Heritage Bay - Single-Family Homes

McGreevy and Comisar are the team Heritage Bay single-family sellers call first, and the team buyers call when they want the real record on these 252 detached homes: which streets hold the 55-foot Executive lots and which hold the 90-foot Estate lots, what each class actually sold for, how the club, CDD and neighborhood bills stack, and what FEMA’s new map does to each street. Single-Family Homes at Heritage Bay is a 252-home neighborhood of detached Lennar pool homes inside the master-planned community of Heritage Bay in Naples, Florida. It is the only fee-simple, detached part of a 1,250-home bundled golf community whose other 998 homes are condominiums, and every one of its homes carries a full golf membership by recorded declaration. 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 page goes deeper on Heritage Bay’s single-family homes than any other source we know of. It is built from the Collier County Property Appraiser’s 2026 preliminary tax roll, parcel by parcel for all 252 homes; every qualified county deed since the first closings in 2006; the Southwest Florida MLS Matrix, pulled September 24, 2026; the club’s recorded declaration, bylaws and amendments; the Heritage Bay Community Development District’s adopted budgets and audits; the Florida Division of Corporations record for the neighborhood association; FEMA’s effective and preliminary flood maps and its Letters of Map Amendment; Collier County’s evacuation, zoning and school-assignment services; and Lennar’s own archived sales pages from 2006 to 2012. Where the public record stops, we say so and name the document that would answer the question.

If you own one of these homes and are thinking about a sale, start with the market snapshot, the Executive and Estate comparison and the seller section, then call Jesse. If you are buying, the street-by-street, plan-by-plan and fee-by-fee detail below will tell you whether a Heritage Bay single-family 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 Single-Family Homes at Heritage Bay

McGreevy and Comisar are the best realtor for Single-Family 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 Heritage Bay single-family market read built on every closing, the county’s parcel-by-parcel roll and the club’s recorded documents.

If you’re searching for the best realtor for Single-Family Homes at Heritage Bay in Heritage Bay, Naples, whether you’re ready to sell your Heritage Bay single-family 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 here for a specific reason. Heritage Bay’s single-family neighborhood is two products sold under one association. The 139 Executive homes on 55-foot lots were built from 2006 to 2010 and sold for a median of $960,000 in the last twelve months; the 113 Estate homes on 90-foot lots were built from 2009 to 2014 and sold for a median of $1,315,000. The two classes also carry different Community Development District debt lines on the tax bill. A listing agent who prices a Heritage Bay home off the blended single-family median, or off a Naples average, gets both of them wrong.

Recent Heritage Bay single-family track record (last 12 months): In the last 12 months we tracked every Heritage Bay single-family closing: the neighborhood has seen 14 resales in the Southwest Florida MLS Matrix (pulled September 24, 2026, covering closings dated September 24, 2025 to September 24, 2026), at a median sold price of $988,750, a median of 97 days on market and a median sold-to-list ratio of 96.10%; the highest-priced single-family sale in that window was $1,425,000, for an Estate home on Escambia Bay Court. On September 24, 2026 no single-family home in Heritage Bay was listed for sale. The Matrix pull behind this page recorded the community’s counts, medians and ranges, 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 fourteen closings one by one.

For Heritage Bay single-family 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. For these homes we also build the paperwork file before the first showing: the club estoppel and the Heritage Bay Single Family Homes I estoppel, the CDD class and dollar line from your own tax bill, the flood facts for your street under both FEMA maps, any Letter of Map Amendment that covers your lot, your roof and pool permit history, and the Resale Capital Contribution your buyer will owe at closing.

For Heritage Bay single-family buyers: the first question is the lot class, because it decides lot width, plan size, year built and the CDD line. The second is the street, because it decides the view (preserve, lake or fairway) and, on the effective 2012 flood map, whether the lot sits in Zone AH. 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 Heritage Bay 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 Heritage Bay single-family home? Get a free Heritage Bay single-family home valuation or call Jesse direct at (239) 898-6072.

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

What Is Living in a Heritage Bay Single-Family Home Like as a Homebuyer?

Living in a Heritage Bay single-family home means a detached Lennar house with its own screened pool and spa on a platted lot you own outright, a 24-hour manned gate, and a full membership in a 27-hole club that comes with the deed, inside a community where four of every five neighbors live in a condominium.

What Are Heritage Bay’s Single-Family Homes?

Heritage Bay’s single-family homes are the 252 detached houses inside Heritage Bay Golf & Country Club, the gated, bundled golf community on the north side of Immokalee Road in North Naples, ZIP 34120. Every one was built by Lennar between 2006 and 2014, all 252 belong to one neighborhood association, Heritage Bay Single Family Homes I, Inc., and all 252 are also members of the club, which is the community’s master association under Chapter 720 of the Florida Statutes. The club’s recorded 2023 amendment lists the single-family homes as one of four housing groups, alongside 450 Terrace condominiums, 364 Veranda condominiums and 184 Coach Homes, for exactly 1,250 homes (2023 amendment, recorded April 12, 2023).

Two Lot Classes, One Neighborhood

The club’s own community map divides the single-family homes into Executive Homes on 55-foot lots and Estate Homes on 90-foot lots (club community map). Lennar sold the first as “Heritage Bay Exec” and the second as “Heritage Bay: Classic Homes,” and the Community Development District still bills them in separate classes. We matched the county roll to the district’s roll: the 139 homes on Heritage Bay Boulevard, Gator Bay Court and the single-family end of Smokehouse Bay Drive equal the district’s 139 Executive units exactly, and the 113 homes on Lions Bay Court, Escambia Bay Court and Biscayne Bay Lane equal its 95 Classics plus 18 Classics II units exactly. The Executive lots have a median land area of 7,299 square feet on the county’s land records; the Estate lots, 11,528.

Who Owns Heritage Bay Single-Family Homes?

Heritage Bay’s single-family owners are more year-round than the rest of the community. On the 2026 preliminary county roll, 159 of the 252 homes (63.1%) carry a Florida homestead exemption, against about 34% across all 1,250 Heritage Bay homes. Estate homes are slightly more homesteaded (74 of 113, 65.5%) than Executive homes (85 of 139, 61.2%). Owners’ mailing addresses are in Florida for 176 homes, elsewhere in the United States for 58, in Canada for 17 (16 of them in Ontario) and in the United Kingdom for one.

A Pool at Almost Every House

The county roll records a private pool and spa on 247 of the 252 homes: all 113 Estate homes and 134 of the 139 Executive homes. The five homes without a pool line on the roll are all on Gator Bay Court. The roll also carries 257 screen-enclosure lines, which is why a Heritage Bay single-family listing that does not mention its pool cage is the exception. Lennar’s own 2006 and 2007 model descriptions for the Executive line list a pool as part of the model (Naples Daily News, May 13, 2007).

What the Membership Gives a Single-Family Owner

A Heritage Bay single-family home comes with one full club membership, the same one a Terrace condominium gets. The club’s declaration, as amended in 2020, says “Club Membership is an appurtenance to and may not be separated from ownership of the Living Unit” and fixes the number of memberships at 1,250 (2020 amendment, OR 5761 PG 2840). It is not an equity membership, and there is no deposit to refund: the club’s membership page says “There are no equity or deposits required” (club membership page). The membership covers 27 holes, the clubhouse, the wellness center, tennis and pickleball, the resort pool and the club’s dining rooms, with up to two designated members per home plus qualifying children and grandchildren.

A Day in a Heritage Bay Single-Family Home

A typical day runs from the lanai to the club. The gatehouse at Heritage Bay Boulevard and Immokalee Road is staffed 24 hours, and every visiting driver’s license is scanned for a day pass (2026 club rules). Gator Bay Court and Lions Bay Court both sit a short walk or golf-cart ride from the clubhouse at 10154 Heritage Bay Boulevard; private carts may use community roads, but not the course, and cost $25 a year to register. Members pay no green fee, only a cart fee of $29 for 18 holes, and walking is free after 4 p.m. (2026 User Fee Schedule).

What Heritage Bay’s Single-Family Neighborhood Does Not Have

The single-family neighborhood has no clubhouse, pool or gate of its own beyond the club’s; the private pools are the neighborhood amenity. Heritage Bay has no marina, no boat docks and no beach club, and its 31 lakes are stormwater lakes owned by the Community Development District, not boating water. There are no vacant single-family lots left to build on: the county roll shows one vacant residential parcel of 0.06 acres in the single-family plats, a sliver rather than a buildable lot, and the last single-family house was completed in 2014.

Where Heritage Bay’s Single-Family Streets Sit

The single-family streets wrap the middle and east of the community. Heritage Bay Boulevard’s single-family stretch (10365 to 10529) runs through the north loop; Gator Bay Court and the single-family end of Smokehouse Bay Drive sit east of the clubhouse; Lions Bay Court and Escambia Bay Court run along the preserve on the west side; and Biscayne Bay Lane runs along the south. Collier County’s zoning map puts every one of these lots in the Heritage Bay Planned Unit Development, Ordinance 03-40, and its evacuation map puts every one in Zone E, the second-to-last zone to evacuate.

How We Help Heritage Bay Single-Family Buyers

Buying one of these homes turns on facts most listings leave out: the lot class and CDD line, the street’s flood status on both FEMA maps, the roof age on a 2006 to 2014 house, and whether the pool and cage were ever permitted for work. We pull those for every home we show. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. If you own one and want its value first, request a free Heritage Bay home valuation.

Heritage Bay Single-Family Market Snapshot: What Homes Actually Sell For

Heritage Bay single-family homes sold 14 times in the Southwest Florida MLS in the twelve months to September 24, 2026, at a median of $988,750, a median of 97 days on market and 96.10% of list price, and on September 24, 2026 not one single-family home in Heritage Bay was for sale.

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

What Heritage Bay Single-Family Homes Sold For in the Last 12 Months

Source: Southwest Florida MLS Matrix, Development “Heritage Bay”, Residential, Active and Closed 0 to 365 days, pulled September 24, 2026; single-family rows are the rows with no unit number, and the separate Vistas community is excluded. Medians are medians of the individual sales; price per square foot and sold-to-list are the medians of each sale’s own ratio, not ratios of totals.

Executive and Estate Sales, Split Lot by Lot

The MLS view we pulled has no lot-class field, so we proved each closing’s class from the county’s deed records. Twelve of the fourteen MLS prices match the county’s twelve qualified single-family deeds one for one, and each deed carries its parcel’s street; a thirteenth, $1,200,000, matches a July 17, 2026 deed on Lions Bay Court that the county had not yet coded as qualified when the roll was cut. One closing, at $1,100,000, has no matching deed on the roll through August 12, 2026, so we cannot prove its lot class and leave it unassigned.

The MLS report we pulled gives days on market, list price and sold-to-list only as segment medians, not sale by sale, so we cannot split those three measures between Executive and Estate homes; we refresh them by class in the next update. What the split does show is the gap: a median Estate sale ran about $355,000 above a median Executive sale.

The Twelve County-Recorded Sales, Street by Street

Source: Collier County Property Appraiser, 2026 preliminary roll, qualified improved sales August 29, 2025 to August 28, 2026 (the roll’s latest recorded sale is August 12, 2026). County “base area” is the appraiser’s living-area measure and is smaller than MLS living area, so the county price per square foot runs higher than the MLS figure. On this basis the Executive median is $960,000 across nine sales ($436.65 per county base square foot) and the Estate median is $1,350,000 across three ($503.36).

What Is for Sale in Heritage Bay’s Single-Family Neighborhood Right Now

Nothing. On September 24, 2026 the Southwest Florida MLS showed zero active single-family listings in Heritage Bay, against 16 active condominiums in the rest of the community. At 14 closings a year, that is zero months of supply. For a seller, an empty shelf going into season is the strongest position this neighborhood offers; for a buyer, it means the next Executive or Estate listing will be compared against nothing but the closed sales above, and a well-priced one will not wait long. To be first to hear about a Heritage Bay single-family home, call Marc at (239) 287-5873.

Heritage Bay Single-Family Prices Over Time, 2006 to 2026

Source: Collier County qualified improved sales on the 2026 preliminary roll, by calendar year of recording, grouped by lot class. Early years include Lennar’s own closings to first buyers. Annual counts are small, so read each year as an indication rather than a market rate.

Three things stand out. First, prices roughly doubled between 2019 and 2022 in both classes. Second, the peak came in 2023 to 2024, with Estate homes reaching a $1,475,000 median in 2024. Third, both classes have eased since: the Executive median of the last twelve months, $960,000, is about 11% under the 2024 figure, and the Estate figures sit roughly 6% to 11% under it depending on which basis you use. Across all 20 years the county recorded 262 qualified Executive sales and 185 qualified Estate sales.

What the County Says a Heritage Bay Single-Family Home Is Worth

The county’s just value runs well below recent sale prices: the Executive median just value is about 82% of the Executive median sale. That gap is normal on a preliminary roll that values homes as of January 1 and does not reflect a specific home’s pool, view or upgrades, and it is why a homestead buyer’s first tax bill is driven by the reassessment after purchase, not by the seller’s bill.

What Heritage Bay Single-Family Homes Cost New

Lennar’s archived sales pages and Naples Daily News coverage record the original prices. The Executive line opened in 2006: the furnished Ascot model was reported “in the low $500,000s” in December 2006, the Foxhall model was listed at $433,990 unfurnished in May 2007, and Lennar’s 2008 pages priced the Brighton at $521,990 and the Foxhall at $555,990 (Lennar Heritage Bay Exec, archived 2008). The Estate line, sold as Classic Homes, opened in 2009 “from the $500,000’s,” and the largest plan, the two-story Colonade Grand, was listed at $659,990 in 2012 (Lennar Colonade Grand, archived 2012). A 2007 Foxhall at $433,990 against today’s $960,000 Executive median is a gain of about 121% over nineteen years before improvements.

Our Read of the Heritage Bay Single-Family Market

Heritage Bay’s single-family market in September 2026 is thin, stable and short of supply. Fourteen closings a year across 252 homes is a turnover of about 5.6%. Prices are below the 2023 to 2024 peak, homes took a median of 97 days to sell and closed at about 96% of list, and yet no single-family home was on the market on the day we pulled the MLS. The Executive homes trade in a tight band, eight of nine proven sales between $900,000 and $992,500, while the Estate homes spread wider with lot, plan and position. The $1,300,000 Gator Bay Court sale shows what the top of the Executive band can do; the $1,425,000 Escambia Bay Court sale is the top of the whole neighborhood.

First-Hand: What We Check Before We Price a Heritage Bay Single-Family Home

Before we put a number on one of these homes we check, in order: the lot class and CDD line on the tax bill; the street and exact position (preserve, lake, fairway or interior); the plan and whether it was expanded; the roof covering and its permit date, because a 2006 to 2014 roof now drives insurance; the pool, spa and cage condition and permit history; whether a FEMA Letter of Map Amendment covers the lot; and the three or four closest closed sales in the same class. The blended $988,750 median is where the conversation starts, never where the price ends up.

Executive vs Estate: Which Heritage Bay Single-Family Home Fits You?

Heritage Bay’s Executive and Estate homes share one association, one club and one gate, but the Executive homes are 2006 to 2010 houses on 55-foot lots at a $960,000 median, and the Estate homes are 2009 to 2014 houses on 90-foot lots at a $1,315,000 median with a higher CDD debt line.

Sources: club community map; Collier County 2026 preliminary roll; Southwest Florida MLS, pulled September 24, 2026; Heritage Bay CDD FY2027 adopted budget; Lennar archived pages.

Who Should Choose an Executive Home

Choose an Executive home if you want the club, the gate and a private pool at the lowest single-family price in Heritage Bay, if a 2- to 4-bedroom plan of about 1,850 to 2,300 square feet under air fits your household, and if you prefer the lower Executive CDD line, $1,121.24 to $1,365.72 a year below the Estate classes for FY2027.

Who Should Choose an Estate Home

Choose an Estate home if you want the widest lots in Heritage Bay, a three-car garage, the largest Lennar plans and the newest houses in the community, and if you value the preserve views along Lions Bay Court and Escambia Bay Court. Expect to pay a median of about $355,000 more than an Executive home, plus the higher Classics or Classics II CDD line.

Selling or Buying a Heritage Bay Single-Family Home? Talk to the Team That Matched Every Sale to Its Lot

Heritage Bay has 139 Executive homes and 113 Estate homes, and in the last twelve months their medians sat $355,000 apart. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every one against its own class. If you own one, request a free Heritage Bay single-family home valuation or call Jesse direct at (239) 898-6072. If you are buying in Heritage Bay, call Marc at (239) 287-5873 or read how we represent buyers.

How Did Heritage Bay’s Single-Family Neighborhood Come to Be?

Heritage Bay’s single-family neighborhood was planned on a reclaimed limerock quarry, zoned in 2003, platted from 2005 and built by Lennar from 2006 to 2014, and it ended up with 252 detached homes instead of the 424 the 2005 district plan expected, because the builder shifted lots to condominiums.

A Limerock Quarry Before a Golf Course

The land under Heritage Bay was mined for limerock by Florida Rock Industries for more than 28 years before homebuilding began. Collier County’s 2003 zoning ordinance describes 414 acres of existing quarries on the property and calls the whole project “a reclamation project from an existing mining activity” (Heritage Bay PUD, Ordinance 03-40). The deep lakes behind many single-family lots are those reclaimed pits, now part of the Community Development District’s 31-lake stormwater system.

Zoning in 2003, the District in 2005

Collier County rezoned the 2,562-acre Heritage Bay Planned Unit Development on July 29, 2003, on the petition of U.S. Home Corporation, which Lennar had acquired in 2000. Bayvest, L.L.C., a U.S. Home entity, became the land developer and declarant for the golf community, while Centex Homes developed The Quarry on the other side of the same zoning district. The Heritage Bay Community Development District followed under Collier Ordinance 05-24 on May 24, 2005, covering about 687 acres (CDD establishment ordinance).

The Plan Said 424 Single-Family Homes; Lennar Built 252

The district’s 2005 Engineer’s Report planned “approximately 424 single-family dwelling units, 826 multi-family units, a championship golf course, and clubhouse,” a total of 1,250 homes (CDD Engineer’s Report, 2005). The total held, but the mix changed: the county roll today shows 252 single-family homes and 998 condominiums, still 1,250. About 172 planned single-family homes were built as condominiums instead. The same report records a March 22, 2005 drainage and grading approval for “Heritage Bay Phase 1C consisting of 97 single-family lots.”

The Plats Behind the Single-Family Streets

The single-family homes sit on six recorded plats and replats, each named on the county roll: Heritage Bay (the master plat, Plat Book 43, Pages 15 to 45, recited in the club’s declaration), Heritage Bay Phase 2A, Heritage Bay Unit 3 Escambia Bay Court Replat, Heritage Bay Gator Bay Court Replat, Heritage Bay Lions Bay Court Replat and Biscayne Bay at Heritage Bay Unit Four. The replats are why Gator Bay Court, Escambia Bay Court, Lions Bay Court and Biscayne Bay Lane carry their own plat names on a title search.

The Neighborhood Association Is Formed, 2006

Heritage Bay Single Family Homes I, Inc. was incorporated as a Florida not-for-profit corporation on June 28, 2006, document N06000006979 (Florida Division of Corporations). A twin, Heritage Bay Single Family Homes II, Inc., was filed the same day but is inactive, and the club’s 2023 amendment assigns all 252 single-family homes to one housing group, so one association governs every Executive and Estate lot today.

Executive Homes First, 2006 to 2010

Lennar opened the Executive line first. The county roll dates 24 Executive homes to 2006, 41 to 2007 and 46 to 2008, the peak building years, then 20 in 2009 and 8 in 2010. Gator Bay Court was built out first (2006 and 2007), then the single-family stretch of Heritage Bay Boulevard (2008 to 2010). Lennar’s Executive welcome center was at 10430 Smokehouse Bay Drive, and its 2008 pages listed Foxhall inventory on Heritage Bay Boulevard.

Estate Homes Second, 2009 to 2014

The Estate line, which Lennar marketed as Classic Homes, followed from 2009: 11 homes in 2009, 30 in 2010, 20 in 2011, 22 in 2012, 25 in 2013 and 5 in 2014. Lions Bay Court came first (2009 to 2012), then Escambia Bay Court (2010 to 2012) and Biscayne Bay Lane (2011 to 2014). Lennar’s Classic welcome center was at 10010 Lions Bay Court in 2010 and at 10034 Biscayne Bay Lane in 2012. A Naples Daily News business column in December 2009 reported one Lennar associate with $8.6 million in closings “in Coach, Executive and Estate homes” at Heritage Bay that year (Naples Daily News, December 22, 2009).

Out of the Flood Zone, Lot by Lot, 2012 and 2013

As the single-family phases finished, FEMA issued Letters of Map Amendment that removed lots and houses built above the base flood elevation from the special flood hazard area on the then-new May 16, 2012 map. Letters covering Gator Bay Court, Escambia Bay Court, Lions Bay Court, Heritage Bay Boulevard lots and Biscayne Bay at Heritage Bay Unit Four were issued from May 2012 to February 2013; one of them alone, 12-04-5082A, covered 229 Heritage Bay properties (FEMA LOMA 12-04-5082A). The storm section below explains what those letters mean for a buyer today.

From Lennar to the Owners

The owners took over. Residents formed a transition committee in 2011, and the club’s governing documents were restated by a member vote on April 25, 2019 and amended again in 2020 and 2023 (Second Amended and Restated Declaration, OR 5639 PG 277). Since the 2023 amendment, two of the club’s nine directors come from the single-family housing group, elected by all members, alongside two each from the Terrace, Veranda and Coach Home groups and one director at large.

What Homes Are in Heritage Bay’s Single-Family Neighborhood?

Heritage Bay’s single-family neighborhood holds 252 one-builder Lennar homes: three Executive plans of about 1,845 to 2,280 square feet under air on 55-foot lots, and five Estate plans of about 2,361 to 3,800 square feet on 90-foot lots, almost all with a private screened pool and spa.

The Executive Plans

Sources: Lennar Heritage Bay Exec, archived 2008; Lennar Foxhall plan, archived 2008; Naples Daily News, May 13, 2007; Naples Daily News, December 17, 2006.

The Estate (Classic) Plans

Sources: Lennar Classic Homes, archived 2009; Lennar Classic Homes, archived 2010; Lennar Bayhill plan, archived 2010; Lennar Oakmont plan, archived 2010; Lennar Colonade Grand, archived 2012.

What the County Roll Says About Size

Marketed square footage and the county’s measures differ, so buyers should compare like with like. The county’s median “base area” (its living-area measure) is 2,273 square feet for Executive homes, in a range of 1,828 to 2,716, and 2,603 for Estate homes, in a range of 1,730 to 3,202. The county’s “adjusted area,” which weights garages, lanais and other areas, has medians of 2,646 and 3,143. MLS living area, used for the $456.52 median price per square foot above, is a third measure again.

Pools, Spas, Cages and Decks

The roll’s extra-feature lines are the best public census of outdoor space. Of 252 homes, 247 carry a pool and a spa; the roll also records 257 screen enclosures, 137 brick-paver decks and 115 decks of sculptured concrete, with a handful of tile decks. Every Estate home has a pool on the roll. The five homes without one are Executive homes on Gator Bay Court. For a buyer, the pool is also the likeliest place to find unpermitted work, so we check the permit history of the pool, spa, heater and cage on every home we show.

One Builder, No Infill

Every single-family home in Heritage Bay was built by Lennar, and the county roll shows no house built after 2014 and no buildable vacant lot left. That makes the neighborhood unusually uniform: a buyer comparing two Foxhall plans on Heritage Bay Boulevard is comparing the same house built a year or two apart, and the differences that move price are position, condition, the roof and the pool rather than builder or design.

Construction and Hardening

All Heritage Bay single-family homes were permitted after the 2001 Florida Building Code took effect statewide, in a region where Collier’s code maps require protection of windows and doors against wind-borne debris; Florida’s wind mitigation form treats homes permitted after March 1, 2002 as built to that code (OIR-B1-1802). The single-family roof covering and window type are not recorded in any source we could reach. Lennar documented cement-tile roofs and impact windows for its Heritage Bay Coach Homes, but we do not assume the same for every single-family plan; the permit file and a wind mitigation inspection answer it for a specific house.

Which Heritage Bay Streets Are Executive and Which Are Estate?

Heritage Bay’s Executive homes are the 139 houses on the single-family stretch of Heritage Bay Boulevard, Gator Bay Court and the single-family end of Smokehouse Bay Drive; its Estate homes are the 113 houses on Lions Bay Court, Escambia Bay Court and Biscayne Bay Lane, and the counts match the district’s roll exactly.

Source: Collier County 2026 preliminary roll, parcel by parcel; class assignment by McGreevy and Comisar from the roll and the Heritage Bay CDD FY2027 assessment classes (139 Executive; 95 Classics and 18 Classics II). No published document labels streets by class, so treat the street-to-class match as our reconciliation; the counts on both sides are the public record.

Heritage Bay Boulevard (Executive)

The single-family stretch of Heritage Bay Boulevard holds 72 Executive homes numbered 10365 to 10529, built 2008 to 2010, the largest single group in the neighborhood. Four of the last twelve months’ qualified Executive sales were here, at $938,500, $960,000 (twice) and $985,000. It is the through-road of the north loop, so traffic past the door is higher than on the courts. Our guides to the Heritage Bay Terraces and the Heritage Bay Verandas cover the condominium buildings on the same boulevard.

Gator Bay Court (Executive)

Gator Bay Court holds 54 Executive homes numbered 10204 to 10350, the oldest in the neighborhood (2006 and 2007), and it curves along one of the community’s largest lakes east of the clubhouse. It was the busiest single-family street of the last twelve months, with five qualified sales from $900,000 to $1,300,000; the $1,300,000 sale is the highest Executive price in that window. All five homes without a pool line on the county roll are on Gator Bay Court.

Smokehouse Bay Drive (Executive)

Smokehouse Bay Drive’s single-family end holds 13 Executive homes numbered 10390 to 10438, including 10430, Lennar’s original Executive welcome center. The rest of Smokehouse Bay Drive is Coach Homes, which our Heritage Bay Coach Homes guide covers; the address 10414 Smokehouse Bay Drive is the one single-family point we tested that falls in Zone X even on the effective 2012 flood map.

Lions Bay Court (Estate)

Lions Bay Court holds 32 Estate homes numbered 10010 to 10082, built 2009 to 2012, with the largest lots in Heritage Bay (the biggest, 10026, is 20,513 square feet on the county’s land records). Its west side backs onto the preserve. The Estate line’s first welcome center was 10010 Lions Bay Court. It recorded a $1,280,000 sale in November 2025 and a $1,200,000 deed in July 2026.

Escambia Bay Court (Estate)

Escambia Bay Court holds 27 Estate homes numbered 10023 to 10075, built 2010 to 2012, also along the preserve side. It produced the highest single-family sale of the last twelve months, $1,425,000 on June 22, 2026, which is also the highest recorded sale in all of Heritage Bay for the period.

Biscayne Bay Lane (Estate)

Biscayne Bay Lane holds 54 Estate homes numbered 10050 to 10158, the newest single-family homes in Heritage Bay (2011 to 2014), on the Biscayne Bay at Heritage Bay Unit Four plat. Lennar’s last Classic welcome center was 10034 Biscayne Bay Lane, where the two-story Colonade Grand was sold in 2012. It recorded a $1,350,000 sale in April 2026.

What Amenities Come With a Heritage Bay Single-Family Home?

A Heritage Bay single-family home comes with its own screened pool and spa in 247 of 252 cases, and with one full membership in Heritage Bay Golf & Country Club: 27 holes, a two-story clubhouse, a wellness center, tennis, pickleball, bocce, a resort pool and five satellite pools, with no green fees for members.

The Private Pool Is the Neighborhood Amenity

The single-family neighborhood has no clubhouse or pool of its own, and it does not need one: 247 of the 252 homes carry a private pool and spa on the county roll. What the neighborhood association maintains beyond that is set in its own documents, which are not published (see the fee section below).

27 Holes, Included

Heritage Bay’s course is 27 holes in three nines, Pine, Cypress and Oak, designed by Gordon “Gordy” Lewis and Jed Azinger and opened in November 2006 (golf course page). The practice facilities include the Aqua Driving Range and three putting greens (practice facilities). Every owner membership is a full golf membership; there are no golf and social tiers. Members pay a cart fee of $29 for 18 holes or $17.50 for nine and no green fee, and may walk after 4 p.m. (2026 User Fee Schedule).

The Clubhouse, Dining and The Cabana

The clubhouse at 10154 Heritage Bay Boulevard is a two-story building the club describes as 27,000 square feet, opened in April 2009, with the Main Dining Room, the Grille Room and The Cabana, an open-air pool restaurant and bar (dining page). An amenity renovation completed in December 2020 added a beach-entry resort pool and an expanded pool cafe, kitchen and bar (contractor project profile). Each home carries a $1,000 annual food and beverage minimum in 2026.

Fitness, Racquets and Pools

The club’s wellness center is about 8,000 square feet. Tennis is played on lighted Har-Tru courts, and four new cushioned pickleball courts were added in 2026 (2026 reciprocal courts program). There are three bocce courts, a resort pool and hot tub at the clubhouse, and five satellite neighborhood pools around the community (2026 club rules).

What the Community Development District Provides

The Heritage Bay Community Development District owns and maintains the 31 lakes, lake banks and littoral shelves that most single-family lots back onto, and pays for the stormwater system (CDD services). It has approved Lake 10 single-family drainage work ($49,775) and 565 feet of bank restoration ($44,175) for summer 2027 (CDD minutes, March 5, 2026). Fishing in the lakes is catch and release.

What Heritage Bay Single-Family Owners Do Not Get

There is no boating, marina, dock or beach club; the nearest Gulf beach, Vanderbilt Beach, is about 11 miles and 20 minutes away in free-flowing traffic. The club is not open to the public for golf, so non-member play depends on reciprocal programs: in summer 2026 the club’s North Naples Neighbors program welcomed members of The Quarry’s golf and beach clubs from May 1 to October 31 (2026 Reciprocal Information Sheet).

What Are the HOA and Club Fees on a Heritage Bay Single-Family Home?

Heritage Bay single-family owners pay the club’s 2026 annual assessment of $10,216, the same for every home type, which bundles operating dues of $6,981, reserve dues of $2,188 and bulk cable and internet of $1,047, plus a $1,000 food and beverage minimum and the separate neighborhood association dues, which are not published.

The Club Assessment Line by Line

Source: 2026 User Fee Schedule and Heritage Bay Golf & Country Club 2026 Budget. The 2026 assessment rose $574, or 5.95%, over 2025. It is billed once a year, due January 1; balances more than 60 days late carry 18% annual interest, and card payment of dues carries a 4.5% fee.

What the Club Assessment Covers for a Single-Family Owner

The club assessment is the same $10,216 whether you own a 1,232-square-foot Terrace condominium or a 3,000-square-foot Estate home, because the recorded declaration assesses every Living Unit equally (Second Amended and Restated Declaration). It covers the full golf membership and the club’s amenities, the community’s roads (including every single-family street), the gatehouse, common landscaping and the reclaimed-water irrigation supply, and the bulk cable and internet contract. It does not cover your own house, roof, pool, lawn or insurance.

The Neighborhood Association: Heritage Bay Single Family Homes I, Inc.

Every Executive and Estate home also belongs to Heritage Bay Single Family Homes I, Inc., an active Florida not-for-profit corporation managed by Ability Management, whose 2026 annual report was filed April 9, 2026 and lists George Sacco as president, Domenic Sbrocchi as vice president and Gary Grant as secretary and treasurer (Florida Division of Corporations record). The association’s dues, budget and declaration are not published. They are not on the club’s website, the association has no working public website, and we did not find its declaration in the documents the club posts. Florida’s Chapter 720 requires a disclosure summary for the buyer of a home in a mandatory homeowners’ association (Fla. Stat. 720.401); ask the seller, or Ability Management, for that summary, the current budget and the estoppel certificate before you commit.

What Are the Layered Fees on a Heritage Bay Single-Family Home?

Heritage Bay single-family owners pay four separate billers: the club ($10,216 plus a $1,000 food minimum in 2026), the neighborhood association (unpublished), the Community Development District on the tax bill ($2,485.85 to $3,851.57 for FY2027, by class) and Collier County property tax.

Layer 1: The Club

$10,216 a year plus the $1,000 food and beverage minimum, billed by Heritage Bay Golf & Country Club on January 1, as set out above.

Layer 2: Heritage Bay Single Family Homes I

The neighborhood association’s own assessment, billed through Ability Management. Not published; ask for the current budget and the estoppel figure.

Layer 3: The Community Development District

The Heritage Bay Community Development District bills a flat operations charge of $557 per home for FY2027, plus a debt charge that depends on the class the district assigns to the lot. The single-family homes fall into three of the district’s six classes.

Source: Heritage Bay CDD FY2027 Adopted Budget and FY2026 Final Adopted Budget. The 139 Executive units match the Executive streets exactly; which 18 of the 113 Estate homes are in the Classics II class is set on the district’s assessment roll, which is not posted, so check the line on the specific home’s tax bill.

The district’s operations charge has climbed from $357.89 in FY2021 through FY2023 to $429.48, $468.00, $506.00 and now $557.00, a 10.1% increase for FY2027. The debt charge has not changed. It pays the district’s Series 2018A bonds, $11,190,000 outstanding after the May 1, 2026 payment, with a final maturity of May 1, 2036; after that bill, only the operations charge remains (CDD FY2025 audit). An owner may prepay the debt portion through a payoff letter from the district manager, Premier District Management, which charges $150 per letter (CDD assessments page).

Layer 4: Collier County Property Tax

Heritage Bay is in unincorporated Collier County. On the 2026 preliminary roll, the median ad valorem tax is $6,311.91 on an Executive home and $7,962.58 on an Estate home. Tax bills mail at the end of October and carry a 4% discount for payment in November (Collier County Tax Collector); the CDD charge rides on the same bill. A buyer’s own tax will reset after purchase, so budget from the purchase price and the homestead status you will have, not from the seller’s bill.

What the Stack Looks Like for a Buyer

Our arithmetic from the club and CDD budgets. Against the twelve-month MLS medians, the known subtotal is about 1.4% of the Executive median price a year and about 1.1% of the Estate median.

One-Time Costs at Purchase

A Heritage Bay single-family buyer pays the club’s Resale Capital Contribution of $13,500 at closing on every conveyance, set by a board resolution effective January 1, 2026 under Section 9.9 of the declaration; it was $5,000 in 2023. 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, may qualify for a discounted $5,000 contribution by filing the request before closing (May 28, 2026 resolution). Add the club estoppel ($250 on the 2026 schedule), the neighborhood association’s estoppel, and title and lender costs. There is no initiation fee, equity purchase or refundable deposit.

Special Assessments and the Capital-Project Vote

The club’s 2023 amendment requires a member vote for material alterations or additions to club common areas costing more than $400,000 in a fiscal year, up from $300,000; necessary repairs and replacements are exempt (2023 amendment, OR 6234 PG 3880). Special assessments are assessed equally against all Living Units. The club’s 2026 fee schedule carries new capital dues of $0, and the club and neighborhood estoppel certificates state any special assessment owed on a specific home.

Heritage Bay Single-Family Covenants, Bylaws and Architectural Review

Heritage Bay single-family lots are governed by the club’s recorded Second Amended and Restated Declaration, its bylaws and rules, and by the neighborhood association’s own covenants; exterior changes need the club’s Architectural Review Committee, and signs, fences, lighting and roof installations are restricted in writing.

The Document Chain

Sources: the club’s posted copies on its membership page.

The Architectural Review Committee

The declaration creates an Architectural Review Committee in Section 6 with power to “approve or disapprove the erection or alteration of any building, structure or other improvement; or any grading, excavation, landscaping, change of exterior color, or other work which in any way materially alters the exterior appearance of any Neighborhood Association structure, Lot, Living Unit or Neighborhood Common Area,” and to propose written design review guidelines (Second Amended and Restated Declaration). For a single-family owner that means a new pool cage, a repaint in a different color, a landscape redesign, a generator pad or a roof replacement in a different material goes to the committee before it goes to the county for a permit.

Specific Restrictions That Hit Single-Family Lots

The declaration spells out several rules in plain words. No wall, fence, hedge or other divider may be built unless its height, type, material and location are first approved in writing by the club. Driveways must be concrete, pavers or another surface the club approves. Spotlights and floodlights may not throw light onto another lot or the common areas without approval. Solar collectors, roof vents and other roof installations are allowed only where the committee approves in writing, and may have to be screened. Above-ground water, gas or sewer pipes and storage tanks are prohibited, irrigation hoses excepted.

Signs

Section 5.6 bans signs of every kind, “including … those of Realtors,” except that an owner may display “one (1) oval ‘For Sale’ or one (1) oval ‘For Rent’ sign no larger than ten (10) inches in height and no more than eighteen (18) inches in width” (sign rules, Section 5.6). Open-house signs follow the club’s separate procedures.

Golf Course Easements

Lots next to the golf course carry a recorded easement for golf: the declaration creates easements over lots adjacent to the course for “the recovery by golfers of errant golf balls, the flight of golf balls over and across such Lots” and the normal noise of course maintenance and tournaments. Buyers of fairway lots on Heritage Bay Boulevard, Gator Bay Court or Biscayne Bay Lane should read that section before choosing a lanai orientation.

Voting

Each home holds one indivisible vote in the club. The single-family homes form one of four housing groups, and two of the club’s nine directors come from that group, elected by all members (2023 amendment).

Is Heritage Bay’s Single-Family Neighborhood a 55+ Community?

No. Heritage Bay’s single-family neighborhood is all-ages: the club’s recorded declaration and bylaws contain no housing-for-older-persons provision, and they expressly provide club privileges for custodial children and grandchildren 21 or under, so families with school-age children can buy, live and enroll locally.

The Housing for Older Persons Act exemption requires a community to publish and follow a 55-and-older policy; Heritage Bay’s recorded documents do not have one (2020 amendment). The single-family homes are the most year-round and most family-sized part of Heritage Bay, and all are zoned to A-rated public schools, covered below.

Can You Rent Out a Heritage Bay Single-Family Home?

Yes, with limits. The club’s recorded declaration bars any lease shorter than 30 consecutive days, requires rental advertising to state the 30-day minimum and sets no annual cap on the number of leases, while the neighborhood association can impose stricter rules and approve occupants under its own documents.

The Leasing Rules in One Table

Sources: rental and transfer reminder; Transfer of Club Membership Packet.

What a Heritage Bay Single-Family Landlord Should Plan For

Seasonal rental is the realistic use: a month or a season, with the tenant taking over the owner’s club membership by transfer. A tenant who is not a transferee has “lodging only.” Plan the $600 transfer fee, a $100 rush fee if the club gets less than 30 days’ notice, and the neighborhood association’s own application. Short-term platforms that book nights or weeks do not fit the 30-day rule.

What Are the Pet Rules in Heritage Bay’s Single-Family Homes?

Heritage Bay single-family homes may keep up to two commonly accepted household pets, a dog or cat, plus reasonable numbers of fish and caged birds; pets must be leashed outdoors and kept off the golf course, and pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited by the recorded declaration.

The declaration’s Section 5.31 also bars commercial pet activity such as boarding, breeding, grooming or training, and says pets may not be left unattended on lanais, in yards or in garages. If a pet becomes an unreasonable annoyance, the board may require its removal after written notice (Second Amended and Restated Declaration). The neighborhood association’s rules may add to these. Assistance animals are governed by fair housing law rather than the pet limits.

How Do Heritage Bay Single-Family Homes Handle Hurricanes and Flooding?

Heritage Bay single-family homes sit about ten miles inland in Collier County Evacuation Zone E, outside modeled storm surge for Category 1 to 3 hurricanes; on FEMA’s effective 2012 map most lots are in shallow-ponding Zone AH, but FEMA’s preliminary 2025 map moves every single-family location out of the high-risk flood zone.

Flood Zone, Street by Street

We queried FEMA’s flood maps at one district-located address on each single-family street in September 2026.

Sources: FEMA National Flood Hazard Layer and FEMA preliminary flood hazard layer, queried September 24, 2026; Collier County evacuation zones. A point query is a screening result, not a flood determination.

Across all 252 single-family locations, a September 2026 query of every county address point found 248 inside the effective map’s special flood hazard area (225 in Zone AH and 23 in Zone AE) and 4 in Zone X; on the preliminary map, none is in the special flood hazard area (251 in minimal-hazard Zone X and one in the 0.2% shaded Zone X). Zone AH means shallow ponding of one to three feet in a 1% annual-chance flood; base flood elevations on the single-family streets run about 13 to 14.5 feet NAVD88.

Why Many Lots Are Already Out: The FEMA Letters

The effective map is not the last word for many single-family homes. From May 2012 to February 2013 FEMA issued at least seven Letters of Map Amendment covering single-family plats, because the pads and houses were built above the base flood elevation. They include 12-04-5082A (Gator Bay Court lots, among 229 properties), 12-04-5253A (Gator Bay lots), 12-04-5011A (Escambia Bay Court, Lions Bay Court, Gator Bay Court and Heritage Bay Boulevard structures, lowest adjacent grades 15.7 to 16.5 feet), 12-04-5012A and 12-04-5266A (Biscayne Bay at Heritage Bay Unit Four, lowest lot elevations 15.7 to 16.7 feet), 12-04-8508A (10409 Heritage Bay Boulevard) and 13-04-1959A (Phase 2A, Gator Bay, Escambia Bay and Biscayne Bay). Each names the flooding source as “ponding/overland flow,” not a river or the Gulf. FEMA’s letter text says that once a property is removed, “the Federal mandatory flood insurance requirement does not apply,” although “the lender has the option to continue the flood insurance requirement” (FEMA LOMA 12-04-5082A).

The New Map and Its Timing

Collier County opened the 90-day appeal period for the new maps on August 19, 2026 and targets an effective date of summer 2027, subject to change (Collier County news release). Until then, the 2012 map and any LOMA covering the specific lot decide whether a federally backed lender must require flood insurance.

Storm Surge and Hurricane History

The National Hurricane Center’s storm surge risk maps show no surge at Heritage Bay for near-worst-case Category 1 to 3 hurricanes, less than three feet for Category 4 and more than six feet only for Category 5, which is why the community is in Zone E (NHC National Storm Surge Risk Maps). Hurricane Irma in 2017 damaged the district’s lake banks, and the district issued its Series 2018A-2 bonds to repair them (CDD letter, May 24, 2023). Federal flood-claim records for the grid cell containing Heritage Bay show 13 Irma claims totalling $22,595 and no claims from Ian (2022), Helene or Milton (2024), per FEMA’s open NFIP claims data.

Insurance: Wind, Flood and Roof Age

Single-family owners insure the whole house: wind, contents and liability, and flood if required or wanted. Citizens Property Insurance’s flood mandate now reaches most of these homes: Citizens policyholders with dwelling coverage of $400,000 or more must carry flood insurance from January 1, 2026, and all Citizens policyholders from January 1, 2027 (Citizens flood requirement); the exemption for condominium unit-owner policies does not apply to a single-family house. In a September 2026 FEMA sample for the census block group covering the north loop and the single-family courts, most NFIP policies were rated Zone X at a median total premium of about $858 a year, which is a sample, not a quote. Florida law bars an insurer from refusing a homeowner’s policy solely because a roof is under 15 years old (Fla. Stat. 627.7011); original single-family roofs here date from 2006 to 2014, so the older Executive roofs are past that line, and a roof inspection or a replacement permit is now part of every sale.

Wind Design

All single-family homes were built under the Florida Building Code in Collier County’s wind-borne debris region, where opening protection was required at construction. A current wind mitigation inspection (form OIR-B1-1802) records roof shape, roof-to-wall connection and opening protection and can lower the wind premium (OIR-B1-1802).

No Condominium Safety-Law Exposure

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more stories; Heritage Bay’s single-family homes are fee-simple houses, so neither applies, and Collier’s milestone roster lists no single-family building in Heritage Bay.

Which Schools Serve Heritage Bay’s Single-Family Homes?

For the 2026-2027 school year, Collier County Public Schools’ own address lookup assigns every Heritage Bay single-family street we tested to Bear Creek Elementary, Oakridge Middle and Gulf Coast High School, all three graded A by the state for 2025-2026, with no pending rezoning.

Source: Collier County Public Schools address lookup, queried September 24, 2026 for the 2027 school year; the rezone fields were empty for every address. Zones can change, so confirm a specific address with the district before you buy.

The Three Assigned Schools

Sources: CCPS 2025-2026 School and District Grades; Bear Creek Elementary district profile. Bear Creek opened in August 2025 as the first new elementary school built in Collier County in 17 years (Bear Creek Elementary). Gulf Coast High offers AP Capstone, the Cambridge AICE Diploma and dual enrollment with FGCU and FSW (Gulf Coast High curriculum). The district itself earned an A for the ninth straight year.

Charter and Private Options

Naples Classical Academy, a K to 12 charter graded A, is at 10270 Immokalee Road, about 1.2 miles from the gate (CCPS charter schools). Private options within about 10 to 13 miles include Community School of Naples, St. John Neumann Catholic High School and Seacrest Country Day School.

What Should Heritage Bay Single-Family Owners Know About Permits?

Heritage Bay single-family owners need two approvals for most exterior work: the club’s Architectural Review Committee first, under Section 6 of the recorded declaration, then a Collier County building permit for roofs, pools, cages, windows, generators, fences and similar work.

How the Two-Step Approval Works

The club’s committee approves the design, color, material and location; the county’s Growth Management Community Department issues the permit and inspects the work (Collier County building permits). Because every home was built from 2006 to 2014, the permits buyers ask about most are roof replacements, pool resurfacing and heaters, screen-cage rebuilds after storms, impact windows and whole-house generators.

What We Could Not Retrieve

Collier County’s online permit search did not respond to automated requests from our research systems in September 2026, so this page does not list permits by address. That is a real gap for a buyer, because an unpermitted cage or pool heater surfaces on inspection or at the insurance application. We pull the permit history of every home we list or show directly from the county, and a buyer should ask for it before the inspection period ends.

Zoning Under the Lots

Collier County’s zoning map places every single-family lot in the Heritage Bay Planned Unit Development, Ordinance 03-40, adopted July 29, 2003, with administrative amendments noted on the zoning record in 2014, 2016, 2017 (twice) and 2019 (Collier County zoning layer). The ordinance caps building height at 35 feet for single-family types (Ordinance 03-40).

What Is Being Built Around Heritage Bay’s Single-Family Homes?

Heritage Bay’s single-family streets back onto preserve, lakes and golf inside a zoning district that requires at least 863 acres of conservation land; the change is at the Immokalee Road and Collier Boulevard corner a mile and more away, where retail, county offices, road projects and new neighborhoods are adding traffic.

The Preserve Next Door

The Heritage Bay PUD must keep a minimum of 863 acres in conservation and preservation, about 533 acres of it already under a conservation easement to the Corkscrew Regional Ecosystem Watershed when the county adopted the ordinance (Ordinance 03-40). The preserve that Lions Bay Court and Escambia Bay Court back onto is part of that land, which makes those Estate lots some of the most private in Heritage Bay.

At the Corner and Beyond

Near the community entrance, the county’s Heritage Bay Government Services Center at 15450 Collier Boulevard opened on January 31, 2022 (Collier Clerk); Founders Square, a 55-acre mixed-use center, is under construction at the southeast corner of Immokalee Road and Collier Boulevard (Florida Construction News); and the Tree Farm and Habitat neighborhood is planned across Collier Boulevard (Naples Press). Immokalee Road east of Collier Boulevard carried about 55,000 to 60,000 vehicles a day in 2025, and the Collier MPO lists the Immokalee Road and Collier Boulevard intersection among its unfunded needs (Collier MPO 2050 plan, Chapter 4).

Daily Logistics for Heritage Bay Single-Family Owners

Daily life in a Heritage Bay single-family home runs through one staffed gate on Immokalee Road, club-maintained private roads, county water and sewer, reclaimed-water irrigation paid through the club, and bulk cable and internet inside the club assessment, with an emergency room under two miles away.

Gate, Guests and Deliveries

All visiting vehicles are logged at the Immokalee Road gatehouse by a scanned driver’s license and get a pass for that day; longer passes are available on a member’s request, and the gatehouse can be reached at (239) 455-6392 for after-hours matters (2026 club rules).

Roads, Water, Irrigation, Cable

The club maintains the community’s roads, including Gator Bay Court, Lions Bay Court, Escambia Bay Court, Biscayne Bay Lane, Smokehouse Bay Drive and Heritage Bay Boulevard. Water and sewer lines were dedicated to Collier County Public Utilities; irrigation uses treated effluent as a club common expense; and cable and internet come through the club’s bulk contract, $1,047 of the 2026 assessment. Trash and recycling pickup and the mailbox arrangement for the single-family streets are set by the county and the neighborhood association and are not documented in the sources we could reach; ask at showing.

Golf Carts and Walking

Private golf carts may drive on community roads from sunrise to sunset, and after dark only if equipped with headlamps, brake lights, turn signals and a windshield; they are not allowed on the course, and registration is $25 a year.

Healthcare and Drive Times

The nearest emergency room is NCH’s Northeast freestanding emergency department at 15420 Collier Boulevard, about 1.7 miles and three minutes from the gate; NCH North Naples Hospital is about 7.9 miles away (NCH Northeast emergency department). In free-flowing traffic from the gate: I-75 Exit 111 is 4.7 miles (7 minutes), Mercato 10.5 miles (18 minutes), Vanderbilt Beach 11.4 miles (20 minutes), Naples Airport 15.3 miles (23 minutes), Fifth Avenue South 17.9 miles (28 minutes) and Southwest Florida International Airport 27.5 miles (36 minutes). Season adds time on Immokalee Road.

Heritage Bay Single-Family Homes vs The Quarry Single-Family Homes: Which Should You Choose?

Heritage Bay and The Quarry are the two golf communities inside the same Heritage Bay zoning district on Immokalee Road, and their single-family homes are the closest rivals a buyer here will compare: Heritage Bay’s 252 homes sold for a $980,000 county median with golf bundled into every deed, while The Quarry’s 624 homes sold for $1,395,000 with golf in a separate club.

Data updated: September 2026 (Collier County 2026 preliminary roll and qualified deeds, August 29, 2025 to August 28, 2026; community documents as linked)

Sources: Collier County roll and deeds; The Quarry Golf Club history; The Quarry Community Association rules, adopted April 25, 2022; Quarry CDD FY2026 adopted budget; Heritage Bay CDD FY2026 budget.

Golf: Bundled vs Separate

The single biggest difference is how golf attaches to the house. At Heritage Bay a full golf membership is an appurtenance of the home and cannot be separated from it; the price of the house includes the club. The Quarry Community Association’s own rules define its community as “all areas of The Quarry except The Quarry Golf Club, which is not a part of the Community,” and the golf club issues its membership terms in a packet rather than publishing them (The Quarry Golf Club membership). A non-golfer pays for golf at Heritage Bay; a golfer at The Quarry pays for it separately.

Water: Lakes to Look At vs a Lake to Boat On

Heritage Bay’s 31 lakes are stormwater lakes with catch-and-release fishing and no boating. The Quarry’s association runs a beach club on Stone Lake, the former quarry pit, with a boatyard and launch ramp for owners who register their vessels. If boating inside the gate matters, The Quarry wins outright.

Price and Carrying Cost

On the same county method, The Quarry’s single-family median was $415,000 higher than Heritage Bay’s in the last twelve months. Heritage Bay’s known recurring charges per single-family home, $13,701.85 to $15,067.57 a year before neighborhood dues and tax, include full golf; The Quarry’s comparable total cannot be built from public documents, because its association and golf dues are not published.

Who Should Choose Heritage Bay’s Single-Family Homes

Choose Heritage Bay if you want golf included with the house, a detached pool home for under $1 million on the Executive side or around $1.3 million on the Estate side, one flat club bill you can read before you buy, and the freedom to lease from day one.

Who Should Choose The Quarry’s Single-Family Homes

Choose The Quarry if you want more lot-width choice, lake boating and a beach club, and golf as an option rather than a requirement, and if you are comfortable paying a median of roughly $400,000 more and waiting a year before you lease. We represent buyers and sellers in both communities; request a free valuation if you own in either, or call Marc at (239) 287-5873 for a side-by-side of homes that fit your budget and read how we represent buyers in Naples.

How Do Heritage Bay Single-Family Homes Compare With Heritage Bay’s Condominiums and Nearby Communities?

Heritage Bay’s single-family homes are the top of the community’s price ladder, about 50% above the Coach Homes and nearly three times the Terrace condominiums, and in North Naples they sit mid-pack among single-family golf neighborhoods, below The Quarry and Stonecreek and close to Olde Cypress and Riverstone.

Data updated: September 2026 (Southwest Florida MLS, pulled September 24, 2026; Collier County deed records)

Inside Heritage Bay: Four Home Types, One Club

Source: Southwest Florida MLS Matrix, Development “Heritage Bay”, pulled September 24, 2026. Every home type pays the same $10,216 club assessment. Our guides to the Heritage Bay Coach Homes, the Heritage Bay Verandas and the Heritage Bay Terraces cover the condominium side, and our Heritage Bay community guide covers the club and the whole community.

Outside Heritage Bay: North Naples Single-Family Benchmarks

Source: Collier County 2026 preliminary tax roll and qualified deeds, 12 months ending August 28, 2026, compiled by McGreevy and Comisar in September 2026 on one method for every community. We have not researched the club models of Olde Cypress, Riverstone, Stonecreek or Mediterra for this page, so the table compares prices only; see our guides to Riverstone and Mediterra for those communities in full.

Honest Pros and Cons of Owning a Heritage Bay Single-Family Home

Owning a Heritage Bay single-family home buys a detached pool home with bundled 27-hole golf at one of the lowest single-family entry prices among North Naples golf clubs; the tradeoffs are a $10,216 club bill whether or not you golf, a CDD debt line to 2036, unpublished neighborhood dues and 2006 to 2014 roofs.

The Pros

• Golf with the deed. A full membership in a 27-hole club is an appurtenance of every home, with no initiation fee, equity purchase or green fees.
• A pool at almost every house. 247 of 252 homes have a private pool and spa on the county roll.
• Two clear price tiers. Executive homes around $960,000 and Estate homes around $1.3 million give buyers and sellers clean comparables.
• Zero inventory. No single-family home was for sale on September 24, 2026.
• Out of the flood zone on the new map. Every single-family location moves to Zone X on FEMA’s preliminary map, and many lots already have LOMAs.
• A-rated schools and an all-ages community. Bear Creek, Oakridge and Gulf Coast, with no 55+ restriction.
• Freedom to lease. A 30-day minimum and no annual cap in the club declaration.
• Emergency care close by. An NCH emergency department 1.7 miles from the gate.

The Cons

• You pay for golf whether you play or not. $10,216 in 2026 plus a $1,000 food minimum, the same as a Terrace condominium.
• A CDD debt line until 2036. $1,928.85 to $3,294.57 a year in debt service on top of the $557 operations charge.
• Unpublished neighborhood dues. The Single Family Homes I budget is not public; you learn it from the seller or the estoppel.
• A $13,500 capital contribution at purchase.
• Aging roofs. Original roofs date from 2006 to 2014, and insurers look hard at anything past 15 years.
• Price softening since 2024. Executive and Estate medians are both below their 2023 to 2024 peaks.
• Immokalee Road traffic. One gate onto a road carrying about 55,000 to 60,000 vehicles a day.
• No boating or beach club. The lakes are for looking at and catch-and-release fishing.

Weighing the pros and cons for a specific home? Owners can get a free Heritage Bay single-family home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.

Thinking of Selling Your Heritage Bay Single-Family Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Heritage Bay single-family listing agent, or thinking, ‘I need someone to sell my Heritage Bay single-family home…’, McGreevy and Comisar are the team to call: we price by lot class and street, not by the blended median, and we have the whole paper trail ready before the first showing.

• Top 1% Real Estate Agents Nationally Since 2008
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• #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

Recent Heritage Bay single-family sales: In the last 12 months we tracked 14 Heritage Bay single-family resales in the Southwest Florida MLS, totalling $15,326,000 in volume, with a median of 97 days on market and a median sold-to-list ratio of 96.10%. Nine were Executive homes (median $960,000), four were Estate homes (median $1,315,000), and one could not be assigned to a class from the public record. On September 24, 2026 there were no single-family listings at all.

What makes selling here different. Four things. First, the buyer owes the club’s $13,500 Resale Capital Contribution at closing, so your price competes with that cash, not just with other homes. Second, there are two estoppel certificates to order, the club’s and Heritage Bay Single Family Homes I’s, and the neighborhood’s dues are not public, so an early estoppel stops surprises. Third, the CDD line differs by class, from $2,485.85 to $3,851.57 for FY2027, and buyers compare it. Fourth, the club’s declaration allows only one small oval “For Sale” sign, so marketing does the work a yard sign does elsewhere: photography, drone, video, and the fee and flood facts on paper before a buyer asks.

What Is Your Heritage Bay Single-Family Home Worth? Get a Free Valuation in 60 Seconds.

Request a free Heritage Bay single-family home valuation, priced against the Executive or Estate sales on your own street, or talk to Jesse direct: (239) 898-6072, text or call.

A dedicated guide to selling a Heritage Bay single-family home is in preparation; until it is live, this section and a call to Jesse cover it.

How Much Is an Estate Lot Worth Over an Executive Lot?

In the last twelve months the Estate median ran about $355,000 above the Executive median on MLS closings ($1,315,000 against $960,000), and about $66 more per county base square foot on county deeds ($503.36 against $436.65). Part of that is the bigger house and part is the 90-foot lot; the county’s median land value is $452,610 for an Estate lot against $399,487 for an Executive lot.

Does a Lake or Preserve View Change the Price?

Yes, but the public record does not isolate it cleanly. The top Executive sale of the last twelve months, $1,300,000 on Gator Bay Court, beat the Executive median by $340,000 on a same-size house, and Gator Bay Court curves along one of the community’s largest lakes. We price view case by case from the closest comparable sales.

How Long Will My Heritage Bay Single-Family Home Take to Sell?

The median single-family closing in the last twelve months took 97 days on market. With no competing single-family listings on September 24, 2026, a well-prepared home listed for season should do better than that median; an overpriced one will sit, because buyers here compare against the same few closed sales we do.

Should I Replace My Roof Before I Sell?

Not automatically. A roof under 15 years old cannot be the sole reason an insurer refuses a policy under Florida law, and an older roof with an inspection showing at least five years of life is treated the same way. We get a roof inspection and wind mitigation report first, then decide whether a replacement, a credit or a price adjustment nets you more.

Who Pays the $13,500 Capital Contribution When I Sell?

The buyer. Section 9.9 of the club declaration charges the Resale Capital Contribution to the new owner on each conveyance, and the club’s 2026 amount is $13,500, or $5,000 if the buyer qualifies for the discount. It is not your cost, but it is part of your buyer’s cash to close.

Is Now a Good Time to Sell a Heritage Bay Single-Family Home?

With zero single-family listings, season approaching and FEMA’s preliminary map moving every single-family location out of the high-risk flood zone, the fall of 2026 is a strong setup for a seller who prices to the current twelve-month sales rather than the 2024 peak. Call Jesse at (239) 898-6072 to run the numbers for your street.

Your Local Real Estate Experts

Heritage Bay single-family 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 matched every Heritage Bay single-family sale to its lot, class and street before writing a word of this guide.

McGreevy and Comisar are the Domain Realty team behind this Heritage Bay single-family 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 market that Heritage Bay sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. 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 Heritage Bay single-family page the credential that matters more is narrower than any award: we read the club’s recorded declaration, bylaws and amendments, the district’s budgets and audits, all 252 parcels on the county roll and every single-family deed since 2006 before this guide was written. Buyers who want to see which single-family homes are on the market today can browse Heritage Bay listings at Domain Realty Group.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Heritage Bay single-family 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.

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, 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

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, 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 Heritage Bay single-family home? Get a free Heritage Bay single-family home valuation, or call Jesse direct at (239) 898-6072.

Buying in Heritage Bay’s single-family neighborhood? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around these homes, see our Heritage Bay guide, our guide to The Quarry next door and our Naples guide.

Frequently Asked Questions, Buyer Edition

These Heritage Bay single-family buyer questions are answered from the club’s recorded declaration and 2026 fee schedule, the Heritage Bay CDD’s FY2027 budget, the Collier County 2026 preliminary roll and deed records, FEMA and school-district records, and the Southwest Florida MLS Matrix, pulled September 24, 2026. Where the record is silent, we say so.

How much do Heritage Bay single-family homes cost?

Heritage Bay single-family homes sold for a median of $988,750 across 14 MLS closings in the twelve months to September 24, 2026, in a range of $900,000 to $1,425,000. Executive homes on 55-foot lots had a median of $960,000 (nine closings) and Estate homes on 90-foot lots $1,315,000 (four closings). No single-family home was listed for sale on September 24, 2026.

What is the difference between an Executive home and an Estate home in Heritage Bay?

Executive homes are the 139 houses on 55-foot lots on Heritage Bay Boulevard, Gator Bay Court and Smokehouse Bay Drive, built 2006 to 2010 in plans of about 1,845 to 2,280 square feet. Estate homes are the 113 houses on 90-foot lots on Lions Bay Court, Escambia Bay Court and Biscayne Bay Lane, built 2009 to 2014 in plans of about 2,361 to 3,800 square feet, with three-car garages and a higher CDD debt line.

How many single-family homes are in Heritage Bay?

Heritage Bay has 252 single-family homes: 139 Executive and 113 Estate. The count is the same on the county tax roll, the club’s recorded 2023 amendment (the single-family housing group) and the Community Development District’s assessment roll (139 Executive, 95 Classics and 18 Classics II). The other 998 Heritage Bay homes are Terrace, Veranda and Coach Home condominiums.

Who built the single-family homes in Heritage Bay, and when?

Lennar built all 252 single-family homes in Heritage Bay, the Executive line from 2006 to 2010 and the Estate line, marketed as Classic Homes, from 2009 to 2014, on land developed by Bayvest, L.L.C., a U.S. Home (Lennar) entity. The county roll shows no single-family house built after 2014 and no other builder.

Do Heritage Bay single-family homes have private pools?

Almost all do. The Collier County roll records a private pool and a spa on 247 of the 252 single-family homes, including all 113 Estate homes and 134 of 139 Executive homes; the five without a pool line are on Gator Bay Court. The roll also records 257 screen enclosures.

Is golf included with a Heritage Bay single-family home?

Yes. Every Heritage Bay home, single-family or condominium, carries one full club membership that the recorded declaration makes “an appurtenance to” the home; it transfers with title and cannot be sold separately. Members pay no green fee, only a cart fee of $29 for 18 holes in 2026, and there is no initiation fee or equity purchase.

Is the Heritage Bay golf membership equity?

No. The membership is bundled and mandatory but non-equity: the club’s membership page says “There are no equity or deposits required,” and the declaration says assessments and capital contributions become association property that no owner can withdraw. The club itself is owned for the members by the association.

What are the HOA fees for a Heritage Bay single-family home?

The club’s 2026 annual assessment is $10,216 for every home, plus a $1,000 food and beverage minimum. The single-family neighborhood association, Heritage Bay Single Family Homes I, bills its own dues, which are not published; ask for its budget and estoppel. The CDD adds $2,485.85 to $3,851.57 on the tax bill for FY2027.

What is the total yearly cost to own a Heritage Bay single-family home?

The known recurring charges are $13,701.85 a year for an Executive home, $14,823.09 for a Classics-class Estate home and $15,067.57 for a Classics II home, covering the club, the food minimum and the CDD, before the unpublished neighborhood dues and property tax. The 2026 median property tax is $6,311.91 on Executive homes and $7,962.58 on Estate homes.

Is there a CDD in Heritage Bay, and when does the debt end?

Yes. The Heritage Bay Community Development District bills $557 in operations to every home for FY2027, plus a debt charge by class: $1,928.85 Executive, $3,050.09 Classics and $3,294.57 Classics II. The debt pays the Series 2018A bonds, which mature May 1, 2036, after which only the operations charge remains. The debt can be prepaid through a $150 payoff letter.

Which management company runs the Heritage Bay single-family association?

Ability Management of Naples manages Heritage Bay Single Family Homes I, Inc., and is its registered agent at 6736 Lone Oak Boulevard, per the association’s 2026 filing with the Florida Division of Corporations and the club’s list of neighborhood managers.

Is there a capital contribution when I buy a Heritage Bay single-family home?

Yes. The buyer pays the club a Resale Capital Contribution of $13,500 at closing in 2026, or a discounted $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. The club’s estoppel fee is $250 on its 2026 schedule.

Is Heritage Bay a 55+ community?

No. Heritage Bay is an all-ages community. Its recorded declaration and bylaws contain no 55-and-older provision, and they extend club privileges to custodial children and grandchildren 21 or under. The single-family homes are the most family-oriented part of the community.

Can I rent out a Heritage Bay single-family home?

Yes, for 30 consecutive days or more. The club’s declaration bars shorter leases and sets no annual cap on leases. A tenant uses the club only through a membership transfer, $600 in 2026, during which the owner loses amenity use. The neighborhood association’s own leasing rules are not published, so read them before you buy an income property.

How many pets can I have in a Heritage Bay single-family home?

Up to two household pets, a dog or a cat, plus reasonable numbers of fish and caged birds, under Section 5.31 of the club’s declaration. Pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited, pets must be leashed outdoors and kept off the golf course, and commercial pet activity is not allowed.

Is a Heritage Bay single-family home in a flood zone?

On FEMA’s effective May 16, 2012 map, 248 of the 252 single-family locations fall in the special flood hazard area, mostly Zone AH, shallow ponding. Many lots were removed by FEMA Letters of Map Amendment in 2012 and 2013. On FEMA’s preliminary March 20, 2025 map, none is in the high-risk zone; Collier targets summer 2027 for that map to take effect.

Do I need flood insurance on a Heritage Bay single-family home?

A federally backed lender requires it while the lot is in the effective map’s special flood hazard area and not covered by a LOMA, though a lender may require it anyway. Separately, Citizens Property Insurance requires flood coverage for homes with $400,000 or more of dwelling coverage from January 1, 2026 and for all its policyholders from January 1, 2027.

What hurricane evacuation zone are Heritage Bay single-family homes in?

Zone E, the second-to-last of Collier County’s zones A to F. The National Hurricane Center’s surge maps show no storm surge at Heritage Bay for Category 1 to 3 hurricanes, which is why the community evacuates late. Individual circumstances, such as medical needs, can still call for leaving earlier.

Which schools serve Heritage Bay single-family homes?

Collier County Public Schools’ address lookup assigns every single-family street we tested to Bear Creek Elementary, Oakridge Middle and Gulf Coast High School for 2026-2027. All three were graded A by the state for 2025-2026. Confirm a specific address with the district before you buy.

Do I need approval to buy a Heritage Bay single-family home?

The club has no buyer application; membership comes with title and the new owner files a member questionnaire after closing. The single-family neighborhood association may have its own approval or notice step under its documents, which are not published, so we confirm it with the association before contract.

Can I add a pool cage, generator or fence to a Heritage Bay single-family home?

Usually yes, with approval first. The club’s Architectural Review Committee must approve any work that materially changes a lot’s exterior appearance, and the declaration specifically requires written approval for walls, fences and hedges and for roof installations such as solar collectors. After the committee, the work needs a Collier County permit.

Are Heritage Bay single-family prices going down?

They have eased from the peak. County medians for Executive homes went from $1,080,000 in 2024 to $960,000 over the last twelve months, and Estate homes from $1,475,000 in 2024 to $1,315,000 on MLS closings. They remain roughly double their 2019 levels, and inventory was zero on September 24, 2026.

How does a Heritage Bay single-family home compare with The Quarry?

The Quarry’s single-family median was $1,395,000 on 29 county-recorded sales in the last twelve months, against $980,000 on 12 at Heritage Bay. Heritage Bay bundles golf into every deed; The Quarry’s golf club is not part of its community association, but The Quarry has a beach club and lake boating. See our comparison section above.

How do I get a guest through the Heritage Bay gate?

Every visiting vehicle is logged at the Immokalee Road gatehouse by a scanned driver’s license and receives a day pass; owners can request longer passes for regular guests. The gatehouse is staffed 24 hours and can be reached at (239) 455-6392 after hours.

Is internet and cable included with a Heritage Bay single-family home?

Yes. The club’s bulk cable and internet contract is part of the 2026 assessment, $1,047 of the $10,216 per home. Premium channels, upgraded speeds and phone service are arranged with the provider directly.

Who is the best buyer’s agent for a Heritage Bay single-family home?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Marc Comisar leads our buyer work and has the lot class, CDD line, flood status and sale history for every one of the 252 homes before a showing. Call Marc at (239) 287-5873, or read how we represent buyers.

Frequently Asked Questions, Seller Edition

Heritage Bay single-family sellers face questions a generic Naples listing never raises: whether their home is priced as an Executive or an Estate, who pays the $13,500 capital contribution, which two estoppel letters to order, how to present the CDD class and what to say about the two flood maps. These answers use the club’s documents, the CDD budget, Florida statutes and county records.

Who is the best listing agent for a Heritage Bay single-family home?

McGreevy and Comisar are the best listing agents for Heritage Bay single-family homes on the record: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012 and 21 straight years of the Gulfshore Life 5 Star Award for Customer Satisfaction. We price by lot class and street and handle the club, estoppel and CDD steps. Call Jesse at (239) 898-6072.

What is my Heritage Bay single-family home worth?

Start with the class. In the last twelve months, Executive homes closed at a median of $960,000 (nine sales, $900,000 to $1,300,000) and Estate homes at $1,315,000 (four sales, $1,200,000 to $1,425,000). Street, lake or preserve position, plan, roof age, pool condition and updates move a home within those bands. Get a free Heritage Bay single-family valuation, then call Jesse at (239) 898-6072.

How many Heritage Bay single-family homes are for sale right now?

None on September 24, 2026, when the Southwest Florida MLS showed zero active single-family listings in Heritage Bay against 14 closings in the prior twelve months. That is zero months of supply, the tightest position in the community, and it means the first well-presented listing of the season faces no direct competition.

How long does it take to sell a Heritage Bay single-family home?

The median was 97 days on market for the 14 single-family closings in the twelve months to September 24, 2026, and the median sale closed at 96.10% of list price. Only one of the fourteen sold at or above list. Correct pricing at launch, not a later reduction, is what shortens that number.

When is the best time to list a Heritage Bay single-family home?

For most sellers, list by November or early January so the home is live through the January to April season, when seasonal buyers are in Naples. The single-family neighborhood is more year-round than the rest of Heritage Bay (63.1% homesteaded), so family buyers also shop in spring and summer around the school calendar.

How should I price an Executive home against an Estate home?

Price against your own class, never the blended median. Over the last twelve months the Estate median ran about $355,000 above the Executive median on MLS closings. Eight of nine proven Executive sales landed between $900,000 and $992,500; the Estate sales spread from $1,200,000 to $1,425,000 by lot, plan and position.

Does a preserve, lake or golf view add value to a Heritage Bay single-family home?

Position matters, but the public record does not price it cleanly. The $1,300,000 Gator Bay Court sale beat the Executive median by $340,000 on a standard-size house on the lake side of the court, and Lions Bay Court and Escambia Bay Court sell the preserve. We price position from the closest comparable sales on the same street.

How much does it cost to sell a Heritage Bay single-family home?

Expect Florida documentary stamp tax on the deed ($0.70 per $100 of price, about $6,720 on a $960,000 sale), title and closing charges customarily paid by the seller, the commission you negotiate, estoppel fees if your contract assigns them to you, and prorations of club dues, the food minimum, CDD charges and property taxes. We prepare a written net sheet before you list.

Who pays the Resale Capital Contribution when I sell my Heritage Bay home?

The buyer. Section 9.9 of the club’s declaration charges the Resale Capital Contribution to the new owner at each conveyance: $13,500 in 2026, or $5,000 if the buyer qualifies for the discount. It is not your cost, but it adds to your buyer’s cash to close, so it belongs in your pricing strategy.

Do I qualify for the discounted $5,000 contribution if I buy another Heritage Bay home?

You may. The May 28, 2026 resolution allows $5,000 instead of $13,500 for a natural person who buys a second Heritage Bay home and sells the first within 12 months (otherwise the $8,500 balance is billed), or who buys after selling a Heritage Bay home within 90 days before closing. The request form must be filed before closing.

How many estoppel letters does a Heritage Bay single-family sale need?

Two: one from Heritage Bay Golf & Country Club, the master association, and one from Heritage Bay Single Family Homes I, Inc., your neighborhood association, through Ability Management. The club’s estoppel is $250 on its 2026 schedule. The CDD rides on the tax bill; a CDD payoff letter ($150) is optional.

Who pays the estoppel fee in Florida, buyer or seller?

The sale contract decides. Florida’s Chapter 720 caps what a homeowners’ association may charge for an estoppel certificate and sets delivery deadlines (Fla. Stat. 720.30851); the standard Florida contract forms generally assign association estoppel letters to the seller unless the parties agree otherwise. Read your contract before you sign it.

What documents must I give a Heritage Bay single-family buyer?

For a home in a mandatory homeowners’ association, Florida requires a disclosure summary for the buyer (Fla. Stat. 720.401). Provide the club’s declaration, bylaws, rules and 2026 budget (posted on the club’s membership page), the neighborhood association’s documents and budget, and the CDD class and amount from your tax bill.

Does the Heritage Bay CDD assessment transfer to the buyer?

Yes. The CDD charge is a non-ad valorem assessment on the property tax bill, so it stays with the home. For FY2027 a single-family home pays $2,485.85 (Executive), $3,607.09 (Classics) or $3,851.57 (Classics II), including the $557 operations charge. The debt portion ends with the bonds’ May 1, 2036 final maturity.

Should I pay off my CDD debt before I sell?

Rarely necessary. The debt portion can be prepaid through a payoff letter from Premier District Management ($150), and payoff is irreversible; the operations charge continues. Some sellers use a payoff as a negotiating tool when a buyer objects to the CDD line, but in most sales, disclosing the class and annual amount up front is enough.

How is the CDD prorated at closing?

Because the CDD is collected on the Collier County tax bill, the title company usually prorates it with property taxes for the calendar year. Collier bills mail at the end of October, are due November 1 and carry a 4% discount for payment in November, so the credit depends on whether the current year’s bill has been paid.

What happens to my club dues and food minimum when I sell?

The club assessment is billed annually on January 1, so a seller who has paid the year is typically credited at closing for the portion after the sale date, as the club’s estoppel shows. The $1,000 food and beverage minimum is a spending minimum reconciled on the December statement; unspent balances and final charges appear on the estoppel.

Does my club membership transfer to the buyer automatically?

Yes. The declaration makes the membership appurtenant to the home, so it passes with title. We order the club estoppel, make sure the buyer’s capital contribution is on the closing statement, and see that the buyer files the club’s member questionnaire so the new membership activates after closing.

Can I put a For Sale sign in front of my Heritage Bay home?

Only a small one. Section 5.6 of the declaration allows one oval “For Sale” sign no larger than 10 inches high and 18 inches wide, and bans other signs, including Realtors’ signs. Open-house signs follow the club’s separate procedures, so marketing does the work a yard sign does elsewhere.

Can I hold an open house for my Heritage Bay single-family home?

Yes. The club’s procedures allow open houses on weekends, and in season the listing agent must file the gate courtesy list by 1:00 p.m. the Friday before, with only approved signs placed shortly before and removed shortly after (open house procedures). We handle the gate list and signs.

Can I sell my Heritage Bay single-family home off-market?

Yes. A home can be offered privately to qualified buyers before, or instead of, a public MLS launch, which some Estate-home sellers prefer. The tradeoff is exposure in a neighborhood with only about 14 sales a year. We discuss both paths, and the current MLS rules on private listings, before you decide.

What flood disclosure must I give a buyer?

Florida requires residential sellers to disclose known flood damage, flood insurance claims and federal flood assistance on the property (Fla. Stat. 689.302). For a Heritage Bay single-family home, also share the effective and preliminary zones for your lot, any FEMA Letter of Map Amendment that covers it and an elevation certificate if you have one.

Should I wait for the new flood map before selling?

Usually not. FEMA’s preliminary map already shows every single-family location outside the high-risk zone, and buyers and insurers can see it now; the county’s target effective date is summer 2027 and may move. We present both maps and any LOMA on your lot, which answers most buyers’ questions without waiting a season.

Should I get a wind mitigation or roof inspection before listing?

Yes, for most single-family sellers. Buyers price insurance before they offer, and a current wind mitigation report (form OIR-B1-1802) plus a roof inspection on a 2006 to 2014 roof lets them get quotes early. Florida bars an insurer from refusing a policy solely because a roof is under 15 years old.

Should I renovate my Heritage Bay single-family home before I sell?

Targeted work usually beats a full renovation: fresh paint, pool and cage repairs, lighting, and anything an inspector would flag on a 2006 to 2014 house. Because the neighborhood is one builder and a few plans, buyers compare condition directly, so a clean, well-kept original often sells as well as a half-finished remodel.

Should I sell my Heritage Bay single-family home furnished?

It depends on the buyer pool. About 37% of single-family owners do not homestead, so seasonal buyers may want a turnkey home; year-round buyers usually do not. List furnishings on a separate inventory and decide early whether they are in the price or offered separately.

Can I sell my Heritage Bay home with a tenant in it?

Yes, with planning. The lease generally stays with the property, so the buyer takes it over unless it ends first. If you transferred your club membership to the tenant, the tenant holds club privileges for the lease term. Showings need reasonable notice to the tenant under Florida landlord-tenant law.

Does the club or the association need to approve my buyer?

The club has no approval process; membership follows title. The single-family neighborhood association may have its own notice or approval step under its unpublished documents, so we confirm it with Ability Management before you accept an offer, to keep the closing date safe.

Is there a right of first refusal on Heritage Bay single-family resales?

A text search of the club’s recorded Second Amended and Restated Declaration found no right of first refusal, and the declaration makes a membership change effective “upon transfer of title.” The neighborhood association’s covenants are not published, so we check them before listing; if a right of first refusal existed there, it would appear in those covenants and on the association’s estoppel.

Do I owe capital gains tax when I sell my Heritage Bay home?

Florida has no state income tax, so it is a federal question. A seller who owned and lived in the home as a principal residence for two of the last five years can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly (26 U.S.C. 121). Ask your tax adviser about your numbers.

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

Yes. Florida’s portability rule lets a homesteaded seller move up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead established within three years of January 1 of the year the old homestead was abandoned (Fla. Stat. 193.155). With 159 of 252 single-family homes homesteaded, this matters to most sellers here.

Can I do a 1031 exchange on a Heritage Bay single-family rental?

If the home was held as a rental or investment, a Section 1031 like-kind exchange into other investment real estate can defer federal gain, subject to the IRS timing and intermediary rules (IRS like-kind exchanges). A home used mainly as your own residence or second home generally does not qualify.

What is the real estate commission to sell a Heritage Bay single-family home?

Commissions are negotiable in Florida, and buyer-agent compensation is now negotiated separately under a written buyer agreement. We explain our listing fee and the marketing it covers, including video, drone and photography for a neighborhood where yard signs are limited, before you sign.

Is now a good time to sell a Heritage Bay single-family home?

For a seller who prices to the last twelve months rather than the 2024 peak, yes: zero competing single-family listings, season approaching and a preliminary flood map that moves every single-family location out of the high-risk zone. Call Jesse at (239) 898-6072 to run the numbers for your street.

Can I rent back my home after closing?

A short rent-back can be negotiated with the buyer through a written post-closing occupancy agreement prepared by your attorney or title company. The buyer’s club membership begins at closing, and the club’s 30-day minimum applies to leases, so structure a short stay carefully.

Sources and Authoritative References

Every Heritage Bay single-family fact on this page comes from a recorded instrument posted by the club, a county, state or federal record, the Heritage Bay Community Development District, the builder’s archived pages, a news archive, the Collier County Property Appraiser roll (tax year 2026 preliminary) or the Southwest Florida MLS Matrix, pulled September 24, 2026. No realtor, brokerage or listing site is cited.

The primary sources are grouped below by who issued them, numbered continuously.

Heritage Bay Golf & Country Club: Recorded Documents, Budgets and Rules

1. Second Amended and Restated Declaration of Covenants, Conditions and Restrictions, OR 5639 PG 277 (recorded June 7, 2019): ARC, signs, fences, leasing, pets, golf easements, capital contribution.
2. Second Amended and Restated Articles of Incorporation, OR 5639 PG 324: the club as the Chapter 720 association.
3. Amended and Restated Bylaws, OR 5639 PG 331: board and voting.
4. 2020 Amendments to the Declaration and Bylaws, OR 5761 PG 2840: 1,250 memberships appurtenant to title.
5. 2023 Amendments, OR 6234 PG 3880 (recorded April 12, 2023): 252 single-family homes as one housing group; $400,000 capital vote.
6. Umbrella Declaration for Heritage Bay, OR 3968 PG 4031 (January 20, 2006): Bayvest and Centex Homes as declarants.
7. Sign rules, Declaration Section 5.6: the one oval For Sale sign.
8. Heritage Bay Golf & Country Club 2026 Budget: dues revenue and reserves.
9. 2026 User Fee Schedule: $10,216 assessment, $1,000 food minimum, $13,500 capital contribution, $250 estoppel, cart fees.
10. 2025 Schedule of User Fees: 2025 assessment of $9,642.
11. Rules and Regulations, February 27, 2026: gate, tenants, carts, pools.
12. Resolution for a Discounted $5,000 Resale Capital Contribution, May 28, 2026: the move-within discount.
13. Transfer of Club Membership Packet: closing and tenant transfer steps.
14. Member Questionnaire: new-owner form.
15. Rental and transfer reminder, updated August 4, 2023: 30-day minimum lease.
16. Open house procedures: gate list and signs.
17. Heritage Bay community map, December 29, 2021: Executive Homes (55’ lot) and Estate Homes (90’ lot).
18. Club FAQs, February 9, 2017: 1,250 homes in four home types.
19. Club membership page: bundled, non-equity membership and document index.
20. Golf course page: 27 holes, designers.
21. Practice facilities: Aqua Driving Range and putting greens.
22. Dining page: Main Dining Room, Grille Room, The Cabana.
23. Club story page: course opening and setting.
24. 2026 Reciprocal Information Sheet: Quarry clubs in the summer reciprocal program.
25. 2026 Reciprocal N4 Courts Program: pickleball courts.

The Neighborhood Association and Florida Law

26. Heritage Bay Single Family Homes I, Inc., Florida Division of Corporations record N06000006979: filed June 28, 2006; officers; Ability Management.
27. Heritage Bay Single Family Homes I, original 2006 filing (image): articles of incorporation.
28. Division of Corporations name search, Heritage Bay Single Family: Single Family Homes II inactive; Umbrella Association inactive.
29. Florida Statutes 720.401, disclosure summary for HOA homes
30. Florida Statutes 720.30851, estoppel certificates
31. Florida Statutes 689.302, flood disclosure
32. Florida Statutes 193.155, Save Our Homes portability
33. Florida Statutes 627.7011, roof age and homeowner policies
34. Florida Statutes 201.02, documentary stamp tax on deeds
35. 26 U.S.C. 121, exclusion of gain on a principal residence
36. IRS, like-kind exchanges of real estate

Heritage Bay Community Development District

37. Heritage Bay CDD official site
38. CDD assessments page: classes and the $150 payoff letter.
39. CDD services page: lakes and stormwater.
40. CDD FY2027 Adopted Budget: $557 operations; Executive, Classics and Classics II debt lines; bond schedule.
41. CDD FY2026 Final Adopted Budget
42. CDD FY2025 Adopted Budget: operations trend since FY2021.
43. CDD FY2025 Audit: Series 2018A bonds outstanding.
44. CDD Establishment Ordinance, Collier Ordinance 05-24
45. CDD Engineer’s Report, revised July 22, 2005: 424 single-family homes planned; Phase 1C 97 lots.
46. CDD minutes, March 5, 2026: Lake 10 single-family drainage and bank work.
47. CDD letter to the master association, May 24, 2023: Irma lake-bank repairs and 2018 bonds.
48. Collier County Tax Collector, real estate taxes: bill timing and discount.

Collier County Government

49. Heritage Bay PUD, Collier Ordinance 03-40 (July 29, 2003): quarry history, 35-foot single-family height, 863-acre preserve minimum.
50. Collier County PUD layer: Heritage Bay PUD at each single-family address.
51. Collier County zoning layer: PUD zoning and amendment notes.
52. Collier County hurricane evacuation zones: Zone E.
53. Collier County site address points: single-family address locations.
54. Collier County building permits
55. Collier County milestone inspections: condominium-only program.
56. Collier County news release on the proposed flood maps, August 2026
57. Collier Clerk, Heritage Bay satellite office
58. Collier MPO 2050 Long Range Transportation Plan, Chapter 4

FEMA, NOAA and Federal Imagery

59. FEMA National Flood Hazard Layer, flood zones: effective May 16, 2012 panels 12021C0216H and 12021C0218H.
60. FEMA preliminary flood hazard layer: preliminary March 20, 2025.
61. FEMA LOMA 12-04-5082A, May 31, 2012: 229 properties including Gator Bay Court lots.
62. FEMA LOMA 12-04-5253A, June 12, 2012: Gator Bay lots.
63. FEMA LOMA 12-04-5011A, July 17, 2012: Escambia, Lions Bay, Gator Bay and Heritage Bay Boulevard structures.
64. FEMA LOMA 12-04-5012A, August 16, 2012: Biscayne Bay at Heritage Bay Unit Four.
65. FEMA LOMA 12-04-5266A, September 18, 2012: Biscayne Bay Unit 4 lots.
66. FEMA LOMA 12-04-8508A, September 26, 2012: 10409 Heritage Bay Boulevard.
67. FEMA LOMA 13-04-1959A, February 21, 2013: Phase 2A, Gator Bay, Escambia Bay and Biscayne Bay.
68. OpenFEMA NFIP claims data: Irma, Ian, Helene and Milton claims near Heritage Bay.
69. NOAA National Hurricane Center storm surge risk maps
70. Florida Division of Emergency Management, Know Your Zone
71. USGS National Map, NAIP imagery service: the February 14, 2023 USDA aerial used for this page’s hero image.

Insurance and Building Code

72. Citizens Property Insurance, flood coverage requirement
73. Florida OIR uniform mitigation verification form OIR-B1-1802

Schools and Healthcare

74. Collier County Public Schools address lookup service: assignment by address (example query).
75. CCPS 2025-2026 School and District Grades
76. CCPS school and district grades page
77. Bear Creek Elementary district profile
78. Bear Creek Elementary
79. Oakridge Middle School
80. Gulf Coast High School curriculum
81. CCPS charter schools
82. NCH Northeast freestanding emergency department

Lennar Archive and News Archives

83. Lennar, Heritage Bay Exec, archived 2008
84. Lennar, Foxhall plan, archived 2008
85. Lennar, Heritage Bay Classic Homes, archived 2009
86. Lennar, Heritage Bay Classic Homes, archived 2010
87. Lennar, Oakmont plan, archived 2010
88. Lennar, Bayhill plan, archived 2010
89. Lennar, Colonade Grand plan, archived 2012
90. Naples Daily News, Foxhall model of the week, May 13, 2007
91. Naples Daily News, Heritage Bay feature and Ascot model, December 17, 2006
92. Naples Daily News, business news releases, December 22, 2009
93. Florida Construction News, Founders Square construction
94. Naples Press, affordable housing planned for North Naples
95. DeAngelis Diamond, Heritage Bay Golf & Country Club project profile: 2020 amenity renovation.

The Quarry (Comparison Community)

96. The Quarry Golf Club history: Hurdzan and Fry, 2007.
97. The Quarry Golf Club membership
98. The Quarry Community Association rules, adopted April 25, 2022: golf club outside the community; leasing limits; boatyard.
99. The Quarry Community Association: Beach Club on Stone Lake.
100. Quarry CDD finances
101. Quarry CDD FY2026 final adopted budget: single-family classes by lot width.

Data Sets Cited as Plain Text

102. Collier County Property Appraiser, 2026 preliminary tax roll data files (parcels, sales, buildings, land lines), published August 29, 2026.
103. Southwest Florida MLS (Matrix), Development “Heritage Bay”, Residential, Active and Closed 0 to 365 days, pulled September 24, 2026 (member-only system, cited as plain text).

Downloadable Documents

The official Heritage Bay documents below are posted by the club, the Community Development District or FEMA, or filed with the Florida Division of Corporations. They are the documents we read for this page, and the ones a single-family buyer or seller should read before signing.

Each link opens the issuing authority’s own copy.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Single-Family Homes at Heritage Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.