee County Tax Collector: leetc.com
• Lee County Clerk of Court: leeclerk.org
• Lee County Community Development: leegov.com/dcd
• Lee County GIS open data portal: maps.leegov.com
• Lee County Sheriff's Office: sheriffleefl.org
• South Trail Fire Protection and Rescue Service District: southtrailfirefl.gov

Flood, hurricane and emergency management

• FEMA Map Service Center: msc.fema.gov/portal/home
• FEMA National Flood Hazard Layer: hazards.fema.gov/femaportal/wps/portal/NFHLWMS
• Lee County floodplain management: leegov.com/dcd/flood
• Lee County FIRM and flood map information: leegov.com/dcd/flood/firm
• Lee County 2027 FEMA map revisions: leegov.com/dcd/flood/floodways/femamapchanges2026
• Lee County Find My Flood Zone: leegis.maps.arcgis.com/apps/instant/sidebar/index.html?appid=f1e5ab7d08514f93b1f04f252d42f389
• Lee County Find My Evacuation Zone: leegis.maps.arcgis.com/apps/instant/lookup/index.html?appid=f641ead7285e452ab705958f4e2e2fc0
• Lee County elevation certificates and flood lookup: leecountyfl.withforerunner.com
• Lee Prepares, Lee County emergency management: leegov.com/publicsafety/LeePrepares

Schools

• School District of Lee County: leeschools.net
• Student Enrollment Plan 2026-2027: leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
• Lee County school zones and enrollment: leeschools.net/student_enrollment/school_zones
• School District of Lee County address lookup tool: schoolsitelocator.com/apps/leecounty
• Gateway Elementary School: gty.leeschools.net
• Gateway High School: ghs.leeschools.net
• Lee County charter schools directory: leeschools.net/our_schools/schools/charter_schools
• Florida Department of Education school grades: fldoe.org/accountability/accountability-reporting/school-grades
• FDOE 2025-26 school grades results packet: fldoe.org/file/18534/SchoolGradesResultsPacket26.pdf

Community, amenities and institutions

• Gateway Greens Community Association: gatewaygreens.com
• Stoneybrook at Gateway HOA: sbgateway.org
• The Club at Gateway: gatewaygolf.com
• Pelican Preserve amenities: pelicanpreservelifestyles.com/amenities
• Pelican Preserve Golf Club: pelicanpreservegolfclub.com/golf
• Gateway Soccer Association: gatewaysoccer.com
• Gateway Flag Football: leagues.teamlinkt.com/gatewayflag/Landing
• Gateway Church: gatewaychurch.life
• Lee County Gateway Soccer Complex: leegov.com/sports/facilities/soccer/gatewaysoccercomplex
• JetBlue Park at Fenway South: leegov.com/sports/facilities/baseball/jetbluepark

Transportation, employment and healthcare

• Southwest Florida International Airport: flylcpa.com/about-rsw
• Skyplex at RSW: skyplexrsw.com
• Gulf Coast Medical Center, Lee Health: leehealth.org/locations/find-a-location/gulf-coast-medical-center
• Lee Health emergency department wait status: leehealth.org/emergency-department-status
• Lee Health urgent care locations: leehealth.org/our-services/urgent-care/urgent-care-near-me
• Lee Health new Fort Myers campus: leehealth.org/special-pages/lee-health-fort-myers
• Alta Resources Florida: altaresources.com/fl

Civic and volunteer organizations

• Lee County Parks and Recreation volunteers: leegov.com/parks/volunteers
• Lee County Sheriff's Office Citizens Academy: sheriffleefl.org/citizens-academy
• Lee County Sheriff's Office Civilian Support Unit: sheriffleefl.org/civilian-support-unit
• Harry Chapin Food Bank volunteer program: harrychapinfoodbank.org/volunteer
• Keep Lee County Beautiful: klcb.org
• Calusa Waterkeeper: calusawaterkeeper.org
• Friends of Six Mile Cypress Slough: sloughpreserve.org/the-friends
• Boys and Girls Clubs of Lee County: bgclee.org/get-involved/volunteer
• UF/IFAS Lee County Master Gardener program: sfyl.ifas.ufl.edu/lee/master-gardener-and-florida-friendly-landscapes

Market data

• Southwest Florida MLS Matrix, the source of all closed sale, active listing and lease figures on this page: swflamls.com

Downloadable Documents

Every document below is linked to its official primary source. We keep internal backup copies purely as link rot insurance; the authority link is the one that matters.

• Gateway Services CDD Fiscal Year 2027 Adopted Budget, adopted August 20, 2026, the source of every assessment figure on this page (approximately 2.8 MB PDF): library.municode.com/fl/gateway_services/munidocs/munidocs
• Lee County Ordinance 85-15, the ordinance creating the Gateway Planned Unit Development, adopted May 31, 1985: leegov.com/bocc/Ordinances/85-15.pdf
• The Lee Plan, Lee County's comprehensive plan, including Policy 1.1.15 on Gateway and Airport Planning District density (large PDF): leegov.com/dcd/Documents/Planning/LeePlan/Leeplantext.pdf
• Lee County 2025 Taxing District Millage Book, the source of the millage stack above (approximately 480 KB PDF): leepa.org/TaxRoll/Millage Books/2025 Taxing District Millage Book.pdf
• School District of Lee County Student Enrollment Plan 2026-2027, board approved December 1, 2025 (approximately 415 KB PDF): leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
• Florida Department of Education 2025-26 School Grades Results Packet: fldoe.org/file/18534/SchoolGradesResultsPacket26.pdf
• Gateway Services CDD FY2025 audited annual financial report, filed with the Florida Auditor General (approximately 730 KB PDF): flauditor.gov/pages/specialdistricts_efile rpts/2025 gateway services community development district.pdf
• Lee County 2027 FEMA flood map revision overview map (approximately 530 KB PDF): leegov.com/dcd/Documents/Flood/2026FEMAProposedMapRevisionsLocationMapCombined.pdf
• Florida Administrative Code Chapter 42F-1, the rule chapter creating the Gateway Services Community Development District and defining its boundary: flrules.org/gateway/ChapterHome.asp?Chapter=42F-1
• Lee County Property Appraiser tax roll data, the raw parcel file behind our neighborhood housing table: leepa.org/TaxRoll/TaxRollDataSet.aspx