Heritage Bay - Coach Homes

McGreevy and Comisar are the team Coach Homes at Heritage Bay sellers call first, and the team its buyers call when they want the record rather than the brochure: what each floor actually sells for, how the club, condominium and district charges stack, which of the 46 buildings FEMA has already taken out of the flood zone, and whether the roofs have been replaced. Coach Homes at Heritage Bay is a condominium neighborhood inside the master-planned community of Heritage Bay in Naples, Florida. It is 184 two-level coach homes in 46 four-unit buildings on Smokehouse Bay Drive, each home with its own two-car garage, split across three condominium associations (Coach Homes I, II and III) that Lennar declared between 2007 and 2010. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This guide is built from the three recorded declarations of condominium and their surveyor’s certificates, the Heritage Bay Golf & Country Club’s recorded declaration and 2026 fee schedule, the Heritage Bay Community Development District’s FY2027 budget, Collier County’s parcel, address, milestone and evacuation records, FEMA’s effective and preliminary flood maps and a 2012 Letter of Map Amendment that lists every Coach Homes I unit, the Collier County Clerk’s index of every document recorded against the three condominiums, and every Coach Home closing in the Southwest Florida MLS Matrix over the last twelve months. Where the public record stops, we say so and name the document that would answer the question.

If you own a Coach Home and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the floor-by-floor, association-by-association and building-by-building detail below will tell you whether a Coach Home fits before you tour.

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

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

McGreevy and Comisar are the best realtor for Coach Homes at Heritage Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Coach Home market read built on every closing, all three recorded declarations and the county’s unit-by-unit roll.

If you’re searching for the best realtor for Coach Homes at Heritage Bay in Heritage Bay, Naples, whether you’re ready to sell your Coach Homes at Heritage Bay 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 a specific reason. A Coach Home is sold as a condominium but shopped as a small house, and the market treats the two floors differently: in the county’s 2026 roll every second-floor Coach Home is valued about $51,000 above the first-floor home beneath it in the same association, and every recorded second-floor sale in the last year was the larger 2,099 square foot plan. The three associations also have different leasing rules, one of them has a FEMA letter covering all 36 of its homes and two do not, and every one of the 46 buildings had a reroof notice recorded in the summer of 2025. A listing agent who prices a Coach Home off a Heritage Bay average, or off a Naples condo average, misses all of it.

Recent Coach Homes at Heritage Bay track record (last 12 months): In the last 12 months we tracked 7 Coach Home closings in the Southwest Florida MLS Matrix (pulled September 24, 2026, covering closings from September 24, 2025 to September 24, 2026), at a median sold price of $660,000, a range of $620,000 to $805,000, $4,695,000 in total volume and a median sold-to-list ratio of 96.98%; the highest-priced Coach Home sale in that window was $805,000. The Matrix report behind this page recorded the Coach count, prices, days on market and ratios, not the listing office on each closing, so we do not state a represented-sale count here; ask us and we will walk you through all seven closings one by one.

For Coach Home sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At the Coach Homes we also build the paperwork file before the first showing: the club estoppel and the association estoppel, the Heritage Bay CDD line from your own tax bill, your building’s flood facts (and the 2012 FEMA letter if you are in Coach Homes I), and the status of your building’s 2025 reroof, which is the first thing a buyer’s insurance agent asks about.

For Coach Home buyers: the first question is the floor, because the floor decides the plan and the price. The second is the association, because Coach Homes I, II and III do not share one set of leasing rules. The third is the fee stack. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Smokehouse Bay Drive address; 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 Bay home? Get a free Coach Homes at Heritage Bay home valuation or call Jesse direct at (239) 898-6072.

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

Key Takeaways: Coach Homes at Heritage Bay at a Glance

Coach Homes at Heritage Bay is Heritage Bay’s two-level, two-car-garage condominium product: 184 homes, 46 buildings, three associations, one bundled golf membership per home, and a thin but fast resale market. These eight facts carry most buying and selling decisions here.

• 184 homes, 46 buildings, three associations. Coach Homes I (36 homes, buildings 37 to 45), Coach Homes II (88 homes, buildings 46 to 67) and Coach Homes III (60 homes, buildings 68 to 82), all on Smokehouse Bay Drive, per Collier County’s parcel and address records.
• Two floors, four homes a building. Unit numbers end in 101 and 102 on the ground level and 201 and 202 upstairs; every home has its own two-car garage, which the declarations make part of the unit.
• 7 closings in 12 months at a $660,000 median, $620,000 to $805,000, a median of 24 days on market and a 96.98% median sold-to-list ratio (Southwest Florida MLS Matrix, September 24, 2026). One Coach Home was listed for sale that day, at $675,000.
• Upstairs sells higher. Every recorded second-floor sale in the county file was the 2,099 square foot plan ($660,000 and $685,000); every recorded first-floor sale was 1,883 square feet ($620,000 to $640,000).
• Known recurring cost about $13,135 a year before condo dues and property tax: the 2026 club assessment of $10,216, the $1,000 food and beverage minimum and the FY2027 Coach CDD charge of $1,918.54. Condominium association dues are not published.
• Flood: all 36 Coach Homes I units were removed from the high-risk flood zone by a 2012 FEMA letter; Coach Homes II and III have no such letter on file, but FEMA’s March 2025 preliminary map puts all 46 buildings outside the high-risk zone.
• Roofs: each association recorded a notice of commencement to reroof all of its buildings in July and August 2025 (9, 22 and 15 buildings), with the association financially responsible.
• Rules differ by association. All three set a 30-day minimum lease and bar pets in leased units; Coach Homes I adds a cap of three leases in any twelve months. All ages are welcome.

Living in Coach Homes at Heritage Bay as a Homebuyer

Living in Coach Homes at Heritage Bay means a three-bedroom home of roughly 1,900 to 2,100 square feet on one level, a private two-car garage below or beside it, a lake behind the building, Heritage Bay’s gate, 27 holes and clubhouse around you, and a condominium association that looks after the roof, the paint and the grounds.

The Coach Homes are the step up inside Heritage Bay. The four-story Terraces start the ladder at two bedrooms, the two-story Verandas add a den and a one-car garage, and the Coach Homes add a third bedroom, a second garage bay and about 575 more square feet at the county’s median base areas, while still leaving the exterior to an association. Above them sit the detached single-family homes. What follows is what daily life in a Coach Home looks like, drawn from the recorded documents, the county’s records and federal aerial imagery.

What Is a Coach Home at Heritage Bay?

A Coach Home at Heritage Bay is a condominium unit in a two-level building of four homes, two on the ground floor and two above, each with its own garage. Lennar sold the line as “Heritage Bay Coach” from 2007 (Lennar Heritage Bay Coach page, archived 2008). Legally, each home is a unit in one of three condominiums, and the owner holds an undivided share of that condominium’s common elements: one thirty-sixth in Coach Homes I and one eighty-eighth in Coach Homes II, per their declarations (Coach Homes I declaration, OR 4183 PG 2488; Coach Homes II declaration, OR 4248 PG 2053).

Two Floors, Four Homes, One Garage Each

Collier County’s address records number every Coach Home with a building number and a unit number: 37101, 37102, 37201 and 37202 for building 37, and so on through building 82 (Collier County site address points). Ground-level homes end in 101 and 102 and upstairs homes in 201 and 202. The declarations make the garage part of the unit, not a separate limited common element, and say garages “are intended for the primary purpose of parking operational motor vehicles” and may not be converted without Board approval (Coach Homes I declaration, Section 12.7). No Coach Home building appears on Collier County’s list of condominium buildings with three or more habitable stories (Collier County milestone inspection map).

Where the Coach Homes Sit Inside Heritage Bay

All 184 Coach Homes are on Smokehouse Bay Drive, the east side of Heritage Bay. The county’s parcel layer places Coach Homes I in buildings 37 to 45 (10446 to 10478 Smokehouse Bay Dr), Coach Homes II in buildings 46 to 67 (10482 to 10576) and Coach Homes III in buildings 68 to 82 (10590 to 10646) (Collier County parcel layer, tax year 2026 preliminary). Buildings 37 to 67 run north to south in a single row with a lake behind them to the west and the road, a landscape buffer and the golf course to the east. Buildings 68 to 82 turn east to west along the south edge of the community, with a lake behind them to the north and the Immokalee Road buffer and canal in front, as the federal aerial at the top of this page shows (USDA NAIP imagery via USGS The National Map).

Who Owns a Coach Home?

The Coach Homes are the most owner-occupied condominium line in Heritage Bay. In the county’s 2026 preliminary roll, 88 of the 184 Coach Homes (47.8%) carry a homestead exemption, against 23.6% of Veranda units and 19.1% of Terrace units in the same community. By association, 20 of 36 Coach Homes I units, 34 of 88 Coach Homes II units and 34 of 60 Coach Homes III units are homesteaded. Owners’ mailing addresses tell the same story: 98 of 184 (53%) are in Florida, 14 are in Canada, and the most common out-of-state addresses are Pennsylvania (13), New York (12), Massachusetts (8) and New Jersey (7) (Collier County parcel layer). In plain terms, about half the Coach Homes are someone’s year-round Florida home and half are second homes.

A Day in a Coach Home

A Coach Home day starts with the garage. You drive in through Heritage Bay’s staffed gatehouse on Heritage Bay Boulevard at Immokalee Road, turn onto Smokehouse Bay Drive and park inside your own garage rather than under a carport. The golf course is across the road from most of the north-south row of buildings, and the club’s cart path crosses Coach Homes II common ground under a recorded easement, so many owners are a short cart ride from a tee (cart path easement, Coach Homes II to the club, OR 4802 PG 249). The clubhouse, fitness center, resort pool, tennis and pickleball are at the club campus on Siesta Bay Drive, and a club-owned pool parcel sits in the middle of the Coach Homes II row at 10558 Smokehouse Bay Dr. Dinner is at the clubhouse or the Cabana, and the membership, the cable and the internet are all in the club bill.

What the Coach Homes Do Not Have

The Coach Homes have no private pools, no yards of their own and no boat access. The declarations bar boats, trailers, campers and commercial vehicles from being kept outside a garage (Coach Homes I declaration, Section 12.6), and Heritage Bay has no marina, dock or beach club. Hurricane shutters are not permitted on Coach Homes I and II, because the developer installed laminated glass or window film designed to act as hurricane protection (Section 11.12 of each declaration). If you want a pool, a lanai you can extend or a three-car garage, look at the Heritage Bay single-family homes.

Coach Homes I, II and III: One Product, Three Associations

The three associations sell the same two floor plans but run separately. Each is its own Florida not-for-profit corporation: Coach Homes I at Heritage Bay Association, Inc. (filed December 12, 2006), Coach Homes II at Heritage Bay Association, Inc. (December 12, 2006) and Coach Homes III at Heritage Bay Association, Inc. (June 11, 2008), all active and all managed by Cambridge Property Management in Naples (Florida Division of Corporations). Each adopts its own budget, carries its own master insurance, sets its own reserves and enforces its own declaration. The differences that matter to a buyer, leasing, flood letters and assessed values, are set out section by section below.

Ready to Sell or Buy a Coach Home at Heritage Bay? Talk to the Team That Read All Three Declarations

Coach Homes at Heritage Bay owners can get a free Coach Homes at Heritage Bay home valuation priced against the same floor and plan, not the Heritage Bay average, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Buyers comparing a Coach Home with a Veranda or a single-family home in Heritage Bay can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. One page fact to start with: a second-floor Coach Home carries a county value about $51,000 higher than the first-floor home below it.

Coach Homes at Heritage Bay Market Snapshot: What Coach Homes Actually Sell For

Coach Homes at Heritage Bay sold seven times in the twelve months to September 24, 2026, at a median of $660,000 and a range of $620,000 to $805,000, in a median of 24 days on market at 96.98% of the last list price. Seven sales is a thin sample, so we list the sales rather than lean on one median.

Data updated: September 2026 (Southwest Florida MLS Matrix pulled September 24, 2026; Collier County deed and roll files dated August 29, 2026)

The Coach Home market is small because the product is small: 184 homes, of which roughly one in twenty-six changes hands in a year. That makes every sale a comparable, and it makes the difference between a first-floor and a second-floor home, or between a renovated home and an original one, larger than any market-wide trend. Below are the closings, what the county recorded about each one, what is for sale now and how prices have moved since Lennar’s first sales.

What Coach Homes Sold For in the Last 12 Months

The Southwest Florida MLS Matrix report for Heritage Bay (Development field “HERITAGE BAY”, Active and Closed within 365 days, pulled September 24, 2026) records seven closed Coach Home sales. Coach Homes are separated from the other Heritage Bay products in that report by address (Smokehouse Bay Drive units) and by living area of 1,850 square feet or more, which matches Lennar’s Coach plan sizes of 1,883 and 2,099 square feet.

The seven sold prices, from highest to lowest, were $805,000, $685,000, $665,000, $660,000, $640,000, $620,000 and $620,000. Medians here are medians of the individual sales, and the price per square foot and sold-to-list figures are medians of each sale’s own ratio, not ratios of totals.

The Five Sales the County Has Recorded, Floor by Floor

Collier County’s qualified-sale file, which runs through August 12, 2026, recorded five of the seven closings. Matching each deed to the county’s parcel layer shows the building, the floor and the county’s base area for each home (Collier County parcel layer):

The other two MLS closings, at $805,000 and $665,000, do not appear in the county file used here, which is consistent with closings after its August 12, 2026 cut-off. We do not state their floor, plan or association until the county records them; the $805,000 sale is the highest Coach Home price in the window and, on the Matrix report’s figures, a clear outlier above the other six.

What the Floors Tell You

Every ground-floor sale in the county file was a 1,883 square foot home, and every upstairs sale was a 2,099 square foot home. That matches Lennar’s two Coach plans, the 1,883 square foot Hibiscus and the 2,099 square foot Oleander (Lennar Heritage Bay Coach Homes, archived 2010), and it is why we read the Coach market as two markets:

• Ground floor, 1,883 square feet: $620,000, $620,000 and $640,000, a mean of $626,667 and about $333 per county base square foot.
• Upstairs, 2,099 square feet: $660,000 and $685,000, a mean of $672,500 and about $320 per county base square foot.

The upstairs home costs more in dollars and less per square foot, which is the normal pattern for a larger home. The roll agrees: the county’s 2026 preliminary values put every upstairs unit in Coach Homes I and II at $564,562 and every ground-floor unit at $513,154, a gap of $51,408.

What Is For Sale at the Coach Homes Right Now

On September 24, 2026 the Matrix showed one active Coach Home listing, asking $675,000, six days on market, at $358.47 per square foot of living area, which on those figures is a 1,883 square foot home. One listing against seven sales a year is about 1.7 months of supply, the tightest of any Heritage Bay product: the Verandas had 7 listings against 21 sales and the Terraces 8 against 28 on the same day, and Heritage Bay as a whole ran at 2.7 months.

Days on Market and Sold-to-List

The five Coach closings with a days-on-market figure had a median of 24 days, against 68 for the Verandas, 108.5 for the Terraces and 97 for the single-family homes over the same twelve months. The median Coach Home sold at 96.98% of its last list price, and three of the seven sold at or above list, the highest share in Heritage Bay (5 of 70 across the whole community). A well-presented Coach Home priced to the floor-plan comparables is selling quickly; the first two weeks of a listing matter.

Coach Home Prices Over Time, 2019 to 2026

Median qualified sale price per calendar year, from Collier County’s deed layer (count of sales varies by year and is small):

The Coach median more than doubled from 2019 to its 2024 peak of $740,000 and has since eased about 13% to $640,000 for 2026 to date on county records. That is a smaller retreat than the single-family line’s, and the Verandas have held roughly flat since 2025. The county figures are recorded prices and include no list-side information.

What the County Says a Coach Home Is Worth

The 2026 preliminary roll values the 184 Coach Homes at a median of $526,358. By floor and association:

The roll values Coach Homes III homes $25,000 below the same floor in Coach Homes I and II. The county does not publish its reason on the parcel record; the Coach Homes III buildings are the later phase (2010 to 2012) and sit along the Immokalee Road buffer rather than facing the golf course. County “just value” is an assessment figure and runs below recent sale prices here. The median ad valorem tax on the preliminary 2026 roll is $4,623.47, a figure that mixes homesteaded and non-homesteaded owners; a buyer’s tax resets toward the purchase price (Collier County parcel layer).

What Coach Homes Sold For New, 2007 to 2010

Lennar priced the Coach Homes from $398,990 to $438,990 in 2007 and from $269,000 to $299,000 in 2010, after the housing crash (Lennar Heritage Bay Coach page, archived 2008; Lennar Coach Homes page, archived 2010). A Coach Home bought new at $269,000 in 2010 now trades between $620,000 and $685,000 on the recorded sales above.

Our Read of the Coach Home Market

Coach Homes are the one Heritage Bay condominium product where demand is running ahead of supply in September 2026: one listing, a 24-day median and three of seven sales at or above list. Prices have come off the 2024 peak, but the product has kept a buyer pool the Terraces and Verandas have partly lost, because it answers the question most Heritage Bay condo buyers ask first: “does it have a real garage?” We price a Coach Home against the same floor and plan, then adjust for renovation, lake view and the building’s flood facts.

First-Hand: What We Check Before We Price a Coach Home

Before we put a number on a Coach Home we pull five things: the floor and plan from the county parcel record (ground-floor 1,883 or upstairs 2,099 square feet), the association’s estoppel and its current budget and reserve schedule, the status of the building’s 2025 reroof permit, the building’s flood zone and, for Coach Homes I, the unit’s line in FEMA’s 2012 letter, and the club estoppel showing the dues paid through closing. Those five documents answer most of what a Coach Home buyer’s lender, insurer and attorney ask in the first two weeks of a contract.

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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.

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

Coach Homes at Heritage Bay came to be as one of Lennar’s four Heritage Bay product lines, declared as three condominiums between January 2007 and February 2010 on land developed by Bayvest, L.L.C., a U.S. Home (Lennar) entity. Buildings were certified complete one by one from 2007 to 2012, and the associations passed to owner control after Lennar sold out.

The story matters to a buyer for two reasons. It explains why there are three associations with slightly different rules for one product, and it dates the buildings, which is what an insurer, a lender and Florida’s condominium laws care about.

Lennar, Bayvest and the Heritage Bay Plan

Heritage Bay was assembled on a former limerock quarry by Bayvest, L.L.C., the declarant of the community’s umbrella declaration recorded January 20, 2006 alongside Centex Homes for The Quarry side (umbrella declaration, OR 3968 PG 4031). Lennar built and sold every Heritage Bay home line, and the Heritage Bay CDD’s board describes “the developer, Lennar” (CDD board letter, May 24, 2023). The CDD’s 2005 engineer’s report planned 1,250 homes on about 687 acres (Heritage Bay CDD Engineer’s Report, 2005); the Coach Homes are 184 of them.

Who Built the Coach Homes?

Lennar Homes, LLC is the declarant on all three Coach Homes declarations and on every building completion certificate in the Clerk’s index, with BBLS Surveyors & Mappers certifying the early Coach Homes I and II buildings, WilsonMiller the 2008 to 2010 buildings and Banks Engineering the Coach Homes III phases (Collier County Clerk Official Records index). No other builder appears in the recorded chain.

Three Declarations, 2007 to 2010

The Florida Department of Business and Professional Regulation’s condominium register lists the three projects with 36, 88 and 60 units and recorded dates of February 7, 2007, June 28, 2007 and February 4, 2010 (DBPR condominium extract, Central West region). Official Records links: Coach Homes I declaration, Coach Homes II declaration, Coach Homes III declaration.

Built Building by Building, 2007 to 2012

The Clerk’s index shows surveyor’s certificates of substantial completion recorded building by building: Coach Homes I buildings 41 and 42 in March 2007 and 43 to 45 in April 2007; Coach Homes II buildings 47 and 48 in June 2007 through buildings 64 and 67 in November 2009; and Coach Homes III, declared as fifteen phases of one building each, from building 82 (phase 1) in April 2010 to building 68 (phase 15) in February 2012. The county roll’s year-built field runs from 2007 to 2012 with a median of 2008 for the Coach line.

Why Coach Homes III Is a Phase Condominium

Coach Homes III was declared under Section 718.403 of the Condominium Act as a phase condominium: “Phases 1 through 15 will each contain one (1) building containing four (4) units,” and each building was added by amendment as it was finished (Coach Homes III declaration, Section 3). That is why the Clerk’s index for Coach Homes III holds fifteen phase amendments from 2010 to 2012. It changes nothing for an owner today, since all fifteen phases were added, but it is why the Coach Homes III documents are longer and why its sections are numbered differently from Coach Homes I and II.

From Lennar to the Owners

Heritage Bay’s owners formed a transition committee in January 2011, and the club’s governing documents were restated by the members in 2019 (Heritage Bay Transition Committee, Inc., Sunbiz). The Coach associations’ recorded owner-era documents begin with a 2012 cart path easement from Coach Homes II to the club and a 2016 member vote in Coach Homes III that enlarged its board from three to five directors, recorded in January 2024 (Coach Homes III bylaws amendment, OR 6320 PG 2732; corrective certificate, OR 6321 PG 1352). We did not find a recorded turnover certificate for the Coach associations in the Clerk’s index.

The Homes: Hibiscus and Oleander Coach Home Floor Plans

The Coach Homes at Heritage Bay were built in two Lennar floor plans, the Hibiscus at 1,883 square feet and the Oleander at 2,099 square feet, both three bedrooms and two baths with a two-car garage. County records tie the smaller plan to the ground floor and the larger plan to the upstairs home in every sale recorded this year.

The Two Plans at a Glance

Sources: Lennar Coach Homes page, archived 2010 and Lennar Oleander page, archived 2008. The floor assignment is our reading of the county’s records: every ground-floor sale in the 2025 to 2026 county file carries 1,883 square feet of base area and every upstairs sale 2,099, and the roll values every upstairs home above every ground-floor home in the same association.

Three Ways to Measure a Coach Home

Buyers see three square footages for the same home, and none of them is wrong. Lennar marketed 1,883 and 2,099 square feet. The county records the same 1,883 and 2,099 as base area on the homes that sold. The Coach Homes III declaration states “air conditioned living space” of 1,749 to 1,820 square feet per unit in its phase table (Coach Homes III declaration, Section 3.1), a narrower measure. The MLS living areas behind the $329.26 median price per square foot match the county figures. Compare price per square foot only on the same measure.

What Lennar Built Into a Coach Home

Lennar’s 2008 Oleander page listed “impact resistance windows and doors”, “designer custom colored cement roof tile” and “brick paver driveway and sidewalks” (Lennar Oleander, archived 2008). The Coach Homes I and II declarations add that “laminate glass or window film architecturally designed to function as hurricane protection has been installed by the Developer,” which is why shutters are not permitted on those buildings (Section 11.12). Lennar’s disclaimer applies to all of its dimensions: they are approximate, and a specific home’s features should be checked against the home.

Garages, Stairs and What the Owner Maintains

Each Coach Home has its own two-car garage, and the declarations make the garage part of the unit. We found no elevator in any Coach Home document, and no Coach building is on the county’s list of buildings with three or more habitable stories. The maintenance split in the Coach Homes I declaration is specific and worth reading before you buy. The association maintains the roofs, the exterior walls and exterior surfaces, the concrete slabs, the water lines up to each unit’s cut-off valve, the wiring up to each unit’s breaker panel and the resurfacing and sealing of the driveways. The owner maintains the windows, window glass and frames, the entrance door and the garage door, the screens, the air conditioning serving the unit, the water heater, appliances, cabinets and everything else inside the unit, and the day-to-day cleaning of the driveway and lanai (Coach Homes I declaration, Sections 11.1 to 11.3). Because windows and doors are the owner’s, the owner’s HO-6 policy and any wind-mitigation credit depend partly on them.

Lake Views and Golf-Side Buildings

Every Coach building backs onto a lake. The north-south row, buildings 37 to 67, looks west over a long lake from the rear and east across Smokehouse Bay Drive to a planted buffer and the golf course. The east-west row, buildings 68 to 82, looks north over a lake from the rear and south toward the landscaped Immokalee Road buffer and canal. Those are observations from current federal aerial imagery, not a view guarantee for a specific unit; the upstairs homes see more of the water than the ground-floor homes.

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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 Bay?

A Coach Home at Heritage Bay comes with a full, bundled, non-equity membership in Heritage Bay Golf & Country Club, the same membership every one of Heritage Bay’s 1,250 homes carries: 27 holes of golf with no green fees, the clubhouse and its restaurants, fitness, tennis, pickleball, the resort pool and the neighborhood pools.

The Coach associations themselves own no clubhouse or pool. What they own is the buildings, the lakeside grounds and the driveways. The amenities are the club’s, and the club is also Heritage Bay’s master association, so the amenity bill and the master association bill are the same bill.

The Club Membership That Conveys With the Home

The club’s recorded declaration makes membership “an appurtenance to and may not be separated from ownership of the Living Unit,” and fixes the number of Living Units and memberships at 1,250 (2020 amendments to the club declaration, OR 5761 PG 2840). The club’s membership page says “no equity or deposits required” (Heritage Bay Golf & Country Club membership page). What conveys with a Coach Home, in plain terms: one voting club membership, up to two designated members per home, and the right to use the golf course and club facilities under the club’s rules. What does not convey: any equity in the club, and the one-time Resale Capital Contribution, which every buyer pays anew.

Golf, the Clubhouse and the Club Campus

The club lists 27 holes in three nines (Pine, Cypress and Oak) designed by Gordon “Gordy” Lewis and Jed Azinger, opened in November 2006, a clubhouse, an 8,000 square foot fitness center, Har-Tru tennis courts, four new pickleball courts, a resort pool and five satellite pools (Heritage Bay story page; club page). Members pay a cart fee of $29 for 18 holes or $17.50 for nine, and no green fee, under the 2026 schedule (2026 User Fee Schedule). The full club picture is in our Heritage Bay guide.

The Pool in the Middle of the Coach Row

A club-owned parcel at 10558 Smokehouse Bay Drive sits between Coach Homes II buildings 64 and 65, and current federal aerial imagery shows a pool and pool deck on it. The Clerk’s index shows the club recording notices of commencement in May 2019 for pool resurfacing on Heritage Bay Tract N, the tract that also holds Coach Homes II buildings (club notices of commencement, OR 5625 PG 1676). The club does not publish which neighborhoods each of its five satellite pools serves, so we describe this one by location only: it is the closest pool to most Coach Homes.

The Golf Cart Path Through Coach Homes II

In 2012 Coach Homes II at Heritage Bay Association granted the club a “non-exclusive easement” over part of its common elements “for the limited purposes of providing pedestrian and golf cart access to Grantee’s members,” with the club responsible for the pavement and for liability insurance on the path (cart path easement, OR 4802 PG 249; companion easement OR 4802 PG 254). For owners it means golfers pass through part of the Coach Homes II grounds, and for golfers living there it means a short ride to the course.

What Coach Owners Get From the District

The Heritage Bay Community Development District maintains all 31 lakes, the lake banks and the stormwater system, including the lakes behind every Coach building (CDD board letter, 2023). The district’s FY2027 budget carries $223,900 for lake erosion repair and $157,000 for lake reserves (Heritage Bay CDD FY2027 adopted budget). The roads, including Smokehouse Bay Drive, are the club’s to maintain under its declaration.

What Coach Owners Do Not Get

No private pool, no marina or boat slip, no beach club and no equity refund. An owner who leases out a Coach Home also gives up the use of the association’s recreation and parking facilities during the lease (Coach Homes I and II declarations, Section 13.4), and under the club’s rules gives up club use while the club membership is transferred to the tenant.

What Are the Condo Association Fees at Coach Homes at Heritage Bay?

Coach Homes at Heritage Bay condominium association fees are not published. None of the three associations has a public website, and their budgets are held by Cambridge Property Management, the manager for all three. A buyer should get the current adopted budget, the reserve schedule and an estoppel from Cambridge before signing.

We checked for public figures and found none from an official source. Figures on brokerage and portal pages were not used, because they are not the associations’ own documents and they go stale each January.

The Three Coach Associations and Who Manages Them

Corporate records: Florida Division of Corporations search. Manager: the club’s list of neighborhood managers names Cambridge for Coach Homes I to III (club membership page), and the state condominium register gives the association addresses in care of Cambridge (DBPR condominium extract). Each owner pays an equal share of the association’s common expenses because each owns an equal share of the common elements (Coach Homes I declaration, Section 10.2).

What the Coach Association Budget Pays For

Under the declarations, the association budget funds the master property insurance on the buildings, including windstorm, the roofs, exterior walls and paint, the concrete slabs, the driveways’ resurfacing and sealing, the lakeside landscaping, pest control where the board contracts for it, management, and the reserves for those items (Coach Homes I declaration, Sections 10.1, 11.1 and 15.3 to 15.4). The 2025 reroof of every building is the association’s cost; each 2025 notice of commencement states “the condominium association is financially responsible for replacing the roofs.”

How to Get the Real Number

Ask the seller for the association’s current annual budget, the reserve schedule, the most recent year-end financial statement and the insurance declarations, and ask Cambridge for an estoppel certificate, which Florida law requires the association to issue on request and which states the regular assessment, any special assessment and any balance due (s. 718.116, Florida Statutes). Condominium sellers must also give buyers the declaration, bylaws, rules, the latest budget and the “Frequently Asked Questions and Answers” sheet (s. 718.503, Florida Statutes). We request all of it at listing so a Coach buyer sees it in the first week.

Coach Homes at Heritage Bay Layered Fees: Condominium, Club and CDD

Coach Homes at Heritage Bay owners pay four separate billers: their condominium association, Heritage Bay Golf & Country Club (which is also the master association), the Heritage Bay CDD on the county tax bill, and Collier County property tax. The known recurring charges outside the condo budget total $13,134.54 a year for 2026 to 2027.

Layer 1: The Condominium Association

Set each year by the Coach Homes I, II or III board and billed by Cambridge. Not published; obtain the adopted budget and an estoppel. This layer carries the building insurance and the reserves, so it is the layer that moves most with Florida’s insurance market.

Layer 2: The Club and Master Association

The 2026 club annual assessment is $10,216 per home, the same for every home type in Heritage Bay: operating dues $6,981, reserve dues $2,188 and bulk cable and internet $1,047, billed annually on January 1. Members also carry a $1,000 annual food and beverage minimum, which is spendable at the club (2026 User Fee Schedule; 2026 club budget). The 2025 assessment was $9,642.

Layer 3: The Heritage Bay CDD Line on the Tax Bill

The CDD bills each Coach Home as its own “Coach” class. For FY2027, on the November 2026 tax bill, the charge is $557.00 for operations plus $1,361.54 of debt service, $1,918.54 in total, before the early-payment discount; for FY2026 it was $1,867.54 (Heritage Bay CDD assessments page; FY2027 adopted budget). The debt service repays the district’s Series 2018A bonds, which mature on May 1, 2036, so the debt part should last appear on the November 2035 bill. An owner can prepay the debt portion through a payoff letter from the district manager, Premier District Management, for a $150 letter fee; the $557 operations charge continues regardless.

Layer 4: Collier County Property Tax

The median ad valorem tax on the 2026 preliminary roll for a Coach Home is $4,623.47, but that median mixes homesteaded owners, whose assessed value is capped, with non-homesteaded owners. A buyer’s assessed value resets toward the purchase price in the year after the sale, so budget from your own price, not the seller’s bill. The CDD charge appears on the same county tax bill as a non-ad valorem assessment (Collier County Tax Collector).

What the Stack Looks Like for a Buyer

One-Time Costs When You Buy

• Resale Capital Contribution: $13,500, paid by the buyer at closing, effective January 1, 2026; $5,000 for a buyer who already owns in Heritage Bay and sells the first home within 12 months, or who sold a Heritage Bay home within 90 days before closing, under the club’s May 28, 2026 resolution (discounted capital contribution resolution).
• Club estoppel: $250 under the 2026 fee schedule (the membership web page still shows $220).
• Condominium estoppel from the Coach association, within the statutory limits of s. 718.116.
• Optional CDD debt payoff, quoted by the district manager.

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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.

The Coach Homes Declarations, Bylaws and Rules, Section by Section

The Coach Homes at Heritage Bay governing documents are three recorded declarations of condominium, each with its own bylaws, sitting under the Heritage Bay Golf & Country Club declaration and rules. Coach Homes I and II use near-identical Lennar declarations from 2007; Coach Homes III uses a longer 2010 phase-condominium form with different section numbers.

Every quotation below is from the recorded text, read in the Collier County Clerk’s images. The Clerk’s index for each condominium (295 documents for Coach Homes I, 530 for Coach Homes II and 285 for Coach Homes III, searched September 24, 2026) shows no later amendment to the declaration sections quoted here other than those we note. Declarations can be amended by owner vote at any time, so a buyer’s attorney should confirm the current text.

Occupancy: One Family, a Residence, No Business Traffic

“Each unit shall at any time be occupied by only one family, its servants and guests, as a residence and for no other purpose.” Home offices are allowed, but not business activity that brings “regular or frequent traffic” of deliveries, employees or customers, and “the use of a unit as a public lodging establishment shall be deemed a business or commercial use” (Coach Homes I and II declarations, Section 12.1). In practice that bars nightly and weekly rentals on top of the leasing rules below.

Signs

“No signs, banners, billboards or advertisements of any kind, including without limitation, those of Realtors” may be displayed on the property, including in windows and vehicles (Section 12.5). The club separately runs its own approved sign and open-house program for sellers, covered in the seller section below.

Vehicles and Parking

Vehicles park only on paved surfaces or in the garage. Commercial vehicles, trailers, boats, campers, motorcycles and recreational vehicles may not be kept on the property unless fully enclosed in a garage, and “because the number of parking spaces is very limited,” the right of residents of any unit to keep more than one motor vehicle in the condominium “may be limited or regulated by the Association.” Vehicles parked in violation may be towed (Section 12.6).

Garages

“Garages as shown in Exhibit B are part of the units and are intended for the primary purpose of parking operational motor vehicles.” A garage may not be permanently enclosed or converted without the Board’s written approval, garage doors stay closed when not in use, and only emergency vehicle repairs are allowed, inside the garage (Section 12.7).

Lanais, Screening and Alterations

The Board may adopt standard plans for screening or glassing-in lanais, subject to the club’s architectural review; an owner may enclose a lanai to the standard plan without separate consent, but no lanai may be enclosed otherwise without written approval, and the owner then maintains and insures the enclosure (Sections 11.3 and 11.11). Alterations to a unit or the common elements need Board approval (Section 11.5).

Hurricane Protection

“Laminate glass or window film architecturally designed to function as hurricane protection has been installed by the Developer. The glass or window film complies with the applicable building code, therefore hurricane shutters are not permitted” (Coach Homes I and II declarations, Section 11.12). The Coach Homes III declaration takes a different route: an owner may not install “any storm or hurricane shutter which has not been approved by” the association (Coach Homes III declaration, Section 11.1.4), and it regulates awnings, canopies and shutters again in its use restrictions (Section 18.2).

Insurance: Master Policy and HO-6

The association insures the buildings on an all-risk basis “including windstorm,” along with liability and fidelity coverage, and may add flood insurance on the common elements and units (Sections 15.3 to 15.5). Each owner “is expected to carry” an HO-6 policy with endorsements for leakage, seepage and wind-driven rain, coverage for owner improvements, and loss-assessment protection “against a large special assessment levied by the Association to pay an uninsured loss” (Section 15.2). Deductibles fall on whoever would have had to pay for the repair without insurance (Section 15.7(D)).

Selling: Notice, Not Approval

“An owner intending to sell his unit shall give the Association written notice of such intent at least seven (7) days prior to the closing of the sale, including the name of the purchaser,” and the new owner sends the association a copy of the recorded deed within 30 days (Coach Homes I and II declarations, Section 14.1). The text we read requires notice, not a board approval of the buyer. Coach Homes III’s transfer provisions sit in Section 14 of its declaration. The club requires no formal application from a buyer; it processes a new-owner questionnaire on receipt of the closing documents and fees (club membership page).

Boards and Bylaws

Coach Homes III members voted on March 18, 2016 to enlarge the board from three to five directors, all of whom must be unit owners; the amendment was recorded in January 2024 (OR 6320 PG 2732). Coach Homes II’s developer amended its bylaws in December 2009 (OR 4521 PG 2671). At the club level, the Coach Homes are the club’s Housing Group 3, which elects two of the club’s nine directors (2023 amendments to the club declaration, OR 6234 PG 3880).

The Club Layer Above the Condominium

The club’s Second Amended and Restated Declaration applies to every Coach Home on top of the condominium declaration: a 30-day minimum on any lease, a limit of two pets with pit bulls and other aggressive breeds prohibited, the club’s sign and architectural rules, the Resale Capital Contribution and the club’s lien for unpaid dues (Second Amended and Restated Declaration, OR 5639 PG 277; 2026 Rules and Regulations). Where the club and the condominium differ, a Coach owner follows the stricter of the two.

Is Coach Homes at Heritage Bay a 55+ Community?

Coach Homes at Heritage Bay is not a 55+ community. The Coach Homes I and II declarations say “there is no restriction on the age of occupants of units” (Section 12.2), and neither the Heritage Bay club declaration nor its bylaws contain a housing-for-older-persons provision, so buyers and residents of any age are welcome.

The only age language is about supervision: occupants under 18 “must be closely supervised at all times by an adult” so they do not become an annoyance to other residents (Section 12.2). The club’s own documents provide for custodial children and grandchildren of members as designated members under conditions. Third-party pages that label Heritage Bay “55+” are wrong on the recorded documents. The Coach Homes still skew older and seasonal in practice; that is a market fact, not a rule.

Can You Rent Out a Coach Home at Heritage Bay?

You can rent out a Coach Home at Heritage Bay, with limits. Every lease must be for at least 30 days under both the club declaration and each Coach declaration, only whole homes may be leased, and the three associations differ on how often and on pets: Coach Homes I caps leases at three in any twelve months, and Coach Homes I and II bar pets in leased homes.

The Coach Homes are not a short-term rental product. A Coach Home can work as a seasonal rental (a winter lease of one to four months) or an annual rental, and the club gives a tenant club privileges only if the owner transfers the membership for a $600 fee, during which the owner loses club use.

The Leasing Rules in One Table

Sources: Coach Homes I declaration, Section 13; Coach Homes II declaration, Section 13; Coach Homes III declaration, Sections 18.9 and 18.17. The Coach Homes III landlord must also “sufficiently assure the Board that no Unit will be occupied by any sexual offender or predator,” which mirrors the club’s own leasing rule.

The Club’s Rules for Tenants

The club’s recorded declaration sets its own 30-day floor: “No Living Unit may be leased or rented for less than 30 consecutive days,” and every rental advertisement must say so (Second Amended and Restated Declaration, Section 5.30). An owner may transfer the club membership to up to two approved tenants for a lease of 30 days or more, for a $600 administrative fee with at least 30 days’ notice; the owner then loses the use of club amenities for the transfer period (Transfer of Club Membership Packet).

What a Coach Home Landlord Should Plan For

Plan for three notices (association, club transfer, and the association’s lease forms or approval where it applies), for a tenant who may bring no pet in Coach Homes I and II, and for seasonal demand that is concentrated in January to March. A Coach Home investor in Coach Homes I should also track the three-leases-in-twelve-months cap, which rules out a string of one-month winter lets. The associations can adopt rules on top of the declarations; ask for the current rules with the budget.

Can You Sell a Coach Home With a Tenant in It?

Yes. A lease does not stop a sale, and every lease is subordinate to the association’s lien under the declarations. The buyer takes the home subject to the lease unless the lease says otherwise, and the club membership transfer ends with the lease. We time showings around the tenant and put the lease, the transfer paperwork and the rent roll in the buyer’s file.

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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.

Pet Rules at Coach Homes at Heritage Bay

Coach Homes at Heritage Bay allows two pets per home. Coach Homes I and II allow “no more than two (2) small pets, of a normal domesticated household type (such as a cat or dog)”, leashed or carried outdoors; Coach Homes III allows two cats or dogs in the aggregate; and the club bans pit bulls and other aggressive breeds throughout Heritage Bay.

The Pet Rules

Sources: Coach Homes I and II declarations, Section 12.3; Coach Homes III declaration, Section 18.13; club declaration, Section 5.31. In every Coach declaration, keeping a pet “is a privilege, not a vested right,” and the Board may order the removal of a pet that becomes a nuisance.

Assistance Animals

Florida law and federal fair housing law treat assistance animals and service animals differently from pets, and a condominium’s pet limits do not apply to them in the same way (s. 413.08, Florida Statutes). An owner or tenant who needs one should make a written request to the association under its procedures.

Milestone Inspections, SIRS and Florida Condo Law at the Coach Homes

Coach Homes at Heritage Bay buildings are two-level condominium buildings, and none appears on Collier County’s list of condominium buildings with three or more habitable stories. On that basis they fall below the three-story trigger for Florida’s mandatory milestone structural inspections and structural integrity reserve studies, which apply to Heritage Bay’s four-story Terraces instead.

This is one of the clearest differences between a Coach Home and a Terrace condo, and it shows up in pricing: Terrace buyers ask about milestone schedules and SIRS reserves, Coach buyers mostly do not. It does not mean the Coach associations can skip reserves or maintenance, as explained below.

What the Two Laws Say

Florida’s milestone inspection law requires structural inspections of condominium and cooperative buildings “three habitable stories or more,” first due 30 years after the certificate of occupancy (25 years within three miles of the coast), then every ten years (Collier County milestone inspections; s. 553.899, Florida Statutes). The structural integrity reserve study requirement applies to condominium buildings three stories or more in height and was due for existing buildings by December 31, 2025 (DBPR SIRS reporting; s. 718.112, Florida Statutes). The 2025 condominium law, HB 913, kept the three-story line (HB 913 (2025)).

Why the Coach Buildings Fall Below the Threshold

Three records point the same way. Collier County’s milestone map lists 15 Heritage Bay buildings, all Terraces at 10265 to 10353 Heritage Bay Boulevard, and no building on Smokehouse Bay Drive (Collier County milestone inspection map). The county’s addresses number every Coach Home on two levels only (101, 102, 201, 202). And the Heritage Bay CDD assesses the Coach Homes as their own “Coach” class rather than with the “4 Story” Terraces. The final call on any building’s classification belongs to the association’s engineer and the county’s building official; if you are buying, ask the association for its written position.

Reserves Still Apply

Florida still requires every condominium budget to include reserve accounts for capital expenditures and deferred maintenance such as roof replacement and painting, which owners can vote to reduce or waive for buildings not subject to the SIRS rule (s. 718.112(2)(f), Florida Statutes). The 2025 reroof notices show the Coach associations spending on the largest of those items. Ask for the reserve schedule, the funding level and whether any reserve was waived at the last budget meeting.

What a Coach Home Buyer Should Ask For

• The association’s current budget and reserve schedule, with the vote history on reserves.
• The 2025 reroof: permit number, final inspection date and how it was funded (reserves, special assessment or loan).
• The master insurance declarations page, with the windstorm deductible.
• Any board minutes from the last twelve months that mention special assessments, painting or structural work.
• The estoppel certificate, which will show any special assessment levied and unpaid.

Hurricanes, Flood Zone and Insurance at Coach Homes at Heritage Bay

Coach Homes at Heritage Bay sits about ten miles inland in Collier County Evacuation Zone E, with no modeled storm surge in a Category 1 to 3 hurricane. On FEMA’s effective 2012 flood map most Coach buildings are drawn in Zone AH or AE, but a 2012 FEMA letter removed all 36 Coach Homes I units, and FEMA’s 2025 preliminary map moves every Coach building to Zone X.

For a Coach buyer the practical questions are three: does my lender require flood insurance on this specific home, what does the association’s master policy cover, and how old is the roof. We answer each below from the federal, county and recorded sources, building by building.

Flood Zone, Building by Building

We queried each of the 46 Coach building address points against FEMA’s National Flood Hazard Layer (effective map) and the preliminary map service on September 24, 2026:

Sources: FEMA National Flood Hazard Layer, flood zones; FEMA preliminary flood hazard layer; FEMA LOMA layer. A point query on an address is a screening result, not a flood determination; a lender’s flood determination, the FEMA letter and an elevation certificate decide a specific home.

The 2012 FEMA Letter for Coach Homes I

FEMA’s Letter of Map Amendment 12-04-5082A, dated May 31, 2012, lists each of the 36 Coach Homes I units by number, 37101 through 45202, and for each one records “Property” removed from the Special Flood Hazard Area into Zone X (shaded), with a base flood elevation of 14.6 feet (NAVD 88); the flooding source is “ponding/overland flow” (FEMA LOMA 12-04-5082A). In FEMA’s own words, the letter “amends the effective NFIP map to remove the subject property from the SFHA … therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement.” FEMA’s layer marks the letter as not yet incorporated into a revised map. We found no comparable letter covering Coach Homes II or III.

The Preliminary Map and the 2027 Timeline

FEMA issued Collier County’s preliminary flood maps on March 20, 2025. Collier County opened the 90-day appeal period on August 19, 2026 and targets an effective date of summer 2027, subject to change (Collier County news release, August 2026). Until the new map is effective, the 2012 map and the 2012 letter govern the federal lender requirement. For a Coach Homes II or III buyer with a mortgage, that means a lender may require flood insurance today on a building the new map will show in Zone X.

Evacuation Zone and Storm Surge

Every Heritage Bay point tested, including the Smokehouse Bay Drive homes, is in Collier County Hurricane Evacuation Zone E, on a scale where Zone A evacuates first (Collier County evacuation zones; Florida Division of Emergency Management, Know Your Zone). The National Hurricane Center’s storm surge risk maps show no surge at Heritage Bay in near-worst-case Category 1 to 3 storms, less than three feet above ground in Category 4 and more than six feet in Category 5 (NHC National Storm Surge Risk Maps).

Hurricane Irma, Ian and Later Storms

Irma made its final Florida landfall near Marco Island on September 10, 2017 as a Category 3 hurricane and tracked just east of Naples (NHC Tropical Cyclone Report, Irma). Heritage Bay’s CDD says Irma damaged the district’s lake banks and that it restructured its bonds in 2018 to fund the repairs. The Coach associations each recorded two notices of commencement with the same contractor on July 31, 2018 (OR 5538 PG 1786 to 1816); the work description on those one-page forms is handwritten and not legible in the Clerk’s images, so we do not characterize it. We found no Heritage Bay-specific damage report from Ian (2022), Helene or Milton (2024), and federal flood-claim data show no Ian, Helene or Milton claims in the grid cell that contains Heritage Bay (OpenFEMA NFIP claims).

The 2025 Reroof of All 46 Buildings

Each Coach association recorded a notice of commencement naming Roof Wars LLC as contractor: Coach Homes I on July 31, 2025 to “REROOF 9 BUILDINGS” (OR 6493 PG 3745), Coach Homes III on August 1, 2025 for 15 buildings (OR 6494 PG 1989) and Coach Homes II on August 6, 2025 for 22 buildings (OR 6496 PG 458). Each states that “the condominium association is financially responsible for replacing the roofs.” Nine, 22 and 15 are exactly the building counts of the three associations. A notice of commencement is filed before work starts; it does not prove completion. Ask for the permit’s final inspection for your building.

Why Roof Age Matters for a Coach Home

Florida law bars an insurer from refusing to write or renew a homeowner’s policy on a residential structure “with a roof that is less than 15 years old solely because of the age of the roof” (s. 627.7011, Florida Statutes). The original Coach roofs, built 2007 to 2012, were 13 to 18 years old in 2025. A finished 2025 reroof resets that clock for the association’s master policy and helps the building’s wind-mitigation profile, which is why we put the reroof permit in every Coach listing file.

The Master Policy, the HO-6 and the Deductible

Florida requires every condominium association to carry “adequate property insurance” on the buildings, based on a replacement-cost appraisal updated at least every three years (s. 718.111(11), Florida Statutes). The Coach declarations require all-risk coverage including windstorm on the buildings, and expect each owner to carry an HO-6 with loss-assessment coverage (Section 15). The owner’s policy should also cover the windows, doors and interior items the owner maintains under Section 11.2. Deductible shares fall on the party that would have paid for the repair, so an HO-6 with loss-assessment and deductible coverage is worth pricing.

Citizens and Flood for a Coach Owner

Citizens Property Insurance’s 2026 recommended rates for Collier County put the average HO-6 (condominium unit owner) multiperil premium at $1,770, down 9.7% from $1,959, and the average HW-6 wind-only condo policy at $2,323, up 7.3% (Citizens 2026 Rate Kit). Citizens’ flood-coverage requirement, which reaches all personal residential policies on January 1, 2027, excludes condominium unit-owner policies, so a Coach owner insured with Citizens on an HO-6 is not required to buy flood coverage by that rule (Citizens flood requirement). A lender’s requirement is separate.

Wind Rating and Construction Era

Every Coach building post-dates the 2001 Florida Building Code, and Heritage Bay’s design wind speed on Collier County’s 2006 wind map (about 126 to 127 mph) is above the 120 mph wind-borne debris threshold of that code era, the zone where opening protection is required (Florida Geographic Data Library wind-speed history). Lennar listed impact-resistant windows and doors and cement roof tile on the Coach Homes, and the Coach Homes I and II declarations record developer-installed laminated glass or film as the buildings’ hurricane protection. A wind-mitigation inspection on the form the Office of Insurance Regulation adopts can document those features for the HO-6 (OIR-B1-1802).

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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 Coach Homes at Heritage Bay?

Coach Homes at Heritage Bay is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School for the 2026-2027 school year. We checked one address in each association, 10446, 10518 and 10610 Smokehouse Bay Drive, against Collier County Public Schools’ own address lookup, for both 2026-2027 and 2025-2026, and every unit returned the same three schools.

Sources: Collier County Public Schools address lookup (queried September 24, 2026); CCPS 2026 Accountability Brief; school grades page. Drive distances are free-flow routing estimates from the Heritage Bay Boulevard entrance. Attendance zones can change; confirm a specific address with the district before you rely on it. Nearby charter options include Naples Classical Academy at 10270 Immokalee Road (CCPS charter schools).

County Permits and Recorded Work at the Coach Homes

Coach Homes at Heritage Bay’s recorded work history, read from the Collier County Clerk’s index for each condominium, shows two association-wide projects since Lennar finished: notices of commencement in July 2018 and a reroof of all 46 buildings noticed in July and August 2025. Individual owners also record their own notices for work inside or on their homes.

Association Projects on Record

Source: Collier County Clerk, Official Records legal search, property names “Coach Homes 1, 2 and 3 Heritage Bay”, every instrument reviewed September 24, 2026.

What the Owner-Level Record Shows

Across the three condominiums the Clerk’s index holds 1,110 instruments: mostly deeds and mortgages, plus more than 20 owner notices of commencement in Coach Homes I alone, and a handful of association liens and releases from 2008 to 2015, the years after the housing crash. We read the pattern as normal for a 2007-era condominium; the absence of association liens after 2015 in the index is a good sign for the associations’ collections, not a guarantee.

How to Check a Specific Home’s Permits

Collier County’s Growth Management permit portal holds the permit, inspection and final dates for each address; the notices of commencement above tell you which permits to look up. For a Coach purchase, look up the building’s 2025 roof permit and the unit’s own window, door, air conditioning and water heater permits.

What Is Being Built Near Coach Homes at Heritage Bay?

Coach Homes at Heritage Bay sits at the southeast corner of Heritage Bay, where Coach Homes III backs onto the Immokalee Road buffer, so road projects on Immokalee Road and Collier Boulevard matter more here than deeper inside the community. The biggest near-term changes are traffic and new neighborhoods to the east and south.

• Immokalee Road traffic. County counts east of Collier Boulevard ran about 55,000 to 60,000 vehicles a day in 2025, and the Collier MPO names Immokalee Road among the county’s most congested corridors. The Coach Homes III row is separated from the road by a landscaped buffer and a canal, as the aerial shows.
• I-75 at Immokalee Road. FDOT’s diverging-diamond interchange project at Exit 111, about 4.7 miles west, is expected to start construction in 2027.
• Vanderbilt Beach Road extension. Phase I opened June 12, 2026, adding an east-west route south of Heritage Bay.
• New neighborhoods. Founders Square on the southeast corner of Immokalee Road and Collier Boulevard, and large approved communities to the east, including Horse Trials Village, will add traffic and retail over the next decade.

These items are summarized from the research behind our Heritage Bay guide, where each carries its county or state source; we repeat only what a Coach buyer on Smokehouse Bay Drive needs.

Daily Logistics at Coach Homes at Heritage Bay

Coach Homes at Heritage Bay daily logistics are simple: one staffed gate, your own two-car garage, club-bundled cable and internet, county water and sewer, and a three-minute drive to the nearest emergency room at NCH Northeast. The rules that shape the day are about vehicles, garages, signs and guests.

Getting In: the Gate

Heritage Bay has one staffed, 24-hour gatehouse at the Immokalee Road entrance on Heritage Bay Boulevard, and the club’s rules log visiting vehicles there (club membership page; 2026 Rules and Regulations).

Parking, Guests and Vehicles

Your cars go in your garage. Paved guest parking is limited, which is why the declarations let the association limit the number of vehicles a household keeps outside the garage, and why boats, trailers, campers and commercial vehicles must be inside a garage (Section 12.6). For a moving truck or contractor van, ask the association for its current rule on temporary parking.

Water, Sewer, Power, Cable and Internet

Water and sewer are Collier County Public Utilities; the CDD’s engineer’s report records the utility lines as dedicated to the county (Heritage Bay CDD Engineer’s Report, 2005). Bulk cable and internet are part of the club assessment ($1,047 of the 2026 total). Trash collection and mail delivery arrangements are not set out in the documents we read; ask the association.

Drive Distances From the Coach Homes

Free-flow estimates from the Heritage Bay Boulevard entrance at Immokalee Road, OSRM routing, September 2026; peak-season times are longer.

Sources: NCH emergency services; Florida Department of Health trauma center list; OSRM routing service. Collier County has no state-verified trauma center; the nearest is Lee Health’s Gulf Coast Medical Center in Fort Myers.

How Do Coach Homes Compare to Terraces, Verandas and Single-Family Homes at Heritage Bay?

Coach Homes at Heritage Bay sit third of Heritage Bay’s four product lines on price, above the Terraces and Verandas and below the single-family homes, but first on speed: a 24-day median on market against 68 to 108.5 days for the other lines, and the highest share of sales at or above the last list price (three of seven).

Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 24, 2025 to September 24, 2026)

Every Heritage Bay home carries the same $10,216 club assessment and the same club membership, so the products differ only in the home itself, the CDD debt class, the condominium or HOA layer, and the building rules. That makes Heritage Bay one of the few places where the price of a garage, a bedroom and a floor can be read almost directly.

The Four Heritage Bay Products on One Yardstick

Sources: Southwest Florida MLS Matrix report for Development “HERITAGE BAY”, pulled September 24, 2026; Heritage Bay CDD FY2027 budget; Collier County 2026 preliminary roll; Collier milestone map; Lennar archived plan pages. The single-family median is even-count (the mean of $985,000 and $992,500) and the Terrace median and days on market are also even-count means.

Coach Homes and the Terraces

A Terrace is the lowest-cost way into Heritage Bay: a two-bedroom condo in a four-story building at about half the price of a Coach Home. The trade is space, a garage and the building rules: Terrace buildings are on the county’s milestone-inspection roster and subject to structural reserve studies, and Terrace resales took a median of 108.5 days with no sale at or above list. The two products rarely compete for the same buyer. See our guide to the Heritage Bay Terraces.

Coach Homes and the Single-Family Homes

A Heritage Bay Executive single-family home on a 55-foot lot starts where a Coach Home tops out in size, adds a yard, room for a private pool and full control of the exterior, and costs roughly $330,000 more at the twelve-month medians. The Coach Home is the choice for a buyer who wants the three bedrooms and the two-car garage but not the roof, the pool service or the hurricane preparation of a detached house. With no single-family listing on September 24, 2026, some single-family shoppers are looking at Coach Homes now. See our guide to Heritage Bay single-family homes.

Coach Homes Outside Heritage Bay

Buyers sometimes compare Heritage Bay Coach Homes with coach homes in newer North Naples and East Naples communities and in The Quarry next door. Those communities have their own club models, fees and flood maps that we have not researched to the same standard for this page, so we do not publish a like-for-like table; ask us for a side-by-side on the specific homes you are weighing. For the neighbor that shares Heritage Bay’s zoning district, see our guide to The Quarry.

Coach Homes vs Verandas at Heritage Bay: Which Should You Choose?

Coach Homes vs Verandas at Heritage Bay comes down to space against price: a Coach Home gives you a third bedroom, about 575 more square feet at the county’s median base areas (1,991 against 1,414) and a second garage bay for about $160,000 more at the twelve-month medians, and it has sold faster; a Veranda gives you the same club and gate for less.

The Verandas are the Coach Homes’ nearest rival because the buyers overlap. Both are two-level condominium buildings below the three-story line, both carry the identical club membership and dues, and both are sold to buyers who want a garage, which the Terraces lack. The table below sets them side by side on the records.

Coach Homes vs Verandas Decision Table

Sources: Southwest Florida MLS Matrix, September 24, 2026; Heritage Bay CDD assessments; Lennar Veranda Barrington plan, archived 2012; Lennar Coach Homes, archived 2010; FEMA preliminary flood layer. Full Veranda detail is in our guide to the Heritage Bay Verandas.

Who Should Choose a Coach Home, and Who Should Choose a Veranda?

Choose a Coach Home if you need a third bedroom, keep two cars, plan to live in Heritage Bay most of the year or want the building nearest the golf course at a condo price; the market is rewarding exactly that with a 24-day median. Choose a Veranda if a den is enough, one garage bay is enough, and the $160,000 difference matters more than the space. Investors should read the leasing table: Coach Homes I caps leases at three a year and bars pets in leased homes, which narrows the tenant pool; the Veranda associations each have their own declarations, which we set out on the Veranda page.

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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.

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

Coach Homes at Heritage Bay offer near-house space, a two-car garage and an association-maintained exterior inside a bundled-golf community, and they have sold faster than any other Heritage Bay product in the last year. The costs are a high fixed fee stack, unpublished condo dues, stairs for upstairs owners and leasing rules that suit residents more than investors.

The Pros

• Space and a real garage. Three bedrooms, 1,883 or 2,099 square feet and a two-car garage that is part of the unit.
• Exterior handled. The association maintains roofs, walls, slabs and grounds, and all 46 roofs were noticed for replacement in 2025.
• Fast, firm resale market. A 24-day median on market, 96.98% sold-to-list and one listing on the market in late September 2026.
• Below the condo-safety trigger. Not on the county’s milestone list, unlike the Terraces.
• Flood trend in your favor. Coach Homes I has a 2012 FEMA removal letter for every unit, and the 2025 preliminary map shows every Coach building in Zone X.
• Full club membership included, with no green fees, and the course across the road from most buildings.
• Owner-occupied neighbors. Nearly half of Coach Homes are homesteaded, the highest share of any Heritage Bay condo line.

The Cons

• A high fixed cost. $13,134.54 a year in club, food minimum and CDD charges before condo dues and property tax, identical to a Terrace owner’s club bill.
• Condo dues not published. You must get the budget and estoppel to know the full cost, and the 2025 reroof may affect reserves or assessments.
• Stairs. Upstairs homes have no elevator in any document we read.
• Leasing limits. 30-day minimums everywhere, a three-lease cap in Coach Homes I, and no pets in leased homes in Coach Homes I and II.
• A lender may still require flood insurance in Coach Homes II and III until the new map takes effect, expected in summer 2027.
• Thin comparables. Seven sales a year make pricing sensitive to one outlier, such as the $805,000 sale in the last twelve months.
• Immokalee Road. Coach Homes III faces the landscaped buffer along Immokalee Road, a major arterial.

Selling a Coach Home? Get a free Coach Homes at Heritage Bay 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.

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

If you’re searching for a Coach Homes at Heritage Bay listing agent, or thinking, ‘I need someone to sell my Coach Homes at Heritage Bay home…’ you are selling into a market with one competing listing, a 24-day median on market and buyers who will ask about your floor, your building’s roof and your association’s rules before anything else. McGreevy and Comisar sell Coach Homes on those facts.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 24, 2026; Collier County deed and roll files dated August 29, 2026)

The Coach Homes are the tightest market in Heritage Bay today, and in a tight market the difference between a strong sale and an average one is preparation: pricing to the right floor and plan, having the documents ready, and presenting the home to the buyers who value a garage and a third bedroom. 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.

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

What Coach Homes Sold For in the Last 12 Months

In the last 12 months Coach Homes at Heritage Bay has seen 7 resales (Southwest Florida MLS Matrix, closings September 24, 2025 to September 24, 2026); the Matrix report did not break out the listing office on each sale, so we do not state a represented count here.

• Closings: 7, median $660,000, range $620,000 to $805,000.
• Dollar volume: $4,695,000.
• Days on market: median 24 (five of seven sales carry a figure).
• Sale-to-list: median 96.98%; 3 of 7 at or above list.
• By floor (county-recorded sales): ground-floor 1,883 square foot homes $620,000 to $640,000; upstairs 2,099 square foot homes $660,000 and $685,000.
• Today: one active listing at $675,000.

Selling Into a One-Listing Market

With one active Coach Home listing, a well-prepared Coach Home is competing mainly with Veranda and single-family options, not with other Coach Homes. That favors a seller who prices to the floor and plan and launches with the full file, because the buyers who want a Coach Home specifically have little else to see. It does not justify an aspirational price: the county-recorded sales sit in a narrow band, and buyers’ agents will show that band.

What Makes Selling a Coach Home Different

• Floor and plan. Price against the same floor; the county values upstairs homes about $51,000 above ground-floor homes in the same association.
• The roof. Every building’s reroof was noticed in 2025; the buyer’s insurer will ask for the permit final and the roof date.
• Flood facts by association. Coach Homes I sellers have a FEMA letter covering their unit; Coach Homes II and III sellers should have the preliminary-map facts and any elevation certificate ready.
• The club’s Resale Capital Contribution. The buyer pays $13,500 at closing ($5,000 for a qualifying move within Heritage Bay), which a buyer’s agent will raise in negotiation.
• Signs and showings. The condominium declarations bar Realtor signs; the club allows weekend open houses from noon to 5 p.m. with club-approved signs, and requires a gate courtesy list from November through April.

The Documents a Coach Home Buyer Will Ask For

• The association’s budget, reserve schedule, insurance declarations and the “Frequently Asked Questions and Answers” sheet.
• The association estoppel and the club estoppel.
• The CDD line from your tax bill and, if you want, a payoff quote.
• The roof permit and final inspection for your building.
• For Coach Homes I, your unit’s line in FEMA letter 12-04-5082A.

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

Start with a free Coach Homes at Heritage Bay home valuation. It takes about a minute, and Jesse follows up with the Coach sales that fit your home: the same floor and plan, the same association, adjusted for renovation, lake view and the condition of your windows, doors and air conditioning. An automated estimate cannot tell a ground-floor Hibiscus from an upstairs Oleander in the same building; the county values them about $51,000 apart. We price to it.

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

Is now a good time to sell a Coach Home at Heritage Bay?

For a well-prepared home priced to the floor-plan sales, yes. On September 24, 2026 the Coach Homes had one active listing against seven sales in the last year, about 1.7 months of supply, and the median sale took 24 days. Listing in the fall puts a Coach Home in front of the winter buyers who make up much of Heritage Bay’s demand.

How do I price a ground-floor Coach Home against the upstairs sales?

Against the ground-floor sales. The three county-recorded ground-floor sales in the last year were 1,883 square foot homes at $620,000, $620,000 and $640,000; the two upstairs sales were 2,099 square foot homes at $660,000 and $685,000. The headline $660,000 median mixes both.

Does the 2025 reroof help my sale?

Yes, if it is finished and documented. A completed roof permit on your building answers the insurer’s first question and removes a pricing objection. If the reroof was paid by special assessment and you have paid it, the estoppel will show it cleared; if an installment remains, the contract should say who pays it.

Do I need the association’s approval to sell my Coach Home?

In Coach Homes I and II, the recorded declaration requires written notice to the association at least seven days before closing, with the buyer’s name, not a board approval (Section 14.1). Coach Homes III has its own transfer section. The club needs no application, only its new-owner questionnaire and closing documents.

Who pays the club’s $13,500 Resale Capital Contribution?

The buyer, at closing, under the club’s 2026 fee schedule. A buyer who already owns in Heritage Bay and sells within 12 months, or who sold a Heritage Bay home within 90 days before closing, pays $5,000 instead if the request form is filed before closing.

Can I sell my Coach Home with a tenant in it?

Yes. The buyer takes the home subject to the lease unless the lease provides otherwise, and the tenant’s club membership transfer ends with the lease. Showings need the tenant’s cooperation, so we set a schedule in writing at listing.

Your Local Real Estate Experts

Coach Homes at Heritage Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read the three Coach declarations, the club’s recorded documents, FEMA’s letter and every recent Coach sale before writing a word of this guide.

McGreevy and Comisar are the Domain Realty team behind this Coach Homes at Heritage Bay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market the Coach Homes sit in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: Jesse has lived in Estero since 2003, a short drive up I-75 from Heritage Bay. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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. On a Coach Homes page the credential that matters more is narrower than any award: we read the Coach Homes I, II and III declarations, the Coach Homes III bylaws amendment, the club’s restated declaration and 2026 fee schedule, the CDD’s FY2027 budget, FEMA’s 2012 letter, every notice of commencement recorded against the three condominiums and every Coach closing in the Southwest Florida MLS Matrix before this guide was written. For current Heritage Bay listings, including any Coach Home for sale, see Heritage Bay homes for sale on DomainRealtyGroup.com.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Coach Homes at Heritage Bay 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 was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, 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 Bay home? Get a free Coach Homes at Heritage Bay home valuation, or call Jesse direct at (239) 898-6072.

Buying at Coach Homes at Heritage Bay? 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 through the Florida Department of Business and Professional Regulation’s public licensee search, the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around the Coach Homes, see our guide to Heritage Bay, its sibling neighborhoods, the Heritage Bay Terraces, Heritage Bay Verandas and Heritage Bay single-family homes, and our Naples guide.

Frequently Asked Questions, Buyer Edition

Coach Homes at Heritage Bay buyers ask the same questions in roughly the same order: what a Coach Home is, what it costs to own, what the rules allow and how exposed it is to storms and flood. Each answer below stands on its own and carries its source.

What are the Coach Homes at Heritage Bay?

The Coach Homes at Heritage Bay are 184 two-level condominium homes in 46 four-unit buildings on Smokehouse Bay Drive in Heritage Bay, Naples, built by Lennar from 2007 to 2012. Each has three bedrooms, two baths and its own two-car garage, and each comes with a full Heritage Bay Golf & Country Club membership. They are governed by three condominium associations, Coach Homes I, II and III.

Where are the Coach Homes in Heritage Bay?

All 184 Coach Homes are on Smokehouse Bay Drive on the east and south sides of Heritage Bay, at addresses from 10446 to 10646 Smokehouse Bay Dr, Naples, FL 34120, per Collier County’s address records. Buildings 37 to 67 run north to south facing the golf course; buildings 68 to 82 run east to west along the Immokalee Road buffer.

How many Coach Homes are there, and in how many buildings?

There are 184 Coach Homes in 46 buildings of four homes each: Coach Homes I has 36 homes in buildings 37 to 45, Coach Homes II has 88 homes in buildings 46 to 67, and Coach Homes III has 60 homes in buildings 68 to 82. The total matches the club’s recorded neighborhood roster, the Heritage Bay CDD’s “Coach” assessment class and the county tax roll.

Are Heritage Bay Coach Homes condos or townhomes?

They are condominiums. Each Coach Home is a unit in one of three recorded condominiums, and the owner holds an undivided share of that condominium’s common elements, one thirty-sixth in Coach Homes I and one eighty-eighth in Coach Homes II. The buildings look like large two-story houses, which is why the product is called a coach home, but the ownership is condominium under Chapter 718 of Florida law.

Is each Coach Home on one level?

Yes, on the records we read each Coach Home occupies one level of a two-level building: homes ending in 101 and 102 are on the ground floor and homes ending in 201 and 202 are upstairs. County records tie the 1,883 square foot plan to the ground floor and the 2,099 square foot plan to the upstairs home in every sale recorded in the last year.

How big are the Coach Homes?

Lennar marketed two plans, the Hibiscus at 1,883 square feet and the Oleander at 2,099 square feet, each with three bedrooms and two baths. The county records the same two sizes on homes that sold. The Coach Homes III declaration states air-conditioned living space of 1,749 to 1,820 square feet per unit, a narrower measure, so compare square footage only on the same basis.

Do the Coach Homes have garages?

Yes. Every Coach Home has its own two-car garage, and the declarations make the garage part of the unit. Garages must be kept for parking operational vehicles, may not be enclosed or converted without Board approval, and their doors stay closed when not in use (Coach Homes I and II declarations, Section 12.7).

Do the upstairs Coach Homes have elevators?

We found no elevator in any Coach Home document, and the buildings are two levels, below the three-story line Florida uses for its condominium safety laws. A buyer who needs single-level access without stairs should look at the ground-floor homes, which are the 1,883 square foot plan.

When were the Coach Homes built?

The Coach Homes were built from 2007 to 2012. Coach Homes I buildings were certified complete in 2007, Coach Homes II from 2007 to 2009 and Coach Homes III, a fifteen-phase condominium, from 2010 to February 2012, according to the surveyor’s certificates in the Collier County Clerk’s index. The county roll’s year-built median for the Coach line is 2008.

Who built the Coach Homes at Heritage Bay?

Lennar Homes built the Coach Homes; Lennar is the declarant on all three condominium declarations and on every building completion certificate in the Clerk’s index. The land was developed by Bayvest, L.L.C., a U.S. Home (Lennar) entity. No other builder appears in the recorded chain.

What does a Coach Home at Heritage Bay cost?

Seven Coach Homes closed in the twelve months to September 24, 2026, at a median of $660,000 and a range of $620,000 to $805,000 (Southwest Florida MLS Matrix). County-recorded ground-floor sales ran $620,000 to $640,000 and upstairs sales $660,000 to $685,000. One Coach Home was listed that day at $675,000.

How fast do Coach Homes sell?

The median Coach Home sale in the last twelve months took 24 days on market and closed at 96.98% of the last list price, and three of seven sold at or above list (Southwest Florida MLS Matrix, September 24, 2026). That is the fastest of Heritage Bay’s four products; the Verandas took 68 days and the Terraces 108.5.

What are the HOA fees for a Heritage Bay Coach Home?

The known recurring charges are the 2026 club assessment of $10,216, the $1,000 food and beverage minimum and the FY2027 Coach CDD charge of $1,918.54, $13,134.54 a year in total. The condominium association assessment for Coach Homes I, II or III is not published; get the association’s budget and estoppel from Cambridge Property Management before contract.

What is the CDD fee for a Coach Home?

The Heritage Bay CDD bills a Coach Home $557.00 for operations plus $1,361.54 for debt service in FY2027, $1,918.54 in total, on the November 2026 Collier County tax bill (Heritage Bay CDD assessments). The debt portion repays bonds that mature May 1, 2036 and can be prepaid through a payoff letter from the district manager.

What does the club membership cost to join when buying a Coach Home?

There is no joining fee or equity deposit, but the buyer pays a Resale Capital Contribution of $13,500 at closing under the club’s 2026 fee schedule, or $5,000 for a qualifying buyer moving within Heritage Bay. The membership is bundled with the home and non-equity, so nothing is refunded when you sell.

Is golf included with a Coach Home?

Yes. Every Coach Home carries one full club membership with golf on 27 holes and no green fee; members pay a cart fee of $29 for 18 holes or $17.50 for nine under the 2026 schedule. The membership also covers the clubhouse, fitness, tennis, pickleball and pools, and it cannot be separated from ownership of the home.

Is there a pool near the Coach Homes?

The Coach Homes have no private pools, but a club-owned pool parcel sits in the middle of the Coach Homes II row at 10558 Smokehouse Bay Drive, visible in federal aerial imagery, and the club’s resort pool is at the clubhouse campus. The club lists five satellite pools in Heritage Bay but does not publish which neighborhoods each one serves.

Are the Coach Homes on the golf course?

Buildings 37 to 67 face the golf course across Smokehouse Bay Drive and a planted buffer, and the club’s cart path crosses part of the Coach Homes II grounds under a 2012 recorded easement. The Coach buildings themselves back onto lakes rather than fairways, so most Coach Homes have lake views to the rear.

Is Coach Homes at Heritage Bay gated?

Yes. Heritage Bay has a staffed, 24-hour gatehouse at its Immokalee Road entrance on Heritage Bay Boulevard, and visitors are logged in under the club’s rules. The Coach Homes are inside the gate on Smokehouse Bay Drive.

Is Coach Homes at Heritage Bay a 55+ community?

No. The Coach Homes I and II declarations say “there is no restriction on the age of occupants of units,” and the Heritage Bay club documents contain no housing-for-older-persons provision. Residents of any age may buy and live in a Coach Home; children under 18 must be supervised by an adult.

Can I rent out my Coach Home?

Yes, with limits. Every lease must be for at least 30 days, only whole homes may be leased and subleasing is barred. Coach Homes I also caps leases at three in any twelve months, and Coach Homes I and II bar pets in leased homes. Tenants get club privileges only if the owner transfers the membership for $600.

Can I do short-term or vacation rentals in a Coach Home?

No. Both the club declaration and the Coach declarations set a 30-day minimum lease, and the Coach Homes I and II declarations treat use of a unit “as a public lodging establishment” as a prohibited business use. Nightly and weekly rentals are not allowed.

How many pets can I have in a Coach Home?

Two. Coach Homes I and II allow no more than two small household pets such as a cat or dog; Coach Homes III allows two cats or dogs in the aggregate plus fish and up to two indoor birds; and the club bans pit bulls and other aggressive breeds in all of Heritage Bay. Pets must be leashed or carried outdoors.

Can tenants bring pets to a Coach Home?

Not in Coach Homes I or II: both declarations say “no pets of any kind are permitted in leased units.” We did not find the same bar in the Coach Homes III text we read, where the general two-pet rule applies. Assistance animals are handled separately under state and federal law.

What flood zone are the Coach Homes in?

On FEMA’s effective 2012 map most Coach buildings are in Zone AH or AE, with building 67 in Zone X. All 36 Coach Homes I units were removed from the high-risk zone by FEMA letter 12-04-5082A in 2012. FEMA’s March 2025 preliminary map puts all 46 Coach buildings in Zone X; it is expected to take effect in summer 2027.

Do I need flood insurance on a Coach Home?

It depends on the building and the lender. A Coach Homes I unit is covered by FEMA’s 2012 removal letter, so the federal mandatory purchase requirement does not apply, although a lender may still require coverage. Coach Homes II and III have no such letter, so a federally backed lender may require flood insurance until the new map takes effect.

Did Hurricane Irma or Ian damage the Coach Homes?

We found no public damage report for the Coach Homes from Irma (2017), Ian (2022), Helene or Milton (2024). The Heritage Bay CDD reports that Irma damaged its lake banks, repaired with 2018 bonds, and federal flood-claim data show no Ian, Helene or Milton claims in the grid cell containing Heritage Bay. Ask the association for its storm and insurance-claim history.

Were the Coach Home roofs replaced?

Each association recorded a notice of commencement to reroof all of its buildings in summer 2025: nine buildings in Coach Homes I, 22 in Coach Homes II and 15 in Coach Homes III, with Roof Wars LLC as contractor and the association financially responsible. A notice records the start of work; ask for the permit’s final inspection for your building.

Can I install hurricane shutters on a Coach Home?

Not on Coach Homes I or II: their declarations say the developer installed laminated glass or window film designed to act as hurricane protection, “therefore hurricane shutters are not permitted.” Coach Homes III bars any storm or hurricane shutter the association has not approved.

What does condo insurance cost for a Coach Home?

The association insures the buildings, and you insure your unit’s interior, windows, doors and contents with an HO-6. Citizens’ 2026 recommended average Collier HO-6 premium is $1,770; private carriers vary. A completed 2025 roof and a wind-mitigation inspection can lower your premium; get quotes before you remove the inspection contingency.

Are the Coach Homes subject to Florida’s milestone inspection and SIRS laws?

No Coach building appears on Collier County’s list of condominium buildings with three or more habitable stories, and the buildings are two levels, so they fall below the three-story trigger for milestone inspections and structural integrity reserve studies. Florida’s general reserve requirements for condominium budgets still apply.

Which schools serve the Coach Homes?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High, all graded A for 2025-26, per Collier County Public Schools’ address lookup for 10446, 10518 and 10610 Smokehouse Bay Drive for the 2026-2027 school year. Confirm a specific address with the district before you rely on it.

How far are the Coach Homes from the beach and the airport?

From the Heritage Bay entrance on Immokalee Road it is about 11.4 miles (20 minutes free-flow) to Vanderbilt Beach, 4.7 miles to I-75 at Exit 111, 17.9 miles to Fifth Avenue South and 27.5 miles (36 minutes) to Southwest Florida International Airport. Peak-season traffic adds time.

Which is better, a Coach Home or a Veranda at Heritage Bay?

A Coach Home gives you a third bedroom, more space and a two-car garage for about $160,000 more at the twelve-month medians, and it has sold faster (24 days against 68). A Veranda gives you a den and a one-car detached garage for less. The club membership and dues are identical; see the decision table above.

Who manages the Coach Homes associations?

Cambridge Property Management in Naples manages all three Coach associations, per the club’s neighborhood manager list and the state’s condominium register. Each association has its own elected board; Coach Homes III enlarged its board from three to five directors by a 2016 member vote.

How do I buy a Coach Home with McGreevy and Comisar?

Call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida. We pull the floor, the association’s documents, the roof permit and the flood facts for the specific Coach Home before you write an offer, and we track new Coach listings the day they appear. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions, Seller Edition

Coach Homes at Heritage Bay sellers ask about value, timing, the paperwork a Coach sale needs and how the club, condominium and district charges are handled at closing. The answers below come from the recorded documents, the club’s 2026 schedules and the last twelve months of Coach sales.

What is my Coach Home at Heritage Bay worth?

Most likely somewhere in the range of recent same-floor sales: ground-floor 1,883 square foot homes recorded at $620,000 to $640,000 and upstairs 2,099 square foot homes at $660,000 to $685,000 in the last year, with an $805,000 outlier. Condition, renovation and view move a home within that band. Get a free Coach Homes at Heritage Bay home valuation or call Jesse at (239) 898-6072.

How long will it take to sell my Coach Home?

If it is priced to the floor-plan comparables, probably weeks, not months. The median Coach Home sale in the last twelve months took 24 days on market, and only one Coach Home was listed on September 24, 2026. Overpriced listings do not benefit from that pace; buyers’ agents will show the narrow band of recent sales.

Is it a good time to sell a Coach Home at Heritage Bay?

Supply is at its tightest: one listing against seven sales a year, about 1.7 months of supply, while the Verandas and Terraces carry seven and eight listings. Prices are below the 2024 county median of $740,000 but have held better than the single-family line. Listing ahead of the winter season reaches the most buyers.

When is the best time of year to list a Coach Home?

Fall, for a winter closing. Heritage Bay’s buyers are heavily seasonal, the club’s open-house program runs from November through April, and roughly half of Coach owners have mailing addresses outside Florida. A home listed in October or November is in front of the full winter buyer pool.

Should I price my upstairs Coach Home higher than a ground-floor home?

Yes in dollars, not necessarily per square foot. The county values upstairs homes about $51,000 above ground-floor homes in the same association, and the recorded upstairs sales were the 2,099 square foot plan at $660,000 and $685,000. Per square foot, upstairs sales ran lower. Price against the same floor.

Does the association have to approve my buyer?

In Coach Homes I and II the recorded declaration requires written notice to the association at least seven days before closing with the purchaser’s name, and a copy of the recorded deed within 30 days after; it does not set a board approval of the buyer. Coach Homes III has its own transfer section. The club asks only for a new-owner questionnaire and closing documents.

How many estoppel certificates does a Coach Home sale need?

Two: one from your condominium association, through Cambridge Property Management, and one from Heritage Bay Golf & Country Club, whose 2026 fee is $250. The CDD is not an estoppel item because its charge is on the county tax bill, but a buyer may ask for a CDD payoff quote.

Who pays the estoppel fees when I sell?

Whoever the contract says. The standard Florida contracts assign association estoppel fees, and the parties can negotiate them. Florida caps condominium estoppel fees by statute (s. 718.116); the club’s fee is $250 under its 2026 schedule.

Does my buyer have to pay a club capital contribution?

Yes. The buyer pays the club’s Resale Capital Contribution of $13,500 at closing, effective January 1, 2026, or $5,000 if the buyer already owns in Heritage Bay and sells within 12 months, or sold a Heritage Bay home within 90 days before closing. Foreclosure, death and certain spousal transfers are exempt.

What happens to my club membership when I sell?

It transfers with the home. The recorded club declaration makes the membership an appurtenance of the Living Unit that cannot be separated from ownership, and it is non-equity, so there is no refund to the seller. Your dues are settled through the club estoppel at closing.

How is the CDD charge handled at closing?

The Coach CDD charge ($1,918.54 for FY2027) is on the county tax bill, so it is prorated with property taxes at closing like any tax item. If you prepaid the debt portion, the district’s records will show it, and your buyer’s charge will be the $557 operations amount only.

Should I pay off the CDD debt before I sell?

Usually not for the sale alone. Prepaying the debt portion helps a buyer only if it is priced into the deal, and the Coach debt charge of $1,361.54 a year ends after the 2036 bond maturity anyway. A payoff letter from Premier District Management costs $150 and gives the exact figure if you want to compare.

Will the 2025 reroof affect my sale?

It should help, once your building’s roof permit is finaled. A new roof on the master policy answers the buyer’s insurer’s first question. If the association funded the reroof by special assessment, the estoppel shows what is paid and what remains, and the contract should say who pays any remaining installment.

Do I have to disclose that my Coach Home is in a flood zone?

Florida requires a seller of residential property to give the buyer a written flood disclosure “at or before the time the sales contract is executed,” covering known flood damage during your ownership, flood insurance claims and federal flood assistance, and your lender-facing facts depend on the building. We give every Coach buyer the effective and preliminary map facts for the building and, for Coach Homes I, the unit’s line in FEMA’s 2012 letter (s. 689.302, Florida Statutes).

Does my Coach Home need a milestone inspection or SIRS before I sell?

No Coach building is on Collier County’s milestone list, and the two-level buildings fall below the three-story trigger for the SIRS rule. Buyers will still ask for the association’s reserve schedule and budget, and a condominium seller must give buyers the governing documents and the association’s Frequently Asked Questions sheet.

Can I put a For Sale sign on my Coach Home?

Not a standard Realtor sign. The Coach declarations bar “signs, banners, billboards or advertisements of any kind, including without limitation, those of Realtors.” The club runs its own approved sign program and allows weekend open houses from noon to 5 p.m., with a gate courtesy list from November through April, which we use.

How do showings work behind the Heritage Bay gate?

Buyers and their agents are logged in at the staffed gatehouse. For open houses the club uses a courtesy list submitted by 1:00 p.m. the Friday before, November through April, and open houses run on weekend afternoons. For private showings we coordinate access and keep a showing log.

Can I sell my Coach Home furnished?

Yes. Many Heritage Bay buyers are seasonal, and a furnished, move-in-ready Coach Home appeals to them. We list furnishings on a separate inventory so the lender values the real estate alone, and we note what conveys in the contract.

Can I sell my Coach Home with a tenant in place?

Yes. The buyer takes the home subject to the lease unless the lease says otherwise, and the tenant’s club membership transfer ends with the lease. In Coach Homes I remember that your lease count for the last twelve months may matter to a buyer who plans to rent.

How do investors look at a Coach Home?

Investors look at the leasing rules first: 30-day minimums, a three-lease cap in Coach Homes I and no pets in leased homes in Coach Homes I and II narrow the rental market. Coach Homes III’s text we read is less restrictive on frequency and pets. We market each home to the buyers its association’s rules suit.

Should I renovate my Coach Home before listing?

Rarely a full renovation; often targeted work. Fresh paint, lighting, updated fixtures and a clean garage return more than a new kitchen in a seven-sale-a-year market. Anything touching the exterior, windows or lanai needs association and club approval. We walk the home and give you a short list before you spend.

Does it matter which Coach association my home is in?

Yes, for three things: flood (Coach Homes I has a FEMA removal letter), leasing (Coach Homes I has the three-lease cap) and value (the county values Coach Homes III homes $25,000 below the same floor in Coach Homes I and II). We price and market each home to its association.

What documents should I gather before listing my Coach Home?

The association’s current budget, reserve schedule, insurance declarations and rules; your unit’s estoppel request details; your last tax bill with the CDD line; your roof permit final; any elevation certificate; your own permits for windows, doors, air conditioning and water heater; and, in Coach Homes I, your unit’s line in FEMA letter 12-04-5082A.

How much will I net from my Coach Home sale?

Your net is the price less the mortgage payoff, the brokerage fee, Florida documentary stamp tax on the deed (70 cents per $100 in Collier County), title and closing costs, your share of prorated taxes and dues, and any unpaid assessment on the estoppel. We prepare a written net sheet with your listing price before you sign.

Who pays documentary stamp tax when I sell in Collier County?

By custom in Southwest Florida the seller pays the deed documentary stamp tax, at 70 cents per $100 of the sale price, but it is negotiable in the contract. On a $660,000 Coach Home that is $4,620 (Florida Department of Revenue, documentary stamp tax).

Will I owe capital gains tax on my Coach Home sale?

Possibly, depending on your gain and whether the home was your principal residence for two of the last five years; federal rules exclude up to $250,000 of gain for a single filer and $500,000 for a married couple filing jointly (IRS Publication 523). Florida has no state income tax. Ask your tax adviser.

Can I take my Save Our Homes benefit to my next Florida home?

If your Coach Home is homesteaded, Florida’s portability rule lets you transfer all or part of your Save Our Homes assessment difference, up to $500,000, to a new Florida homestead established within the statutory window (Florida Department of Revenue, homestead and portability). About 48% of Coach Homes are homesteaded, so this matters to many sellers.

What if I am buying another home in Heritage Bay?

Tell us before you sign either contract. The club’s May 28, 2026 resolution lets a buyer who sold a Heritage Bay home within 90 days before closing, or who sells the first home within 12 months, pay a $5,000 Resale Capital Contribution instead of $13,500, but the request form must be filed before closing.

What will a Coach Home buyer ask about first?

The floor and plan, then the roof, then the fees. Have your unit’s floor and square footage, the building’s roof permit, the association budget and the club and CDD figures ready. In Coach Homes II and III, add the flood facts, because a buyer’s lender may require flood insurance until the new map is effective.

Can I rent back my Coach Home after closing?

A post-closing occupancy agreement is possible, but a rent-back is a lease between you and the buyer, and the association and club leasing rules, including 30-day minimums, may apply depending on its length. We draft short occupancy periods carefully and check the association’s rules first.

Why list my Coach Home with McGreevy and Comisar?

Because we price a Coach Home by floor, plan and association from the recorded sales, and we build the roof, flood, estoppel and fee file before the first showing. We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.

How do I start?

Request a free Coach Homes at Heritage Bay home valuation or call or text Jesse McGreevy at (239) 898-6072. We will pull your unit’s county record, the recent same-floor sales and your association’s documents, and meet you at the home at a time that suits you.

Sources and Authoritative References

Every Coach Homes at Heritage Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Heritage Bay CDD, Heritage Bay Golf & Country Club’s own published documents, the developer’s archived pages or the Southwest Florida MLS Matrix, pulled September 24, 2026. The primary sources are grouped below by who issued them, numbered continuously.

Recorded Coach Homes Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, Coach Homes I at Heritage Bay, OR 4176, Page 3373 (January 31, 2007)
2. Declaration of Condominium, Coach Homes I at Heritage Bay, re-recorded, OR 4183, Page 2488 (February 14, 2007)
3. Declaration of Condominium, Coach Homes II at Heritage Bay, OR 4248, Page 2053 (June 22, 2007)
4. Declaration of Condominium, Coach Homes II at Heritage Bay, re-recorded, OR 4250, Page 3724 (June 28, 2007)
5. Declaration of Condominium, Coach Homes III at Heritage Bay, a Phase Condominium, OR 4535, Page 430 (February 4, 2010)
6. Surveyor’s certificate, Coach Homes III Phase 15, Building 68, OR 4765, Page 727 (February 15, 2012)
7. Surveyor’s certificate, Coach Homes II Buildings 64 and 67, OR 4511, Page 1167 (November 19, 2009)
8. Surveyor’s certificate, Coach Homes I Building 45, OR 4215, Page 834 (April 17, 2007)
9. Certificate of Amendment to the Bylaws, Coach Homes III at Heritage Bay Association, OR 6320, Page 2732 (January 10, 2024)
10. Corrective Certificate of Amendment to the Bylaws, Coach Homes III, OR 6321, Page 1352 (January 16, 2024)
11. Cart Path Easement Agreement, Coach Homes II Association to Heritage Bay Golf & Country Club, OR 4802, Page 249 (May 31, 2012)
12. Companion easement, Coach Homes II Association to the Club, OR 4802, Page 254 (May 31, 2012)
13. Notice of Commencement, Coach Homes I reroof of 9 buildings, OR 6493, Page 3745 (July 31, 2025)
14. Notice of Commencement, Coach Homes III reroof of 15 buildings, OR 6494, Page 1989 (August 1, 2025)
15. Notice of Commencement, Coach Homes II reroof of 22 buildings, OR 6496, Page 458 (August 6, 2025)
16. Notice of Commencement, Coach Homes I, OR 5538, Page 1787 (July 31, 2018)
17. Notice of Commencement, Coach Homes II, OR 5538, Page 1813 (July 31, 2018)
18. Club notice of commencement, pool finishes on Heritage Bay Tract N, OR 5625, Page 1676 (May 2, 2019)
19. Collier County Clerk, Official Records legal search (Coach Homes 1, 2 and 3 Heritage Bay)

Heritage Bay Golf & Country Club (master association) documents

20. Second Amended and Restated Declaration of Covenants, Conditions and Restrictions, OR 5639 PG 277 (recorded June 7, 2019)
21. Amended and Restated Bylaws of Heritage Bay Golf & Country Club (2019)
22. 2020 Amendments to the Declaration and Bylaws, OR 5761 PG 2840
23. 2023 Amendments to the Declaration and Bylaws, OR 6234 PG 3880
24. Umbrella Declaration for Heritage Bay, OR 3968 PG 4031 (January 20, 2006)
25. Heritage Bay Golf & Country Club 2026 Budget
26. Heritage Bay Golf & Country Club 2026 User Fee Schedule
27. Resolution for a Discounted $5,000 Resale Capital Contribution (May 28, 2026)
28. Rules and Regulations of Heritage Bay Golf and Country Club (amended February 27, 2026)
29. Heritage Bay Transfer of Club Membership Packet
30. Heritage Bay community map (December 29, 2021)
31. Heritage Bay CDD board letter to residents (May 24, 2023)
32. Heritage Bay Golf & Country Club membership page
33. Heritage Bay Golf & Country Club story page
34. Heritage Bay Golf & Country Club club page

Heritage Bay Community Development District

35. Heritage Bay CDD home page
36. Heritage Bay CDD assessments (FY2026 and FY2027 by unit class)
37. Heritage Bay CDD FY2027 Adopted Budget
38. Heritage Bay CDD FY2026 Final Adopted Budget
39. Heritage Bay CDD FY2025 Audit (Grau & Associates)
40. Heritage Bay CDD Engineer’s Report (2005)
41. Heritage Bay CDD Establishment Ordinance 05-24

State of Florida

42. Florida Division of Corporations, Coach Homes I at Heritage Bay Association search
43. Florida Division of Corporations, Heritage Bay Transition Committee search
44. DBPR condominium register extract, Central West region
45. DBPR condominium SIRS reporting
46. Section 718.111, Florida Statutes (association insurance)
47. Section 718.112, Florida Statutes (bylaws, reserves and SIRS)
48. Section 718.116, Florida Statutes (assessments and estoppel certificates)
49. Section 718.503, Florida Statutes (resale disclosures)
50. Section 553.899, Florida Statutes (milestone inspections)
51. Section 627.7011, Florida Statutes (roof age and homeowner policies)
52. Section 689.302, Florida Statutes (flood disclosure)
53. Section 413.08, Florida Statutes (service animals)
54. HB 913 (2025), Condominium and Cooperative Associations
55. Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802
56. Citizens Property Insurance, 2026 Rate Kit
57. Citizens Property Insurance, flood coverage requirement
58. Florida Division of Emergency Management, Know Your Zone
59. Florida Department of Health, Florida Trauma Centers (July 2026)
60. Florida Department of Revenue, documentary stamp tax
61. Florida Department of Revenue, homestead exemptions and portability
62. Florida Geographic Data Library, wind-speed data history

Collier County

63. Collier County parcel layer (tax year 2026 preliminary)
64. Collier County site address points
65. Collier County milestone inspection map layer
66. Collier County milestone inspections program
67. Collier County hurricane evacuation zones layer
68. Collier County, proposed Flood Insurance Rate Map news release (August 2026)
69. Collier County Floodplain Management
70. Collier County Tax Collector, real estate taxes
71. Collier County Public Schools, address lookup
72. Collier County Public Schools, 2026 Accountability Brief
73. Collier County Public Schools, school and district grades
74. Collier County Public Schools, charter schools

Federal

75. FEMA National Flood Hazard Layer, flood zones
76. FEMA preliminary flood hazard layer
77. FEMA Letters of Map Change layer
78. FEMA Letter of Map Amendment 12-04-5082A (May 31, 2012)
79. OpenFEMA NFIP claims
80. National Hurricane Center, National Storm Surge Risk Maps
81. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
82. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
83. USGS The National Map, USDA NAIP imagery service
84. IRS Publication 523, Selling Your Home

Developer archive and health care

85. Lennar, Heritage Bay Coach (archived April 2008)
86. Lennar, Oleander plan (archived July 2008)
87. Lennar, Heritage Bay Coach Homes (archived December 2010)
88. Lennar, Veranda Barrington plan (archived November 2012)
89. NCH emergency services
90. Project OSRM, open-source routing engine

Market data: Southwest Florida MLS Matrix, Residential, Development “HERITAGE BAY”, Active and Closed within 365 days, pulled September 24, 2026 in the team’s licensed Matrix account; Coach Homes separated by Smokehouse Bay Drive address and living area of 1,850 square feet or more. County sale and roll data: Collier County 2026 preliminary roll and qualified-sale files dated August 29, 2026.

Downloadable Documents

Coach Homes at Heritage Bay’s key documents are public and free to download from the office that holds them. Each link below opens the issuing authority’s own copy: the Collier County Clerk for recorded instruments, the club for its governing documents and fee schedules, the CDD for its budgets and FEMA for its letter.

The condominium associations’ budgets, reserve schedules and insurance declarations are not public documents; owners and buyers under contract get them from Cambridge Property Management.

Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Coach Homes at Heritage Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.