What Is My Heritage Palms Home Worth?

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

If you own a home in Heritage Palms Golf and Country Club, the bundled golf community off Six Mile Cypress Parkway in the City of Fort Myers, the honest answer to what it is worth starts with your product and your building, not with the community. Heritage Palms holds 1,662 homes in four products, 660 Terrace condominiums, 544 Veranda condominiums, 170 villas and 288 single-family homes, and in the last 12 months the Southwest Florida MLS recorded medians from $275,000 for a Terrace to about $852,750 for a single-family home. Everything about living there, the club, the fee stack, the flood maps and the schools, is on our Heritage Palms community guide. This page does one job: it shows how a Heritage Palms home is actually valued, building group by building group and plan by plan, from the Southwest Florida MLS and Lee County's recorded sales, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.

What Is My Heritage Palms Home Worth?

A Heritage Palms home is worth what its product, building group, floor plan, condition and setting support. In the 12 months to September 26, 2026, 85 Southwest Florida MLS closings in Heritage Palms ran from a $275,000 Terrace median and a $390,000 Veranda median to a $545,000 villa median and about $852,750 for single-family homes.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, index built 24 Sep 2026, newest recorded sale 31 Jul 2026).

We tracked every one of the 308 Southwest Florida MLS closings recorded in Heritage Palms in the four years to September 26, 2026, placed each one in its product and building group by its street address rather than by the listing's neighborhood label, and then laid Lee County's own recorded, qualified sales over the top before we wrote a single figure on this page.

The short answer, by product and building group

Heritage Palms resolves into four price bands that follow the four products. Terrace condominiums in the four-story buildings are the entry band: 39 closings in the last 12 months at a median of $275,000 and $226.43 per square foot of living area, with the three Lakeside Greens street groups between $268,500 and $278,000. Veranda condominiums in the two-story buildings form the second band, 22 closings at a $390,000 median, and every Veranda neighborhood sits between about $395,000 and $405,000 in its own first window of 10 or more sales. The villas are the third band, $430,000 to $610,000 over the last year. The single-family homes, including the Enclave, form the top band: 18 closings from $695,000 to $1,395,000. A renovated home in one band can sell above a dated home in the next, but not often: the gap between the bands is wide.

Why one community number cannot describe your home

Divide Heritage Palms' $38,751,586 of closed MLS volume in the last 12 months by its 85 sales and you get about $455,900, a figure above every Terrace and Veranda sale of the year and below every single-family sale. The community median, $359,500, is no better: it sits between the Terrace and Veranda bands and describes neither. And because 39 of the 85 closings were Terraces, the community median falls when Terraces are busy and rises when single-family homes are, whether or not any one home changed in value. Nothing on this page blends products unless it says so.

What we use instead of an automated estimate

We value a Heritage Palms home from three records laid over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and the living area each listing agent entered. Lee County's recorded sale files give us every qualified sale, including sales that never touched a listing, and here that matters most for the villas. Then we walk the home, because the kitchen and baths, the roof and shutters, the view over the Royal or Sabal course or a lake, and, at a Terrace, the building's reserve file are the variables no record captures.

Why Should McGreevy and Comisar Value Your Home in Heritage Palms?

McGreevy and Comisar should value your Heritage Palms home because we build every number from the Southwest Florida MLS and Lee County's recorded sales, building group by building group, we read the club's, the district's and the associations' own documents before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.

The record, stated plainly

• 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

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate and more than 4,000 transactions. Those are career numbers across Lee and Collier County, not a claim about any one community, and we say so on purpose. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Fort Myers sets the teams side by side on the public record: reviews, license history and published production.

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

What We Do Not Publish About Ourselves, and Why

You will not find a McGreevy and Comisar sales count for Heritage Palms on this page, or a story about a Heritage Palms sale we handled. We would rather show you the whole market than dress up a career number as a local one. What you will find is every MLS closing of the last four years, 308 of them, and Lee County's qualified recorded sales beside them, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale inside the gates, labelled as a public sale and not ours.

Who actually writes your valuation

You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis from your building group's closings and assembles the club, district and association paperwork your buyer will ask for. Marc Comisar walks the home and judges condition, updates and the view against what is actually selling in Fort Myers, which is what lets a seasonal owner in Michigan or New Jersey get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.

Why a flat club bill makes the valuation matter more

Every Heritage Palms home pays the club and master association the same $9,441 for 2026, whether it is a 1,194 square foot Terrace or a 5,000 square foot Enclave home, and every buyer brings the club the same $8,000 at closing (club cost of ownership page). On a $275,000 Terrace that annual bill is about 3.4 percent of the price; on a single-family home near $852,750 it is about 1.1 percent, by our arithmetic. A buyer weighs the flat cost against the price, so the smaller the home, the more carefully the list price has to be set, and the more the next Terrace sale in your building becomes the comparable every appraiser uses after it.

The pages that work together for a seller in Heritage Palms

This page answers what your home is worth. The full story of the community, its 40 neighborhood associations, the Royal and Sabal courses and the fee stack line by line, is on our Heritage Palms Golf and Country Club guide. To see the same valuation method applied to another Fort Myers golf community, read our page on what a home in The Forest is worth, or the building-level version for a single neighborhood at what a Fairway Woods at The Forest home is worth. If you are buying your next home as well, start with how we represent buyers in Fort Myers.

Key Takeaways on Heritage Palms Home Values

These are the facts that decide most prices inside Heritage Palms' gates, each drawn from the Southwest Florida MLS, Lee County's recorded sales, FEMA's maps, Florida statute or the club's and district's own published pages, and each repeated with its source further down this page. Read them before you read any online estimate of your home.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, newest 31 Jul 2026; club and district pages, read September 2026).

• 1,662 homes in four products: 660 Terrace condominiums, 544 Veranda condominiums, 170 villas and 288 single-family homes, a total the club, the CDD's assessment roll and the community's bulk-internet contract all state.
• The market, 12 months to September 26, 2026: 85 MLS closings, $38,751,586 in volume, a median of $359,500, a median 33.5 days on market, a median sale at 96.61 percent of list, 14 active listings and about 2.0 months of supply.
• Four markets, not one: Terraces at a $275,000 median and $226.43 per square foot of living area; Verandas at $390,000 and $263.15; villas at $545,000 on six sales; single-family homes at about $852,750 and $331.16.
• Building groups sit close inside each product: every Terrace street group with 10 or more closings sits between $268,500 and $302,000, and every Veranda neighborhood between $395,000 and $405,000, each in its first window of 10 or more closings.
• Terrace values have come down since 2024: the Terrace median price per square foot ran $267.45 in 2024, $229.30 in 2025 and $225.83 in 2026 to date, while the single-family figure held above $327.
• Lee County's recorded sales add 18 qualified sales since September 2025 that we could not match to any MLS closing, about 18 percent of the county's 99, and six of them were villas, half of the 12 villa sales the county recorded in that window.
• Every buyer pays the same flat club costs: $9,441 a year for 2026 plus a $500 food and beverage minimum, and $8,000 to the club at closing, whatever the home's size.
• Only the 22 Terrace associations fall under Florida's milestone-inspection and reserve study laws, 660 of the 1,662 homes, so the Terrace resale file carries documents no other product needs.
• FEMA's map shows most of the community in Zone X at the points tested, with flood-zone polygons along parts of the lakes, so the flood answer for any one home comes from its own building and elevation certificate.

What Are Homes in Heritage Palms Worth, Building Group by Building Group?

Homes in Heritage Palms are worth what their own building group sells for, and those groups follow the four products. Terrace street groups sold at medians of $268,500 to $302,000, Veranda neighborhoods at $395,000 to $405,000, the Villas at Lakemont at $560,000 and the single-family homes at about $852,750, each in its first window of 10 or more closings.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026).

Source: Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club, 48 months to September 26, 2026, pulled September 26, 2026, with active and pending listings on the same day. Each closing is placed by its street address and building, using the recorded condominium and plat names, never by the listing's neighborhood label. Each row uses the first window, 12, 24, 36 or 48 months, with at least 10 closings; where 48 months holds fewer than 10, no median is published and the sales are listed below. Every median uses one function: an odd count gives the middle sale, an even count the midpoint of the middle pair. Price per square foot is the median of each sale's price divided by its MLS living area.

How to read the building-group table

The table is built for a seller, so it answers one question per row: what did homes like mine sell for, over the shortest window that holds enough sales to mean something? The window is named in every row because it changes the answer. The Lakeside Greens Terraces on Queen Palm Lane and Washingtonia Palm Way each reached 10 closings inside 12 months, so their medians are this year's prices. The Royal Greens Terraces and Verandas and the Villas at Lakemont needed all 48 months, so their medians mix 2022 to 2026 prices and should be read against the product trend further down this page. Fairway Isle's two Terraces and the Villas at Pineview never reached 10 in 48 months, so we list every sale instead of pretending a median of eight is a market.

The listing label is the reason we place sales by address. The MLS neighborhood field is inconsistent at Heritage Palms: the same Terrace building appears under different names on different listings, and one villa sale is labelled with a different community's name altogether. A seller who pulls "comparables" by that label can end up comparing a four-story Terrace with a two-story Veranda.

Terraces at Lakeside Greens, Queen Palm Lane

Terraces I to VI at Lakeside Greens stand on Queen Palm Lane, and they are the busiest single group in Heritage Palms: 14 closings in the last 12 months at a median of $275,000 and $228.57 per square foot, from $195,000 to $359,500, after a median 72.5 days on market. Over 48 months the group closed 43 homes at a median of $290,000. The spread inside that one street is the whole Terrace story. The $195,000 sale in February 2026 was a 1,122 square foot plan that closed at 85.26 percent of its list price; the $359,500 sale in May 2026 was a 1,408 square foot plan with a den that closed at its full list price in two days. Same street, same building type, almost double the price, and the difference was the plan and the condition, not the address.

Terrace unit numbers can mislead a buyer, and so a seller should know how they work before a showing. The club and the county record that at a Terrace the unit number begins with the Terrace's association numeral, not the floor, so at Terrace XII at Lakeside Greens unit 1246 is on the fourth floor, and the "12" is the Terrace, not a twelfth story (Lee County Property Appraiser, Terrace XII record). Every Terrace is four stories. We never infer a floor from a unit number in a listing; we confirm it in the building.

Terraces at Lakeside Greens, Butterfly Palm Drive

Terraces VII to X at Lakeside Greens stand on Butterfly Palm Drive, and they are the slowest group in the community. They needed 24 months to reach 11 closings, at a median of $278,000 and $225.28 per square foot, after a median 99 days on market, and the most recent, a 1,234 square foot plan in September 2026, took 189 days to close at $278,000. Over 48 months the group sold 26 homes at a median of $312,750, which tells you where this street was before the Terrace correction of 2025. Two Butterfly Palm Drive Terraces were on the market on September 26, 2026, a 1,408 square foot plan with a den at $359,000 and a pending 1,149 square foot plan at $285,000.

The club's own history records Hurricane Ian's damage in Heritage Palms as wind damage, including carport damage at a Terrace building on Butterfly Palm Drive, and says most damage was caused by strong winds rather than heavy rain (club history). No source we found documents storm-surge flooding inside Heritage Palms. A buyer on this street will still ask what was repaired and when, and the association's records answer it.

Terraces at Lakeside Greens, Washingtonia Palm Way

Terraces XI to XVII at Lakeside Greens stand on Washingtonia Palm Way, and they sell faster than the other two streets. They closed 12 homes in the last 12 months at a median of $268,500 and $220.92 per square foot, after a median of only 26 days on market, from $235,000 to $359,900. Over 48 months the group sold 41 homes at a median of $315,000 and $250.42 per square foot. Three Washingtonia Palm Way Terraces were active on September 26, 2026, at $240,000 for a 1,149 square foot plan and $305,000 and $325,000 for 1,232 square foot plans.

Terrace XV, XVI and XVII on this street were among the last condominium declarations recorded in the community, and Terrace XII, built in 2001 according to the Property Appraiser, reaches its first milestone inspection by December 31, 2031 under the statute's default 30-year clock (s. 553.899, Florida Statutes). That date belongs in any valuation of a Washingtonia Palm Way Terrace, because a buyer will ask about it.

Fairway Isle Terraces

Fairway Isle's two Terraces, Terrace I and II at Fairway Isle on Bismark Palm Way, hold 60 homes, and they recorded only eight MLS closings in 48 months, so we list them rather than publish a median. The eight ran from $220,000 to $350,000; the four of the last 12 months sold at $220,000, $282,785, $310,000 and $350,000, the top one a 1,408 square foot plan with a den.

Source: Southwest Florida MLS, pulled September 26, 2026; the two Fairway Isle Terrace buildings placed by address. Two more were for sale on September 26, 2026, at $274,000 and a pending $239,900, both 1,194 square foot plans. The club's cost page files four Bismark Palm Way addresses under Terraces, but the Property Appraiser records 10265 and 10295 Bismark Palm Way as Veranda III at Fairway, two-story buildings, and we price them as Verandas.

Royal Greens Terraces

Royal Greens' three Terraces, Terrace I to III at Royal Greens on Washingtonia Palm Way, hold 90 homes and needed all 48 months to reach 10 MLS closings, at a median of $302,000 and $239.86 per square foot, from $220,000 to $325,000, after a median 10.5 days on market. Only two of the 10 closed in the last 12 months, at $220,000 and $265,000, so the 48-month median is mostly a 2022 to 2024 price and sits above where the Terrace market is today. None was for sale on September 26, 2026. In a group this quiet, the next sale sets the comparable for every owner in the three buildings.

Fairway Isle Verandas

Fairway Isle's six Veranda associations hold 20 two-story buildings on Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way, the largest Veranda group in Heritage Palms and the oldest recorded paper in the community. It closed 10 homes in the last 12 months at a median of $395,000 and $263.69 per square foot, from $338,000 to $437,000, after a median 37 days. Over 48 months it sold 43 homes at a median of $399,000. Three were listed on September 26, 2026: a pending 1,661 square foot plan with a den at $515,000, and two smaller plans at $325,000 and $330,000.

The club describes a Veranda as a 1,333 to 1,661 square foot condominium with a front and a back lanai and a detached one-car garage (club Property Types page). The garage and the two lanais are much of the price gap between a Veranda and a Terrace of similar size, and a Veranda's building is two stories, outside Florida's milestone-inspection and reserve study rules.

Royal Greens Verandas

Royal Greens' two Veranda associations hold seven buildings on Washingtonia Palm Way, recorded in the same 2004 to 2006 band as McArthur Palm, and they are the quietest Veranda group: 13 MLS closings in 48 months at a median of $405,000 and $274.77 per square foot, the highest Veranda figure in the community, after a median 21 days and at a median 98.08 percent of list. The last two closed in 2026 at $380,000 and $450,000, both at their full list prices. Lee County's recorded sales show three more Royal Greens Veranda sales since September 2025 that we could not match to any MLS closing, so this group trades more often than the MLS alone suggests.

Request a free valuation of your Heritage Palms home in 60 seconds

Heritage Palms recorded 85 MLS closings in the last 12 months at building-group medians from $268,500 to about $852,750, so the only number that matters is the one built from your building group, your floor plan and your condition. The fastest start is the Home Valuation form at the top of this page, or our free home valuation request if you are reading this somewhere else. It takes about a minute: the address, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of homes like yours in your building group, with the sources named, plus the club, district and association picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Fort Myers so the sale and the purchase run on one timeline.

Twin Lakes

Twin Lakes is 14 two-story Veranda buildings on Washingtonia Palm Way and Wine Palm Road under three associations, and it needed 24 months to reach 14 MLS closings, at a median of $402,500 and $266.11 per square foot, after a median of only 9 days on market. The last 12 months were softer: six closings from $330,000 to $450,000, the most recent a 1,414 square foot plan with a den that closed on September 24, 2026 at $340,000 after 142 days. Three Twin Lakes homes were for sale on September 26: a 1,661 square foot plan pending at $439,500, and active 1,661 and 1,414 square foot plans at $429,900 and $375,000.

The phased recording matters to value only at the title desk: Veranda II at Twin Lakes was declared one building at a time across five instruments, so the declaration that governs a Twin Lakes home depends on which building it is in. The association's estoppel and the title commitment resolve it before closing.

McArthur Palm

McArthur Palm is seven two-story Veranda buildings on McArthur Palm Lane under a single association, Verandas at McArthur Palm Condominium Association, Inc., the only Veranda neighborhood in Heritage Palms governed by one association. It needed 36 months to reach 10 MLS closings, at a median of $401,250 and $259.54 per square foot, after a median 33 days. In the last 12 months four closed, from $368,500 to $425,000, and one 1,661 square foot plan with a den was active on September 26, 2026 at $439,000 after 143 days. These were the last Verandas recorded, in the 2004 to 2006 band of the community's records, the youngest condominium buildings a Heritage Palms buyer can choose.

The Villas at Lakemont

The Villas I to III at Lakemont are 90 attached villas on White Palm Way and Sago Palm Way, the original villa neighborhood, and they needed all 48 months to reach 13 MLS closings, at a median of $560,000 and $323.30 per square foot, at a median 98.42 percent of list after a median of just 4.5 days. Six of the 13 closed at or above list. The three of 2026 sold at $565,000, $600,000 and $610,000.

Source: Southwest Florida MLS, pulled September 26, 2026. Five of these 13 closings carry no days-on-market figure. Lee County's recorded sales show two more Lakemont villa sales since September 2025, at $585,000 and $599,000, that we could not match to any MLS closing. One Lakemont villa, a 1,678 square foot plan with a den, was pending at $579,000 on September 26, 2026.

The club describes a villa as a one-story home of 1,500 to more than 1,865 square feet with a private entrance, a screened lanai with a pool option and an attached two-car garage (club Property Types page), and the Property Appraiser records each villa as a platted lot in Heritage Palms Unit One rather than as a condominium unit.

The Villas at Pineview

The Villas I and II at Pineview are 80 attached villas on Wine Palm Road, and they recorded only eight MLS closings in 48 months, so we list every one. The eight ran from $430,000 to $585,000; the two of 2026 sold at $515,000 and $525,000, both plans with a den of about 1,700 to 1,780 square feet.

Source: Southwest Florida MLS, pulled September 26, 2026. The MLS undercounts Pineview badly: Lee County's recorded sales show four Pineview villa sales since September 2025, at $570,000, $575,000, $575,000 and $605,000, that we could not match to any MLS closing, against three MLS closings in the same stretch. For a Pineview seller, half of the comparable evidence is in the county record, not the MLS, and a valuation built from the MLS alone would miss it.

Single-family homes and the Enclave

The 288 single-family homes, all under Heritage Estates Homeowners Association, Inc., closed 18 homes through the MLS in the last 12 months at a median of about $852,750 and $331.16 per square foot, from $695,000 to $1,395,000, after a median of 7 days, and 8 of the 18 closed at or above list. Over 48 months the segment sold 65 homes at a median of $850,000. The single-family market is the tightest in the community: 2 active listings on September 26, 2026 against 18 closings a year, about 1.3 months of supply.

The club describes the Enclave as 69 custom homes of 2,800 to 5,000 square feet, a gated neighborhood within the gates (club Property Types page). Its two streets, Heritage Palms Estates Drive and Sierra Palm Court, recorded 10 MLS closings in 48 months at a median of $1,047,500, and both active single-family listings on September 26, 2026 were there, at $1,695,000 and $1,500,000, above any closing in the community in four years. A third single-family home, 3,494 square feet, was pending at $1,395,000. The single-family section below breaks the segment down by size.

What Is a Heritage Palms Terrace or Veranda Condominium Worth, Plan by Plan?

A Heritage Palms condominium is worth what its floor plan sells for inside its product. Over 24 months the 1,232 square foot Terrace plan sold at a median of $280,000, the 1,194 plan at $246,000, the 1,414 square foot Veranda plan at $378,500 and the 1,661 Veranda plan at $435,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026).

In the condominiums the plan is the unit of value, because every building of a product was built to the same small set of plans. The club describes a Terrace as a two-bedroom, two-bath plan with a den, 1,194 to more than 1,414 square feet under air, in three floor plans (club Property Types page); the MLS living areas listing agents enter cluster around a handful of figures, and those clusters are what we match.

Terrace plans by MLS living area

Source: Southwest Florida MLS, Terrace closings in the 24 months to September 26, 2026, pulled September 26, 2026. Living area is the figure the listing agent entered, so one plan can appear under two nearby figures (1,232 and 1,234, or 1,400, 1,408 and 1,410). Medians only where a plan has 10 or more closings; below that, the range.

The two plans with enough sales tell the story. The 1,232 square foot Terrace sold 23 times in 24 months at a median of $280,000 and $227.27 per square foot; the 1,194 plan sold 13 times at $246,000 and $206.03. The larger plans with a den, entered as 1,400 to 1,410 square feet, sold eight times from $310,000 to $359,900. So a Terrace with a den sells for roughly $35,000 to $85,000 more than a plain two-bedroom, but at a similar price per square foot, because the extra room is simply more floor.

Veranda plans by MLS living area

Source: Southwest Florida MLS, Veranda closings in the 24 months to September 26, 2026, pulled September 26, 2026. Medians only where a plan has 10 or more closings.

The Veranda ladder is steeper at the top. The 1,661 square foot plan, almost always listed with a den, sold 18 times in 24 months at a median of $435,000 and $261.89 per square foot; the 1,414 square foot plan sold 14 times at $378,500 and $267.68. The smaller plans, entered from 1,255 to 1,383 square feet, sold from $215,000 to $380,000, and the low end of that range was a sale at 73.5 percent of its list price, the kind of outlier that only the house itself explains.

Bedrooms and dens across all four products

Source: Southwest Florida MLS, closings in the 24 months to September 26, 2026, bedrooms and den as the listing recorded them.

A den is the one feature the MLS records consistently enough to price. In a Veranda, the 42 plans with a den sold at a median of $395,000 and $263.75 per square foot, while the eight without one ranged from $215,000 to $435,000. In a Terrace, 56 plain two-bedroom plans sold at a median of $274,000 and eight plans with a den from $310,000 to $359,900. Among single-family homes, the 10 three-bedroom plans with a den sold at a median of $805,000 and $335.75 per square foot, and 7 of those 10 closed at or above list.

Upper floor, lower floor and the view

We do not publish a floor premium or a view premium for Heritage Palms, and we do not infer a floor from a unit number. The MLS rows we hold do not record the floor or the view consistently enough to measure either, and the Terrace unit-number trap means a number that looks like a floor usually is not one. What we can say is where to look: in a four-story Terrace the elevator, the view over the Royal or Sabal course and the distance from the parking decide much of the gap between two identical plans, and in a two-story Veranda it is the upper or lower unit, the garage and the lanais. We judge those sale by sale, in the building, which is why the walk-through comes before the number.

What Is a Single-Family Home or Villa in Heritage Palms Worth?

A single-family home in Heritage Palms is worth about $730,000 to $975,000 by living-area band over 48 months, and the homes on the Enclave's two streets sold at a $1,047,500 median. The Villas at Lakemont sold at a 48-month median of $560,000, and the Villas at Pineview from $430,000 to $585,000 on eight MLS sales.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, newest 31 Jul 2026).

The single-family homes and villas are the thin side of the Heritage Palms market: 18 single-family and 6 villa closings in the last 12 months, against 61 condominiums. That is why this section widens to 48 months and names the window in every figure.

Single-family value by living area

Source: Southwest Florida MLS, single-family closings in the 48 months to September 26, 2026, pulled September 26, 2026. Medians only where a band has 10 or more closings.

Size sets the band, and price per square foot falls as size rises, which is normal: from $340.33 a square foot under 2,200 square feet to $295.98 between 3,000 and 3,499. The homes of 2,200 to 2,599 square feet are the market's sweet spot, 10 closings at a median of $762,500 and a median sale at 100 percent of list after 3 days. The largest homes, 3,500 square feet and over, are the hard ones: six closings in 48 months at a median 92.61 percent of list after a median 112 days, the only single-family band where buyers routinely negotiated.

The Enclave's two streets

Source: Southwest Florida MLS, single-family closings in the 48 months to September 26, 2026, placed by street. The Enclave's streets are Heritage Palms Estates Drive and Sierra Palm Court; the club counts 69 Enclave homes, and we do not publish a parcel count for the two streets.

The Enclave's homes sell at a higher price because they are larger, not because each square foot costs more: the median price per square foot on the two Enclave streets, $326.56, is almost the same as the rest of the single-family homes, $325.92, while the median home is about 3,240 square feet against about 2,650. The difference shows up at the negotiating table. Enclave closings came in at a median 93.70 percent of list over 48 months, against 97.99 percent elsewhere, and both current Enclave listings, at $1,695,000 and $1,500,000, had been on the market 256 and 150 days on September 26, 2026. An Enclave seller's list price needs more evidence behind it, not less.

Bedrooms, dens and the villa plans

The villas are almost all two bedrooms and a den. Across both villa neighborhoods, 21 MLS closings in 48 months sold at a median of $550,000 and $320.51 per square foot, and the 10 of the last 24 months at $562,500. Four of the 21 had three bedrooms, and they sold from $500,000 to $600,000, inside the same range as the plans with a den. With so few sales, a villa is priced from the sales of its own plan in its own neighborhood, plus the county-recorded sales the MLS never saw: 12 recorded villa sales at a median of $575,000 between September 2025 and July 2026, against six MLS closings.

Why the largest homes sell below list

The largest single-family homes in Heritage Palms sell furthest below list because there are few of them and fewer buyers at their price. In April 2026 a 3,539 square foot home listed at $1,190,000 closed at $975,000 after 137 days, 81.93 percent of list; in November 2025 a 3,794 square foot home closed at its full $1,395,000 list price in 9 days. The difference was the price the seller started at relative to the evidence. A top-of-market home here is valued from the handful of large sales that exist, adjusted with care, and listed where the evidence supports it rather than where the owner hopes.

What Does Price per Square Foot Tell You About a Home in Heritage Palms?

Price per square foot tells you where a Heritage Palms home sits inside its product, not what it is worth. In the last 12 months the MLS median was $226.43 a square foot for a Terrace, $263.15 for a Veranda, $316.09 for a villa and $331.16 for a single-family home, and the ladder follows the product, not the size.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026).

MLS living area and county heated area are different square feet

Every price per square foot on this page divides the sold price by the MLS living area the listing agent entered. Lee County's parcel roll records heated area measured its own way, and at Heritage Palms the two often differ for the same home: in the sales we matched between the two records, the Terrace plan most listings enter as 1,232 square feet is carried by the county at 1,149 heated square feet, and the Veranda plan listed at 1,661 appears at about 1,553 to 1,586. Single-family and villa areas mostly agree. We never restate one against the other, and we publish no county price per square foot. When you compare your home with a sale, use the same kind of square foot for both, or the comparison is wrong before it starts.

The flat club bill and price per square foot

Because the club and master association bill every home the same $9,441 for 2026, a smaller home carries more club cost per square foot than a larger one: about $7.66 a square foot a year on a 1,232 square foot Terrace and about $3.70 on a 2,549 square foot single-family home, by our arithmetic. A buyer comparing a Heritage Palms Terrace with a condominium in a non-bundled community sees that difference in the monthly number, which is part of why Terrace prices per square foot sit well below the other products here.

How to use price per square foot on your own home

Use price per square foot only inside your own product and plan. Multiply your MLS living area by your building group's median and you get a starting point, not a value. Then adjust for what the median cannot see: a den, the floor and the view in a Terrace, the garage and the upper or lower unit in a Veranda, the pool, the lot and the renovation in a villa or single-family home. The fastest way to overprice a Heritage Palms home is to take the single-family median per square foot and apply it to a Terrace, or the reverse.

What Have Homes in Heritage Palms Sold For Recently?

Homes in Heritage Palms sold for $195,000 to $1,395,000 in the 12 months to September 26, 2026: 85 Southwest Florida MLS closings, 39 Terraces, 22 Verandas, 6 villas and 18 single-family homes, at a community median of $359,500. Every one is listed below, without addresses, so you can find the sales most like your home.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, newest 31 Jul 2026).

Every sale of the last 12 months

Source: Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club dated September 26, 2025 to September 26, 2026, pulled September 26, 2026. Final list price is the price at the time of sale. Nine closings were entered after the fact without a days-on-market figure. Every sale was a resale; the developer sold its last home in 2006.

The most recent sale, walked through

The most recent public-record sale inside the gates closed on September 24, 2026: a Twin Lakes Veranda of 1,414 square feet with two bedrooms and a den, final list price $355,000, sold at $340,000, 95.77 percent of list, after 142 days on market, $240.45 a square foot. That is below the Twin Lakes 24-month median of $266.11 a square foot and below the $378,500 median for the 1,414 plan over 24 months. This was not our sale, and the MLS row does not say why it took 142 days; the answer is in the unit, the timing and the list price history, which is exactly what a written valuation is built to find before you list.

The fastest and slowest sales of the year

Five closings of the year recorded zero days on market, three of them single-family homes at $695,000, $800,000 and $900,000, plus a Fairway Isle Veranda at $425,000 and a Royal Greens Terrace at $220,000. At the slow end, three Lakeside Greens Terraces took 189, 193 and 221 days to close, at $278,000, $300,000 and $275,000. The fast sales were priced where the evidence already was; the slow ones reached it later, at a lower price.

What the county record adds

Source: Lee County recorded sales, DOR-qualified improved sales only, parcels of Heritage Palms' neighborhood associations in ZIP 33966, September 1, 2025 to July 31, 2026 (the newest recorded sale in the county file, index built September 24, 2026), placed in products by the same address rules as the MLS; Southwest Florida MLS as above. The two windows differ by design and are labelled.

Lee County's recorded, qualified sales are the second layer, and at Heritage Palms they change one product's story. We matched each of the county's 99 recorded sales since September 2025 to an MLS closing by address, unit and date: 81 matched and 18 did not, about 18 percent. Six of the 18 were villas, 10 Verandas, one a Terrace and one a single-family home. None was the first sale of a new home, so Heritage Palms is not a builder market, and the county count sits about 16 percent above the MLS count, below the 20 percent line where we would lead with the county figure. On the Terraces the two layers agree exactly: 39 sales at a $275,000 median in each.

How Long Do Homes in Heritage Palms Take to Sell, and How Close to Asking?

Homes in Heritage Palms took a median 33.5 days to sell in the 12 months to September 26, 2026 and closed at a median 96.61 percent of list. Single-family homes were fastest, a median 7 days at 99.12 percent; Terraces were slowest, 50.5 days at 95.85 percent, with about 2.0 months of supply across the community.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026).

Source: Southwest Florida MLS, closings September 26, 2025 to September 26, 2026 (last 12) and September 26, 2024 to September 25, 2025 (prior 12), and active listings on September 26, 2026, pulled September 26, 2026. Days on market leaves out closings entered without one. Months of supply is active listings divided by the last 12 months' closings per month, our arithmetic.

Reading a 95.85 percent sale to list

A median Terrace sale at 95.85 percent of list means the typical Terrace seller gave up about $12,000 on a $295,000 list price, by our arithmetic, and waited about seven weeks to do it. That is not a failing market: the Terraces closed 39 homes in the last 12 months against 25 in the 12 before, and the ratio improved from 94.34 percent. It is a market where buyers negotiate, and where a Terrace listed at the building group's evidence sells and one listed above it sits. The single-family side is the opposite: a median sale at 99.12 percent of list, and 8 of 18 at or above it.

Months of supply by product

On September 26, 2026 Heritage Palms had 14 active listings and 6 pending, about 2.0 months of supply at the past year's pace, by our arithmetic. By product the picture is uneven: about 1.3 months for single-family homes, 2.2 for Terraces, 2.7 for Verandas, and no active villa at all, with one villa pending. Anything under about six months is conventionally read as a seller's market, but the Terrace and Veranda listings that had sat longest, 93 to 152 days, show that price, not supply, is what decides a Heritage Palms condominium sale.

The season

Source: Southwest Florida MLS, closings in the 48 months to September 26, 2026 by month of closing, pulled September 26, 2026.

Heritage Palms sells in season. March and April alone produced 98 of the 308 closings of the last four years, and a closing in March or April usually means a contract in January to March, when seasonal buyers are in Fort Myers and on the courses. November and December closings came fastest, a median 8.5 and 9 days, because the homes that sell then were priced for the first wave of buyers. September is the slow month, a median 42.5 days. If you can choose, list after Thanksgiving with the home ready and the paperwork ordered.

What is for sale right now

Source: Southwest Florida MLS, active and pending listings in Heritage Palms on September 26, 2026, pulled September 26, 2026. Your listing will be shown beside these; a buyer touring a Terrace this month sees every other Terrace on the list the same week.

How Have Home Values in Heritage Palms Changed Since 2016?

Heritage Palms values rose sharply from 2021 to 2024 and have since split by product. Lee County's recorded Terrace median ran $158,500 in 2020, $325,000 in 2024 and $269,500 in 2026 to July, while the single-family median rose from $578,000 in 2020 to $887,500 in 2026. Verandas sit near their 2023 level, and villas near the top of their record.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, index built 24 Sep 2026, newest recorded sale 31 Jul 2026).

Source: Southwest Florida MLS, closings by calendar year, pulled September 26, 2026 (2023 to 2026; the pull begins in late September 2022). Medians only where a year has 10 or more closings; the villa column shows the range. Price per square foot is the median of each sale's price divided by its MLS living area.

Source: Lee County recorded sales, DOR-qualified improved sales only, parcels of Heritage Palms' neighborhood associations in ZIP 33966, placed in products by address; index built September 24, 2026, newest recorded sale July 31, 2026. Medians only where a year has 10 or more sales. We publish no county price per square foot.

The Terrace record

The Terraces carried the whole community's boom and most of its correction. On Lee County's recorded sales, the Terrace median roughly doubled from $158,500 in 2020 to $325,000 in 2024, then fell to $285,000 in 2025 and $269,500 in 2026 to July. On the MLS, the Terrace median price per square foot ran $257.50 in 2023 and $267.45 in 2024, then $229.30 in 2025 and $225.83 in 2026 to date. The timing lines up with Florida's condominium safety laws: the 2025 deadline for structural integrity reserve studies and the funding of those reserves fall on the four-story Terraces and on no other Heritage Palms product. We do not claim the law caused the fall, and the records do not say; we say that a Terrace buyer now prices the reserve file, and a Terrace seller needs it in hand.

The Veranda record

The Verandas moved with the Terraces but far less. The recorded Veranda median ran $230,500 in 2020, $415,000 in 2023 and $400,000 in 2026 to July, and the MLS median price per square foot held between $261.03 and $273.82 in every year from 2023 to 2026. A two-story Veranda is outside the milestone and reserve study laws, and its detached garage and two lanais keep it in demand with buyers who might otherwise look at a villa.

The villa and single-family record

Villas and single-family homes held their gains. The recorded villa median ran $363,000 in 2020 and $575,000 across 11 recorded sales in 2026 to July; the recorded single-family median ran $578,000 in 2020, $850,000 in 2024 and $887,500 across 10 recorded sales in 2026. On the MLS the single-family median price per square foot rose every year from $312.33 in 2023 to $333.20 in 2025. We do not publish a single-year appreciation rate for either product, because with 5 to 20 sales a year one large home moves the median more than the market does.

Heritage Palms vs Pelican Preserve: Which Golf Community Will Your Buyer Compare?

The golf community a Heritage Palms buyer most often weighs is Pelican Preserve, and the two sell golf in opposite ways. Heritage Palms bundles membership in a homeowner-owned 36-hole club into every one of 1,662 homes; Pelican Preserve sells optional golf from a privately owned 27-hole club to about 2,500 homes.

Data updated: September 2026 (Southwest Florida MLS Matrix, Heritage Palms retrieved 26 Sep 2026, Pelican Preserve retrieved 15 Jul 2026; club and community association pages, read September 2026).

A seller should know the rival because the buyer does. Our Pelican Preserve guide covers that community in full; this section compares only what each side's own records and the MLS say, on dates stated beside each figure.

The decision table

Source: MLS rows from the Southwest Florida MLS, Heritage Palms pulled September 26, 2026 and Pelican Preserve pulled July 15, 2026 (closings July 15, 2025 to July 15, 2026), each with the same median method; the two windows are two months apart and are labelled. Club and district rows from each organization's own pages.

Who should choose which, and what that means for your price

A buyer who wants golf included in the price of the home, two 18-hole courses and a club the homeowners own chooses Heritage Palms, and accepts a fixed $9,441 a year whether or not they play. A buyer who wants to buy golf separately, or not at all, from a privately operated club chooses Pelican Preserve. For a Heritage Palms seller that split is the pitch: your buyer pays for the golf through the club bill, not through the price. On the MLS, Heritage Palms' median price per square foot sits above Pelican Preserve's while its median price sits below; the two communities sell a different mix of homes, so compare plan with plan. When a buyer tells you a Pelican Preserve home is cheaper to carry, the honest answer is the full carrying cost of both homes, the neighborhood association and the district line included, against how much golf they will actually play.

Why Do Online Estimates Miss on Homes in Heritage Palms?

Online estimates miss on Heritage Palms homes because an automated model reads one ZIP code and one gate, while value here is set by four products, 40 neighborhood associations, a bundled club bill that is the same for every home, MLS labels that misfile buildings, and a condominium law that reaches only the Terraces.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; club and district pages and FEMA's National Flood Hazard Layer, read September 2026).

Forty associations behind one gate

Heritage Palms homes sit in 40 neighborhood associations: 22 Terrace condominium associations, 12 Veranda condominium associations, five villa associations and one single-family homeowners association, each listed on the club's own neighborhood roster. Every one sets its own fee, and the club does not publish them. A model sees one community; a buyer sees 40 budgets, and the one for your building is on the estoppel.

A bundled club the model cannot price

Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase (club home page). The value of that membership is not in any one sale price, because every home has it, and the cost of it, $9,441 for 2026, is the same on a $220,000 Terrace and a $1,395,000 single-family home. A model trained on nearby non-bundled communities can price a Terrace as if its buyer had no club bill, and overshoot.

MLS labels that misfile buildings

The MLS neighborhood field at Heritage Palms files the same Terrace building under several names, and at least one villa sale under a different community's name. A model that trusts the label compares the wrong buildings. We place every sale by its street address and the recorded condominium or plat name instead, which is how the building-group table on this page was built.

Zone X at the pad, a flood zone at the lake

FEMA's effective map for Heritage Palms, panel 12071C0429G effective December 7, 2018, shows most of the community in Zone X, outside the Special Flood Hazard Area, at the points we tested, while Zones AE and AH, with base flood elevations of 17 and 17.5 feet, follow parts of the lake and canal system (FEMA National Flood Hazard Layer). Whether a specific building touches those polygons is a parcel-level question, and a model that assigns one flood answer to the whole ZIP code gets some homes wrong.

The Terrace law the model does not know

Only the Terrace condominiums are four stories, so only the 22 Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and structural integrity reserve study laws (DBPR milestone inspections and SIRS). A model does not know which building is which, and it cannot read a reserve study. A buyer's lender and insurer can.

The county just value is not a price

Lee County's just value is a mass-appraisal figure set for taxation, not a sale price, and the Property Appraiser's own search shows it beside the sale history for any home. It is useful for comparing homes with each other, not for pricing one. If a buyer quotes an online estimate to you, they are negotiating, and the answer is the sales of homes like yours in your building group.

How Do We Value a Home in Heritage Palms, Step by Step?

We value a Heritage Palms home in six steps: place it in its recorded product and building group, match the floor plan, walk the home, read the club, district and association layers, adjust older sales on the group's own record, and test the number against today's listings before writing it down with every source named.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, newest 31 Jul 2026).

Step one: place the home in its recorded product and building group

We place your home by its street address and the recorded condominium or plat name, not the MLS label. The Terraces on Queen Palm Lane, Butterfly Palm Drive and Washingtonia Palm Way sell at different speeds, the two Bismark Palm Way buildings that the club files under Terraces are recorded as Verandas, and Pineview villas trade half the time off the MLS, so the placement decides which sales count.

Step two: match the floor plan

In the condominiums the plan is the unit of value: the 1,194 and 1,232 square foot Terrace plans, the den plans of about 1,408, the 1,414 and 1,661 square foot Veranda plans. In the villas we match the plan and the garage; in the single-family homes, the living-area band, the bedrooms and den, the pool and the lot, and for an Enclave home the handful of large sales that exist.

Step three: walk the home

Marc Comisar walks every home before we write a number: the kitchen and baths, flooring, the roof and shutters where the owner is responsible for them, the air conditioning, the lanai and pool, and the view. In the last 12 months two 1,232 square foot Terraces sold at $250,000 and $315,000 on the same plan; the records do not say why, and only the units can.

Step four: read the club, district and association layers

We read the club's current cost page and closing fees, the district's adopted assessment, the neighborhood association's budget and estoppel, and, for a Terrace, the structural integrity reserve study and any milestone report. A buyer prices every one of those in, and a seller who has them in hand before listing removes the questions that slow a contract down.

Steps five and six: adjust for time, test, then write it down

We adjust older sales against the group's own direction, not a countywide index: Terrace prices per square foot in 2026 sit about 15 percent below 2024, while the single-family median per square foot rose from 2024 to 2025. Then we lay your home beside every listing a buyer will tour the same week, 20 active or pending homes on September 26, 2026, and write a range, the comparables, the adjustments and a plain recommendation on list price and timing.

What Moves the Number Before You List a Home in Heritage Palms?

Before you list a Heritage Palms home, four things move the number more than paint: for a Terrace, the reserve study and any milestone report in hand; a documented roof and wind-mitigation report where the owner insures the structure; the elevation certificate and the architectural file; and the association documents ordered in advance. Listing for the winter season comes fifth.

Data updated: September 2026 (Florida Statutes, DBPR and the club's architectural guidelines, read September 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026).

The Terrace file: reserve study, milestone report and the budget

Only the Terrace condominiums are four stories, so only the 22 Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and structural integrity reserve study (SIRS) laws. The two-story Veranda condominiums, the villas and the single-family homes do not. Under the statute's default 30-year clock, the first Terrace milestone inspections come due around 2029 to 2031 and the last around 2035, depending on each building's certificate of occupancy (s. 553.899, Florida Statutes). The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach (DBPR milestone inspections and SIRS). For a Terrace seller, the most recent reserve study, or a statement that none has been completed, is part of the resale package under section 718.503, and having it in hand before the first showing takes the largest question off a Terrace buyer's list.

Roof, shutters and the architectural file

Villa and single-family owners insure their whole structure, since the Property Appraiser records those homes as platted lots rather than condominium units. Florida insurers may not refuse a homeowner policy solely because a roof is under 15 years old, and an older roof with an inspection showing at least five years of remaining life is protected the same way, under section 627.7011 of the Florida Statutes; a current wind-mitigation report can earn the discounts in section 627.0629. At Heritage Palms the club's architectural guidelines, amended February 17, 2025, require club approval for exterior changes, allow tile roofs only, require neighborhood association approval first and a City permit after, and say unapproved changes remain violations even if nobody noticed them, with fines of up to $100 a day. A buyer's inspector will find an unapproved change; a seller who finds it first controls the conversation.

The elevation certificate and the flood file

FEMA's effective map for Heritage Palms (panel 12071C0429G, effective December 7, 2018) shows most of the community in Zone X, outside the Special Flood Hazard Area, at the points we tested, including the clubhouse. Special Flood Hazard Area polygons (Zones AE and AH, base flood elevations of 17 and 17.5 feet) follow parts of the lake and canal system, and a regulatory floodway runs along the eastern edge by the Six Mile Cypress corridor. Whether a specific building touches those polygons is a parcel-level question; check the address on FEMA's map. Because Heritage Palms is inside the City of Fort Myers, it takes the City's Community Rating System class: Class 6, a 20 percent discount on NFIP flood premiums from October 1, 2025, as WGCU reported in January 2025, not the Class 5 rate that applies in unincorporated Lee County. An elevation certificate in the listing file lets a buyer price flood insurance in the first week, and a buyer who can bind insurance quickly pays closer to list.

The renovation line a buyer will price

The renovations buyers pay for inside Heritage Palms are the ones they can see in the sale record: an updated kitchen and baths, flooring, and in a Terrace or Veranda the den finished as a real room. The ones they discount are the ones they cannot verify: an exterior change without an approval letter, an air conditioner of unknown age, a lanai enclosure that was never permitted. Before you spend money to sell, we compare the updated and dated sales of your own plan in your own building group, because the premium an update earns differs sharply between a $275,000 Terrace and an $850,000 single-family home.

What Fees and Costs Will a Buyer Price Into an Offer on Your Heritage Palms Home?

A buyer of a Heritage Palms home prices in the club and master association's $9,441 for 2026, a $500 food and beverage minimum, the neighborhood association fee, the Heritage Palms CDD line on the tax bill, flood and wind insurance, a property tax bill that resets at sale, and $8,000 paid to the club at closing.

Data updated: September 2026 (club cost of ownership page and 2026 budget, district assessments page and fiscal 2027 budget, Lee County parcel records and Florida Statutes, read September 2026).

The $9,441 master bill and the $500 minimum

For 2026 the master association bills every Heritage Palms home the same $9,441: $8,025 in master association dues, $866 for Summit Broadband cable and internet, and a $550 capital improvement assessment. The figure is identical for a 1,194-square-foot Terrace condominium and a 5,000-square-foot Enclave estate home, because it is levied per unit, not by size. A $500 annual food and beverage minimum is billed on top of it, so an owner who buys nothing at the club pays $9,941. The club reports its 2026 dues and fees rose 5.9 percent, or $523 per unit (2026 Budget Presentation Highlights). The club's published payoff year for its $550 special assessment moved from 2029 to 2037 between its FY2023 and FY2024 cost pages, and the current page drops the explanation entirely and relabels the line a Capital Improvement Program; the club's 2026 budget presentation separately states that Heritage Palms has no third-party debt, and the club has not published how the two statements fit together.

The CDD line rising to $575

The Heritage Palms CDD carries no bond debt (its 1998 and 1999 bonds were retired by U.S. Home by November 1, 2005), but it levies an operations and maintenance assessment on every home's Lee County tax bill: $375 per unit for its 2026 fiscal year, rising to $575 for fiscal 2027, a 53 percent increase adopted on August 24, 2026, driven mainly by a road resurfacing program (fiscal 2027 budget). A buyer who reads the tax bill will see the higher figure from November 2026, and it is the same $200 increase on every home, so it weighs most on the smallest.

The $8,000 the buyer pays the club at closing

At closing the buyer pays the master association an $8,000 total: a $7,500 resale capital assessment and a $500 membership transfer fee. The seller pays a $250 estoppel fee. The resale capital assessment was $4,500 in 2021 and has been $7,500 since the club's FY2024 schedule, and the club's own form says all fees are subject to change, so the amount that applies is the one in force at closing. A buyer counts that $8,000 as part of the price of your home, which is one more reason the list price has to be right the first time.

The tax reset, the estoppels and the seller's documentary stamps

Florida's Save Our Homes cap resets to just value on a change of ownership under section 193.155, so a buyer's tax bill is not yours; Heritage Palms homes pay City of Fort Myers millage with the county, school and district levies. Florida caps a homeowners' association estoppel certificate at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more if an amount is delinquent, with delivery due within 10 business days and a 30-day effective period for one delivered by hand or electronically, under section 720.30851; condominium estoppels are governed by section 718.116. Documentary stamp tax on the deed is 70 cents per $100 under section 201.02: by our arithmetic $1,925 at the Terrace median of $275,000, $2,730 at the Veranda median of $390,000, $3,815 at the villa median of $545,000 and about $5,969 at the single-family median of about $852,750.

What Does a Seller in Heritage Palms Owe a Buyer Before the Contract Is Signed?

A seller in Heritage Palms owes Florida's flood disclosure to every buyer at or before contract. A Terrace or Veranda seller also delivers the section 718.503 condominium resale documents, and a seller in a homeowners' association presents the section 720.401 disclosure summary before the buyer signs. Which applies depends on what you own, and Heritage Palms has all of them.

Data updated: September 2026 (Florida Statutes, retrieved September 2026).

This is information, not legal advice; a closing agent or real estate attorney should confirm how the rules apply to your home. It belongs on a valuation page because a disclosure missed before signing hands the buyer a cancellation right, and a buyer with a way out negotiates the price again.

The flood disclosure

Every seller must complete and provide a flood disclosure at or before the time the sales contract is executed, under section 689.302. It covers the home's flood insurance and flood-damage history, and in a community with Zone X pads and flood-zone lakes it is worth completing from the file rather than from memory.

The homeowners' association disclosure, section 720.401

The club describes the master association as a homeowners' association as well as a country club, and the single-family homes are also governed by Heritage Estates Homeowners Association, Inc. Under section 720.401 a prospective buyer in a homeowners' association must be presented a disclosure summary before executing the contract, supplied on a resale by the parcel owner. If it is not, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. Some Florida master declarations also restate that duty and name the selling owner; the Heritage Palms master declaration is kept behind the club's member login rather than published, so we do not guess, and the governing documents in the resale package will show it.

The condominium fork, section 718.503

Section 720.401 does not apply to an association regulated under chapter 718, so a Terrace or Veranda seller's duty runs through section 718.503: the governing documents, the annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the other items the statute lists. If they are not delivered before signing, the buyer may void within 7 days, excluding weekends and legal holidays. How the master association's own disclosure is handled on a condominium resale is a question for your closing agent.

Want a Free In-Person Valuation of Your Heritage Palms Home?

A free in-person valuation of your Heritage Palms home from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your building group's recorded sales, and you receive a written opinion of value with sources.

What you receive

A written opinion of value for your address, built from the MLS and county sales of your plan in your building group, matched for size, condition and setting, adjusted for time on your group's own record, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the club bill and closing fees, the district line, the neighborhood association's estoppel, the flood file and, for a Terrace, the reserve study. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.

Request a written valuation of your Heritage Palms home today

Use the Home Valuation form at the top of this page, or our free home valuation request, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. For everything about the community itself, from the courses to the 40 associations, return to our Heritage Palms community guide. If you are buying your next home as well, read how we represent buyers in Fort Myers.

Reviews From Clients of McGreevy and Comisar

McGreevy and Comisar are a top-reviewed real estate team on Google, and the five quotes below are genuine five-star client reviews reproduced in each reviewer's own words. None is presented as a sale in Heritage Palms, and we publish no aggregate score and no star-rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.

A family selling a parent's home

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

A family that sold its third home with us

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

Clients who have both sold and bought with us

★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review

On knowing Florida real estate

★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review

On expertise from start to finish

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Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the local real estate experts behind this valuation page for Heritage Palms. They co-founded Domain Realty, lead Domain Realty Group, a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS and Lee County's recorded sales. Reach Jesse direct at (239) 898-6072.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the pricing analysis and the record work on every valuation. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He walks your Heritage Palms home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

For the wider market around your home, see our Fort Myers real estate guide, and for everything about the community itself, return to our Heritage Palms Golf and Country Club guide. A homesteader who sells and buys another Florida homestead may be able to carry accumulated Save Our Homes benefit to the new home, so if you are buying too, start with how we represent buyers in Fort Myers.

Frequently Asked Questions, Seller Edition: Valuing a Home in Heritage Palms

These are the valuation questions Heritage Palms owners actually ask, answered from the Southwest Florida MLS, Lee County's recorded sales, FEMA's records, Florida Statutes and the club's and district's own published pages. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.

Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Lee County recorded sales, newest 31 Jul 2026).

What is my Heritage Palms home worth?

It depends first on your product. In the 12 months to September 26, 2026, Terraces sold at a median of $275,000, Verandas at $390,000, villas at $545,000 on six sales and single-family homes at about $852,750. Inside each product, your building group, plan, condition and view set the number, and a written valuation lays those out with the sales behind them.

How do I get an accurate valuation on a Heritage Palms home?

Start from the sales of your own plan in your own building group, placed by address rather than by the MLS label, then add the county-recorded sales the MLS missed, then walk the home. The Home Valuation form at the top of this page starts that process, or call Jesse McGreevy at (239) 898-6072.

Why are online estimates for my Heritage Palms home so far apart?

Because an automated model sees one ZIP code and one gate, while Heritage Palms is four products, 40 associations and a flat club bill. A model that blends a Terrace with a single-family home, or trusts a mislabeled MLS neighborhood, can be tens of thousands of dollars off in either direction.

How many Heritage Palms homes sold in the last 12 months?

85 through the Southwest Florida MLS in the 12 months to September 26, 2026: 39 Terraces, 22 Verandas, 6 villas and 18 single-family homes, $38,751,586 in all. Lee County recorded 99 qualified sales from September 2025 to July 2026, 18 of which we could not match to an MLS closing.

What is the price per square foot in Heritage Palms?

In the last 12 months the median sold price per square foot of MLS living area was $255.87 across the community, $226.43 for a Terrace, $263.15 for a Veranda, $316.09 for a villa and $331.16 for a single-family home. Use your own product's figure, never the community's.

How long does it take to sell a home in Heritage Palms?

A median 33.5 days in the last 12 months: 7 days for single-family homes, 33 for Verandas, 42 for the five villas that recorded it and 50.5 for Terraces. The slowest Terraces took more than 180 days; the ones priced at the evidence sold in weeks.

How close to asking price do Heritage Palms homes sell?

A median 96.61 percent of list across the community in the last 12 months, from 99.12 percent for single-family homes to 95.85 percent for Terraces. Eighteen of the 85 closings were at or above list, eight of them single-family homes.

How many homes are for sale in Heritage Palms right now?

On September 26, 2026, 14 homes were active and 6 pending, listed from $239,900 to $1,695,000: 7 active Terraces, 5 active Verandas, 2 active single-family homes and no active villa. That is about 2.0 months of supply at the past year's pace.

Are Heritage Palms home prices going down?

For Terraces, yes since 2024: the Terrace median price per square foot fell from $267.45 in 2024 to $225.83 in 2026 to date. Veranda prices per square foot have held between $261 and $274 since 2023, and single-family prices per square foot rose from 2023 to 2025. The answer is different for every product.

What is a Terrace at Lakeside Greens worth?

The three Lakeside Greens street groups sold at medians of $268,500 to $278,000 in their first windows of 10 or more sales, 12 or 24 months, at $220.92 to $228.57 per square foot. The 1,232 square foot plan sold at a median of $280,000 over 24 months, and den plans of about 1,408 square feet from $310,000 to $359,900.

What is a Fairway Isle or Royal Greens Terrace worth?

Fairway Isle's two Terraces recorded eight MLS sales in 48 months, from $220,000 to $350,000, all listed on this page. Royal Greens' three Terraces recorded 10 in 48 months at a median of $302,000, but only two in the last year, at $220,000 and $265,000, so the recent sales carry more weight.

What is a Veranda worth in Heritage Palms?

The four Veranda neighborhoods sold at medians of $395,000 to $405,000 in their first windows of 10 or more sales. By plan over 24 months, the 1,414 square foot Veranda sold at a median of $378,500 and the 1,661 at $435,000.

What is a Twin Lakes or McArthur Palm Veranda worth?

Twin Lakes sold 14 Verandas in 24 months at a median of $402,500 and $266.11 per square foot; McArthur Palm sold 10 in 36 months at $401,250 and $259.54. The most recent Twin Lakes sale, a 1,414 square foot plan, closed at $340,000 on September 24, 2026.

What is a villa at Lakemont or Pineview worth?

The Villas at Lakemont sold 13 homes through the MLS in 48 months at a median of $560,000. Pineview recorded eight MLS sales from $430,000 to $585,000, and Lee County recorded four more Pineview sales since September 2025, from $570,000 to $605,000, that never appeared as MLS closings.

What is a single-family home in Heritage Palms worth?

About $852,750 at the 12-month median, from $695,000 to $1,395,000. By size over 48 months, homes under 2,200 square feet sold at a median of $730,000, 2,600 to 2,999 square feet at $859,500 and 3,000 to 3,499 square feet at $975,000.

What is an Enclave home worth?

Homes on the Enclave's two streets sold 10 times in 48 months at a median of $1,047,500 and $326.56 per square foot, about the same per square foot as the rest of the single-family homes but on larger homes. Enclave sales closed at a median 93.70 percent of list, so the list price needs strong evidence behind it.

Does a den add value to my Heritage Palms condominium?

Yes, mostly as floor area. Over 24 months, Terrace plans with a den sold from $310,000 to $359,900 against a $274,000 median for plain two-bedroom Terraces, at a similar price per square foot. In the Verandas, 42 of the 50 sales were plans with a den, at a median of $395,000.

Is the county's just value what my home would sell for?

No. The just value is a mass-appraisal figure for taxation. It is useful for comparing homes with each other, but a buyer and an appraiser price your home from the sales of homes like it, which is what this page lists.

Does a golf course or lake view change what my Heritage Palms home is worth?

It can, but the MLS rows we hold do not record the view consistently enough to publish a view premium for Heritage Palms. We judge it sale by sale in your building group, and it is one of the main reasons two identical plans can sell tens of thousands of dollars apart.

Does the club membership affect what my home is worth?

Every Heritage Palms home carries the same bundled membership, so it does not separate one home from another; it separates Heritage Palms from non-bundled rivals. The flat $9,441 for 2026 matters more to a buyer of a small Terrace than to a buyer of a large single-family home.

Does my club membership transfer to my buyer?

The buyer becomes a member with the home: the club states that membership and golf privileges come with every home purchase. At closing the buyer pays the club a $7,500 resale capital assessment and a $500 membership transfer fee, and you pay a $250 estoppel fee, per the club's current cost page.

What are the association fees in Heritage Palms?

For 2026 the club and master association bill every home $9,441, plus a $500 food and beverage minimum. Each of the 40 neighborhood associations sets its own fee on top, which the club does not publish; it is on your association's budget and estoppel certificate.

What is the Heritage Palms CDD assessment, and why is it rising?

The Heritage Palms Community Development District levies $375 a home for its fiscal 2026 and $575 for fiscal 2027, on the November 2026 tax bill, adopted August 24, 2026 and driven mainly by road resurfacing. The district carries no bond debt.

How will my buyer's property tax compare with mine?

It resets. Florida's Save Our Homes cap resets to just value on a change of ownership, so a long-held homestead's tax bill is not what your buyer will pay. Heritage Palms homes pay City of Fort Myers millage with the county, school and district levies.

What flood zone is my Heritage Palms home in?

FEMA's effective map shows most of Heritage Palms in Zone X at the points we tested, with Zones AE and AH along parts of the lakes and canals and a floodway on the eastern edge. Your building's zone is a parcel-level question; check the address on FEMA's map and keep the elevation certificate in your file.

Did Hurricane Ian flood homes in Heritage Palms?

The club's own history records Ian's damage as wind damage, including fallen trees and carport damage at a Terrace building on Butterfly Palm Drive, and no source we found documents storm-surge flooding inside Heritage Palms. FEMA denied all seven of the district's Ian public-assistance applications because the gated roads and resident-serving stormwater system are not open to the public.

Does the Terrace reserve study and milestone law affect my price?

For a Terrace, yes: only the 22 Terrace associations fall under the milestone-inspection and reserve study laws, the reserve study is part of the resale package, and Terrace prices per square foot fell after 2024. Having the reserve study and any milestone report in hand before listing is the single best thing a Terrace seller can do.

Does the age of my roof change my home's value?

For a villa or single-family owner who insures the whole structure, yes, through insurance: Florida insurers may not refuse a policy solely because a roof is under 15 years old, and a current wind-mitigation report can earn discounts. In a Terrace or Veranda the association insures the building, so its master policy and budget are what a buyer reads.

What must I give a buyer before the contract is signed?

A flood disclosure under section 689.302 from every seller; the condominium resale documents under section 718.503 for a Terrace or Veranda; and the homeowners' association disclosure summary under section 720.401 where it applies. A missed disclosure gives the buyer a cancellation right.

Should I renovate before I sell my Heritage Palms home?

Usually not a full renovation. Fix what an inspector will write up, finish anything unapproved through the club's architectural process, and compare updated and dated sales of your own plan before spending money. The premium an update earns differs sharply between a Terrace and a single-family home.

When is the best time of year to sell a home in Heritage Palms?

March and April produced 98 of the 308 closings of the last four years, which means contracts in January to March, when seasonal buyers are here. Homes that closed in November and December sold fastest, a median 8.5 and 9 days. List after Thanksgiving with the home ready.

Should I rent my Heritage Palms home instead of selling it?

It depends on your numbers. The club allows transfers of a minimum of 28 consecutive days, a tenant takes the home's transfer membership for a $500 fee, and while a transfer member is active the owner's amenity privileges are suspended, per the club's transfer form. Your neighborhood association may be stricter, so read its rules before deciding.

Who is the best agent to value my Heritage Palms home?

Choose an agent who places your home by building and plan, uses the county's recorded sales as well as the MLS, and puts every source on paper. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and you can compare Fort Myers teams on our guide to the best real estate agents in Fort Myers.

What should I do first if I am thinking about selling in Heritage Palms?

Request a written valuation, order your neighborhood association's estoppel and budget, gather your architectural approvals and, for a Terrace, the reserve study. Then choose a list date in the winter season. Call Jesse McGreevy direct at (239) 898-6072 to start.

Frequently Asked Questions, Buyer Edition

A few questions from buyers come up in every Heritage Palms sale, and a seller who can answer them quickly keeps a contract on track. These answers come from the club's and district's own pages, the 2020 Census and the Southwest Florida MLS.

Do I have to join the club to buy a home in Heritage Palms?

Yes. Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase, and the buyer pays the club $8,000 at closing and $9,441 a year for 2026. If you are weighing it against a non-bundled community, read how we represent buyers in Fort Myers or call Marc Comisar at (239) 287-5873.

Is Heritage Palms a 55-plus community?

Heritage Palms is not an age-restricted or 55-plus community. Its resident profile skews toward retirees and seasonal owners, and some listing sites label it 55-plus, but the club's governing-document excerpts, its leasing and transfer forms and its 40-page history contain no age restriction, and the 2020 Census counted 36 residents under 18 living there.

Which Heritage Palms product is the best value?

That depends on what you need. The Terraces are the entry price, a $275,000 median in the last year, and carry the reserve study file; the Verandas add a garage and two lanais at about $390,000; the villas and single-family homes add a private structure and lot at $545,000 and up. Every product carries the same club.

Sources and Authoritative References

Every figure on this valuation page for Heritage Palms traces to a primary source below: the Southwest Florida MLS, Lee County's recorded sales and parcel records, the City of Fort Myers, Florida Statutes and state agencies, FEMA and the U.S. Geological Survey, or the club's and district's own published pages. Nothing is drawn from a listing portal or another brokerage.

Southwest Florida MLS figures, pulled from Matrix on September 26, 2026 (Pelican Preserve on July 15, 2026), are cited rather than linked because the MLS is members-only. Lee County recorded sales come from the county's public sale data files as indexed on September 24, 2026, newest recorded sale July 31, 2026, and are cited as Lee County recorded sales.

Market records

• Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club, September 27, 2022 to September 26, 2026, with active and pending listings on September 26, 2026 (pulled September 26, 2026)
• Southwest Florida MLS, closed residential sales in Pelican Preserve, July 15, 2025 to July 15, 2026, with active listings on July 15, 2026 (pulled July 15, 2026)
• Lee County recorded sales, DOR-qualified improved sales, parcels of Heritage Palms' neighborhood associations in ZIP 33966 (index built September 24, 2026; newest recorded sale July 31, 2026)
• Lee County Property Appraiser, property search, retrieved September 2026
• Lee County Property Appraiser, a Terrace XII at Lakeside Greens unit, retrieved September 2026
• Lee County Property Appraiser, a second Terrace unit, retrieved September 2026
• Lee County Property Appraiser, a single-family home, retrieved September 2026
• Lee County Property Appraiser, a villa lot, retrieved September 2026
• Lee County Property Appraiser, a club golf parcel, retrieved September 2026
• Lee County Property Appraiser, subdivision report, retrieved September 2026

Heritage Palms Golf and Country Club (club and master association)

• Heritage Palms Golf and Country Club home page, bundled membership statement, retrieved September 2026
• Cost of ownership, 2026, master total, food minimum, closing and estoppel fees, retrieved September 2026
• Property types, homes by product and size, retrieved September 2026
• Neighborhood associations roster, retrieved September 2026
• Real estate page, retrieved September 2026
• Real estate documents, retrieved September 2026
• Golf, the Royal and the Sabal, retrieved September 2026
• Governance documents, retrieved September 2026
• Architectural Review Committee, retrieved September 2026
• Guidelines for All ARC Applications, amended February 17, 2025, retrieved September 2026
• Transfer of Membership form, retrieved September 2026
• 2026 Budget, retrieved September 2026
• 2026 Budget Presentation Highlights, retrieved September 2026
• Summit Broadband Bulk Services and Entry Agreement, retrieved September 2026
• A Brief History of Heritage Palms Golf and Country Club, retrieved September 2026
• Cost of ownership, Internet Archive capture of June 16, 2021
• Cost of ownership, Internet Archive capture of February 1, 2023
• Cost of ownership labelled FY2024, Internet Archive capture of January 17, 2025
• Florida Division of Corporations, Heritage Palms Golf and Country Club, Inc., retrieved September 2026
• Florida Division of Corporations, name search, retrieved September 2026

Heritage Palms Community Development District

• Heritage Palms CDD home page, bond history, retrieved September 2026
• Assessments, $375 and $575 per unit, retrieved September 2026
• Adopted Budget, Fiscal Year 2027, retrieved September 2026
• Approved Budget, Fiscal Year 2026, retrieved September 2026
• Meeting agenda, August 24, 2026, retrieved September 2026
• Meeting minutes, February 24, 2025, FEMA denials, retrieved September 2026
• City of Fort Myers Ordinance 2873 with Exhibit A, retrieved September 2026
• District and club maintenance agreement, March 27, 2014, retrieved September 2026

Florida Statutes and state agencies

• Florida Statutes section 689.302, flood disclosure, retrieved September 2026
• Florida Statutes section 720.401, homeowners' association disclosure summary, retrieved September 2026
• Florida Statutes section 718.503, condominium resale disclosure, retrieved September 2026
• Florida Statutes section 720.30851, homeowners' association estoppel certificates, retrieved 26 September 2026
• Florida Statutes section 718.116, condominium estoppel certificates, retrieved September 2026
• Florida Statutes section 718.112, condominium reserves and structural integrity reserve studies, retrieved September 2026
• Florida Statutes section 553.899, milestone inspections, retrieved September 2026
• Florida Statutes section 193.155, Save Our Homes assessment reset, retrieved September 2026
• Florida Statutes section 201.02, documentary stamp tax on deeds, retrieved September 2026
• Florida Statutes section 627.7011, roof age and homeowner policies, retrieved September 2026
• Florida Statutes section 627.0629, wind-mitigation discounts, retrieved September 2026
• DBPR, condominium milestone inspections and SIRS, retrieved September 2026
• DBPR, SIRS reporting, retrieved September 2026
• Florida Department of Revenue, property tax exemptions, retrieved September 2026

Lee County and the City of Fort Myers

• Lee County city limits layer, queried September 2026
• Lee County subdivisions and condominiums layer, queried September 2026
• Lee County Evacuation Zone C map, retrieved September 2026
• City of Fort Myers, FEMA Community Rating System page, retrieved September 2026
• City of Fort Myers, building, permitting and inspections, retrieved September 2026

Federal

• FEMA Flood Map Service Center, retrieved September 2026
• FEMA National Flood Hazard Layer, flood zones, queried September 2026
• FEMA National Flood Hazard Layer, political jurisdictions, queried September 2026
• FEMA National Flood Insurance Program, retrieved September 2026
• USGS elevation point query service, queried September 2026
• 2020 Census redistricting data, Florida, retrieved September 2026
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, retrieved September 2026

News, dated

• WGCU, Fort Myers flood insurance discounts, January 13, 2025

Rival community (benchmark only)

• Pelican Preserve community association, retrieved September 2026
• Pelican Preserve community association history, retrieved September 2026
• Pelican Preserve Golf Club membership, retrieved September 2026
• Pelican Preserve Golf Club golf, retrieved September 2026
• Gateway Services Community Development District, retrieved September 2026

McGreevy and Comisar

• Heritage Palms Golf and Country Club community guide, retrieved September 2026
• Pelican Preserve community guide, retrieved September 2026
• McGreevy and Comisar free home valuation, retrieved September 2026
• How we represent buyers in Fort Myers, retrieved September 2026
• Jesse McGreevy agent profile, retrieved September 2026
• Marc Comisar agent profile, retrieved September 2026
• Domain Realty Group, retrieved September 2026
• McGreevy and Comisar Google Business Profile, retrieved September 2026

Downloadable Documents

Every document below links its official custodian, the State of Florida, FEMA, Lee County, the Heritage Palms Community Development District or the club, so you always see the authoritative version of a record that bears on the value of a Heritage Palms home. We host none of these files ourselves.

Three documents that matter most to a valuation are not public: the master declaration and bylaws, which the club keeps behind its member login and provides at resale; each neighborhood association's budget, reserves and estoppel, which come with the resale package; and, for a Terrace, the structural integrity reserve study and any milestone report, which the association provides.

How Do You Reach the Valuation Team for Heritage Palms Today?

You reach the valuation team for Heritage Palms by using the Home Valuation form at the top of this page, requesting a free home valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a seller spends.

The accolades, verbatim

• 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

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

Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our Heritage Palms community guide. Nothing on this page is legal, tax or insurance advice; confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.

Market data from Southwest Florida MLS, pulled September 26, 2026, and Lee County recorded sales.

McGreevy and Comisar. Brokered by Domain Realty.