Bonita Springs, Florida
What a Highland Woods home is worth in 2026: resales by product, floor, view, flood zone and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Highland Woods home is worth what recent sales of its own product support, and Lee County recorded 35 Highland Woods resales at a $410,000 median in the 12 months to September 25, 2026, from Heathermoor's $262,500 median to Summer Greens' $1,100,000. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Highland Woods community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Highland Woods valuation form, and we send the recorded sales behind the number.
A home in Highland Woods is worth what its own product's sales support: in the 12 months to September 25, 2026 Lee County recorded 35 resales at a $410,000 median, from $198,000 at Heathermoor to $1,100,000 in Summer Greens. Your number depends on product, floor, view, condition and the flood zone of your parcel.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
The blended median leans on the Verandas' 16 sales and describes no single product.
Product sets the band, floor and view move you within it, and the flood zone and the neighborhood's reserves shape what a buyer will pay.
Condominiums and pool homes sit inside one gate with one club.
Jesse McGreevy, from sales of your product and the documents.
Highland Woods sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded sales by product, the July 2026 MLS pull, the club's 2026 fee schedule and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office minutes north on US 41 in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three miles north of the Highland Woods gate on US 41.
A Highland Woods listing agent has to know that every home carries one Owner Equity membership with no waitlist, that the dues and the capital contribution reset every year, that the community has no CDD, that the Verandas have no elevators and that the flood zone changes from X to AE inside the gate.
The county file labels most Highland Woods sales by condominium name or plat, so we group them by product and street: Summer Greens Drive is single-family, the unnumbered Clarkston Drive addresses are the Villas, and Sunderland and numbered Clarkston addresses are the Verandas.
You can get a free Highland Woods home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Highland Woods, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send recorded comparables for your product, the MLS context, the club and neighborhood dues a buyer will see, your flood zone and a net sheet. There is no obligation.
Your product and floor, your closing statement, your neighborhood association's budget and reserve information, your roof and window dates, your wind mitigation form and any elevation certificate.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Highland Woods valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Highland Woods home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Highland Woods helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Highland Woods because the estimate cannot tell a Veranda from a Villa, see a golf or lake view, read the neighborhood's reserves or know your parcel's flood zone, and those decide a Highland Woods price more than square footage does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
Public records and listings, averaged.
Product, floor, view, flood zone and the neighborhood's reserves.
We show the product comparables behind our number.
We price a Highland Woods home from recorded sales of its own product, adjust for floor, view, condition and the flood zone, add the club dues and neighborhood dues a buyer will pay, and check the result against the active listings. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
We use sales of your product for 12 months, widened to 24 or 36 when thin.
A first-floor Veranda, a golf or lake view and a garage price differently.
The club's $13,812.79 for 2026, the $500 minimum and the neighborhood dues, which we obtain before pricing.
A Zone AE parcel adds a required flood policy for a financed buyer.
With about 2.7 months of supply in the July pull, price inside the band that is closing.
Five things move a Highland Woods home's value most: the product, the floor and view, the flood zone of the parcel, the neighborhood's dues and reserves, and condition. Each can be documented, and we price each from the record for homes in Bonita Springs.
Heathermoor at the entry, Summer Greens at the top.
First-floor Verandas and golf or lake views price higher.
Zone X or Zone AE, by parcel.
A well-funded neighborhood prices differently from one facing an assessment.
Roof, windows and updates.
Recorded sales show Highland Woods product by product: the St. Andrews Verandas 16 sales at a $412,500 median, the Villas 6 at $580,000, Terrace 6 at $317,500, Heathermoor 4 at $262,500 and Summer Greens 3 at $1,100,000, 35 resales in the 12 months to September 25, 2026. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
We pulled every recorded sale for the 798 Highland Woods home parcels for the 12 months to September 25, 2026: 35 sales, no builder-direct sales. The parcel set covers every legal description carrying the Highland Woods, St. Andrews Verandas, Terrace at Highland Woods or Heathermoor Golf name, excluding common elements.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 35 | $410,000 | $198,000 | $1,100,000 |
| 24 months (2024-09-26 to 2026-09-25) | 77 | $415,000 | $198,000 | $1,100,000 |
| 36 months (2023-09-26 to 2026-09-25) | 120 | $427,000 | $198,000 | $1,100,000 |
| 60 months (2021-09-26 to 2026-09-25) | 239 | $420,000 | $121,000 | $1,425,000 |
The 24-month window holds 77 sales at $415,000 and the 36-month window 120 at $427,000, so the latest 12 months sit close to the longer trend.
Of the 35 latest sales, 26 were condominiums at a $396,250 median, from $198,000 to $525,000, and 9 were villas and single-family homes at $695,000, from $400,000 to $1,100,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 1 |
| $200,000 to $299,999 | 3 |
| $300,000 to $399,999 | 10 |
| $400,000 to $499,999 | 10 |
| $500,000 to $749,999 | 8 |
| $750,000 to $999,999 | 1 |
| $1,000,000 and up | 2 |
Four sales closed under $300,000, all Heathermoor and Terrace, 10 between $300,000 and $399,999, 10 between $400,000 and $499,999, 8 between $500,000 and $749,999 and 3 at $750,000 or more.
The highest recorded sales were two Summer Greens single-family homes at $1,100,000; Heathermoor closed from $198,000.
From March 26 to September 25, 2026 the county recorded 14 sales at a $427,500 median against 21 at $407,500 in the prior six months; the product mix differs between the halves.
Highland Woods prices have held in a narrow range: county calendar medians ran $448,500 in 2023, $429,000 in 2024 and $430,000 in 2025, and the latest six months recorded 14 sales at $427,500 against 21 at $407,500 before. The product mix moves the figure more than price does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 44 | $191,000 | $128,000 | $569,900 | 0 |
| 2020 | 51 | $230,000 | $24,525 | $695,000 | 0 |
| 2021 | 105 | $232,000 | $130,000 | $775,000 | 0 |
| 2022 | 72 | $389,500 | $121,000 | $1,425,000 | 0 |
| 2023 | 50 | $448,500 | $315,000 | $950,000 | 0 |
| 2024 | 39 | $429,000 | $310,000 | $1,015,000 | 0 |
| 2025 | 40 | $430,000 | $225,000 | $1,100,000 | 0 |
| 2026 (to September 25) | 25 | $415,000 | $198,000 | $1,100,000 | 0 |
County calendar medians ran $191,000 in 2019, $232,000 in 2021, $389,500 in 2022, $448,500 in 2023, $429,000 in 2024 and $430,000 in 2025; 2026 through September 25 sits at $415,000 on 25 sales.
77 sales at $415,000 over 24 months and 120 at $427,000 over 36 months.
A half-year with more Heathermoor sales lowers a median without any one home losing value.
Highland Woods recorded 35 resales at a $410,000 median in the latest 12 months, from Heathermoor's $262,500 median to Summer Greens' $1,100,000, so the first conversation is your product's own sales. Call Jesse McGreevy direct at (239) 898-6072, request your free Highland Woods home valuation, or read our guide to selling a home in Highland Woods. Buying too? See buying a home in Highland Woods or call Marc at (239) 287-5873.
A Highland Woods home took a median of 71 days to sell in the Southwest Florida MLS pull of July 15, 2026, an average of 88, at an average 94.0 percent of list price, with 8 active listings and about 2.7 months of supply. We re-read the live MLS the day we price your home in Bonita Springs.
Data updated: October 2026 (Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
36 closed sales from $198,000 to $1,100,000, average $484,573, volume $17.4 million; 8 active listings from $259,500 to $425,000, all condominium or Veranda.
About 2.7 months of supply at the trailing pace on July 15, 2026.
Seven active rental listings: annual from about $2,100 a month, off season about $1,600 to $5,500 and in season about $4,900 to $9,500; no closed leases recorded in 12 months.
The county counted 35 recorded sales to September 25; the MLS counted 36 listings closed in the 12 months to July 15.
The best comparables for a Highland Woods home are sales of the same product and floor, inside the latest 12 months, widened only when thin. Below are the products and their 12-month results from the Lee County record for Bonita Springs, grouped by street.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| St. Andrews Verandas | 16 | $412,500 | $350,000 | $525,000 |
| Highland Woods Villas | 6 | count and range only | $400,000 | $725,000 |
| Terrace | 6 | count and range only | $250,000 | $415,000 |
| Heathermoor | 4 | count and range only | $198,000 | $325,000 |
| Single-family homes (Summer Greens) | 3 | count and range only | $925,000 | $1,100,000 |
Only the St. Andrews Verandas cleared ten sales, so their $412,500 median rests on the most solid count; the Villas recorded six from $400,000 to $725,000, Terrace six from $250,000 to $415,000, Heathermoor four from $198,000 to $325,000 and Summer Greens three from $925,000 to $1,100,000.
16 recorded sales in the 12 months to September 25, 2026 at a median of $412,500, from $350,000 to $525,000.
6 recorded sales in the 12 months to September 25, 2026, from $400,000 to $725,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
6 recorded sales in the 12 months to September 25, 2026, from $250,000 to $415,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
4 recorded sales in the 12 months to September 25, 2026, from $198,000 to $325,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
3 recorded sales in the 12 months to September 25, 2026, from $925,000 to $1,100,000. Under ten sales we lead with the count and range; a median on so few sales is a guide, not a trend.
Against its golf-community neighbors, Highland Woods' recorded median of $410,000 over the 12 months to September 25, 2026 sits below Spanish Wells' $640,000 and Bonita National's $690,000, using the same Bonita Springs county method for each, because about seven of every ten Highland Woods homes are condominiums.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
| Spanish Wells | 1,329 | 69 | $640,000 | $293.41 |
Per square foot, Highland Woods' $301.43 sits above Spanish Wells' $293.41 and below Bonita National's $347.63.
A Highland Woods Veranda competes most directly with Bonita National's Terrace and Veranda condominiums; a Summer Greens home with the single-family homes of either neighbor.
The club dues, the absence of a CDD and the flood zone are not in a per-foot median.
A buyer who could buy your Highland Woods home is often also pricing Bonita National in Bonita Springs, where Lee County recorded 109 sales at a $690,000 median against Highland Woods' 35 at $410,000. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Highland Woods 2026 Master Association Schedule of Fees; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule).
| What a buyer weighs | Highland Woods | Bonita National |
|---|---|---|
| Location | Off US 41 north of West Terry Street, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 798 (566 condominium, 232 villa and single-family) | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 35 at a $410,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $301.43 | $347.63 |
| Built | 1996 to 2001 | 2015 to 2022 |
| Golf | Bundled equity: one Owner Equity membership on every home, no waitlist | Bundled by deed: 866 golf-deeded homes, the rest social |
| Club and master charges, 2026 | $13,812.79 club dues plus a $500 food and beverage minimum | $5,841 master lines on every home, $3,948 more for golf |
| Buyer's one-time charge | $10,000 capital contribution | $4,000 HOA capital contribution, plus $5,000 on a golf-deeded home |
| District on the tax bill | None | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Flood | Mostly shaded Zone X, Zone AE along the northern drainage corridor and lakes | FEMA Zone X |
Immediate equity golf on every home, no CDD, a US 41 address close to shopping and the beach, and a lower entry price. A Bonita National buyer may lead with newer construction and a Zone X map.
A home in Highland Woods fits a buyer whose priorities are equity golf on every home, no district line and an established club near US 41. A home in Bonita National fits a buyer whose priorities are newer construction and a choice of golf or social deed. Each fits a different list of priorities.
A Highland Woods buyer pays the club's dues, $13,812.79 for 2026, a $500 food and beverage minimum, the neighborhood association's dues, which vary and are not published community-wide, and City of Bonita Springs and county taxes with no CDD line. Every home pays the same club dues, from Heathermoor to Summer Greens.
Data updated: October 2026 (Highland Woods 2025 and 2026 Master Association Schedules of Fees).
| Dues component | 2025 | 2026 |
|---|---|---|
| Operating and Maintenance Fund | $8,616.47 | $10,020.45 |
| Replacement Reserve Fund | $950.00 | $2,500.00 |
| Golf Course Improvement Fund | $75.00 | $75.00 |
| Palmetto Reserve Fund | $90.00 | $90.00 |
| Bulk cable and internet | $1,083.89 | $1,127.34 |
| Total annual dues | $10,815.36 | $13,812.79 |
Total dues rose about 28 percent, led by the operating fund and the replacement reserve, which went from $950 to $2,500, according to the two schedules.
Each condominium and villa association sets its own budget; the estoppel and the association's budget state the current figure.
Highland Woods has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the $10,000 capital contribution for 2026, up from $6,500 in 2025, and the estoppel fee, on separate checks at closing.
The club membership comes with every Highland Woods home at the same dues, so it supports every price equally and makes the entry condominiums one of the lower-cost ways to own an equity golf membership in Bonita Springs. What differs between homes is the product, the neighborhood dues and the flood zone.
Data updated: October 2026 (Highland Woods 2026 Master Association Schedule of Fees; Rules and Regulations v1.10; club pages as cited on our Highland Woods guide).
The Rules and Regulations say there is one type of membership, Owner Equity Members, entitled to use all of the club's facilities.
After closing the buyer's deed and the capital contribution and estoppel checks go to the Admin Office, and the club activates the membership within 24 to 48 hours, under the 2026 schedule.
Seven heated pools, four lighted tennis courts, six pickleball courts, a three-court bocce complex and a 24-hour fitness center, according to the club's pages.
A Highland Woods seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Highland Woods sits under two regimes. Its 566 condominium units, the Heathermoor, Terrace and St. Andrews Verandas associations, are governed by chapter 718, so a seller there delivers the section 718.503 package. The Highland Woods Villas and the Summer Greens single-family homes are platted lots under the master declaration, where section 720.401 is the likely regime. Every home carries the master declaration and the club. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration, recorded June 26, 1995 at OR Book 2612, Pages 3397 to 3485, ties one Owner Equity club membership to every home, and the club collects a one-time capital contribution from the buyer at closing, $10,000 for 2026.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Highland Woods that matters because the entrance and the southern and central pods map shaded Zone X while the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Highland Woods home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Highland Woods has no community development district, so its tax bill carries only the standard countywide, city and regional millage, according to the 2025 tax bill our Highland Woods guide read.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Highland Woods sale needs the club's estoppel, $250 to $450 with $100 to update and $100 to expedite under the 2026 schedule, plus the neighborhood association's for a condominium or villa.
Flood zone and insurance move a Highland Woods price because the zone changes inside the gate: a Zone X home carries no federal flood mandate while a Zone AE home's financed buyer must buy flood insurance, and a condominium's master policy and deductible shape what a Bonita Springs buyer and lender accept.
Data updated: October 2026 (Lee County Property Appraiser flood zones service and FEMA National Flood Hazard Layer, FIRM panel 12071C0656G effective November 17, 2022, read October 2026; Lee County evacuation zones; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
Point queries of the county's flood layer return shaded Zone X across the entrance and the southern and central pods and Zone AE, base flood elevation 9 feet, with a floodway band on the northeast edge, on the maps effective November 17, 2022.
Lee County maps Highland Woods in evacuation Zone A, the first to evacuate.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area, according to the National Hurricane Center. We describe your home's record through the flood disclosure.
We print no premiums. We point to the elevation certificate for an AE home, the wind mitigation form and, for a condominium, the master policy and deductible.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Highland Woods $410,000 sale that is $2,870 in stamps and about $2,125 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Heathermoor median ($262,500) | Community median ($410,000) | Villas median ($580,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $1,837.50 | $2,870.00 | $4,060.00 |
| Owner's title premium (promulgated rate) | $1,387.50 | $2,125.00 | $2,975.00 |
| Subtotal of the two fixed items | $3,225.00 | $4,995.00 | $7,035.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The club's annual dues, $13,812.79 for 2026, billed by October 31 and due January 1, are prorated between seller and buyer on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The club's 2026 schedule collects the $10,000 capital contribution from the buyer at closing on a separate check, and the estoppel fee of $250 to $450 on a separate check; the buyer also assumes the seller's unspent $500 food and beverage balance for the year. The neighborhood association's estoppel is capped by statute at $299 for a current account.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Highland Woods is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Highland Woods home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Highland Woods home.
These are the valuation questions Highland Woods owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees and Rules and Regulations v1.10 as cited on our Highland Woods guide; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Condominiums, the Heathermoor, Terrace and St. Andrews Verandas units, recorded 26 sales at a $396,250 median, and villas and single-family homes 9 at $695,000, so read the product first. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Highland Woods prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
County calendar medians ran $232,000 in 2021, $389,500 in 2022, $448,500 in 2023, $429,000 in 2024 and $430,000 in 2025, and $415,000 for 2026 through September 25.
The median was $301.43 per square foot of county heated area for the 35 recorded sales from September 26, 2025 to September 25, 2026. Condominiums pull the community figure; product medians run from Heathermoor's $262,500 to $1,100,000 for the Summer Greens single-family homes.
Our Southwest Florida MLS pull of July 15, 2026 showed 36 Highland Woods sales over the prior 12 months at a median of 71 days on market, an average of 88, and an average 94.0 percent of list price.
The July 15, 2026 MLS pull showed an average 94.0 percent of list price on the 36 sales it returned.
The highest recorded sales in the 12 months to September 25, 2026 were two Summer Greens single-family homes at $1,100,000.
Heathermoor recorded sales from $198,000 in the latest 12 months.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 35 Highland Woods sales from September 26, 2025 to September 25, 2026 at a median of $410,000, from $198,000 to $1,100,000, or $301.43 per square foot of county heated area. Condominiums, the Heathermoor, Terrace and St. Andrews Verandas units, recorded 26 sales at a $396,250 median, and villas and single-family homes 9 at $695,000, so read the product first.
The county roll ties 798 home parcels to Highland Woods in our match, 566 condominium units and 232 villas and single-family homes; the club counts 799 residences.
Three layers: the club's dues, $13,812.79 for 2026, plus the $500 food and beverage minimum, the neighborhood association's dues, which vary and are not published community-wide, and city and county taxes with no CDD line.
No. Highland Woods has no community development district; the 2025 tax bill our Highland Woods guide read carried no CDD line and no CDD assessment.
It depends on the address: the entrance and the southern and central pods map shaded Zone X, and the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation, on the maps effective November 17, 2022. Lee County maps the community in evacuation Zone A.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The minimum lease is 30 consecutive days, an owner may transfer club privileges to a tenant no more than 12 times a year with the general manager's approval and a tiered fee, and neighborhood documents may set a longer minimum, under the Rules and Regulations.
Bonita Springs Middle Center for the Arts sits on West Terry Street next to the entrance and Bonita Springs High School serves the high school grades; Spring Creek and Bonita Springs Elementary are in the elementary choice zone, according to our Highland Woods guide's reading of the district's 2026 to 2027 plan. Families rank schools and a lottery assigns seats.
Highland Woods is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A condominium seller delivers the section 718.503 package with a seven-day review right; a villa or single-family seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure.
The Verandas recorded 16 sales from $350,000 to $525,000 at a $412,500 median in the 12 months to September 25, 2026.
The Villas recorded 6 sales from $400,000 to $725,000 at a $580,000 median in the latest 12 months.
Heathermoor recorded 4 sales from $198,000 to $325,000 and Terrace 6 from $250,000 to $415,000 in the latest 12 months.
Three Summer Greens single-family homes recorded sales from $925,000 to $1,100,000 in the 12 months to September 25, 2026.
Every home carries the same membership, so it supports all prices equally rather than separating them.
It raises every owner's carry equally, which buyers weigh against the absence of a CDD; the replacement reserve that drove part of it funds future projects.
A Villa's attached garage and a Veranda's detached garage are part of why those products price above the carport condominiums.
It adds a required flood policy for a financed buyer, which the buyer weighs in the carry.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc and his team proved to be extremely helpful in all regards. I would highly reccomend him to others looking to buy or sell homes in bonita springs or estero." Verified Zillow review
★★★★★ "Marc was involved in selling and buying our homes. Very courteous and professional. He was very prompted in any questions or issues that arose, but most of all looked out for our best interest. He is one of the few real estate agents that we would recommend" Verified Zillow review
★★★★★ "Mark Comisar was great to work with! He was very knowledgeable in our area & made selling our house such an easy process! He always answered our calls or returned them in a very timely manner! We were also very happy with the money we made on the sale! We would highly recommend Mark to anyone selling their house. He will not disappoint!!" Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Highland Woods guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| 2026 Master Association Schedule of Fees | Highland Woods Golf and Country Club | Dues, capital contribution, estoppel and food and beverage minimum | Open the 2026 schedule |
| 2025 Master Association Schedule of Fees | Highland Woods Golf and Country Club | The prior year's figures for comparison | Open the 2025 schedule |
| Rules and Regulations v1.10 | Highland Woods Golf and Country Club | Membership, leasing transfers and community rules | Open the rules |
| Declaration of Covenants, Conditions and Restrictions | Lee County Clerk of Court | The master declaration, OR Book 2612, Page 3397 | Open the declaration |
| Community map | Highland Woods Golf and Country Club | Neighborhoods, pools and the course | Open the map |
| FIRM panel 12071C0656G, effective November 17, 2022 | Federal Emergency Management Agency | The flood panel covering the community | Open the panel layer |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Highland Woods club, association and county records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Highland Woods sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 35 recorded sales across the 798 home parcels of Highland Woods over the latest 12 months, grouped them by product, and read the July 2026 MLS pull and the club's 2026 fee schedule, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Highland Woods or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Highland Woods seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Highland Woods, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.