A real number for a Heritage Landing home, coach home or condo, built from 138 Charlotte County recorded sales, your product type and your Tern Bay CDD lines rather than an algorithm. No obligation, and we send you the comparables we used.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated September 2026. If you are weighing the community itself rather than a sale, our Heritage Landing community guide covers the Tern Bay CDD, the golf club and course, the condominiums, schools, flood maps and daily life on the Burnt Store Road corridor.
A Heritage Landing home is worth what the county record says comparable homes of the same product sold for. In the 12 months to August 31, 2026, Charlotte County recorded 138 qualified Heritage Landing sales at a $352,500 median: 55 single-family homes, 21 coach homes, 25 veranda condominiums and 37 terrace condominiums.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 24, 2026, newest recorded sale August 31, 2026, our analysis; Southwest Florida MLS Matrix, aggregate pulled September 25, 2026 and per-listing rows pulled September 28, 2026, used chiefly for days on market and sale-to-list).
Most online answers to "what is my Heritage Landing home worth" start from the wrong record or the wrong product. Heritage Landing Golf and Country Club is a gated golf community of about 1,545 homes in unincorporated Charlotte County with a Punta Gorda 33955 mailing address, and 976 of those homes are coach homes, veranda condominiums or terrace condominiums rather than houses. The Southwest Florida MLS shows 72 closings for the year the county recorded 138, because Lennar's builder-direct closings rarely reached the MLS. We value Heritage Landing homes from the county's recorded deeds, parcel by parcel and product by product, and use the MLS beside it for the two numbers the county file cannot carry: days on market and sale-to-list ratio.
Figure | What it measures | Segment | Window and source |
|---|---|---|---|
$352,500 | Median of 138 qualified recorded sales | All of Heritage Landing, every product | Recorded September 5, 2025 to August 31, 2026, Charlotte County Property Appraiser, our analysis |
$330,000 | Median of 108 recorded resales | Every product, builder-direct first sales removed | Same window and source |
$435,000 | Median of 30 builder-direct first sales | Lennar's last closings, 24 of them single-family | Same window and source |
$697,500 | Median of 14 sales | Single-family homes on the Tern Bay Golf and Country Club Resort plat | Same window and source |
$235,000 | Median of 37 sales | Terrace condominiums, Terrace I to VI | Same window and source |
95.8 percent | Median sale-to-list ratio of 72 MLS closings | Southwest Florida MLS, Development is Heritage Landing Golf and Country Club | 12 months to September 24, 2026, pulled September 25, 2026 |
The spread between $235,000 and $697,500 is not noise. Heritage Landing holds five different products under one gate: single-family homes on the original Tern Bay plat, single-family homes on the later Heritage Landing phases, two-story coach homes, two-story veranda condominiums and three-story terrace condominiums. A valuation that averages them together misprices all five, and the county's 12-month median of $352,500 describes none of them.
Start with three questions. Which product is it: a Tern Bay plat house on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court or Halliana Lane; a later single-family home on Cherry Blossom Way, River Birch Court, Redwood Court or Redbud Lane; a coach home; a veranda; or a terrace unit? What does the home back onto: a golf hole, a long lake, the preserve or a street? And what does your building's FEMA paperwork say: zone AE, or a letter of map revision that removed the building from the high-risk zone? Those three answers move a Heritage Landing price further than square footage alone, and they are the first three lines of every valuation file we write.
Heritage Landing sellers choose McGreevy and Comisar because we price on Charlotte County's recorded sales for the same product rather than a portal estimate, and we answer the Tern Bay CDD, golf declaration and FEMA letter questions before a buyer asks. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026).
If you are comparing the best real estate agents in Punta Gorda, the test in a builder-heavy Charlotte County community is simple: ask who prices a Heritage Landing home from the 138 recorded sales and who prices it from the 72 MLS closings. We lead Domain Realty Group, and our method is the same on a Terrace VI condominium as on a Tern Bay plat home on the golf course.
McGreevy and Comisar are a top-reviewed Southwest Florida team on Google, and every Heritage Landing valuation comes from a partner, not a call center. Call Jesse McGreevy at (239) 898-6072 to start one.
The fastest route to a Heritage Landing home valuation is the address form at the top of this page, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded comparables for your product, your parcel's Tern Bay CDD lines, your building's FEMA paperwork and a net sheet.
Enter your address in the free Heritage Landing home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation and no charge for the file.
A written range; the recorded sales we used, with streets, dates, product and living area; the adjustments we made and why; your recorded neighborhood, whether the Tern Bay plat, a Heritage Landing phase, or one of the five coach home, four veranda or six terrace condominiums; the Tern Bay CDD operating line and the bond line for your product from your Charlotte County tax bill; the FEMA flood zone for the parcel, any letter of map revision that covers your lot or building, and the elevation certificate if one exists; and a seller net sheet. If a figure on our sheet is wrong you should be able to find it, and you can only do that with the file in hand.
Owners a year or more from selling, seasonal owners deciding between selling and leasing with a transfer of golf privileges, heirs settling an estate, and out-of-state owners who have not seen the home since last season. On the September 2026 county roll, 862 of the 1,545 homes carry a Florida mailing address; the rest lead with Michigan, Ohio, New York, Illinois and Ontario, so many valuations we write go to owners who are not here. If you already know you are moving, our guide to selling a home in Heritage Landing walks through the listing plan from pricing to closing.
An automated estimate such as the Zestimate reads public records and prior sales, but it cannot see which Heritage Landing product and CDD bond line apply to a home, whether a FEMA letter removed the building from the high-risk zone, what the golf declaration asks of a buyer, or that the MLS count runs at about half the county's recorded count.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026; Tern Bay CDD Adopted Budget FY2027; FEMA; Federal Register; HUD Cityscape; Fannie Mae Selling Guide).
The Southwest Florida MLS shows 72 closings under the Development name Heritage Landing Golf and Country Club for the 12 months to September 24, 2026. The Charlotte County Property Appraiser recorded 138 qualified Heritage Landing sales from September 5, 2025 to August 31, 2026, a ratio of about 1.9 to 1. The difference is the builder: 30 of the county's 138 were first sales from Lennar, and a buyer who contracts directly with a builder closes without an MLS listing. Any tool that learns Heritage Landing prices only from listings learns from about half the market, and it misses exactly the closeout sales a resale seller competed with.
Three traps attach to the name. The first single-family plat is recorded as Tern Bay Golf and Country Club Resort, and the district on every tax bill is the Tern Bay Community Development District, because Charlotte County renamed the Tern Bay development of regional impact to Heritage Landing only in 2019 (Charlotte County Resolution 2019-134). Heritage Station, the subdivision directly south of the gate on Calusa Drive, is a separate development by Wilmington Land Company with its own homeowners association and tax district, not part of Heritage Landing. And a second community called Heritage Landing, with its own district, sits in St. Johns County near St. Augustine. A model that pools by name can blend all three.
The Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, was published on August 7, 2024 and took effect on October 1, 2025 (Federal Register). The OCC, the Federal Reserve, the FDIC, the NCUA, the CFPB and the FHFA issued it jointly. Lenders that use an automated model in a mortgage decision must adopt controls designed to ensure a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law. A free instant estimate on a consumer website is not covered by that rule at all.
Research published in HUD's journal Cityscape in 2024 found that poor exterior condition raised automated valuation error by 4.35 percentage points (HUD Cityscape). Most of Heritage Landing is young, built from 2019 to 2025, so in this community the bigger blind spots are paperwork rather than age: the wind mitigation form, the building's FEMA letter, the elevation certificate and the condominium's own budget and reserves. The exception is the first cycle, 29 single-family homes built in 2006 and 2007 on the Tern Bay plat and the 20 Coach Homes II units built in 2007, where roof, openings and systems matter as they do anywhere.
The product and its recorded neighborhood, which decide the comparable set. The CDD bond line, which differs by product from $995.68 for a terrace unit to $1,849.13 for an estate lot, and which the district says was partly prepaid by the developer at closing on some homes, so two neighbors can carry different bills (Tern Bay CDD FAQs). A golf hole, a long lake or the preserve behind the lot. A FEMA letter of map revision based on fill that places a specific building in shaded zone X. The golf club's declaration and its rule on transferring golf privileges to a tenant. Each of those changes the buyer pool, and the buyer pool sets the price.
Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, the appraisal waiver, unavailable where the purchase price or estimated value is $1,000,000 or more, and excludes two-to-four unit properties, co-ops, manufactured homes and proposed construction (Fannie Mae Selling Guide). No Heritage Landing sale reached $1,000,000 in the last year; the highest recorded sale, $960,000 on River Birch Court, came within $40,000 of that line. For the top of the Heritage Landing single-family market, a human valuation is the one a buyer's lender is likely to order anyway.
Heritage Landing home values move first with product, then with the plat and the lot, then with flood paperwork, the CDD bond line and the golf declaration. A terrace condominium and a Tern Bay plat home share one gate and sat $462,500 apart at the 12-month medians. We tracked each driver from the county, district, federal and club record.
Data updated: September 2026 (Charlotte County Property Appraiser public files, our analysis; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer and letters of map change, queried September 25, 2026; Heritage Landing Golf Club Rules and Regulations; Charlotte County GIS; Florida Statutes; read September 28, 2026).
Value driver | Direction for the seller | Why a Heritage Landing buyer cares |
|---|---|---|
Tern Bay plat single-family home | Up | 14 recorded sales at a $697,500 median and $314.01 per living square foot in the last 12 months |
Later Heritage Landing single-family phases | Separate market | 41 recorded sales at a $460,000 median, 24 of them builder-direct |
Coach home | Separate market | 21 sales at a $400,000 median, plans of 1,741 to 2,110 square feet |
Veranda or terrace condominium | Separate market | 25 verandas at $297,500 and 37 terraces at $235,000, each with its own association dues |
Golf, long-lake or preserve view | Up, case by case | The roll flags 1,115 of 1,567 parcels as lake or pond frontage, so a view has to be read lot by lot |
Pool on a single-family home | Up, case by case | 429 of 569 single-family homes carry a pool on the roll, so a house without one competes against the majority |
FEMA letter removing the building from the high-risk zone | Up | Federal law then does not require flood insurance, though a lender may |
Zone AE with no letter and no elevation certificate | Down until documented | About 87 percent of mapped homes sit in zone AE with a 9-foot base flood elevation |
CDD bond line for the product | Priced in by buyers | $995.68 for a terrace unit to $1,849.13 for an estate lot in fiscal 2027, through 2052 |
Three-story terrace building | Case by case | Milestone inspection and structural integrity reserve study rules apply to buildings of three or more stories |
Golf declaration and tenant transfer rule | Narrows or widens a buyer group | Tenants may receive golf privileges for at least 31 days, no more than 12 times in 12 months |
The two single-family plats trade far apart for different reasons. In the 12 months to August 31, 2026, the 14 sales on the Tern Bay Golf and Country Club Resort plat recorded a $697,500 median, from $465,000 to $815,000, at $314.01 per square foot of the roll's living area, with no builder-direct sale among them. The 41 sales on the later Heritage Landing phases recorded a $460,000 median, from $350,000 to $960,000, at $213.68 per square foot, and 24 of them were Lennar's first sales at a $446,350 median. The Tern Bay plat homes are larger, a median of about 2,449 square feet against 2,238, and sit more often on the course and larger lakes. A house on Cherry Blossom Way and a house on Golden Fern Drive are not the same comparable.
Of the 138 recorded sales in the last 12 months, 83 were attached homes and 55 were houses. The terrace buildings, at about 1,154 square feet, and the coach homes, at about 1,925, are separate markets with separate buyers, separate associations and separate CDD bond lines, and a condominium seller on Heritage Landing Boulevard competes only with the units in the same product. Inside each product the plans barely vary: terrace plans run about 1,120 to 1,301 square feet and veranda plans about 1,350 to 1,569 on the county roll, so view, floor, updates and the building's paperwork do the pricing.
In 2025 Lennar's recorded first sales undercut the same year's resales for every attached product: coach homes at a median of $285,000 against $445,000 on resale, verandas at $233,900 against $340,000 and terraces at $187,450 against $237,500. Resale sellers were competing with the builder's closeout pricing. The last builder-direct deed recorded on December 4, 2025, and every one of the 91 qualified sales recorded from January 1 to August 31, 2026 was a resale. A 2026 seller no longer competes with a builder down the street, but the 2025 closeout prices still sit in every comparable set a buyer's agent pulls.
The terrace buildings are 30-unit buildings whose unit numbers run through a third floor, which is why Florida's milestone inspection and structural integrity reserve study rules reach them (Florida Statute 553.899; Florida Statute 718.112). The two-story veranda and coach buildings are outside those two requirements. Terrace I was built in 2020 and Terrace VI in 2024 and 2025, so the buildings are young, but a terrace buyer's lender and insurer still ask for the association's budget, reserves and inspection status. We read your building's documents before we price the unit.
Homes back onto many holes of the 18-hole, par-71 course, and the club's local rules treat a ball that crosses a pond to the homeowner's side as out of bounds (Local Rules). The county roll flags 1,115 of the 1,567 Heritage Landing parcels as lake or pond frontage, so "on the water" alone does not separate one listing from the next; the length of the lake view, a golf corridor or the preserve edge does. The roll does not grade view for sales analysis, so we read it from the listing and the property record for every comparable.
Nearly every Heritage Landing home dates from 2019 to 2025, built to Florida Building Code design wind speeds that the county's GIS layer puts at 160 miles per hour for ordinary homes. Florida law requires insurers to offer credits for wind-resistant construction documented on a wind mitigation form (Florida Statute 627.0629), and the form, not the build year, sets the discount. Florida Statute 627.7011 bars an insurer from refusing to issue or renew a homeowners policy solely because the roof is under 15 years old, and Citizens requires a 4-point inspection on homes over 20 years old, which begins to reach the 49 homes built in 2006 and 2007. A current wind mitigation report is one of the cheapest value supports a Heritage Landing seller can hand a buyer.
On the current FEMA map, about 1,188 of 1,364 mapped Heritage Landing homes, 87 percent, sit in zone AE with a base flood elevation of 9 feet; about 120 are in shaded zone X and 56 in zone D (FEMA National Flood Hazard Layer). Two FEMA map revisions, effective October 13, 2023 and July 29, 2024, removed the old VE zone, and fill letters take many individual buildings out of the high-risk zone. FEMA's letter 24-04-0947A, for example, removed Building 1 at 14081 Heritage Landing Boulevard to shaded zone X and says the federal mandatory flood insurance requirement does not apply (FEMA LOMR-F 24-04-0947A). The map color alone does not answer the question for your house, so we pull the letter and the elevation certificate for your address.
The golf club's rules define a membership "as set forth in the Declaration," so the recorded golf club declaration, not a listing remark, answers what a new owner owes and whether membership attaches to the home (Golf Club Rules and Regulations). The same rules let a member transfer golf privileges to a tenant for at least 31 days, no more than 12 times in 12 months, with forms and the lease filed 15 days ahead and the owner's own access suspended during the transfer. A seasonal landlord and a year-round golfer read those clauses before they tour, so we state them in the listing and price to the buyers who remain.
Heritage Landing is a resale market now: all 91 recorded sales since January 1, 2026 were resales, and the 72 MLS closings in the year to September 24, 2026 sold at a 95.8 percent median sale-to-list ratio, so a home priced from the county record for its own product usually sells close to its asking price. If you are selling, start with your free Heritage Landing home valuation and call Jesse direct at (239) 898-6072. If you are buying here instead, read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The Tern Bay CDD publishes its numbers: an operating assessment of $1,356.09 per home for fiscal 2027, up from $377.44 in fiscal 2025, plus a Series 2022 bond line of $995.68 to $1,849.13 depending on the product, repaid through 2052, and a Series 2005A line of $1,498.10 on 32 single-family and 20 coach units (Tern Bay CDD Adopted Budget FY2027). The master association, the golf club and the condominium associations do not publish their amounts on a public page we could find; each sits on its estoppel certificate. A fee stack shown on the first day is a value support, and a fee stack a buyer discovers in the inspection period is a renegotiation.
Heritage Landing's 976 attached units sit in 15 recorded condominiums: Coach Homes I to V, Veranda I to IV and Terrace I to VI, each with its own Chapter 718 association, budget and insurance. The county roll names Coach Homes I, Terrace I, Terrace II and Terrace III associations as owners of their common elements, while several newer common elements were still titled to Lennar in September 2026. A unit's value turns on its own building's documents, so a condominium valuation starts with the budget, the question-and-answer sheet and the estoppel.
We value a Heritage Landing home with a comparative market analysis built from Charlotte County's recorded sales of the same product, plat and view, adjusted for the lot, the building's FEMA letter, the CDD bond line and the features a model cannot see, and we hand you every comparable. It is the method a licensed appraiser uses, run by partners.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, our analysis; Tern Bay CDD Adopted Budget FY2027; Florida Statute 201.02).
We read the legal description on the Charlotte County Property Appraiser record: the Tern Bay Golf and Country Club Resort plat, recorded in 2005 at Plat Book 19, Page 18; the Heritage Landing single-family phases, Phase II-A in 2021 and Phase II-B in 2022; or one of the 15 condominiums, each with its own recorded declaration. The legal description decides the comparable set before anything else does.
We read every DOR-qualified improved sale recorded in the Heritage Landing and Tern Bay legal descriptions, whatever the listing called it. That is how a Heritage Landing valuation sees 138 sales in a year instead of 72 MLS closings, and the 1,579 qualified sales recorded since the first home closed. We use the MLS beside it for days on market and sale-to-list.
We count a builder-direct sale as the first qualified improved sale within one year of the year built, an estimate by our method. A resale seller's comparable set still carries the 2025 closeout sales, so we show both medians, $435,000 for the 30 builder-direct first sales and $330,000 for the 108 resales in the last 12 months, and we explain which of them a buyer will point to.
The wind mitigation form, the roof and openings on the older homes, the flood zone at the parcel, any FEMA letter of map revision that names your lot or building, and the elevation certificate. If a Heritage Landing home carries no letter and no certificate, the price is not the problem, the flood quote is, and we would rather tell you that before a buyer's insurance agent does.
We pull the current Charlotte County tax bill for the Tern Bay CDD operating and bond lines and the assessed value, request the master association, golf club and, for attached homes, condominium estoppel figures, and check for open violations or unapproved exterior work. A buyer's Save Our Homes cap resets on January 1 after purchase, so the buyer's tax line is usually higher than yours, while the CDD lines do not reset at all. Modeling both honestly is how a listing prices to what a buyer can actually carry.
Golf, lake or preserve view, pool and cage on a house, the floor and exposure of a condominium unit, upgrades over the builder's standard finishes, lanai and outdoor kitchen, and on the 2006 and 2007 homes the roof, openings and systems. These adjustments move a Heritage Landing price most inside a product, and none of them is visible to a model.
The comparables with streets, dates and prices, the adjustments, the tax-bill breakdown, the FEMA letter and flood documents, and a net sheet. Deed documentary stamps run $0.70 per $100 of the price (Florida Statute 201.02), which is $2,467.50 on a $352,500 sale and $1,645 on a $235,000 terrace condominium, and every other seller cost is on the net sheet.
Heritage Landing resale prices for attached homes are down from their 2023 peaks, while single-family prices have held better. On the county record, 2026 resale medians to August 31 run about 29 percent below the 2023 peak for coach homes, 28 percent for verandas and 33 percent for terraces.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, every qualified improved sale since the first home closed, index built September 24, 2026, newest recorded sale August 31, 2026, our analysis).
Year | Tern Bay plat homes | Heritage Landing single-family | Coach homes | Veranda | Terrace |
|---|---|---|---|---|---|
2020 | 8 at $310,500 | none | none | none | none |
2021 | 21 at $340,000 | none | 28 at $268,000 | none | 6 at $240,000 |
2022 | 9 at $785,000 | none | 11 at $429,900 | none | 19 at $330,000 |
2023 | 9 at $750,000 | none | 16 at $505,000 | 11 at $415,000 | 27 at $349,000 |
2024 | 12 at $689,500 | 5 at $730,000 | 19 at $505,000 | 20 at $370,000 | 25 at $300,000 |
2025 | 6 at $795,000 | 9 at $585,000 | 15 at $445,000 | 9 at $340,000 | 28 at $237,500 |
2026, January 1 to August 31 | 14 at $697,500 | 13 at $530,000 | 15 at $360,000 | 22 at $298,750 | 27 at $235,000 |
Source: Charlotte County Property Appraiser public sales files, resales only, our analysis. The 2026 row is a partial year. Counts under 10 are thin and should not be read as a market rate on their own.
Year | Builder-direct first sales | Median |
|---|---|---|
2019 | 25 | $419,600 |
2020 | 111 | $268,000 |
2021 | 223 | $240,900 |
2022 | 139 | $300,000 |
2023 | 245 | $312,100 |
2024 | 191 | $305,000 |
2025 | 237 | $276,000 |
2026, January 1 to August 31 | 0 | none |
Source: Charlotte County Property Appraiser public sales files, our analysis. The builder-direct median follows the product mix Lennar was closing that year, so it is a record of the build-out, not a price trend. The 2025 builder-direct medians by product were $460,000 on 89 Heritage Landing single-family homes, $285,000 on 32 coach homes, $233,900 on 56 verandas and $187,450 on 60 terraces.
The coach home resale median rose from $268,000 in 2021 to $505,000 in 2023 and 2024, then fell to $445,000 in 2025 and $360,000 in 2026 so far. The veranda median fell from $415,000 in 2023 to $298,750, and the terrace median from $349,000 to $235,000, a level close to its 2021 figure. Part of that slide coincides with the 2025 builder closeout, which sold new attached units well below resale. A Heritage Landing condominium seller prices against that curve and against the building's own budget and reserves.
The Tern Bay plat's resale median has moved between $689,500 and $795,000 since 2022, and the 14 sales of 2026 so far recorded $697,500, the largest yearly count on that plat since 2021. The later single-family phases only began reselling in 2024, with 5, 9 and 13 resales a year, so their medians swing with which streets sold. We read the single-family market sale by sale, not from a yearly median.
The 72 MLS closings in the year to September 24, 2026 took a median 70 days on market at a median 95.8 percent of list price, and 7 of the 72 closed at or above list. That is a market where a well-priced Heritage Landing home sells in a little over two months close to its asking price, and an overpriced one sits: 9 of the 72 took more than 180 days. The MLS does not report a reliable months-of-supply figure for Heritage Landing alone, so we read supply from the active listings in your product when we write the valuation.
Charlotte County recorded 138 qualified Heritage Landing sales from September 5, 2025 to August 31, 2026, $54,092,000 in volume, from $168,000 for a terrace condominium to $960,000 for a single-family home. These are the recent comparables a Heritage Landing valuation starts from, split by product and plat.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, window September 5, 2025 to August 31, 2026, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix per-listing closed rows, pulled September 28, 2026).
Product | Recorded sales | Median | Low | High | Builder-direct |
|---|---|---|---|---|---|
All Heritage Landing homes | 138 | $352,500 | $168,000 | $960,000 | 30 |
Single-family, Tern Bay plat | 14 | $697,500 | $465,000 | $815,000 | 0 |
Single-family, Heritage Landing phases | 41 | $460,000 | $350,000 | $960,000 | 24 |
Coach Homes I to V | 21 | $400,000 | $275,000 | $460,000 | 1 |
Veranda I to IV | 25 | $297,500 | $205,000 | $357,500 | 2 |
Terrace I to VI | 37 | $235,000 | $168,000 | $285,000 | 3 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified means Florida Department of Revenue codes for qualified, improved sales over $1,000. The last few weeks before the index date are not yet recorded. The $168,000 low is a builder-direct terrace sale; we would not price a resale from it.
Price band | MLS closings |
|---|---|
Under $250,000 | 16 |
$250,000 to $349,999 | 24 |
$350,000 to $449,999 | 10 |
$450,000 to $599,999 | 8 |
$600,000 and up | 14 |
Total | 72 |
Source: Southwest Florida MLS Matrix, Development is Heritage Landing Golf and Country Club, closings September 25, 2025 to September 24, 2026, per-listing rows pulled September 28, 2026, our tabulation. The county file does not carry the same row detail for every band, so this table uses the MLS rows.
More than half the MLS closings, 40 of 72, landed under $350,000, which is the terrace and veranda market. All 14 closings in the top band, $600,000 and up, were single-family homes: on the Tern Bay plat's Golden Fern Drive, Longmeadow Drive and Oak Hammock Court, and on River Birch Court, Cherry Blossom Way and Heritage Landing Boulevard in the later phases.
Sale price | Street | Plat | Recorded | Year built | Living area on the county roll |
|---|---|---|---|---|---|
$960,000 | River Birch Court | Heritage Landing phases | June 1, 2026 | 2022 | 2,811 sq ft |
$815,000 | Not listed on the MLS | Tern Bay plat | January 9, 2026 | 2022 | 2,449 sq ft |
$787,000 | Oak Hammock Court | Tern Bay plat | March 20, 2026 | 2021 | 2,461 sq ft |
Source: Charlotte County Property Appraiser public sales files, our analysis, with streets matched to the MLS rows where the sale was listed. We show the street only.
All three of the highest sales were Lennar-era homes built in 2021 and 2022 with more than 2,400 square feet of living area, and two of them sit on the Tern Bay plat. None of the 2006 and 2007 first-cycle homes reached the top three.
Sold | List | Street | Days on market | Closed | MLS living area |
|---|---|---|---|---|---|
$775,000 | $799,900 | River Birch Court | 10 | September 16, 2026 | 2,668 sq ft |
$760,000 | $799,000 | Golden Fern Drive | 88 | January 15, 2026 | 2,427 sq ft |
$735,000 | $769,900 | River Birch Court | 83 | February 27, 2026 | 3,025 sq ft |
$710,000 | $740,000 | Longmeadow Drive | 211 | April 17, 2026 | 2,254 sq ft |
$705,000 | $749,000 | Golden Fern Drive | 137 | March 20, 2026 | 2,239 sq ft |
$690,000 | $710,000 | Golden Fern Drive | 99 | March 11, 2026 | 2,224 sq ft |
Source: Southwest Florida MLS Matrix per-listing closed rows, pulled September 28, 2026. The River Birch Court sale of September 16, 2026 closed after the county window ended.
The spread in days on market in this table is the lesson. The two River Birch Court homes priced close to the market sold in 10 and 83 days; the Longmeadow Drive home sat 211 days and closed $30,000 under its list. Price on day one decides the time on market at the top of Heritage Landing.
Group, 12 months | Sales | Median |
|---|---|---|
Builder-direct first sales, all products | 30 | $435,000 |
Resales, all products | 108 | $330,000 |
Builder-direct, Heritage Landing single-family phases | 24 | $446,350 |
Builder-direct, coach homes | 1 | not a median |
Builder-direct, verandas | 2 | not a median |
Builder-direct, terraces | 3 | not a median |
Source: Charlotte County Property Appraiser public sales files, our analysis. Builder-direct is an estimate by the method in Step 3. We do not quote a median for fewer than four sales.
The $105,000 gap between the builder-direct and resale medians is a product-mix gap, not a new-home premium: 24 of the 30 builder-direct sales were single-family homes, while most resales were condominiums. Inside each attached product the 2025 record ran the other way, with the builder's closeout below resale. It is a split an MLS-only report cannot show, because most builder-direct sales never reach the MLS.
Product, 12 months | Median price per sq ft of living area | Median living area on the roll |
|---|---|---|
All Heritage Landing | $211.38 | varies by product |
Single-family, Tern Bay plat | $314.01 | 2,449 sq ft |
Single-family, Heritage Landing phases | $213.68 | 2,238 sq ft |
Coach homes | $206.16 | 1,925 sq ft |
Veranda | $210.33 | 1,366 sq ft |
Terrace | $199.31 | 1,154 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field. Here the MLS measures living area the same way, and its median of $212 per square foot on a 1,655 square foot median home lines up closely with the county's $211.38.
Product, MLS, 12 months | Closings | Median sold | Range | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|
Coach homes | 13 | $408,000 | $329,000 to $460,000 | 55 | 95.8% |
Terrace and veranda condominiums | 38 | $259,250 | $192,500 to $357,500 | 66.5 | 96.0% |
Single-family homes | 21 | $615,000 | $430,000 to $960,000 | 71 | 95.9% |
Source: Southwest Florida MLS Matrix per-listing closed rows, pulled September 28, 2026. MLS living areas do not map cleanly to the county's terrace and veranda plan sizes, so the MLS groups the two condominium products.
Coach homes sold fastest of the three products, at a median 55 days. Among the condominiums, a two-bedroom unit on Heritage Landing Boulevard listed at $285,000 went under contract after 2 days in February 2026 and closed at $275,000, and a unit listed at $344,999 took 327 days and closed at $297,500.
Measure, 12 months to September 24, 2026 | Heritage Landing Golf and Country Club (MLS development name) |
|---|---|
Closed sales carrying the name | 72 |
Median sold price | $330,000 |
MLS dollar volume | $28.3 million |
Median days on market | 70 |
Closings at 30 days or fewer on market | 18 |
Median sale-to-list ratio | 95.8% |
Closed at or above list | 7 |
Fastest single-family sale | 4 days on Redbud Lane, $450,000 over a $444,000 list, December 2025 |
Source: Southwest Florida MLS Matrix, Residential, Development is Heritage Landing Golf and Country Club, aggregate pulled September 25, 2026 and per-listing rows pulled September 28, 2026. We use the MLS chiefly for these measures; the county record leads every count and median above.
Heritage Landing benchmarks as one of the two most affordable gated golf communities in the Punta Gorda market: a 12-month MLS median of $330,000, beside Burnt Store Marina's $323,750 and well under the canal communities, with the quickest median days on market of the communities we could measure, 70.
Data updated: September 2026 (Southwest Florida MLS Matrix, community aggregates, closings September 25, 2025 to September 24, 2026, pulled September 25, 2026; Charlotte County Property Appraiser public sales files, our analysis).
Community | Closings, 12 months | Median sold | Median days on market | Sale-to-list | Median $ per living sq ft |
|---|---|---|---|---|---|
Heritage Landing Golf and Country Club | 72 | $330,000 | 70 | 95.8% | $212 |
Burnt Store Marina | 30 | $323,750 | not broken out | not broken out | not broken out |
Deep Creek | 38 | $337,250 | not broken out | not broken out | not broken out |
Burnt Store Lakes | 32 | $422,450 | not broken out | not broken out | not broken out |
Esplanade at Starling | 14 | $509,495 | not broken out | not broken out | not broken out |
Punta Gorda Isles | 80 | $564,000 | 77.5 | 96.0% | $284 |
Burnt Store Isles | 14 | $803,250 | 121 | 95.2% | $313 |
Source: Southwest Florida MLS Matrix aggregates by community, pulled September 25, 2026. Burnt Store Marina carries a Punta Gorda mailing address but sits in Lee County.
Measure | Charlotte County recorded sales | Southwest Florida MLS |
|---|---|---|
Window | Recorded September 5, 2025 to August 31, 2026 | Closed September 25, 2025 to September 24, 2026 |
Sales | 138 | 72 |
Median | $352,500 all; $330,000 resales | $330,000 |
Range | $168,000 to $960,000 | $192,500 to $960,000 |
Dollar volume | $54,092,000 | $28.3 million |
Median per living sq ft | $211.38 | $212 |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix. The county median sits above the MLS median because the county file includes the builder-direct single-family closings that never appeared on the MLS; the county resale median and the MLS median match at $330,000.
The 72 Heritage Landing closings took a median 70 days on market, against 79 days for Punta Gorda outside Babcock Ranch on the same MLS, and 77.5 days in Punta Gorda Isles and 121 in Burnt Store Isles. The 95.8 percent median sale-to-list ratio sits between Burnt Store Isles at 95.2 percent and Punta Gorda Isles at 96.0 percent. The direction is clear: a Heritage Landing home priced from the recorded sales of its product sells at least as quickly as the city's canal homes and at a similar discount to list, and the canal communities carry their higher prices for boating water Heritage Landing does not have.
Heritage Landing sells to buyers who want a newer home inside a gate with one 18-hole course, Charlotte County government and a published district bill, at an MLS median near $330,000. Burnt Store Marina sells to buyers who want a deep-water marina and boating to the Gulf, in Lee County, at a median near $323,750.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Charlotte County Property Appraiser public files, our analysis; Tern Bay CDD Adopted Budget FY2027; Burnt Store Marina Section 22 Master Association and Burnt Store Golf and Activity Club sites; OSRM routing estimate, computed September 25, 2026).
Both communities sit on Burnt Store Road, use Punta Gorda 33955 addresses, are gated, have golf inside the gate and sell mostly attached homes in the low-to-mid $300,000s, so they are the two a Heritage Landing buyer is most likely to tour in the same weekend. Burnt Store Marina is about 5.1 miles and 13 minutes south of the Heritage Landing clubhouse by our routing estimate. For a seller, the comparison answers one question: which buyer is walking through your door, and what else did that buyer tour?
Decision factor | Heritage Landing | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County, Punta Gorda 33955 mailing address | Unincorporated Lee County, Punta Gorda mailing address |
Size | About 1,545 homes | About 1,920 residences on 600 acres |
Housing age | 49 homes from 2006 and 2007; the rest 2019 to 2025 | Older and mixed, single homes to high-rise condominiums |
Golf | 18 holes, par 71, 7,122 yards, remastered 2019 | 27-hole course with the Burnt Store Golf and Activity Club |
Boating | Canoe and kayak launch into the preserve only | Privately owned deep-water marina, about 10 miles to the Gulf through Boca Grande Pass |
Associations | Tern Bay CDD plus master association, golf club and 15 condominiums | A Section 22 master association plus 47 sub-associations |
Special district on the tax bill | Tern Bay CDD, $1,356.09 operating for fiscal 2027 plus a bond line of $995.68 to $1,849.13 | None comparable |
Flood zone | About 87 percent of mapped homes in zone AE 9, with many buildings removed by FEMA letters | Read the FEMA panel for the address |
MLS closings, 12 months | 72, median $330,000 | 30, median $323,750 |
Recorded sales, 12 months | 138, median $352,500, Charlotte County record | Lee County record; see our Burnt Store Marina guide |
Schools | Charlotte County Public Schools: East Elementary, Punta Gorda Middle, Charlotte High | Lee County public schools |
Sources: Southwest Florida MLS Matrix; Charlotte County Property Appraiser public sales files, our analysis; Tern Bay CDD Adopted Budget FY2027; Burnt Store Marina Section 22 Master Association; Burnt Store Golf and Activity Club; Heritage Landing Golf and Country Club, Course; FEMA National Flood Hazard Layer.
A Heritage Landing buyer who also toured Burnt Store Marina decided the marina was not worth giving up newer construction and a single gate, at almost the same median price. That buyer is paying for the product, the view, the district's published numbers and the building's flood paperwork, so those are what we market. Buyers who toured Punta Gorda Isles, 80 MLS closings at a $564,000 median, or Burnt Store Isles, 14 at $803,250, weighed canal frontage inside the city against a golf gate. Buyers who toured Deep Creek, 38 closings at $337,250, or Burnt Store Lakes, 32 at $422,450, weighed open streets without a CDD against the gate and the club.
Selling a Heritage Landing home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees, the master association, golf club and any condominium estoppel certificates, and prorated taxes and Tern Bay CDD assessments. At the $352,500 recorded median, the deed stamps alone come to $2,467.50.
Data updated: September 2026 (Florida Statutes 201.02, 720.30851, 718.116 and 190.048; Florida Department of Revenue; National Association of Realtors; Tern Bay CDD Adopted Budget FY2027; read September 28, 2026).
Line item | Heritage Landing detail | Basis |
|---|---|---|
Listing commission | Negotiable; no standard or legally set rate | NAR settlement practice changes, effective August 17, 2024 |
Optional buyer-agent compensation | A seller may offer it, but not in the MLS | NAR settlement practice changes |
Deed documentary stamps | $2,467.50 at $352,500; $2,310 at $330,000; $1,645 at $235,000; $2,800 at $400,000; $4,882.50 at $697,500 | $0.70 per $100, Florida Statute 201.02 |
Owner's title policy | Promulgated premium where the contract assigns it to the seller | Florida rule 69O-186.003 |
Association estoppels | Master association under 720.30851; condominium under 718.116; golf club charges from the club; statutory cap of $299 for a current account, plus $119 expedited or $179 delinquent | Florida Statutes and 2024 HB 979 |
Tern Bay CDD operating line | $1,356.09 per home for fiscal 2027, on the county tax bill, prorated at closing | Tern Bay CDD Adopted Budget FY2027 |
Tern Bay CDD bond line | $995.68 to $1,849.13 by product, stays with the property through 2052 unless an owner prepays | Tern Bay CDD Adopted Budget FY2027 |
Property tax proration | Charlotte County bill, paid in arrears; seller credits the buyer for the seller's days | Florida calendar-year tax |
Recording | $10 first page, $8.50 each additional page, customarily recorded by the buyer | Florida Statute 28.24 |
Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised in the MLS, and buyers sign a written agreement with their own agent before touring (National Association of Realtors). Commissions are explicitly negotiable. A Heritage Landing seller may still offer a contribution toward the buyer's agent or the buyer's closing costs, and how that offer is structured is part of our pricing conversation, in writing, before you sign a listing agreement.
The estoppel certificate is the document that turns Heritage Landing's unpublished numbers into facts. The master association, the golf club and, for attached homes, the condominium association do not publish their dues on a public page we could find, so their certificates are the only written statement of what a buyer takes on (Florida Statute 720.30851; Florida Statute 718.116). In Heritage Landing we request all three together at listing. An open violation, unapproved exterior work or a club transfer charge surfaces there, and it is better found by us than by the buyer's title company.
The CDD lines are not association dues; they are assessments of a unit of local government on the Charlotte County tax bill (Chapter 190, Florida Statutes). The bond assessment is not paid off at a sale; it runs with the property and is collected each year until 2052 unless an owner chooses to prepay, and the buyer takes over the annual payment. The operating assessment is set each summer for the fiscal year starting October 1, and the adopted fiscal 2027 cap for notice purposes is $1,750.00. Both lines are prorated with the taxes on the settlement statement.
On a $400,000 coach home, the fixed pieces are $2,800 in deed stamps, the master and condominium estoppel fees within the statutory cap, any golf club charge on its estoppel, and the seller's share of the Charlotte County tax bill, which carries the $1,356.09 CDD operating line and the $1,209.04 coach bond line for fiscal 2027. The commission and any buyer-side contribution are the variables. We give every Heritage Landing seller a line-by-line net sheet with the valuation. These figures are information, not tax or legal advice; confirm your own numbers with your closing agent, attorney or insurance agent.
A Heritage Landing seller owes a written flood disclosure before the contract, disclosure of known material defects, a property tax disclosure summary, the community development district disclosure, and, depending on what is sold, either the Chapter 720 association disclosure summary for a house or the Chapter 718 condominium resale package for a unit.
Heritage Landing Master Association, Inc., an active Florida not-for-profit corporation filed October 25, 2018, enforces the deed restrictions and architectural rules and issues its estoppel under Chapter 720 (Florida Division of Corporations). Where association membership is mandatory, Florida Statute 720.401 sets four rules. First, timing: the buyer receives the disclosure summary before executing the contract for sale, never at closing. Second, on a resale the parcel owner, the seller, supplies it. Third, the contract must carry the section 720.401(1)(b) voidability clause in conspicuous type. Fourth, if the summary is not provided, the buyer may cancel by written notice within 3 days after receipt of the summary or before closing, whichever occurs first, and that right cannot be waived.
The 976 coach, veranda and terrace units are Chapter 718 condominiums in 15 associations with their own boards, budgets and insurance. Section 720.401 does not apply to associations regulated under Chapter 718. A Heritage Landing condominium seller instead furnishes the resale package under Florida Statute 718.503: the declaration, articles, bylaws, rules, the most recent annual financial statement and budget, and the question-and-answer sheet, and the buyer has a statutory window to cancel after receiving them. The terrace buildings rise three stories, so their milestone inspection summary and structural integrity reserve study, or a statement that none exists, join that package. Whether a unit also sits under the master declaration is a question we answer from the recorded documents. Your closing agent or real estate attorney decides which regime applies to your sale; this is general information, not legal advice.
Every Heritage Landing home sits inside the Tern Bay Community Development District, and Florida requires a contract for a home inside a district to carry a disclosure about the district's assessments (Florida Statute 190.048). We attach the district's adopted budget and the tax-bill lines for your parcel, because the district's FAQ notes that part of the capital assessment was prepaid by the developer at closing on some homes, so your bond line may not match your neighbor's.
A seller of residential property must complete and provide a flood disclosure at or before the time the contract is executed, covering known flooding that damaged the property, flood insurance claims and federal flood-damage assistance (Florida Statute 689.302). In a community where about 87 percent of mapped homes sit in zone AE, the building's FEMA letter and the elevation certificate are the two papers that answer a buyer's flood question, and we attach both to the listing.
The buyer must be given a property tax disclosure summary at or before contract warning not to rely on the seller's current taxes, because a change of ownership triggers reassessment. In Heritage Landing the CDD operating and bond lines do not change with reassessment, but the ad valorem half of the bill usually does.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts materially affecting value that are not readily observable must disclose them. We found no first-party damage report for Heritage Landing from Hurricane Ian in 2022 or from Helene and Milton in 2024, and the district's 2026 notice describes routine work, including a full cleanout of 167 storm inlets after which residents reported street flooding in heavy rain resolved (FY2027 Notice to Homeowners). Whatever your own home's history is, disclosing repairs with receipts and closed permits usually protects the price.
A Heritage Landing buyer's property tax bill is usually higher than the seller's, because the Save Our Homes cap resets to market value on January 1 after a sale. Heritage Landing is taxed by Charlotte County, not the City of Punta Gorda, the Tern Bay CDD lines ride on the same bill, and Amendment 3 would change exemptions if approved.
Data updated: September 2026 (Florida Department of Revenue; Charlotte County Property Appraiser; Tern Bay CDD Adopted Budget FY2027; read September 28, 2026).
On a homestead, assessed value can rise by no more than the lesser of 3 percent or inflation each year, which was 2.7 percent for the 2026 roll. That cap resets to just value on January 1 after a change of ownership. A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated difference under portability, filing Charlotte County form DR-501T by March 1, provided the new homestead is established within three years of January 1 of the year the old one was abandoned (Florida Statute 193.155).
Heritage Landing is outside the City of Punta Gorda; every parcel sits in the same Charlotte County tax district, so its ad valorem taxes are set by Charlotte County and the other authorities that levy in the unincorporated county. The total millage and your taxable value appear on the parcel's own bill and the Property Appraiser record. We do not estimate a Heritage Landing millage here; it changes every year, and the buyer's taxable value depends on the buyer's price and exemptions, not yours. The CDD lines, $1,356.09 operating plus the bond line for the product in fiscal 2027, are the same for the buyer as for you.
Amendment 3, CS/HJR 1-F, is on the ballot on November 3, 2026 and needs 60 percent to pass (Charlotte County Property Appraiser, Amendment 3). The Charlotte County Property Appraiser states that it would cut the annual assessment cap on non-homestead property from 10 percent to 5 percent, and county appraisers describe larger homestead exemptions on non-school levies from 2027 if approved. None of it reduces non-ad valorem lines such as the Tern Bay CDD assessments.
We give Heritage Landing buyers a realistic estimate using the Property Appraiser's Tax Estimator so the tax conversation happens at the pricing stage rather than in underwriting. Many Heritage Landing owners carry out-of-state mailing addresses on the county roll, and a buyer who will not claim a homestead pays a different bill from a full-time owner. A buyer who sees the full bill, ad valorem and CDD, on the first day negotiates on facts.
A free in-person comparative market analysis is the most accurate Heritage Landing valuation you can get short of an appraisal, and it costs you nothing. One of us walks the home, reads the product, the view, the CDD lines and the building's FEMA letter, and returns a written range with the recorded comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Heritage Landing CMA and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Heritage Landing home. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The view from the lanai, whether a golf hole, a long lake or the preserve, the pool and cage on a house, upgrades over the builder's standard finishes, the wind mitigation features, and for a 2006 or 2007 home the roof, openings and systems. We also ask for your elevation certificate and any FEMA letter, your condominium documents if you own a unit, your insurance declarations pages, your most recent tax bill and any lease with a transfer of golf privileges.
The CMA becomes the listing plan: price, preparation list, marketing and timing. Our Heritage Landing seller guide shows how we market the product, the view and the paperwork, and our Punta Gorda home valuation guide covers the wider city picture. If you are selling in Heritage Landing and buying elsewhere in the area, our Punta Gorda seller guide and Punta Gorda buyer guide explain how we run both sides together.
If you are on the other side of the table, our guide to buying a home in Heritage Landing covers the five products, the CDD lines, the golf declaration and the questions to ask before an offer, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.
Your Heritage Landing home is worth what comparable recorded sales of the same product and plat have brought, adjusted for the view, the building's flood paperwork and condition. In the 12 months to August 31, 2026, Charlotte County recorded medians of $697,500 for Tern Bay plat homes, $460,000 for the later single-family homes, $400,000 for coach homes, $297,500 for verandas and $235,000 for terraces. Ask us for a written range with every comparable attached; it is free and takes a partner, not an algorithm.
On the Charlotte County record for sales recorded September 5, 2025 to August 31, 2026, Heritage Landing's 138 qualified sales ran at a $352,500 median, and the 108 resales among them at $330,000. The Southwest Florida MLS shows 72 closings at a $330,000 median in the year to September 24, 2026. Those medians describe a mix of five products; your own value depends on your product, plat, view and condition.
It depends on the record and the segment. The county's all-sales median was $352,500 on 138 recorded sales in the latest 12 months, the county resale median $330,000 on 108 resales, and the MLS median $330,000 on 72 closings. By product the county medians ran from $235,000 for terraces to $697,500 for Tern Bay plat homes. Any single Heritage Landing median you see online has chosen one of these.
Charlotte County recorded 138 qualified Heritage Landing sales from September 5, 2025 to August 31, 2026, $54,092,000 in volume: 14 Tern Bay plat homes, 41 homes in the later single-family phases, 21 coach homes, 25 verandas and 37 terraces. The Southwest Florida MLS shows 72 closings, $28.3 million in volume, for its 12 months to September 24, 2026, which is why we count from the county record.
The MLS counts only listings entered under the Heritage Landing Golf and Country Club development name, 72 in the latest year, while the county records every qualified deed in the Heritage Landing and Tern Bay legal descriptions, 138 in almost the same window. Most of the gap is Lennar: 30 of the county's sales were builder-direct first sales, and builder closings rarely reach the MLS. In Charlotte County we lead with the county record.
An automated estimate can be a starting point, but in Heritage Landing it faces three handicaps: the MLS count is about half the recorded count, the product and plat decide the price, and the model cannot see your CDD bond line, your building's FEMA letter or your view. HUD research found poor exterior condition raised automated valuation error by 4.35 percentage points. A written comparative analysis from the recorded sales is the number to list on.
For attached homes, yes. The 2026 resale medians to August 31 were $360,000 for coach homes, $298,750 for verandas and $235,000 for terraces, against 2023 peaks of $505,000, $415,000 and $349,000 on the county record. Single-family resales held better: the Tern Bay plat recorded $697,500 on 14 sales in 2026 so far, inside its range since 2022. Your product decides which of those stories is yours.
On the county's resale record, the coach home median went from $268,000 in 2021 to a $505,000 peak in 2023 and 2024, then to $360,000 in 2026 so far, and the terrace median from $240,000 in 2021 to $349,000 in 2023 and back to $235,000. Tern Bay plat homes went from $340,000 on 21 resales in 2021 to $697,500 on 14 in 2026 so far. Early counts are thin, so read these as direction.
It is a market that rewards accurate pricing. The 72 MLS closings in the year to September 24, 2026 took a median 70 days on market at a 95.8 percent median sale-to-list ratio, 18 closed within 30 days and 9 took more than 180. Well-priced Heritage Landing homes sell close to asking; overpriced ones wait, and the buyer usually knows the recorded comparables.
Plan for about two to three months. The Heritage Landing closings in the Southwest Florida MLS for the 12 months to September 24, 2026 took a median 70 days on market: 71 for single-family homes, 55 for coach homes and 66.5 for terrace and veranda condominiums. A listing with its estoppels, CDD lines, FEMA letter and wind mitigation form ready removes the usual reasons for delay.
The Heritage Landing closings in the Southwest Florida MLS for the 12 months to September 24, 2026 sold at a median 95.8 percent of their final list price: 95.9 percent for single-family homes, 95.8 percent for coach homes and 96.0 percent for the condominiums. Seven of the 72 closed at or above list. A home priced from the county record usually needs one price, not three.
If your home is priced from the recorded sales of its own product, conditions are workable: the builder stopped recording sales after December 4, 2025, so 2026 resales no longer compete with closeout pricing, and the median sale-to-list ratio is 95.8 percent. Attached-home medians remain below their 2023 highs, so the decision depends on your product, carrying costs and plans. We run the recorded numbers with you before you choose.
Heritage Landing has a seasonal owner base: 683 of the 1,545 homes carry a mailing address outside Florida on the county roll, and the golf club's premier season runs from late fall to early April. We plan a listing so the home, its paperwork and its photographs are ready before seasonal buyers are in town, and we set timing around your move, not a calendar rule.
At the median in the last 12 months, yes: 14 Tern Bay plat homes recorded $697,500 against $460,000 for 41 sales in the later Heritage Landing phases, and $314.01 against $213.68 per square foot of living area. The Tern Bay plat homes are larger, a median of about 2,449 square feet of living area, and sit more often on the course and larger lakes. The right comparable for your Heritage Landing home comes from your own plat and street.
On the county record for the latest 12 months, Heritage Landing's sales ran at a median $211.38 per square foot of the roll's living area, and the MLS at $212. By product the county figures were $314.01 for Tern Bay plat homes, $213.68 for the later single-family homes, $206.16 for coach homes, $210.33 for verandas and $199.31 for terraces. Compare your home only against sales of its own product.
The highest recorded Heritage Landing sale in the 12 months to August 31, 2026 was $960,000 on River Birch Court, recorded June 1, 2026, a 2022 home with 2,811 square feet of living area. The next two were $815,000 and $787,000 on the Tern Bay plat, the second on Oak Hammock Court, and the top terrace or veranda closing on the MLS was $357,500.
The comparables that matter come from your own product. Recent single-family examples include $775,000 on River Birch Court in September 2026, $760,000 on Golden Fern Drive in January 2026 and $450,000 on Redbud Lane after 4 days in December 2025. Coach home examples include $460,000 on Black Beauty Drive in June 2026. We list every comparable for your Heritage Landing address with its street, date and living area.
It lowered the 2025 comparables. Lennar's recorded first sales that year undercut resales for every attached product, coach homes at a median of $285,000 against $445,000 on resale, verandas at $233,900 against $340,000 and terraces at $187,450 against $237,500. No builder-direct sale has recorded since December 4, 2025, so we price a 2026 resale against resales and explain the closeout sales when a buyer points to them.
Possibly, and we watch it. The September 2026 roll still titles the 333-acre golf course and clubhouse tract and several future-development tracts to Lennar, a Heritage Landing Phase III plat was recorded on August 24, 2026, and the development order allows about 265 more homes. Any new builder sales would appear in the county file, and we would show you the effect on your product.
Often, but the county roll flags 1,115 of 1,567 parcels as lake or pond frontage and does not grade the view, so there is no reliable Heritage Landing premium figure to quote. Homes back onto many holes of the course, and the Tern Bay plat homes that sit more often on the course and larger lakes carry the highest median. We read the view on every comparable before adjusting.
The 21 coach homes recorded in the 12 months to August 31, 2026 sold at a $400,000 median, from $275,000 to $460,000, at $206.16 per square foot of living area. On the MLS, 13 coach home closings recorded a $408,000 median after a median 55 days. Coach homes are two-story buildings of four residences with plans of 1,741 to 2,110 square feet, and they pay a $1,209.04 CDD bond line for fiscal 2027.
The 25 veranda sales in the latest 12 months recorded a $297,500 median and the 37 terrace sales $235,000, on the county record. On the MLS, the 38 closings of the two products combined recorded a $259,250 median after about 66.5 days. Each unit's value also turns on its own association's budget, reserves and insurance, and on the floor and view of the unit.
It can, because buyers and lenders ask. Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more stories, and the Heritage Landing terrace buildings rise three stories, while the veranda and coach buildings are two. We read your building's inspection status, reserves and budget before we price the unit, so the answer is in the file.
It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel under Florida Statute 718.116, and we price the unit with the assessment in view. In a Heritage Landing terrace market whose resale median fell from $349,000 in 2023 to $235,000 in 2026 so far, buyers who see the numbers up front negotiate on them; buyers who find them late often walk.
It affects the buyer's insurance quote, which affects the price. About 87 percent of mapped Heritage Landing homes sit in FEMA zone AE with a 9-foot base flood elevation, but FEMA fill letters have removed many individual buildings from the high-risk zone. A building with a letter and an elevation certificate quotes better, so we confirm your zone and pull both before pricing.
If the building is in zone AE and no FEMA letter removes it, a federally backed mortgage requires flood insurance. If a letter removed the building, federal law does not require it, though the lender may. Premiums under Risk Rating 2.0 depend on elevation and rebuilding cost, not the zone alone, so a current elevation certificate helps price the Heritage Landing policy.
Yes. A letter of map revision based on fill that removed your building from the special flood hazard area means federal law does not require flood insurance, though a lender may. FEMA's letter 24-04-0947A, for example, removed Building 1 at 14081 Heritage Landing Boulevard to shaded zone X. Buyers and their lenders see that before they bid, which removes a common reason for delay.
Usually, yes. The form documents roof-to-wall connections and opening protection, which Florida insurers must credit under Florida Statute 627.0629, so a buyer can quote wind insurance during showings instead of during the inspection period. For a 2019 to 2025 Heritage Landing home the form usually shows strong features, and for a 2006 or 2007 home a 4-point inspection may also be asked for.
Not if repairs are documented. We found no first-party damage report for Heritage Landing from Ian in 2022 or from Helene and Milton in 2024, and most homes were built between 2019 and 2025. Charlotte County places 1,354 of 1,364 mapped homes in evacuation zone B. A home sold with closed permits and receipts sells on its current condition.
Membership follows the golf club's recorded declaration, so the answer is written there rather than in a listing remark. The club's rules define membership "as set forth in the Declaration." We request the club's estoppel figures at listing so any transfer charge or capital contribution is known to the buyer before the Heritage Landing inspection period ends.
It shapes the seasonal rental buyer. A member may transfer golf privileges to a tenant for at least 31 days, no more than 12 times in 12 months, with forms and the lease filed 15 days ahead and an administrative fee, and the owner's own club access is suspended during the transfer. Leasing rules also sit in the master and condominium declarations, which we read for every Heritage Landing listing.
For fiscal 2027, $1,356.09 per home for operations, the same for every product, plus a Series 2022 bond line of $995.68 for a terrace, $1,066.80 for a veranda, $1,209.04 for a coach home and $1,564.65 to $1,849.13 for a single-family lot, repaid through 2052. An executive home carrying the full bond line pays $2,920.74 a year to the CDD before county taxes and dues.
Not when the buyer understands it. The operating line rose from $377.44 in fiscal 2025 to $1,356.09 for fiscal 2027 as the district took over gate staffing, landscaping, stormwater and preserve work the developer had carried. We show the operating line, your product's bond line and what the district maintains, from its adopted budget, so buyers compare like with like.
No. The Series 2022 bond assessment runs with the property and is collected on the Charlotte County tax bill each year until 2052 unless an owner chooses to prepay it. The buyer assumes the annual payment, and Florida Statute 190.048 requires the contract for a Heritage Landing home to disclose the district.
The master association and the golf club do not publish their dues on a public page we could find, and condominium dues are set by each of the 15 condominium associations. A buyer gets every amount in writing on an estoppel certificate, which Florida law requires the associations to issue. We put the right figures for your Heritage Landing home in front of buyers on the first day.
A flood disclosure under Florida Statute 689.302 at or before contract, the property tax disclosure summary under 689.261, the community development district disclosure under 190.048, known material defects under Johnson v. Davis, and either the Chapter 720 association disclosure summary for a house or the Chapter 718 resale package for a condominium. Your closing agent or attorney confirms which applies to your Heritage Landing sale.
A negotiable commission, deed documentary stamps at $0.70 per $100, which is $2,467.50 at the $352,500 recorded median, title and closing fees, the master association, golf club and any condominium estoppel, and prorated taxes and Tern Bay CDD assessments. We give every Heritage Landing seller a written net sheet.
The buyer's assessed value resets to market value on January 1 after the sale, so the buyer's Charlotte County bill is usually higher than yours. The Tern Bay CDD operating and bond lines do not reset. Florida Statute 689.261 requires the contract to warn the buyer not to rely on your current taxes, so we model the Heritage Landing buyer's bill at the pricing stage.
Florida's portability rule lets you carry up to $500,000 of your Save Our Homes difference to a new Florida homestead, if you establish it within three years of January 1 of the year you left the old one and file on time; in Charlotte County the form is DR-501T, due by March 1. We coordinate the timing of your Heritage Landing sale and your purchase.
For mail, yes; for government, no. Heritage Landing is unincorporated Charlotte County with a Punta Gorda 33955 mailing address, outside the City of Punta Gorda. For pricing, the comparable set is the Heritage Landing and Tern Bay legal descriptions, not a city or ZIP median, and never Heritage Station to the south, which is a separate subdivision.
No. Tern Bay was the project name until Charlotte County renamed the development to Heritage Landing in 2019, and it survives in the Tern Bay CDD and in the recorded plat for 231 of the single-family lots. A Tern Bay plat home is a Heritage Landing home, priced against its own plat first and the later phases second.
A comparative market analysis is prepared by a listing team to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both use recent comparable sales. For a Heritage Landing home, a CMA built from the county's recorded sales of the same product anticipates the appraisal, which helps avoid a low-appraisal surprise after the contract is signed.
You can, but the county-versus-MLS gap cuts both ways. The MLS count runs at about half the recorded count, so pricing from portal data or listed sales alone misses much of the market. A listing team prices from the full county record, prepares the estoppel, CDD and flood paperwork, and brings qualified buyers; we will show you the Heritage Landing net sheet either way.
The best Heritage Landing listing agent prices from Charlotte County's recorded sales of your product, not a portal, and can explain the Tern Bay CDD, the golf declaration and the building's FEMA letter to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every valuation that way. Call Jesse at (239) 898-6072.
Yes, it is free, and no, you do not have to list with us. You keep the recorded comparables, the adjustments and the net sheet either way, and many of our valuations go to Heritage Landing owners who are a year or more from selling. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one today.
McGreevy and Comisar are a top-reviewed Heritage Landing listing team, and these reviews come from our Google Business Profile, quoted exactly as clients wrote them. We publish no aggregate score, and we do not edit, composite or summarise client words.
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
Every document behind the Heritage Landing figures and rules on this page is public and free. These are the ones a Heritage Landing seller actually uses, each linked to the issuing authority's own copy rather than a reprint.
Document | Publisher | Link |
|---|---|---|
Adopted Budget, Fiscal Year 2027, with every operating and bond rate | Tern Bay Community Development District | |
FY2027 Notice to Homeowners, assessment and cap notice | Tern Bay Community Development District | |
Proposed Budget, Fiscal Year 2026, with unit counts by product | Tern Bay Community Development District | |
Agenda book for September 22, 2026, with the July 22, 2026 minutes | Tern Bay Community Development District | |
Golf Club Rules and Regulations, amended May 9, 2024 | Heritage Landing Golf Club, Inc. | |
Resolution 2019-134, the rename from Tern Bay and the current entitlement | Charlotte County | |
Resolution 2022-146, unit mix and the 2042 buildout date | Charlotte County | |
Letter of Map Revision 23-04-1652P, Heritage Landings LOMR | Federal Emergency Management Agency | |
Letter of Map Revision 23-04-5839P, Heritage Landings II LOMR | Federal Emergency Management Agency | |
Letter of Map Revision based on fill 24-04-0947A | Federal Emergency Management Agency | |
Letter of Map Revision based on fill 25-04-1014A | Federal Emergency Management Agency | |
Florida Statute 190.048, community development district contract disclosure | Florida Senate | |
Florida Statute 720.401, association disclosure summary | Florida Senate | |
Florida Statute 720.30851, association estoppel certificates | Florida Senate | |
Florida Statute 718.503, condominium resale disclosure | Florida Legislature | |
Florida Statute 718.116, condominium estoppel certificates | Florida Senate | |
Florida Statute 689.261, property tax disclosure summary | Florida Legislature | |
Florida Statute 689.302, flood disclosure | Florida Senate | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | |
Wind mitigation resources and form | Florida Office of Insurance Regulation | |
Portability form DR-501T | Charlotte County Property Appraiser | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation |
Retrieved on September 28, 2026 unless a line gives another date. Market figures carry the pull date stated beside them in the body. We cite government, district, statutory, club and our own pages, plus sources already cited in our Heritage Landing guide.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Heritage Landing valuation guide we tracked 138 recorded sales from the Charlotte County deed file, the Tern Bay CDD's adopted budget, the golf club's rules, FEMA's letters for the community and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your home, so each figure here comes from a public record you can check. Top 1% Real Estate Agents Nationally Since 2008, and top-reviewed by the clients who have sold with us.
If you are thinking, "I need someone to sell my house in Heritage Landing, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Charlotte County, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling a Tern Bay plat home, a Heritage Landing single-family home, a coach home, a veranda or terrace condominium, or a home in Punta Gorda Isles, Burnt Store Isles, Burnt Store Marina, Burnt Store Lakes or Deep Creek, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, explore the Punta Gorda area guide, and return to the Heritage Landing community guide for everything beyond the sale. If you are buying rather than selling, our Heritage Landing buyer guide and how we represent buyers are the place to start. For a seller's first step, request your free Heritage Landing home valuation and call Jesse direct at (239) 898-6072.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated September 2026. This Heritage Landing home values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file.