Heritage Landing - Coach Homes

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

McGreevy and Comisar wrote this guide first for coach home owners at Heritage Landing who are weighing a sale, and second for buyers who want the real record before they tour: what each of the five coach home condominiums has sold for, which floor plan sits on which floor, what the Tern Bay Community Development District adds to every tax bill, and which buildings FEMA has taken out of the high-risk flood zone. Coach Homes at Heritage Landing is a 268-home collection of two-story, four-residence coach home condominiums inside the master-planned community of Heritage Landing in Punta Gorda, Florida. The coach homes sit on four streets near the clubhouse, Black Beauty Drive, Sycamore Court, Poppy Field Loop and Birchwood Court, and they are the largest homes in Heritage Landing that are sold as condominiums. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

One fact explains most of this page. Every coach home building holds four homes: two on the ground floor and two on the second floor. On the Charlotte County Property Appraiser's roll the ground-floor homes carry unit numbers ending 11 and 12 and are recorded at 1,741 square feet, and the second-floor homes carry numbers ending 21 and 22 and are recorded at 2,110 square feet. Lennar sold those two designs as the Arrowhead and the Bay Creek. Once you know the unit number, you know the floor and the plan before you open the listing.

This guide is built from the Charlotte County Property Appraiser's roll, unit cards and recorded qualified sales for all 268 coach homes, the county's GIS layers for ownership, plats, flood zones, evacuation zones and wind speeds, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the Tern Bay Community Development District's adopted budget, the Charlotte County Tax Collector's bills, FEMA's flood map and letters, the Florida Statutes and the Southwest Florida MLS. Charlotte County is a county-first market for us, so the county's recorded deeds lead every market figure. If you own a coach home and are weighing a sale, start with the market snapshot, the fee stack and the seller section, then call Jesse. If you are buying, the association-by-association record below tells you which of the five condominiums fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Coach Homes at Heritage Landing

McGreevy and Comisar are the best realtor for Coach Homes at Heritage Landing because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, $900 million in personal sales, and a coach home read built from all 347 county-recorded qualified sales since 2019 and every one of the 268 unit records.

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

That matters at the coach homes for reasons particular to them. The coach homes look like one product, and Lennar built them from two plans, yet the five condominiums trade in different bands. Over the last 12 months the seven recorded sales in Coach Homes I on Black Beauty Drive had a median of $450,000, while the seven in Coach Homes IV on Poppy Field Loop had a median of $355,000, for the same two floor plans a few hundred yards apart. Twenty of the 268 homes pay a different Tern Bay CDD bond line from the other 248. Four Coach Homes IV buildings carry a FEMA letter that removes them from the high-risk flood zone and their neighbors do not. A listing agent who prices a coach home off the Heritage Landing median, or off the last coach sale regardless of association, floor and letter, leaves money on the table or leaves the home on the market.

Recent Coach Homes at Heritage Landing track record (all brokerages, county recorded deeds): In the last 12 months Coach Homes at Heritage Landing has seen 20 recorded resales and 1 builder-direct sale (Charlotte County Property Appraiser qualified improved sales recorded September 5, 2025 to August 31, 2026; the newest coach home sale in the file is dated August 7, 2026). The 21 sales ran from $275,000 to $460,000 at a median of $400,000 (21 sales, an odd count, so the median is an actual sale), with $8,174,500 in dollar volume, the same 21 sales and the same median shown in our Heritage Landing guide. The 20 resales alone had a median of $404,000 (an even count, so the midpoint of $400,000 and $408,000). The highest-priced coach home sale in the window was $460,000, recorded twice, both second-floor homes in Coach Homes I, and the highest the county has on file is $595,000, a second-floor Coach Homes III home in November 2023. On the Southwest Florida MLS, 13 coach home closings in the 12 months to September 24, 2026 had a median of $408,000, a median of 55 days on market and a median sale-to-list ratio of 95.8 percent. The county record does not name the listing office on each sale, so we state no represented-sale count here; ask us and we will walk you through all 21.

For Coach Homes at Heritage Landing sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At the coach homes it has to reach the right audience in the right month: on the county's ownership layer only 135 of the 268 owners (50.4 percent) receive their tax notice at a Florida address, and Michigan alone accounts for 33 of the rest, followed by Ohio, New York, Wisconsin, Minnesota and Ontario. Your next buyer is as likely to be in Grand Rapids in October as on Poppy Field Loop in February. We also build the paperwork file before the first showing: the condominium resale package under section 718.503 of the Florida Statutes, the estoppel certificate, the Tern Bay CDD bond line for your parcel, the FEMA letter for your building if there is one, and the golf club transfer rules.

For Coach Homes at Heritage Landing buyers: the first question is the association, because the five coach home condominiums have different managers, different ages, different flood maps and, for 20 homes, a different CDD bond. The second is the floor, which sets the plan, the stairs and the garage arrangement. The third is what the condominium fee covers, which is set in an association budget that is not posted publicly. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific coach home; we answer them below.

Honors and recognition:

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

Selling your Coach Homes at Heritage Landing home? Get a free Heritage Landing home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Coach Homes at Heritage Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Coach Homes at Heritage Landing as a Homebuyer

Living in Coach Homes at Heritage Landing means a three-bedroom condominium home of 1,741 or 2,110 square feet in a two-story, four-home building, a garage on the ground floor, a condominium association that insures and maintains the building, and the Heritage Landing gate, golf course and clubhouse a short walk or cart ride away.

The coach homes are the middle of the Heritage Landing ladder. Above them sit the single-family streets, the older Tern Bay homes at Heritage Landing and the newer Heritage Landing single-family homes. Below them sit the two stacked condominium products, the Veranda Condominiums at Heritage Landing and the Terrace Condominiums at Heritage Landing. A coach home buyer usually wants more room than a veranda or terrace offers, a private entry and a garage, without the yard, pool and roof of a single-family house. What follows is what daily life looks like, drawn from the county's records, the state's condominium register and the district's own documents.

What Is a Coach Home at Heritage Landing?

A coach home here is a condominium unit in a two-story building of four homes: two ground-floor homes side by side and two second-floor homes above them, each with its own entry and garage. It is not a townhouse, because no one owns the land under a home. Each coach home is a unit in a Chapter 718 condominium, and the building, roof, land and shared driveways are common elements owned by all the unit owners in that condominium together.

The Florida Department of Business and Professional Regulation lists five coach home condominiums at Heritage Landing, each "a phase condo": Coach Homes I (project PR76822, 56 units, recorded September 13, 2019), Coach Homes II (PR76911, 20 units, August 5, 2020), Coach Homes III (PR76961, 72 units, July 21, 2021), Coach Homes IV (PR77273, 92 units, April 27, 2023) and Coach Homes V (PR77496, 28 units, October 24, 2024) (DBPR condominium register extract, read September 29, 2026). The five add to 268, the same count the Charlotte County Property Appraiser's roll carries and the same count the Tern Bay CDD bills.

Five Condominiums, 67 Buildings, Four Streets

Source: Charlotte County Property Appraiser roll and recorded-sale index, built September 29, 2026, our count; building numbers run from 1 to 67 across the five condominiums.

Why it matters to you: the association name is the first filter. Coach Homes I and II share Black Beauty Drive, but they are separate condominiums with separate budgets, and Coach Homes II is the only one whose buildings the county dates to 2007.

Two Plans, One on Each Floor

The roll records the ground-floor homes, unit numbers ending 11 and 12, at 1,741 square feet (130 homes) or 1,749 square feet (4 homes, all in Coach Homes III). It records the second-floor homes, numbers ending 21 and 22, at 2,110 square feet (132 homes), with two second-floor homes in Coach Homes V recorded at 1,741. Lennar's current plan pages for the same two designs, sold under the same names at another Lennar community, describe the Arrowhead as a single-story coach home of 1,741 square feet with three bedrooms, two baths and a two-car garage, and the Bay Creek as a 2,110 square foot home with a lower-level garage and "the main floor upstairs," also three bedrooms and two baths, and both pages label their exterior images "Heritage Landing Coach Homes" (Lennar, Arrowhead; Lennar, Bay Creek, read September 29, 2026).

Why it matters to you: a buyer who wants no stairs looks at units ending 11 and 12. A buyer who wants the bigger plan and a raised view looks at units ending 21 and 22, and should walk the stairs from the garage before writing an offer. The floor is our reading of the unit numbering and the plan descriptions, so confirm it for any specific home in person.

Who Owns the Coach Homes?

The county's ownership layer answers the question better than a brochure. 93 of the 268 coach homes carry an exemption code, the field where homestead and related exemptions sit, so roughly one in three appears to be a full-time Florida home. 135 owners (50.4 percent) have a Florida mailing address. The other 133 receive their notice elsewhere, led by Michigan (33), Ohio (14), New York (10), Wisconsin (9), Minnesota (8) and the Canadian province of Ontario (8) (Charlotte County GIS, Property Ownership layer, read September 29, 2026; our count). No coach home unit is still titled to Lennar.

That makes the coach homes a Midwestern and Great Lakes winter address with a real full-time core. For a buyer, expect quiet streets from June to September and full ones in February. For a seller, expect your likeliest buyer to come from the upper Midwest or Ontario, and time the launch for the months that buyer is here or planning the trip.

A Day in a Heritage Landing Coach Home

A February morning in a coach home might start on a second-floor lanai looking over one of the community lakes, then a drive of a few hundred yards to a tee time. By our straight-line measure from the unit records, the middle of each coach home street sits about 0.2 to 0.4 miles from the clubhouse at 14571 Heritage Landing Boulevard, close enough that the golf, pool and dining the club describes are part of an ordinary day. The Heritage Landing gate, staffed by the Tern Bay CDD's contractor and run on a QR pass and license-plate system, is the only way in.

What you do not do in a coach home is maintain the building. Under Chapter 718 the association maintains, repairs and insures the common elements, which in a coach home condominium include the structure, the roof and the shared land (section 718.113). Changes to the outside of your home, from windows to hurricane protection, go through the association and the master association first and then through Charlotte County for a permit.

What the Coach Homes Do Not Have, or Have Not Published

Six things buyers sometimes assume. No public fee schedule: none of the five condominium budgets is posted on any public page we reached. No private pool on the county record: the one coach home common-element card we read, Coach Homes I, records land only, with no pool, clubhouse or other structure. No marina or boat slip: Heritage Landing has none. No age restriction on the public record: no 55-and-over registration or restriction is published for any coach home condominium. No public association website we could find: a search on September 29, 2026 returned none. No exemption from Florida condominium law: the coach homes sit outside the structural study and milestone regimes only because they are two stories, which the section on condominium safety laws explains.

Buying a Coach Home, Step by Step

Buying here runs through one condominium association, the master association, the golf club and the CDD, in this order.

1. Choose the association, then the floor. In the last 12 months Coach Homes I resales recorded from $408,000 to $460,000 and Coach Homes IV resales from $329,000 to $400,000.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the association's structural integrity reserve study or a statement that none was completed, any turnover inspection report, and the question-and-answer sheet.
3. Order the estoppel certificates on day one under section 718.116 for the condominium and section 720.30851 for the master association. They state what is owed and what is coming due.
4. Price against the same association and floor, not the Heritage Landing median, and put the CDD bond line for the parcel into the numbers.
5. Insure before the deadline. Pull the FEMA zone for the building and any letter that covers it, and get an HO-6 quote on the actual home along with the association's master policy declarations.
6. Confirm the golf club position. The club's rules tie membership to a recorded declaration, so read it and the club's estoppel before you close.

If you would like a second set of eyes on a coach home file, call Marc at (239) 287-5873 or read our Heritage Landing buyer guide. Sellers can see what a Heritage Landing home is worth or call Jesse direct at (239) 898-6072.

Coach Homes at Heritage Landing Market Snapshot: What the Coach Homes Actually Sell For

Coach Homes at Heritage Landing recorded 21 qualified sales in the 12 months to August 31, 2026 at a $400,000 median, from $275,000 to $460,000; 20 were resales at a $404,000 median and one was Lennar's last coach home closing, matching our Heritage Landing guide exactly.

Data updated: September 2026 (Charlotte County Property Appraiser roll and qualified sales file, local index built September 29, 2026, newest coach home sale recorded August 7, 2026; Southwest Florida MLS per-listing closed rows, pulled September 28, 2026)

We tracked every one of the 347 qualified sales the Charlotte County Property Appraiser has on file for the 268 coach homes since the first closing in September 2019, and matched each to its condominium, floor and county square footage; every table in this section is built from those rows, not from an automated estimate.

Twenty-one recorded sales is above the ten-sale threshold at which we let a median lead, so the leading window is the trailing 12 months. This section lists all 21 (by association, street and floor, never by unit number), splits them by association and plan, shows what the Southwest Florida MLS adds and misses, widens to 24, 36 and 60 months, lays out the year-by-year record with the builder's sales separated from resales, and closes with what the county and the tax collector say a coach home carries.

The Leading Window: 12 Months of County Recorded Sales

Source: Charlotte County Property Appraiser qualified improved sales, our analysis. Price per square foot uses the county's living area (1,741 or 2,110) and is the median of per-sale ratios. We count a sale as builder-direct when it is the first qualified sale of that home on the county file; the county does not label the seller.

All 21 Sales, One by One

Source: Charlotte County Property Appraiser qualified improved sales recorded September 5, 2025 to August 31, 2026, our analysis. Floor is read from the unit numbering (11 and 12 ground, 21 and 22 second) and the county's recorded size. We list no unit numbers and no names.

Two readings stand out. First, the association mattered more than the plan: every Coach Homes I resale, ground floor or second, recorded at $408,000 or more, while every Coach Homes IV resale recorded at $400,000 or less, including three second-floor homes of 2,110 square feet at $355,000 to $360,000. Second, the market moved during the year. One Coach Homes IV ground-floor home recorded at $400,000 in September 2025 and again at $329,000 in March 2026, a $71,000 difference in six months on the county file.

By Association: Five Condominiums, Five Price Bands

Source: as above. Counts under 10 per association are thin and should be read as a band, not a market rate.

Why the gap? The county record gives three clues and no single answer. Coach Homes I is the oldest Lennar coach condominium, finished in 2019 to 2021, and every one of its 56 homes carries the county's waterfront flag, against 55 of 92 in Coach Homes IV and 1 of 28 in Coach Homes V (Charlotte County GIS, Property Ownership layer, waterfront field). Coach Homes IV owners bought new from Lennar in 2023 to 2025 at a $387,000 median, and Coach Homes V owners in 2024 and 2025 at $282,500, during Lennar's closeout, so their resales price against recent builder deals. And Coach Homes IV is the largest of the five, so a buyer there always has a neighbor's listing to compare. We price each association against its own sales first.

Ready to Sell or Buy a Coach Home? Talk to the Team That Read All 268 Unit Records

Coach Homes at Heritage Landing sit between the single-family streets and the stacked condominiums inside the Heritage Landing gate, and their 21 county-recorded sales in a year ran from $329,000 to $460,000 on resale for the same two Lennar plans, so pricing one takes the association's own record, not a portal estimate. Sellers can get a free Heritage Landing home valuation built on the association, floor and condition of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Black Beauty Drive or Poppy Field Loop.

What the Southwest Florida MLS Shows for the Coach Homes

The Southwest Florida MLS recorded 13 coach home closings in Heritage Landing Golf and Country Club in the 12 months to September 24, 2026, split out by street from the per-listing rows: a median sold price of $408,000, a median of 55 days on market, a median sale-to-list ratio of 95.8 percent (the mean of the per-sale ratios is 95.6 percent), and $5,097,500 in dollar volume (Southwest Florida MLS Matrix, per-listing closed rows, pulled September 28, 2026). Days on market ran from 13 to 200; four of the 13 went under contract in 30 days or fewer, one closed at its list price and none above it.

Those figures are for the coach homes alone, not the Heritage Landing blend, because 13 closings is enough to split. For comparison, the whole of Heritage Landing recorded 72 MLS closings in the same window at a median 70 days and 95.8 percent.

Sales the MLS Did Not Show

The county and MLS windows overlap from late September 2025 to the end of August 2026. In those months the county recorded 17 coach home sales and the MLS 13, and at least four county-recorded resales, two on Black Beauty Drive at $457,000 and $460,000 and two on Poppy Field Loop at $330,000 and $355,000, do not appear among the MLS closings. Private sales, sales listed by out-of-area brokers and owner-to-owner transfers all land on the county file without reaching the local MLS. That is why, in Charlotte County, we lead with the recorded deed and show the MLS beside it.

The MLS rows carry one more trap. Listing sheets printed living areas of 1,917 and 2,222 square feet for homes the county records at 1,741 and 2,110, probably because some sheets count a lanai or other space the county does not. Every price per square foot on this page uses the county's figure, so every coach home is compared on the same basis.

Widening the Window: 24, 36 and 60 Months

Source: Charlotte County Property Appraiser qualified improved sales, our analysis.

The wider windows carry the higher resale prices of 2023 and 2024, when Coach Homes I resales recorded a median of $505,000 and then $515,000 and Coach Homes III resales $560,000 and then $505,000. The 12-month figure is lower because both the mix and the market changed: more Coach Homes IV resales, fewer Coach Homes III, and softer prices across Heritage Landing's attached homes.

The Year-by-Year Record, Builder and Resale Separated

Source: Charlotte County Property Appraiser recorded-sale file, all 347 qualified improved coach home sales since September 2019, our analysis. Builder-direct here means the first qualified sale of each home. Of the 268 coach homes, 267 have a recorded first sale; one Coach Homes III home has none on the qualified file.

A note on method, because it changes the 2021 row. Our Heritage Landing guide used a shorter rule, a first sale within a year of the county's year built, and on that rule 2021 shows 28 coach resales at $268,000. Most of those were not resales. The county dates the 20 Coach Homes II homes to 2007, yet each one's first recorded sale came between February and August 2021, at $238,000 to $301,200, which is Lennar's first-sale pricing, and two other coach homes first sold more than a year after their roll year. Counting the first sale of each home as the builder's sale, 2021 had 55 builder sales and 6 true resales.

The Lennar Closeout Effect

Lennar's first sales of coach homes by condominium tell the price story of the whole community: Coach Homes I from September 2019 to August 2021 at a $275,000 median, Coach Homes II in 2021 at $265,500, Coach Homes III from August 2021 to June 2025 at $381,000, Coach Homes IV from April 2023 to February 2025 at $387,000, and Coach Homes V from November 2024 to September 2025 at $282,500. The last one recorded September 23, 2025. In 2025 Lennar's 33 coach home first sales had a $285,000 median against $447,500 on resale, so owners selling that year competed with the builder's closeout pricing. Since January 1, 2026 every recorded coach home sale has been a resale, and no builder is down the street.

What the County Says a Coach Home Is Worth

The Charlotte County Property Appraiser's 2026 preliminary values are working figures, not certified, and they lag the market by design: they value each home as of January 1 on mass-appraisal models. One example makes the point. A second-floor Coach Homes II home that recorded at $435,000 in May 2026 carries a 2026 preliminary just value of $331,798 on its county card (Charlotte County Property Appraiser, a Coach Homes II unit card, read September 29, 2026). The county's figure is not an asking price, and a buyer's lender will order an appraisal on the sales record instead.

What Property Tax Looks Like on a Coach Home

The Charlotte County Tax Collector's 2025 bills show what a coach home carries in a year, and they differ by association.

Source: Charlotte County Tax Collector, 2025 annual bills for three coach home parcels, read September 29, 2026. "Other assessments" are the county's sanitation ($324.64), fire rescue ($278.20) and stormwater lines. The total millage in tax district 162 was 15.0855.

Two lessons follow. The Coach Homes II bill carries a larger CDD line, $2,379.80 against $2,009.04, because its homes pay the older Series 2005A bond rather than the Series 2022 bond, which the fee-stack section explains. And a buyer's tax bill resets: Florida's homestead cap under section 193.155 does not transfer with the home, so the next owner's bill is based on a reassessed value after the sale.

How Did the Coach Homes at Heritage Landing Come to Be?

Coach Homes at Heritage Landing came to be in two cycles: a first coach home association filed in 2006 under the Tern Bay name, whose 20 buildings the county dates to 2007, and Lennar's five recorded condominiums from 2019 to 2024, which finished those buildings' sale in 2021 and added 248 homes around them.

The Tern Bay Coach Homes, 2006 to 2008

The Florida Division of Corporations still carries the first attempt. Coach Homes I at Tern Bay Condominium Association, Inc. was filed on August 2, 2006 with a Sarasota address, filed one annual report in 2007, and was administratively dissolved on September 26, 2008 for failing to file the next (Florida Division of Corporations, Coach Homes I at Tern Bay Condominium Association, document N06000008185). That is the same window in which the Tern Bay golf course opened, in 2007, and closed, in 2008, as our Heritage Landing guide describes.

The county roll dates the 20 homes now in Coach Homes II to 2007, the only attached homes in Heritage Landing with a pre-Lennar year built. The Tern Bay CDD's Series 2005A bonds, the district's first-cycle debt, still carry exactly 20 coach home units on their assessment schedule (Tern Bay CDD, Adopted Budget FY2027), and the 2025 tax bill for a Coach Homes II home shows the Series 2005A rate. Our reading, from those three records together, is that the Coach Homes II buildings are the Tern Bay era coach homes. None of the 20 has a recorded qualified sale before 2021.

Lennar's Five Condominiums, 2018 to 2025

Lennar filed Coach Homes I at Heritage Landing Condominium Association, Inc. on September 21, 2018, a month before it filed the Heritage Landing master association and golf club corporations, and recorded the first phase of the Coach Homes I declaration in Official Records Book 4478, Page 672, in 2019 (Charlotte County subdivisions layer). The first coach home closing on the county file is dated September 27, 2019. The other four associations followed as Lennar moved around the community:

Sources: Florida Division of Corporations; DBPR condominium register; Charlotte County GIS subdivisions layer and Property Appraiser roll; county recorded-sale file.

Phase by Phase

Each coach home condominium was declared in phases, one building at a time, as Lennar finished them. The county records 12 recorded phases for Coach Homes I in 2019 and 2020 and later amendments on its common-element card; 18 phases for Coach Homes III, one for each of its buildings 20 to 37; 23 for Coach Homes IV, buildings 38 to 60; and 7 for Coach Homes V, buildings 61 to 67 (Charlotte County GIS, subdivisions layer). A phased condominium adds each building to the same association by amendment, so every owner ends up in one association with one budget, but the declaration a buyer receives is the base document plus every phase amendment.

What the Timeline Means Today

The build dates split the coach homes into three generations. Coach Homes II, the 2007 buildings, is the oldest attached housing in Heritage Landing. Coach Homes I and most of Coach Homes III were built from 2019 to 2022, before insurers and lenders tightened on Florida condominiums. Coach Homes IV and V, from 2023 to 2025, are the newest. The roof, the reserve schedule, the wind mitigation form and the insurance quote all follow the year on the county card, so the generation matters to a buyer as much as the floor plan.

What Are the Arrowhead and Bay Creek Coach Home Plans?

Coach Homes at Heritage Landing come in two Lennar plans: the Arrowhead, a single-level ground-floor home of 1,741 square feet, and the Bay Creek, a 2,110 square foot home with its garage below and its living floor upstairs. Both have three bedrooms and two baths, and every coach home building pairs two of each.

The Arrowhead, Ground Floor

The county records 134 ground-floor coach homes, unit numbers ending 11 and 12, at 1,741 or 1,749 square feet. Lennar's current plan page for the Arrowhead describes "a modern open design among the dining room, kitchen and living room, with access to the covered outdoor lanai," an owner's suite "toward the back of the home," two secondary bedrooms near the entrance and "a two-car garage," 3 bedrooms, 2 baths, 1,741 square feet (Lennar, Arrowhead plan, read September 29, 2026). The page is for the same plan at a Lennar community in Venice and labels its exterior "Heritage Landing Coach Homes Arrowhead Exterior."

The Bay Creek, Second Floor

The county records 132 of the 134 second-floor coach homes, numbers ending 21 and 22, at 2,110 square feet. Lennar's Bay Creek page describes "a lower-level garage while the main floor upstairs features an open design among the kitchen, dining and living room that leads to a spacious lanai," an owner's suite with "personal lanai access and two walk-in closets," 3 bedrooms, 2 baths and a two-car garage, 2,110 square feet (Lennar, Bay Creek plan, read September 29, 2026).

Features Lennar Lists, and What to Verify

Lennar's current pages for both plans list hurricane impact windows and sliding glass doors and a tile roof among the features included with the plan today. Those pages describe homes being sold now at another community, not the Heritage Landing homes built from 2019 to 2025, and not the 2007 Coach Homes II buildings. For any specific coach home, confirm the windows, doors and roof covering from the permit record and a wind mitigation inspection, which is also the form that sets the insurance credit.

Which Plan Sells for More

Over the last 12 months the nine second-floor Bay Creek sales had a $435,000 median and the twelve ground-floor Arrowhead sales $357,500, yet the price per square foot was almost identical, $206.16 against $205.34. Over five years of resales the ground-floor homes recorded a higher price per square foot, a median of $246.96 against $219.79 on 36 and 40 resales. Buyers pay for the extra 369 square feet upstairs, but they also pay a premium per foot for no stairs.

Garages, Stairs and Access

Both plans come with a two-car garage on Lennar's current pages. The Bay Creek's garage is on the ground floor below the living level, so a second-floor owner climbs a flight of stairs from the garage to the home; Lennar's page does not list an elevator. Buyers with mobility needs, and sellers of ground-floor homes marketing to them, should put that difference first.

Which Coach Homes Condominium Is Which? The Five Associations Street by Street

Coach Homes at Heritage Landing is five separate Chapter 718 condominiums on four streets: Coach Homes I and II on Black Beauty Drive, Coach Homes III on Sycamore Court, Coach Homes IV on Poppy Field Loop and Coach Homes V on Birchwood Court. Each has its own association, budget, board and, on the public record, its own manager.

Coach Homes I, Black Beauty Drive

Coach Homes I is 56 homes in 14 buildings built from 2019 to 2021, the first Lennar coach homes at Heritage Landing and the only coach condominium whose common-element parcel the county titles to its own association, "Coach Homes I Heritage Landing Assc," a 0.4 acre parcel (Charlotte County Property Appraiser, Coach Homes I common elements). All 56 homes carry the county's waterfront flag. Its seven resales in the last 12 months had a $450,000 median, the highest of the five.

Coach Homes II, Black Beauty Drive

Coach Homes II is 20 homes in five buildings that the county dates to 2007, first sold by Lennar in 2021, and the only coach homes on the Series 2005A bond. Eight of the 20 carry the waterfront flag. Its common-element parcel, 2.27 acres, is still titled to Lennar Homes LLC on the county's ownership layer. Two sales in the last year recorded at $350,000 (ground floor) and $435,000 (second floor).

Coach Homes III, Sycamore Court

Coach Homes III is 72 homes in 18 buildings built from 2021 to 2023 on Sycamore Court, the coach street closest to the clubhouse by our straight-line measure. Forty-four of the 72 carry the waterfront flag, and four ground-floor homes are recorded at 1,749 square feet rather than 1,741. It holds the highest coach home sale on the county file, $595,000 for a second-floor home in November 2023, and three sales in the last 12 months at a $430,000 median.

Coach Homes IV, Poppy Field Loop

Coach Homes IV is 92 homes in 23 buildings built in 2023 and 2024, the largest coach condominium and the most active on resale, with seven sales in the last year at a $355,000 median. Fifty-five of the 92 carry the waterfront flag. Four of its buildings, on Poppy Field Loop, are covered by a FEMA letter removing the structures from the special flood hazard area, which the flood section details.

Coach Homes V, Birchwood Court

Coach Homes V is 28 homes in seven buildings built in 2024 and 2025, the newest coach homes and the last Lennar sold, with the final builder-direct sale recorded September 23, 2025 at $275,000. Only one of its 28 homes carries the waterfront flag, and on FEMA's current map most of its buildings sit in zone D, an area of possible but undetermined flood hazard.

Who Governs the Coach Homes at Heritage Landing?

Coach Homes at Heritage Landing are governed in four layers: each home's own condominium association, which runs the building; Heritage Landing Master Association, Inc., which enforces the community covenants; Heritage Landing Golf Club, Inc.; and the Tern Bay Community Development District, a unit of local government that owns the gates, lakes and boulevard and bills on the tax roll.

The Five Associations on the State's Records

Source: Florida Division of Corporations, read September 29, 2026. Each 2026 filing lists three to five officers.

Who Manages the Coach Homes?

The public records do not agree on one name, so we report each. The DBPR condominium register lists Coach Homes I to IV in care of SW Gateway or Gateway Management at a Port Charlotte post office box, and Coach Homes V in care of a Fort Myers address on Kenwood Lane. The 2026 state filings for Coach Homes II, III and IV moved their mailing address and registered agent to Precedent Hospitality and Management in St. Petersburg in April 2026, and Coach Homes V lists Gateway Management Services at the same St. Petersburg suite. The county's card for the Coach Homes I common elements mails in care of Tropical Isles Management in Fort Myers. A seller or buyer needs the current manager's name for the estoppel request, so we confirm it from the association's latest notice rather than any one register.

Has Lennar Turned Over the Associations?

Florida law gives owners other than the developer the right to elect a majority of a condominium board at the first of several triggers, including three months after 90 percent of the units have been conveyed (section 718.301). Every coach home has now been sold: the last builder sale recorded September 23, 2025, and none of the 268 units is titled to Lennar on the county's ownership layer. None of the five associations' 2026 filings lists Lennar's Bradenton address, which is where the master association and golf club were filed. Two records still point back to the builder. The county's ownership layer lists Lennar Homes LLC as owner of record of the common-element parcels for Coach Homes II, III, IV and V, and the register's secondary status for Coach Homes V reads "Delinquent," without saying for what. We ask the association for its turnover date, its turnover documents and any open developer items before a buyer closes.

The Master Association and the Golf Club

Heritage Landing Master Association, Inc. enforces the community's deed restrictions and architectural rules over every coach home, and the Tern Bay CDD chair told residents in July 2026 that the coach home and condominium access roads are parking easements dedicated to the master association (July 22, 2026 CDD minutes, in the September 22, 2026 agenda book). Heritage Landing Golf Club, Inc. runs the club under rules that tie membership to a recorded declaration (Golf Club Rules and Regulations, amended May 9, 2024).

Association Websites and Records

Florida requires a condominium association managing 25 or more units to post its governing documents, budgets and other records on a website or app (section 718.111). That covers Coach Homes I (56), III (72), IV (92) and V (28); Coach Homes II, at 20 units, falls under the threshold. We did not find a public-facing association website for any of the five, which is normal, because the statute allows the posted documents to sit behind an owner login. Owners can inspect the official records on written request under the same section.

What Does It Cost to Own a Coach Home at Heritage Landing? The Fee Stack

Owning in Coach Homes at Heritage Landing means paying five layers: county property taxes, the Tern Bay CDD operating assessment of $1,356.09 for fiscal 2027, a CDD bond line of $1,209.04 or, for 20 homes, $1,498.10, condominium dues, and master association and golf club charges. The CDD figures are public; the association and club amounts are not published.

Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; Charlotte County Tax Collector 2025 bills, read September 29, 2026).

The Layers, One Table

How the Two Bond Lines Split the 268 Homes

The district's own schedules reconcile exactly. The operating assessment bills 268 coach homes. The Series 2022 bond schedule bills 248 coach homes at $1,209.04. The Series 2005A schedule bills 20 coach homes, at a 0.9 equivalent-residential-unit factor, at $1,498.10 for fiscal 2027, down from $1,579.80 in fiscal 2026 (Adopted Budget FY2027). 248 plus 20 is 268. The 2025 bill for a Coach Homes II home carried a Tern Bay CDD line of $2,379.80, which is the fiscal 2026 operating rate of $800.00 plus the Series 2005A rate of $1,579.80, while bills for a Coach Homes I home and a Coach Homes V home carried $2,009.04, the $800.00 operating rate plus the Series 2022 rate of $1,209.04 (Charlotte County Tax Collector, 2025 bills). The 20 Series 2005A coach homes are the 20 homes of Coach Homes II on our reading of those records.

A Worked Fiscal 2027 CDD Bill

These are the CDD layers only. They appear on the November 2026 tax bill, alongside county taxes and the county's sanitation, fire and stormwater lines, which came to about $605 on the three 2025 bills we read. The Series 2005A bonds retire on May 1, 2037, with $750,000 projected outstanding on September 30, 2027; the Series 2022 bonds run to 2052.

Why a Neighbor's Bond Line Can Differ

The district's FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes (Tern Bay CDD FAQs), so two coach homes on the same schedule can carry different bond lines. The three 2025 bills we read all carried the full rate. The only way to know a specific parcel's figure is its tax bill or the district manager's lookup, and Florida requires the CDD disclosure in the sales contract (section 190.048).

How the Operating Assessment Rose

The CDD operating assessment was $377.44 per home in fiscal 2025, $800.00 billed for fiscal 2026 after the district drew $678,899 from reserves, and $1,356.09 adopted for fiscal 2027, with a notice cap of $1,750.00. The district explains the change as its first year of operations, as it took over gate staffing, landscaping, stormwater and preserve work the developer had carried (FY2027 Notice to Homeowners). For a coach home owner that is a $556.09 rise from the 2025 bill to the 2026 bill on the operating line alone.

What Is Not Published, and How to Get It

None of the five coach home associations publishes its budget or dues on a public page we could find, and the master association and golf club do not publish theirs. The exact figures come in writing from estoppel certificates, which an association must issue within 10 business days of a request, for a fee capped at $250 when no amount is delinquent, plus $100 for delivery within three business days (section 718.116; section 720.30851). A buyer also receives the current budget in the resale package under section 718.503. We request all of them at the start of every coach home contract.

Selling a coach home? Get a free Heritage Landing home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Amenities Come With a Coach Home at Heritage Landing?

Coach Homes at Heritage Landing share the Heritage Landing amenities rather than having their own: the 18-hole, par-71 course and clubhouse, the pool, fitness center, spa and racquet courts the club describes, the gate, and the CDD's lakes and preserve paths. Which of those a coach home owner may use, and at what charge, is set in recorded documents.

Inside the Coach Home Condominiums

The Coach Homes I common-element card records land only, 0.4 acres, with no pool, clubhouse or other structure on it, and the county values the parcel at zero, as it does most condominium common areas (Charlotte County Property Appraiser). The coach home condominiums are buildings, driveways and landscaped land; the shared amenities are elsewhere in the gate.

What the Club and District Provide

The club and the district describe "a stunning resort style pool featuring gradual entry and lap lanes, a total of three restaurants including an outdoor pool café, two full service bars, tennis, pickleball, bocce ball, guard gated entry, fitness center, aerobics room, full service spa offering nails and massage" (Heritage Landing Golf and Country Club). The text was written in the sales era, so treat hours, court counts and restaurant names as questions for the club. The course is an 18-hole, par-71 layout of 7,122 yards from the back tees, remastered in 2019 (Course).

What Is Transferable, and What Is Charged Separately

The club's rules define a membership as one or two people of one household plus dependent children under 21 "as set forth in the Declaration," let a member transfer golf privileges to a tenant for at least 31 days up to 12 times in 12 months, and suspend the owner's own access during the transfer (Golf Club Rules and Regulations). Whether golf membership conveys with every coach home, and what it costs, is set in the recorded club declaration, which is not posted publicly; we read it and the club's estoppel for every coach home contract rather than repeat a listing sheet's claim.

Do Florida's Condominium Safety Laws Apply to the Coach Homes?

Florida's structural integrity reserve study and milestone inspection laws do not apply to Coach Homes at Heritage Landing, because both apply to condominium buildings of three stories or more and every coach home building is two stories. The coach home associations must still fund reserves for the roof, paint and paving under the general reserve rules.

The Three-Story Threshold

The structural integrity reserve study requirement applies to "each building on the condominium property that is three stories or higher in height" (section 718.112). The milestone inspection law applies to a building "that is three habitable stories or more in height as determined by the Florida Building Code" (section 553.899). A coach home building has a ground-floor home and a second-floor home, two stories, so neither applies. That is a real difference from the three-story Terrace Condominiums at Heritage Landing, where both do, and the same position as the two-story veranda buildings.

The Reserve Rules That Still Apply

Every Florida condominium budget must include reserve accounts for "roof replacement, building painting, and pavement resurfacing, regardless of the amount of deferred maintenance expense or replacement cost," and for any other item whose deferred maintenance or replacement cost exceeds $25,000 or the inflation-adjusted figure (section 718.112). Owners may vote to waive or reduce those reserves in a unit-owner-controlled association that is not required to have a structural study. So the question for a coach home buyer is not whether a study exists but whether the budget funds the roof and paint reserves fully, and whether the owners have voted to waive them.

The Turnover Inspection

When a developer turns a condominium over to the owners, the law requires a turnover inspection report for buildings three stories or higher, so the coach homes are outside that requirement as well. The resale package still includes any turnover inspection report that exists for a turnover on or after July 1, 2023 (section 718.503). For Coach Homes IV and V, turned over most recently, ask whether one was done anyway and what the developer punch list held.

Why Buyers Still Ask

Lenders and insurers ask condominium questionnaires of every building, whatever its height, and the coach homes are young, from 2019 to 2025, except Coach Homes II's 2007 buildings. For Coach Homes II in particular, the roof age, the reserve balance and any past special assessment are the facts that separate one listing's carrying cost from another's. We get them from the association before listing.

What Should a Buyer Request From a Coach Homes Association?

A buyer of a coach home at Heritage Landing should request the full resale package under section 718.503, estoppel certificates from the condominium and master associations, the golf club's estoppel and declaration, and the CDD bond line for the parcel, before the inspection period ends.

The Statutory Resale Package

Under section 718.503, a seller who is not the developer must give a buyer, at the seller's expense, the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and annual budget, a milestone inspection summary "if applicable," the association's most recent structural integrity reserve study "or a statement that the association has not completed" one, any turnover inspection report for a turnover performed on or after July 1, 2023, and the "Frequently Asked Questions and Answers" document, plus the state's governance form. A contract that does not follow the statute's disclosure rules is voidable by the buyer before closing.

The Questions to Put in Writing

1. What are the current dues, what do they cover, and when were they last raised?
2. What is the reserve balance for the roof, paint and paving, and have owners voted to waive or reduce reserves?
3. Is any special assessment adopted, proposed or under discussion?
4. When did the developer turn the association over, and are any developer items still open?
5. Who is the manager today, and where is the estoppel requested?
6. What does the master insurance policy cover, what is the wind deductible, and is there a flood policy on the building?
7. What are the leasing, pet, vehicle and hurricane shutter rules?
8. Does the unit carry the Series 2022 or the Series 2005A CDD bond line, and has any of it been prepaid?

The Estoppel Certificate

The estoppel certificate is the association's signed statement of what is owed on the unit, any special assessment and the next due date. The association must deliver it within 10 business days of the request, or it may not charge for it, and the fee is capped at $250 when the account is current (section 718.116). Order it on day one of the contract, from the condominium association and the master association.

What Do the Coach Homes Declarations Say? CC&Rs, Bylaws and Architectural Review

The declarations for Coach Homes at Heritage Landing are recorded in Charlotte County's Official Records, starting with Official Records Book 4478, Page 672 for the first phase of Coach Homes I in 2019, and each condominium sits under the Heritage Landing master declaration. Their texts are not reproduced online; buyers receive them under section 718.503.

Where the Documents Are Recorded

Sources: Charlotte County GIS subdivisions layer; Charlotte County Property Appraiser legal descriptions; Charlotte County Clerk, plats and condominium plats.

What We Have Not Read

We have not read the coach home declarations page by page for this guide, so this page states no leasing minimum, pet limit, vehicle rule or approval right from them. Where a buyer needs one of those answers, it comes from the declaration, the rules and the association's written reply, and we get all three before the inspection period ends.

Architecture and Exterior Changes

In a coach home, the exterior belongs to the condominium, so a change to windows, doors, lanai screening, hurricane protection or paint needs the condominium association's approval, then the master association's architectural review, then a Charlotte County permit. Florida law requires every condominium board to adopt hurricane protection specifications and lets an owner install protection that meets them (section 718.113). The CDD does not issue permits and cannot zone (Tern Bay CDD, About the District).

Is Coach Homes at Heritage Landing a 55+ Community?

Coach Homes at Heritage Landing is not a registered 55-and-over community on any public record we found: neither the DBPR register nor the associations' state filings describe an age restriction. Many owners are seasonal residents, but that is a pattern, not a rule.

The ownership layer shows a seasonal buyer pool, with half the owners mailing outside Florida. Families do buy coach homes, and every coach home is zoned to East Elementary, Punta Gorda Middle and Charlotte High. If an age restriction mattered to your decision, the declaration is the document that would state it, and a community that operates as housing for older persons must meet the federal registration and verification rules, which we check before any buyer relies on it.

Can You Rent Out a Coach Home at Heritage Landing?

Coach Homes at Heritage Landing can be rented within the limits set by each condominium's declaration and the master declaration, which are not public, and the golf club lets a member transfer golf privileges to a tenant for at least 31 days, up to 12 times a year. Confirm the leasing minimum before buying to rent.

What to Confirm Before You Buy to Rent

• The minimum lease term, the number of leases allowed a year and any first-year rental restriction, from the condominium declaration and rules.
• Whether the association or master association must approve a tenant, and the fee and lead time.
• The golf club's tenant transfer: forms and the lease filed 15 days ahead, an administrative fee set by the board, and suspension of the owner's club access while the tenant holds the privileges (Golf Club Rules and Regulations).
• The gate: tenants need gate credentials or passes, issued through the CDD's Entrance IQ system.

What a Coach Home Landlord Should Plan For

Search demand for "Heritage Landing Punta Gorda rentals" runs about 50 a month (Semrush, September 2026), and most of the demand is seasonal. A landlord carries the dues, the CDD lines, the taxes without a homestead exemption and an insurance policy written for a rented unit. Florida treats a unit "rented to guests more than three times in a calendar year for periods of less than 30 consecutive days" as a transient public lodging establishment (section 509.013), and a condominium unit in that category is a vacation rental that needs a state license (section 509.242), so check the declaration and the license rules before planning short stays.

Pet Rules at the Coach Homes

Pet rules for Coach Homes at Heritage Landing are set in each condominium's declaration and rules and in the master declaration, none of which is published online; the golf club's rules bar pets from the club. Ask for the pet limits by number, size and breed before you sign, and get the answer in writing from the association.

A coach home buyer with a dog should also ask how the association handles ground-floor lanais and shared lawns, where pets are walked, and whether a second-floor owner's pet may be kept on a lanai. Emotional support and service animals are governed by federal and state fair housing law rather than the pet rule, and the association's process for them is a question for the manager.

Hurricanes, Flood Zones and Insurance at the Coach Homes

Coach Homes at Heritage Landing sit mostly in FEMA flood zone AE with a 9-foot base flood elevation, 176 of 268 homes by our count, with 46 in shaded zone X and 46 in zone D; all are in evacuation zone B, and a FEMA letter removes four Coach Homes IV buildings from the high-risk zone.

Data updated: September 2026 (FEMA National Flood Hazard Layer with letters of map change, Charlotte County GIS evacuation, wind and LOMR layers, queried September 29, 2026).

The Flood Map, Condominium by Condominium

Source: FEMA National Flood Hazard Layer and Charlotte County's letter-of-map-change layer, point-in-polygon on the centroid of each unit polygon in the county's ownership layer, our analysis. Our Heritage Landing guide counted 248 mapped coach parcels on the 2025 state parcel map; this count uses all 268 on the county's current layer, so the totals differ slightly.

The Two Map Revisions

The effective flood maps for Heritage Landing are dated December 15, 2022. FEMA's letter of map revision 23-04-1652P, "Heritage Landings LOMR," effective October 13, 2023, revised zone VE to zone AE and lowered base flood elevations on the basis of a coastal analysis and updated topography (FEMA LOMR 23-04-1652P), and a second revision, 23-04-5839P, took effect July 29, 2024 (FEMA LOMR 23-04-5839P). No coach home sits in a VE zone on the current map. The county's card for a Coach Homes II home, for example, shows zone AE with a 9-foot base flood elevation and the 23-04-1652P revision.

The Letter That Covers Four Coach Homes IV Buildings

FEMA's letter of map revision based on fill 24-04-0947A, dated January 4, 2024, removed from the special flood hazard area the structures at 14192, 14198, 14191 and 14185 Poppy Field Loop, Buildings 50, 51, 53 and 54, each with a lowest adjacent grade of 9.0 feet, placing them in shaded zone X. The letter says "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan" (FEMA LOMR-F 24-04-0947A). Those four buildings hold 16 of the 92 Coach Homes IV homes. For an owner in one of them, the letter belongs in the listing file.

What Zone D and Zone X Mean

Zone D means FEMA has not determined the flood hazard for the area; it is not a high-risk zone for federal purchase requirements, but insurers price it case by case. Shaded zone X is the 0.2 percent annual chance area, outside the special flood hazard area. In both, federal law does not require flood insurance on a federally backed loan, though a lender may. Most of Coach Homes V and part of Coach Homes III sit in zone D on the current map.

Evacuation, Surge and Wind

All 268 coach homes are in Charlotte County storm-surge evacuation zone B (Charlotte County, Know Your Zone). The Florida Building Code's ultimate design wind speeds for the area are 150 mph for risk category I, 160 for category II (homes), 170 for III and 180 for IV (Charlotte County GIS, FBC wind speeds layer). The county's development order for Heritage Landing requires the clubhouse to be built to American Red Cross hurricane standards with generators and made available as a post-storm refuge, while noting it will not hold every resident (Charlotte County Resolution 2019-134).

Three Storms, and What the Record Shows

Hurricane Ian made landfall in southwest Florida on September 28, 2022, and Helene and Milton followed in 2024 (National Hurricane Center, Ian report; Helene report; Milton report). We found no first-party damage report for the coach homes from any of the three. The recorded sales do not show a storm discount on their own: coach home resales set their highest medians in 2023, the year after Ian. Ask the association for any insurance claims and repair records since 2022.

The Master Policy and the HO-6

In a Florida condominium the association insures the building, including the roof, structure and the elements the declaration assigns to it, under a master policy, and the unit owner insures the interior finishes, contents and liability under an HO-6 policy (section 718.111). Ask for the master policy's declarations page, its wind deductible, which is often a percentage of the insured value, and whether the association carries flood coverage on the building. The owner's HO-6 should include loss assessment coverage for a share of a deductible.

Flood Insurance and Citizens

Flood premiums under the National Flood Insurance Program are set property by property under Risk Rating 2.0, using elevation, distance to water and rebuilding cost rather than the zone alone (FEMA, Risk Rating 2.0). Citizens Property Insurance Corporation now requires flood coverage on many of its policies (Citizens Property Insurance). A buyer relying on Citizens should price flood from the start, even in the four Coach Homes IV buildings with a FEMA letter.

Wind Mitigation Credits

Florida requires insurers to offer credits for wind-resistant construction, documented on a wind mitigation inspection form (section 627.0629). Coach homes built from 2019 to 2025 typically document well on roof attachment and opening protection, but the form, not the build year, sets the discount. For the 2007 Coach Homes II buildings, the form and the roof's permit history matter more.

The Seller's Flood Disclosure

Florida sellers must disclose known flood history, prior flood insurance claims and federal flood assistance on the state's flood disclosure form (section 689.302). For a coach home listing we attach the building's FEMA zone, any letter that covers it and any elevation certificate the association holds.

Selling a coach home in a flood zone? Get a free Heritage Landing home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve the Coach Homes at Heritage Landing?

Every home in Coach Homes at Heritage Landing is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools, which earned a district A for 2026. The assignment comes from the district's own attendance-boundary files, which our Heritage Landing guide checked against every mapped home in the community.

Sources: Charlotte County Public Schools elementary boundary file, middle and high boundary files; Florida Department of Education school grades.

The district assigns by attendance zone under School Board Policy 5120 and asks families to confirm through its Boundary Locator (Policy 5120). Searches for "Heritage Landing schools" often return schools near St. Augustine, which serve a different Heritage Landing in St. Johns County.

Permits and Recorded Work at the Coach Homes

Coach Homes at Heritage Landing are in unincorporated Charlotte County, so building permits come from Charlotte County Community Development, not the City of Punta Gorda, and the association's and master association's approvals come first. A buyer should pull the permit history for the building and the unit before the inspection period ends.

Who Issues Permits

Charlotte County's Building Construction Services issues permits for roofs, windows and doors, hurricane protection, electrical and plumbing work in the coach homes (Charlotte County Community Development, Building Construction). The CDD cannot issue permits or zone. Heritage Landing is zoned PD, planned development, under the county's development order, with a future land use of DRI Mixed Use (Charlotte County Property Appraiser card).

What a Buyer Should Pull

• The certificate of occupancy date for the building, which sets the roof's age and the insurance questionnaire answers.
• Any roof, window or door permits since, especially for the 2007 Coach Homes II buildings.
• Any open or expired permits on the unit, which a buyer's title work may not catch.
• The association's approval letters for any owner alteration, such as lanai enclosures or hurricane shutters.

The 50 Percent Rule

In a FEMA special flood hazard area, a repair or improvement costing 50 percent or more of a structure's market value must bring it up to current flood rules, and Charlotte County's floodplain office applies that test at permit time. For a coach home in zone AE, a major renovation after a storm is measured against the building, so the association, not the owner alone, is part of that conversation.

What Is Being Built or Changed Near the Coach Homes?

Near Coach Homes at Heritage Landing, the Tern Bay CDD built pedestrian bridges in 2026 and is still seeking a golf-cart designation; outside the gate the county plans an east-west connector to U.S. 41 and is expanding the Burnt Store wastewater plant, and a 2026 plat named Heritage Landing Phase III sits on Lennar land.

Inside the Gate

The district built pedestrian bridges with dusk-to-dawn lighting from late April 2026, added 25 mph and pedestrian signs, and budgeted for kayak launch path work (FY2027 Notice to Homeowners). Lennar still holds title to the golf course tract and several tracts labeled future development, and a plat named Heritage Landing Phase III was recorded on August 24, 2026 in Plat Book 28, Page 33 (Charlotte County subdivisions layer). We have not read its sheets, so we do not say what it creates.

Outside the Gate

The county adopted a preferred route for the Tuckers Grade extension from Burnt Store Road to U.S. 41 in September 2024, with design, right-of-way and construction not funded (Burnt Store Road East-West Connector). The Burnt Store Water Reclamation Facility put a packaged plant online in summer 2026 and is in design for a permanent expansion (Burnt Store WRF Expansion). The county's Burnt Store Area Plan lists the rezonings that are filling the corridor.

The Commercial Tract

A 22.26-acre tract at the Heritage Landing entrance on Burnt Store Road belongs to Tern Bay Commercial Group, LLC and is entitled for retail, office and a hotel under the development order, but nothing is built there (Charlotte County, Heritage Landing DRI).

Daily Logistics at the Coach Homes

Daily logistics at Coach Homes at Heritage Landing start at the gate on Heritage Landing Boulevard: visitors need a QR pass, water and sewer come from Charlotte County Utilities, and the coach home streets are access roads held as parking easements by the master association rather than CDD roads.

Drive Times From Heritage Landing

Estimates from the clubhouse, computed with the open-source OSRM routing engine on September 25, 2026 in free-flowing traffic; the coach home streets are 0.2 to 0.4 miles from the clubhouse in a straight line. See Punta Gorda Airport and Southwest Florida International Airport.

The Gate and Guests

The CDD moved gate operations to a new access platform in December 2025, with Allied Universal staffing, QR visitor passes, license plate recognition and video logs; residents issue passes through the Entrance IQ system (FY2027 Notice to Homeowners). For a seasonal owner, that means guest and contractor access can be managed from out of state.

Parking and Garages

Each coach home has its own garage, a two-car garage on Lennar's plan pages. The coach home access roads are parking easements dedicated to the master association, according to the CDD chair in July 2026, so guest parking and vehicle rules come from the master and condominium rules, not the district. Ask about boats, trailers, commercial vehicles and overnight guest parking before you buy.

Trash, Utilities and Services

Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and trash through Charlotte County's solid-waste assessment, which showed as the $324.64 sanitation line on the 2025 bills we read (Charlotte County Utilities; Charlotte County Solid Waste). Addresses are Punta Gorda, Florida 33955.

Golf Carts

Personal golf carts are barred from the course, and the CDD's golf-cart community designation for the streets was still in progress with county coordination in July 2026, so treat street cart use as unsettled until the designation is final.

How Do the Coach Homes Compare With the Other Heritage Landing Neighborhoods?

Coach Homes at Heritage Landing are the largest homes sold as condominiums inside the Heritage Landing gate: 268 homes of 1,741 or 2,110 square feet in two-story buildings, with a $400,000 county median over the last 12 months, above the veranda and terrace condominiums and below both single-family plats.

The Benchmark Table

Data updated: September 2026. Sources: Charlotte County Property Appraiser roll and qualified sales recorded September 5, 2025 to August 31, 2026, our analysis; Tern Bay CDD Adopted Budget FY2027. Every product pays the same $1,356.09 operating assessment.

What the Table Says

The coach homes are the price bridge between the attached and detached halves of Heritage Landing. At $206.16 per county square foot over the last 12 months, they sold almost exactly in line with the verandas at $210.33 and the community at $211.38, so a coach home buyer pays for size, a private entry and a garage rather than a higher rate per foot. Compared with the terraces, the coach homes are outside Florida's structural study and milestone regimes; compared with the single-family plats, they hand the roof, the building insurance and the exterior to an association.

Coach Homes vs Veranda Condominiums at Heritage Landing: Which Should You Choose?

Choose Coach Homes at Heritage Landing for a larger three-bedroom home with its own entry and garage in a four-home building, at a $400,000 county median; choose the Veranda Condominiums at Heritage Landing for a smaller home of about 1,366 square feet in a 12-home building at a $297,500 median and a lower CDD bond line.

The Decision Table

Data updated: September 2026. Sources: Charlotte County Property Appraiser roll and qualified sales, our analysis; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer; our Heritage Landing guide for the veranda flood and evacuation counts.

Who Should Choose Which

Choose a coach home if you want three bedrooms, a two-car garage and only one neighbor wall or floor, and you are willing to pay about $100,000 more at the median for the space. Choose a coach home ground floor if stairs are the issue; a veranda may also offer a ground-floor home, but in a larger building with more shared walls. Choose a veranda if the budget leads, if you will be here part of the year and want less to look after, or if you plan to rent and want a lower entry price. In both, the association, the CDD bond line and the flood letter for the building decide the carrying cost.

What Sellers of Each Should Know

A coach home seller competes mostly with other coach homes and with the entry single-family homes, which recorded from $350,000 on the Heritage Landing phases in the last year. A veranda seller competes with terraces and other verandas. That is why we price a coach home against coach home sales by association first, and show a buyer the step up from a veranda and the step down from a single-family home in the same conversation.

Honest Pros and Cons of Owning a Coach Home at Heritage Landing

The honest case for Coach Homes at Heritage Landing is space, privacy and a garage inside a gated golf community at a condominium's level of upkeep; the honest case against is a CDD bill that has risen sharply, association budgets that are not public, and a resale market that has cooled since 2023.

The Pros

• Size for the price. Three bedrooms and 1,741 or 2,110 square feet at a $400,000 median, the largest homes in Heritage Landing sold as condominiums.
• A private entry and a garage. Each home has its own door and a two-car garage on Lennar's plan pages, unlike a stacked condominium corridor.
• Two stories. The coach homes are outside Florida's structural integrity reserve study and milestone inspection requirements.
• Young buildings. 248 of the 268 homes were built from 2019 to 2025 under the current Florida Building Code.
• Close to the club. The coach home streets sit 0.2 to 0.4 miles from the clubhouse in a straight line.
• FEMA letters. Two map revisions removed the old VE zone, and 16 Coach Homes IV homes sit in buildings a FEMA letter removed from the high-risk zone.
• No builder competition in 2026. Every coach home sale recorded since January 1, 2026 has been a resale.

The Cons

• The CDD bill. The operating assessment rose from $377.44 in fiscal 2025 to $1,356.09 in fiscal 2027, on top of a $1,209.04 or $1,498.10 bond line.
• Unpublished budgets. None of the five associations posts its dues or reserves publicly, so the true carrying cost waits for the resale package.
• A cooler resale market. The 2026 resale median to August, $360,000 on 15 sales, is well below the 2023 median of $505,000 on 16.
• Stairs on the second floor. The Bay Creek plan puts the garage below and the living floor above.
• Mixed records on management. The state register, the state corporate filings and the county card name different managers.
• Common elements still titled to Lennar. The county lists Lennar as owner of record of four of the five coach home common-element parcels.
• Flood zone AE for most homes. 176 of 268 coach homes are in zone AE on the current map, with the insurance and disclosure work that follows.

Thinking of Selling Your Coach Homes at Heritage Landing Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Coach Homes at Heritage Landing listing agent, or thinking, 'I need someone to sell my Coach Homes at Heritage Landing home...' you are selling into a 21-sale year across five condominiums that trade in different bands. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Coach Home Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file, newest coach home sale recorded August 7, 2026; Southwest Florida MLS per-listing rows, pulled September 28, 2026)

• Leading window, county recorded and qualified, 12 months September 5, 2025 to August 31, 2026: In the last 12 months Coach Homes at Heritage Landing has seen 20 resales and 1 builder-direct sale, dollar volume $8,174,500, median $400,000 for all 21 (odd), resale median $404,000 (even; $400,000 and $408,000), range $275,000 to $460,000.
• By association, 12 months: Coach Homes I, 7 sales at $450,000; Coach Homes IV, 7 at $355,000; Coach Homes III, 3 at $430,000; Coach Homes II and V, 2 each.
• 24 months, county recorded: 32 resales at a $435,000 median.
• Days on market and sale-to-list, Southwest Florida MLS, 12 months to September 24, 2026: 13 coach home closings, median 55 days on market, median sale-to-list 95.8 percent.
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read every one of those 21 coach home sales against the county's unit record, the association, the floor and the tax bill for the same kind of home, and that record, not a portal estimate, is what a coach home listing is priced from.

Selling a Coach Home Is Different in Seven Ways

• The association sets the band. Over the last year Coach Homes I resales recorded $408,000 to $460,000 and Coach Homes IV resales $329,000 to $400,000 for the same two plans. We price your home against its own association first.
• The floor sets the buyer. A ground-floor Arrowhead sells to the buyer who wants no stairs; a second-floor Bay Creek sells to the buyer who wants 2,110 square feet and the raised view. We market each to its own buyer.
• The CDD bond line. Buyers see the CDD line on the tax bill. We show your parcel's exact figure, and for a Coach Homes II home we explain why the Series 2005A line is higher and when it ends, in 2037.
• The resale package. Under section 718.503 your buyer receives the declaration, budget, financial statement and question-and-answer sheet at your expense. We request them from the manager before listing so the buyer's review starts on day one.
• The flood letter. If your home is in one of the four Coach Homes IV buildings covered by FEMA's January 2024 letter, it goes in the listing and the buyer's insurance quote.
• The golf club. Buyers ask whether golf comes with the home. We read the club declaration and estoppel and say in writing what conveys and what does not.
• Season and geography. Half the owners mail from outside Florida, led by Michigan, Ohio and New York. We market to the upper Midwest and Ontario before the buyer arrives and time the launch for the season.

Showings, Signs and the Gate

Every showing passes the Heritage Landing gate, so we arrange passes through the Entrance IQ system in advance and keep a log of every visitor for an owner who is not here. Whether an association limits signs, lockboxes or open houses is set in its rules, which are not public; we confirm them before the first showing. With half the owners away much of the year, we are set up to sell for an owner who is in Michigan or Ontario when the buyer walks in.

What Is Your Coach Homes at Heritage Landing Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Heritage Landing home valuation. It takes about a minute, and Jesse follows up with the coach home sales that fit your home: same association, same floor, adjusted for view, updates, the CDD line and any lease. An automated estimate cannot tell a Coach Homes I second-floor home from a Coach Homes IV second-floor home when both are 2,110 square feet, and over the last year that difference has been worth close to $100,000.

(239) 898-6072, text or call. Confidential conversations welcome.

Until a coach home seller page is built, our Heritage Landing seller guide covers the community-wide process.

Is now a good time to sell a coach home at Heritage Landing?

For a home priced to its own association and floor, with the resale package in hand, yes: season starts in November, no builder has sold a coach home since September 2025, and 15 coach homes have already recorded resales in 2026. A home that answers the buyer's first three questions, association, floor and fees, stands out.

How do I price a second-floor Bay Creek?

Against second-floor sales in your own association. In the last year the nine second-floor sales ran from $355,000 in Coach Homes IV to $460,000 in Coach Homes I, at a $435,000 median; condition, view and the association explain most of the spread.

Will the CDD fees hurt my sale?

They are part of the buyer's math, not a reason not to buy. Every Heritage Landing home pays the $1,356.09 operating line, so a coach home competes on equal terms with its neighbors; the bond line is the difference, and we show the buyer exactly what it is and when it ends.

Does golf membership transfer to my buyer?

Only as the recorded club declaration and the club's rules provide. We read your documents and get the club's estoppel before listing, and say in writing what conveys to the buyer and what does not.

What paperwork should I gather before listing?

The section 718.503 package, the current budget and question-and-answer sheet, the master insurance declarations, your latest tax bill showing the CDD lines, any FEMA letter or elevation certificate for your building, the golf club documents, and the name of the current manager for the estoppel request.

Do I need the association's approval to sell?

Whether a coach home declaration gives the association a right to approve buyers is not public; we confirm it from your documents before listing and build any approval time into the closing date.

Your Local Real Estate Experts

Owners and buyers at Coach Homes at Heritage Landing work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for over twenty years and read all 268 unit records, the state filings and every recorded sale before writing this guide.

The longer story of how the team was built is on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Coach Homes at Heritage Landing guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for coach home sellers; Marc leads buyer representation, which at the coach homes means reading the resale package, the CDD bond line, the flood map and letter for the building and the golf club documents before you write an offer.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page the credential that matters is the record we read first.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Coach Homes at Heritage Landing realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Leonardo Silva, verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review

Contact McGreevy and Comisar

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

Selling a Coach Homes at Heritage Landing home? Get a free Heritage Landing home valuation, or call Jesse direct at (239) 898-6072.

Buying a coach home at Heritage Landing? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation's public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. Our guides to Tern Bay homes, Heritage Landing single-family homes, the Veranda Condominiums and the Terrace Condominiums cover the other Heritage Landing neighborhoods.

Frequently Asked Questions, Buyer Edition

These Coach Homes at Heritage Landing buyer questions are answered from the county roll and sales file, the state's condominium and corporate records, the Tern Bay CDD's budget, the tax collector's bills, FEMA's map and letters and the Florida Statutes, read September 25 to 29, 2026. Where the record stops, we name the document that holds the answer.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one from the record.

What are the coach homes at Heritage Landing?

They are 268 condominium homes in 67 two-story buildings of four homes each, in five condominiums, Coach Homes I to V, on Black Beauty Drive, Sycamore Court, Poppy Field Loop and Birchwood Court inside the Heritage Landing gate in Punta Gorda.

Is a coach home a condominium or a townhouse?

A condominium. Each coach home is a unit in a Chapter 718 condominium, and the building, roof and land are common elements owned by all the owners in that condominium together. No owner holds the land under a home, which is what separates a coach home from a fee-simple townhouse.

How big are the coach homes?

The county records ground-floor homes at 1,741 square feet (four at 1,749) and second-floor homes at 2,110, with two second-floor homes in Coach Homes V recorded at 1,741. Lennar sold the two plans as the Arrowhead and the Bay Creek, both with three bedrooms and two baths.

Which floor is a unit on?

On our reading of the county's numbering and Lennar's plan descriptions, unit numbers ending 11 and 12 are ground-floor Arrowhead homes and numbers ending 21 and 22 are second-floor Bay Creek homes. Confirm the floor for any specific home in person.

Do coach homes have garages?

Yes. Lennar's plan pages for the Arrowhead and Bay Creek each list a two-car garage, and the Bay Creek's garage sits on the lower level below the living floor.

How much do coach homes sell for?

Over the 12 months to August 31, 2026, 21 county-recorded coach home sales had a median of $400,000, from $275,000 to $460,000; the 20 resales had a median of $404,000.

What is the highest price ever recorded for a coach home?

$595,000, a second-floor Coach Homes III home recorded in November 2023, on the Charlotte County Property Appraiser's qualified sales file.

Which coach home condominium sells for the most?

Coach Homes I on Black Beauty Drive. Its seven sales in the last 12 months had a $450,000 median, against $355,000 for the seven in Coach Homes IV on Poppy Field Loop.

How long do coach homes take to sell?

On the Southwest Florida MLS, the 13 coach home closings in the 12 months to September 24, 2026 had a median of 55 days on market, from 13 to 200 days.

Is Lennar still selling coach homes?

No coach home has recorded a builder sale since September 23, 2025, and none of the 268 is titled to Lennar on the county's ownership layer. Every coach home sale in 2026 has been a resale.

What are the condominium fees?

None of the five associations publishes its budget or dues on a public page we found. The exact figure comes from the association's estoppel certificate and the current budget in the resale package under section 718.503.

What does the CDD cost for a coach home?

For fiscal 2027, the Tern Bay CDD operating assessment is $1,356.09 and the bond line is $1,209.04 for 248 coach homes or $1,498.10 for 20, so the CDD total is $2,565.13 or $2,854.19 a year on the tax bill.

Why do some coach homes pay a higher CDD bond?

Twenty coach homes are on the district's older Series 2005A bonds at $1,498.10 instead of the Series 2022 bonds at $1,209.04. On our reading of the district schedule and the tax bills, those are the 20 homes of Coach Homes II. The Series 2005A bonds end on May 1, 2037.

What are total property taxes on a coach home?

The 2025 bills we read ran from $7,038.61 to $8,683.97 including the CDD, county sanitation, fire and stormwater lines, on assessed values of $293,301 to $377,740 with no homestead exemption shown in the examples.

Is golf membership included with a coach home?

The club's rules tie membership to a recorded declaration, and the dues and whether membership is mandatory are not published. We read the club declaration and estoppel for each coach home contract rather than repeat a listing's claim.

Do the coach homes have their own pool?

Not on the county record we read: the Coach Homes I common-element card records land only. The pool, fitness center and clubhouse the club describes are Heritage Landing amenities.

Is a structural integrity reserve study required?

No. The study requirement applies to condominium buildings three stories or higher, and the coach home buildings are two stories. The associations must still reserve for roof replacement, painting and paving.

Does the milestone inspection law apply?

No. It applies to condominium buildings of three habitable stories or more, so the two-story coach homes are outside it.

What flood zone are the coach homes in?

By our count on FEMA's current map, 176 of 268 are in zone AE with a 9-foot base flood elevation, 46 in shaded zone X and 46 in zone D. FEMA's letter 24-04-0947A removed four Coach Homes IV buildings from the high-risk zone.

What hurricane evacuation zone are they in?

Zone B, for all 268 coach homes, on Charlotte County's storm surge evacuation layer.

Is Coach Homes at Heritage Landing a 55+ community?

Not on any public record we found. No age restriction appears in the state register or the associations' filings; the declaration is the document that would state one.

Can I rent out a coach home?

Within the declaration's limits, which are not public. The golf club lets a member transfer golf privileges to a tenant for at least 31 days, up to 12 times a year, and suspends the owner's access during the transfer.

What schools serve the coach homes?

East Elementary, Punta Gorda Middle and Charlotte High, in Charlotte County Public Schools, on the district's own boundary files.

Who manages the coach home associations?

The records differ. The DBPR register lists SW Gateway or Gateway Management for Coach Homes I to IV, the 2026 state filings for Coach Homes II to IV list Precedent Hospitality and Management in St. Petersburg, and Coach Homes V lists Gateway Management Services at the same address. We confirm the current manager for every contract.

How does a coach home compare with a veranda condominium?

A coach home is larger, 1,741 or 2,110 square feet against a veranda median of 1,366, in a four-home building with its own garage, at a $400,000 county median against $297,500. See our Veranda Condominiums guide.

How do I buy a coach home?

Choose the association and floor, read the resale package, order the estoppel certificates, confirm the CDD bond line and the flood letter for the building, and insure before the deadline. Call Marc at (239) 287-5873 or read our Heritage Landing buyer guide.

Frequently Asked Questions, Seller Edition

These questions come from coach home owners and from the search questions Heritage Landing sellers ask, answered from the same record. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one before we list a coach home.

What is my Coach Homes at Heritage Landing home worth?

It depends first on the association and the floor. Over the last 12 months Coach Homes I resales recorded $408,000 to $460,000 and Coach Homes IV $329,000 to $400,000. Get a free Heritage Landing home valuation or call Jesse direct at (239) 898-6072 for a figure built on your association's sales.

How many coach homes sold last year?

Twenty-one on the county record in the 12 months to August 31, 2026: 20 resales and Lennar's last builder sale.

Are coach home prices dropping?

Resale medians have come down from their peak. The county file shows a $505,000 resale median on 16 sales in 2023, $447,500 on 14 in 2025 and $360,000 on 15 in 2026 to August 31, partly because more of 2026's sales were in the lower-priced Coach Homes IV.

Has the coach home market bottomed?

No one can say that from the record. What the record does show is that the builder is gone, since no coach home builder sale has recorded after September 2025, so a resale no longer competes with Lennar's closeout pricing.

How long will it take to sell my coach home?

The 13 coach home closings on the MLS in the last year had a median of 55 days on market; four went under contract in 30 days or fewer. Pricing to your association and floor is what moves a home into the faster group.

What share of asking price do coach homes get?

A median of 95.8 percent of list price on the 13 MLS closings in the 12 months to September 24, 2026; one closed at list and none above it.

Is it a buyer's or seller's market for coach homes?

On the numbers, buyers have room: 55 days on market and 95.8 percent of list are a negotiated market. A well-prepared, well-priced coach home still sells in a season.

When is the best time to list a coach home?

Ahead of the season. Half the owners mail from outside Florida, so the buyer pool arrives from November to April. Listing in October or November puts your home in front of that buyer from the first week.

Do the CDD fees hurt resale?

Every Heritage Landing home pays the same $1,356.09 operating line, so it does not set coach homes apart from their neighbors. What a buyer compares is the bond line, which we show for your parcel.

Why is my Coach Homes II CDD bill higher than my neighbor's?

Coach Homes II homes are on the district's Series 2005A bonds, $1,498.10 for fiscal 2027, while the other 248 coach homes pay the Series 2022 line of $1,209.04. The Series 2005A bonds retire on May 1, 2037, which is a selling point to state plainly.

Can the CDD bond balance be paid off before I sell?

Ask the district manager for a payoff figure for your parcel. Whether prepaying makes sense depends on the price a buyer will pay for a lower bill, which we can test with you against the recorded sales.

Does my buyer need a structural integrity reserve study?

No study is required for a two-story coach home building. Under section 718.503 your buyer receives the association's most recent study or a statement that none was completed, so we request that statement with the rest of the package.

Will the milestone inspection law affect my sale?

No. It applies to buildings of three habitable stories or more, and the coach home buildings are two stories.

What if there is a special assessment when I sell?

Who pays is a contract term, and the estoppel certificate states any assessment adopted and its due date. We read the estoppel before listing so the price and the contract handle it from the start.

Must I disclose an assessment the board is only discussing?

Disclose what you know. A proposed assessment in board minutes is a fact a buyer will find, and a contract that addresses it early avoids a dispute at closing.

Who pays the estoppel fee?

The contract decides; the association may charge up to $250 when the account is current, plus $100 for delivery within three business days, under section 718.116.

Does the association have to approve my buyer?

Whether a coach home declaration gives the association an approval right is not public; we confirm it from your documents and build any approval time into the closing date.

What must I disclose about flooding?

Florida's flood disclosure form asks about known flooding, prior flood insurance claims and federal flood assistance under section 689.302. We attach the FEMA zone, any letter covering your building and any elevation certificate.

My building has a FEMA letter. Does that help?

Yes. FEMA's letter 24-04-0947A removed four Coach Homes IV buildings from the special flood hazard area, so federal law does not require flood insurance on those homes, though a lender may. It belongs in the listing.

Does golf membership transfer to my buyer?

Only as the recorded club declaration and rules provide. We get the club's estoppel and say in writing what conveys.

Can I sell my coach home furnished?

Yes, as a written inventory in the contract. Seasonal buyers from out of state often want a furnished home; we price the furniture separately so the appraisal reads the real estate alone.

What updates pay off before selling?

Paint, lighting and a clean, bright lanai in most coach homes. Big changes to kitchens or floors need association approval and rarely return their cost in a 21-sale year.

Does my floor change my price?

Yes. Over the last year the second-floor sales had a $435,000 median and the ground-floor sales $357,500, though the price per square foot was almost the same. Over five years ground-floor resales earned a higher price per square foot.

Should I list the square footage from my listing sheet or the county?

We show the county figure, 1,741 or 2,110, beside any other measurement, because buyers compare with the county record and a larger figure that the county does not support undermines trust.

Will my buyer's taxes be higher than mine?

Often. The homestead cap under section 193.155 does not transfer, so a buyer's taxes reset to a reassessed value after the sale; we show buyers the current bill and explain the difference.

What happens to my homestead exemption when I sell?

It ends for that home on January 1 after the sale. If you buy another Florida home, you may be able to carry some of your savings to it under Florida's portability rules; ask the property appraiser.

Can I sell by owner?

You can. You still owe the buyer the section 718.503 package, the estoppel and the flood disclosure, and you still need to reach buyers who are in Michigan or Ontario when you list.

Can I put up a For Sale sign?

That is set in the condominium and master association rules, which are not public. We confirm the sign, lockbox and open house rules before listing.

Can I sell while my coach home is leased?

Yes, subject to the lease. The buyer takes the home with the tenant unless the lease allows otherwise, and showings run on the lease's notice terms.

Should I rent instead of selling?

Compare the carrying cost, dues, the CDD lines and taxes without a homestead exemption, against the rent a season brings, and read the declaration's leasing limits first. We run both numbers with you.

I live out of state. Can you sell my coach home without me here?

Yes. Half the coach home owners mail from outside Florida. We manage gate passes, showings, inspections and the association paperwork, and closings can be done by mail with a mobile notary.

Should I get a pre-listing inspection?

For a Coach Homes II home built in 2007, yes, and a wind mitigation form for any coach home; both answer questions a buyer's inspector will ask.

How do I sell an inherited coach home?

Start with the estate's authority to sell, the association's estoppel and any unpaid CDD or tax balance. We work with the personal representative and the estate's attorney.

Who should I call first?

Jesse, at (239) 898-6072, for a valuation built on your association's recorded sales.

Why hire McGreevy and Comisar to sell my coach home?

Because we price a coach home from its own association's record, not the Heritage Landing median, and we build the paperwork file before the first showing. We are Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012.

Sources and Authoritative References

Every Coach Homes at Heritage Landing fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County's appraiser, GIS, clerk, tax collector and departments, the Tern Bay CDD, the golf club, the State of Florida, federal agencies and the builder's plan pages. We cite no realtor, portal or listing site.

Charlotte County Property Appraiser

1. Charlotte County Property Appraiser home page, exemptions and tax estimator
2. Coach Homes I common-element card (owner of record, 0.4 acres, flood zones, recorded phases)
3. Coach Homes II unit card, a second-floor home (year built 2007, 2,110 sq ft, sales history, 2026 preliminary value)
4. Coach Homes I unit card, a ground-floor home
5. Coach Homes IV unit card, a ground-floor home
6. Coach Homes V unit card, a ground-floor home

Charlotte County GIS, Clerk, Tax Collector and Departments

7. Charlotte County GIS web layers (parcels, plats, flood zones, letters of map change, evacuation zones, wind speeds)
8. Charlotte County GIS, Property Ownership layer (unit polygons, mailing, exemption and waterfront fields)
9. Charlotte County GIS, SubDivisions layer (coach home condominium phases, book and page)
10. Charlotte County GIS, FEMA letters of map change layer
11. Charlotte County GIS, current FEMA flood zones (effective December 15, 2022)
12. Charlotte County GIS, Storm Surge Evacuation Zones layer
13. Charlotte County GIS, Florida Building Code wind speeds layer
14. Charlotte County Clerk of the Circuit Court, plats and condominium plats search
15. Charlotte County Clerk of the Circuit Court
16. Charlotte County Tax Collector, 2025 bill for a Coach Homes II home
17. Charlotte County Tax Collector, 2025 bill for a Coach Homes I home
18. Charlotte County Tax Collector, 2025 bill for a Coach Homes V home
19. Charlotte County, Heritage Landing development of regional impact file
20. Charlotte County Resolution 2019-134, renaming the Tern Bay DRI to Heritage Landing
21. Charlotte County Resolution 2022-146
22. Charlotte County, Burnt Store Area Plan
23. Charlotte County, Burnt Store Road East-West Connector
24. Charlotte County, Burnt Store Water Reclamation Facility Expansion
25. Charlotte County Community Development
26. Charlotte County Community Development, Building Construction
27. Charlotte County Emergency Management, Know Your Zone
28. Charlotte County, Know Your Zone address lookup
29. Charlotte County, evacuation zone map
30. Charlotte County, Disaster Planning Guide
31. Charlotte County Utilities
32. Charlotte County Solid Waste
33. Charlotte County Public Schools, elementary attendance boundaries
34. Charlotte County Public Schools, middle school attendance boundaries
35. Charlotte County Public Schools, high school attendance boundaries
36. Charlotte County Public Schools, Boundary Locator
37. Charlotte County School Board Policy 5120, School Assignment

Tern Bay Community Development District and the Golf Club

38. Tern Bay CDD, home page
39. Tern Bay CDD, About the District
40. Tern Bay CDD, Board Meeting Information
41. Tern Bay CDD, FAQs (developer prepayment of capital assessments)
42. Tern Bay CDD, Adopted Budget Fiscal Year 2027 (Series 2022 and Series 2005A schedules)
43. Tern Bay CDD, Notice to Homeowners, FY2027 Assessment and Cap Notice
44. Tern Bay CDD, Proposed Budget FY2026
45. Tern Bay CDD, Agenda book for September 22, 2026, including the July 22, 2026 minutes
46. Heritage Landing Golf and Country Club, home page
47. Heritage Landing Golf and Country Club, Course
48. Heritage Landing Golf Club, Rules and Regulations, amended May 9, 2024
49. Heritage Landing Golf and Country Club, Rates

State of Florida

50. DBPR condominium register extract (Coach Homes I to V project numbers, units, recorded dates, managing entities)
51. DBPR, Condominiums, Timeshares and Mobile Homes
52. DBPR, Structural Integrity Reserve Study information
53. DBPR, Condominium reporting requirements
54. Florida Division of Corporations, Coach Homes I at Heritage Landing Condominium Association (N18000010214)
55. Florida Division of Corporations, Coach Homes II at Heritage Landing Condominium Association (N19000009546)
56. Florida Division of Corporations, Coach Homes III at Heritage Landing Condominium Association (N20000001451)
57. Florida Division of Corporations, Coach Homes IV at Heritage Landing Condominium Association (N22000005104)
58. Florida Division of Corporations, Coach Homes V at Heritage Landing Condominium Association (N23000008314)
59. Florida Division of Corporations, Coach Homes I at Tern Bay Condominium Association (N06000008185, dissolved 2008)
60. Florida Division of Corporations, entity search, Heritage Landing
61. Florida Statutes, Chapter 718, Condominiums
62. Section 718.111, association records, websites and insurance
63. Section 718.112, bylaws, reserves and structural integrity reserve studies
64. Section 718.113, maintenance and hurricane protection
65. Section 718.116, assessments and estoppel certificates
66. Section 718.301, transfer of association control
67. Section 718.503, resale disclosure
68. Section 718.504, prospectus and the question-and-answer sheet
69. Section 553.899, milestone inspections
70. Section 190.048, CDD sales contract disclosure
71. Section 720.30851, homeowners association estoppel certificates
72. Section 627.0629, wind mitigation discounts
73. Section 689.302, flood disclosure in residential sales
74. Section 193.155, homestead assessment limitation
75. Section 509.013, lodging definitions
76. Section 509.242, vacation rental classification
77. Florida Department of Education, School Grades
78. Citizens Property Insurance Corporation
79. Florida Office of Insurance Regulation
80. Florida Building Commission, Florida Building Code
81. Florida Division of Emergency Management, Know Your Zone
82. DBPR, public licensee search

Federal Records

83. FEMA, Letter of Map Revision 23-04-1652P, Heritage Landings LOMR
84. FEMA, Letter of Map Revision 23-04-5839P, Heritage Landings II LOMR
85. FEMA, LOMR-F 24-04-0947A (Coach Homes IV buildings 50, 51, 53 and 54)
86. FEMA, National Flood Hazard Layer map service
87. FEMA Flood Map Service Center
88. FEMA, Risk Rating 2.0
89. National Flood Insurance Program, FloodSmart
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
91. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton

Builder, Travel and Health Care

93. Lennar, Arrowhead coach home plan (1,741 sq ft, labeled Heritage Landing Coach Homes exterior)
94. Lennar, Bay Creek coach home plan (2,110 sq ft, lower-level garage)
95. OSRM open-source routing engine (drive-time estimates)
96. Punta Gorda Airport
97. Southwest Florida International Airport, Lee County Port Authority
98. HCA Florida Fawcett Hospital
99. Florida Power and Light
100. Florida State Parks, Charlotte Harbor Preserve State Park

Records Cited in Plain Text

101. Charlotte County Property Appraiser public roll and sales files, qualified improved sales for every parcel whose short legal begins CHH, CH2, CH3, CH4 or CH5, local index built September 29, 2026, newest coach home sale recorded August 7, 2026; our analysis of 347 qualified sales since September 2019.
102. Southwest Florida MLS Matrix, Residential, closed September 25, 2025 to September 24, 2026, Development Heritage Landing Golf and Country Club, per-listing rows pulled September 28, 2026 in a member session; coach home rows split by street.
103. Our flood count: FEMA National Flood Hazard Layer and Charlotte County's letter-of-map-change layer, point-in-polygon on the 268 coach home unit polygons, run September 29, 2026.

Downloadable Documents

The official Coach Homes at Heritage Landing documents below are published by the issuing authority, and each link opens the issuer's own copy, so you read the current version. The coach home declarations, budgets, rules and reserve schedules are not posted publicly; buyers receive them from the seller under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Coach Homes at Heritage Landing. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.