Heritage Bay - Terraces

McGreevy and Comisar are the team Terraces at Heritage Bay owners call first when they are ready to sell, and the team buyers call when they want the building-level record before they tour: which floor and which plan sells for what, which roofs were replaced and when, what the three separate bills add up to, and when each four-storey building’s milestone inspection falls due. Terraces at Heritage Bay is a 450-residence condominium neighborhood of fifteen four-storey buildings inside the master-planned community of Heritage Bay in Naples, Florida. It is Heritage Bay’s entry point: the smallest floor plans, the lowest price per square foot and the lowest CDD class in a gated community where every home carries the same bundled 27-hole golf membership.

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 is built from the nine recorded declarations of condominium for Terrace I through Terrace IX, the recorded amendments and notices of commencement filed against the buildings since 2018, the club’s and the Community Development District’s own budgets and fee schedules, the Collier County tax roll (2026 preliminary, unit by unit), FEMA’s effective and preliminary flood maps queried building by building, Collier County’s milestone-inspection roster, the school district’s address lookup for every Terrace address, and every Terrace closing in the Southwest Florida MLS for the last twelve months. Where the public record stops, we say so and name the document that would answer the question.

If you own a Terrace condo and are weighing a sale, start with the market snapshot and the seller section. If you are buying, the plan-by-plan, rule-by-rule and building-by-building detail below will tell you whether a Terrace fits before you drive through the gate.

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

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

McGreevy and Comisar are the best realtor for Terraces at Heritage Bay because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Terraces market read built on all 28 closings of the last year, nine recorded declarations and the county’s unit-by-unit roll.

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

Recent Terraces at Heritage Bay track record (last 12 months): In the last 12 months Terraces at Heritage Bay has seen 28 resales in the Southwest Florida MLS (closings dated September 24, 2025 to September 24, 2026, pulled September 24, 2026), at a median sold price of $332,500, a range of $290,000 to $395,000 and $9,444,000 in total sold volume. The highest-priced Terrace sale in that window was $395,000. The median Terrace sale closed at 93.97% of list price after a median 108.5 days on market, and none of the 28 sold at or above its list price. The MLS pull behind this page recorded the segment count, medians and ranges, not the listing office on each closing, so we do not state a represented-sale count for the Terraces here; ask us and we will walk you through all 28 closings one by one.

For Terrace sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At the Terraces we also build the paperwork file before the first showing: the estoppel certificates for your condominium association and for the club, the Community Development District line from your own tax bill, the recorded roof history of your building, the flood facts for your building on both FEMA maps, and your building’s milestone-inspection year. In a segment where every sale of the last year closed below list, the seller who answers those questions before a buyer’s lender and insurer ask them is the seller who keeps the buyer.

For Terrace buyers: the first question at the Terraces is the plan, because the plan decides the square footage and the price: the corner Colonade plan is 1,408 square feet and sold for a median $370,000 in the county’s twelve-month deed record, the interior Brookside plan is 1,232 square feet at $325,000, and the Ashbury plan is 1,194 square feet at $311,250. The second question is the building, because the building decides the roof age and the milestone year. The third is the bill stack. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Terrace 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 Terraces at Heritage Bay home? Get a free Terraces at Heritage Bay home valuation or call Jesse direct at (239) 898-6072.

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

Key Takeaways: Terraces at Heritage Bay at a Glance

Terraces at Heritage Bay in one screen: the count, the buildings, the price, the bill stack, the flood map and the law, each figure sourced below in the section that proves it.

• 450 condominium residences in 15 four-storey buildings of 30 homes each, organized as nine separate condominiums (Terrace I to Terrace IX) on Heritage Bay Blvd, built 2006 to 2011 by U.S. Home Corporation and Lennar.
• Three two-bedroom, two-bath floor plans: Ashbury (1,194 square feet), Brookside (1,232) and the corner Colonade (1,408). Every residence has an assigned covered parking space and a storage area.
• 28 closings in the last 12 months at a $332,500 median, $262.78 per square foot, 108.5 median days on market and 93.97% of list (Southwest Florida MLS, September 2026); 8 listed for sale on September 24, 2026.
• Known recurring bills for a Terrace home: $12,680.69 a year (club assessment $10,216, food and beverage minimum $1,000, CDD $1,464.69) before the condominium association’s own dues, which no Terrace association publishes.
• $13,500 Resale Capital Contribution paid by the buyer at closing, on top of the price.
• Every Terrace building is in FEMA Zone AH on the effective 2012 map; every Terrace building is Zone X on the preliminary map Collier County put out for appeal on August 19, 2026, with a target effective date of summer 2027.
• All 15 buildings are on Collier County’s milestone-inspection roster, status Not Due, first inspections 2036 to 2041; recorded notices show roofing work on six of the nine condominiums between 2018 and 2021, five of them full roof replacements.
• All ages, no 55+ rule; 30-day minimum leases; two-pet limit, with Terrace VII and Terrace IX barring pets for tenants since 2021.

Living in Terraces at Heritage Bay as a Homebuyer

Living in Terraces at Heritage Bay means a two-bedroom condominium on one of fifteen lakefront or golf-edge four-storey buildings, an assigned covered parking space and storage room, a satellite pool close by, and the full Heritage Bay club, from 27 holes of golf to the resort pool, included in the home through the recorded membership.

The Terraces are Heritage Bay’s largest neighborhood by count and its most affordable way in. Of the community’s 1,250 homes, 450 are Terrace condominiums, according to the club’s recorded neighborhood roster (2023 amendment, OR 6234 PG 3880) and the Collier County tax roll (2026 preliminary). What follows is the day-to-day picture, drawn from the recorded documents and county records.

What Is Terraces at Heritage Bay?

Terraces at Heritage Bay is the collective name for nine residential condominiums governed by Chapter 718 of the Florida Statutes: Terrace I at Heritage Bay, a Condominium, through Terrace IX at Heritage Bay, a Condominium. Each has its own recorded declaration, its own not-for-profit association, its own board and its own budget. Terrace I, II and III were declared by U.S. Home Corporation in 2006 and 2007; Terrace IV through IX were declared by Lennar Homes, LLC from 2008 to 2011, per the Collier County Clerk’s official records index (Terrace I declaration, OR 4110 PG 1231; Terrace IX declaration, OR 4732 PG 886). Lennar marketed the product as “Heritage Bay Terrace Condominiums” (Lennar, archived 2008).

All nine sit on top of two community layers that every Heritage Bay home shares: Heritage Bay Golf & Country Club, Inc., which is the master association for the whole community, and the Heritage Bay Community Development District, which owns and maintains the lakes and stormwater system. The Terraces are one of four housing groups on the club’s board, which reserves two director seats for Terrace owners (2023 amendment).

Four Storeys, Thirty Homes, One Numbering System

Every Terrace building holds 30 residences on four floors: eight homes on each of the first three floors and six on the fourth. The county roll shows the pattern in every one of the fifteen buildings, and the unit number spells it out. Take unit 1541: building 15, fourth floor, position 1. Unit 2218 is building 22, first floor, position 8. The building numbers match Collier County’s milestone-inspection roster, which lists the buildings as 6, 7, 8, 9, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21 and 22 (Collier milestone map layer, queried September 24, 2026). The Heritage Bay Community Development District bills the Terraces as its “4 Story” class, the only four-storey product in the community (CDD assessments).

Elevators are part of that building type. The Terrace IX declaration tells owners that “Noise from stairwells and elevator operation is normal for this type of building” (section 18.19.5), and its surveyor’s exhibit labels the elevator. We have not read an elevator reference in the Terrace I text, so for the older buildings ask the association to confirm the elevator and its service contract before you buy.

Where the Terraces Sit Inside Heritage Bay

The fifteen Terrace buildings run in a long L along the outer edge of Heritage Bay Blvd in the north loop of the community, with a lake behind almost every building. Buildings 6 through 13 (10265 to 10313 Heritage Bay Blvd) face west across a lake and golf corridor; buildings 14 through 22 (10317 to 10353) curve along the north lake toward the Heritage Bay golf course’s northern holes. The inner side of the road is Verandas at Heritage Bay, and single-family streets begin east of building 22. Every Terrace address is Naples, ZIP 34120, in Section 13, Township 48 South, Range 26 East, unincorporated Collier County.

That placement is the Terraces’ quiet advantage. The buildings back onto water and preserve rather than onto a public road, and the nearest public road, Immokalee Road, lies roughly 1.2 to 1.6 miles south of the buildings in a straight line, beyond the gatehouse.

Who Owns at the Terraces?

The Collier County tax roll (2026 preliminary) answers this better than any brochure. Of the 450 Terrace residences, 86 (19.1%) carry a homestead exemption, the lowest share of any Heritage Bay product. Owner mailing addresses split 162 in Florida (36.0%), 211 in other states (46.9%) and 76 in Canada (16.9%), with one in England. The other-state owners are led by New York (36), New Jersey (32), Massachusetts (23), Pennsylvania (20) and Illinois (16). Ninety-five owner records name a trust and 23 name a company.

In plain terms, the Terraces are a second-home and investment neighborhood with a full-time minority. The buildings are busiest from January through April and quiet in summer, and a large share of buyers and sellers are out of state when they transact. That rhythm drives the market section below.

What Daily Life Looks Like

A Terrace owner parks under the assigned covered space, walks to an elevator lobby or stairwell, and lives on one level with a screened lanai. The club’s resort pool, fitness center, courts and restaurants are a short drive or golf-cart ride south on Heritage Bay Blvd; the club lists five satellite neighborhood pools in addition to the resort pool (club story page), and the 2023 federal aerial shows a satellite pool on the inner loop directly across from the Terrace row. Visitors are logged in by driver’s licence at the Immokalee Road gatehouse, the community speed limit is 25 mph, and there is no street or club-lot parking from midnight to 5 a.m. (club Rules and Regulations, amended February 27, 2026).

The Terrace IX declaration adds building rules a buyer should know on day one: barbecue grills are prohibited anywhere on the condominium (section 18.3), bicycles may not be stored where they can be seen on a balcony or kept in a lobby or corridor (18.4), and nothing may penetrate the post-tension concrete slabs, which means no added ceiling fans or ceiling lights unless the builder installed them (18.14).

What Are Terraces at Heritage Bay Condos Selling For in 2026?

Terraces at Heritage Bay condos sold for a median $332,500 over the last twelve months, across 28 closings from $290,000 to $395,000, at a median $262.78 per square foot, per the Southwest Florida MLS pulled September 24, 2026. The median sale took 108.5 days and closed at 93.97% of list.

Data updated: September 2026

Those four numbers describe a buyer’s segment. Every one of the 28 closings sold below its list price, the median Terrace listing spent more than three months on the market, and eight Terrace condos were listed on September 24, 2026, which is 3.4 months of supply at the last year’s pace. Across all of core Heritage Bay the same pull shows 70 closings at a $482,500 median, 86 days on market and 95.71% of list, so the Terraces sold slower and further below list than the community as a whole.

Terraces at Heritage Bay Sales, Last 12 Months (Southwest Florida MLS)

Source: Southwest Florida MLS Matrix, Development “Heritage Bay”, closings September 24, 2025 to September 24, 2026, pulled September 24, 2026. Terrace sales were separated from the rest of Heritage Bay by unit size (under 1,413 square feet), and the count matches the county deed record’s independent count of 28. Ratios are medians of each sale’s own ratio, not ratios of medians.

Terraces at Heritage Bay Listings on September 24, 2026

The active median ($307,200) sits $25,300 below the last year’s sold median, which tells a seller where the competition is priced today. A Terrace listed at last year’s median is competing against listings priced about 8% lower.

Price by Floor Plan and by Floor (County Deed Record)

The Collier County tax roll records every qualified sale and the county’s living area for each unit, which lets us split the last year of Terrace sales by plan and by floor. The county’s twelve-month window (sales recorded August 29, 2025 to August 28, 2026) is about four weeks earlier than the MLS window above, so its median ($336,250, midpoint of $335,000 and $337,500) differs slightly.

Two readings follow. First, the three plans sell at almost the same price per square foot ($260 to $264), so the Colonade corner commands its premium by size, about $45,000 over the Brookside median for 176 more square feet. Second, the first floor led the last year’s sales because seven of the nine Colonade sales were first-floor corners (one of them the same home, sold twice in the window); floor alone does not explain it. With four fourth-floor sales in the window, no floor premium can be read with confidence.

How Terraces at Heritage Bay Prices Moved, 2006 to 2026

Source: Collier County tax roll, 2026 preliminary, qualified improved sales of all 450 Terrace units. The first sales tell the builder story: Lennar and U.S. Home’s first sale of each unit had a median of $297,500 in 2006, $200,000 in 2008 and $158,000 in 2011, as the 2008 to 2011 downturn repriced new inventory. Resale medians held under $200,000 from 2009 through 2020, more than doubled between 2020 and 2023, and have given back about a fifth of the 2023 and 2024 peak since. By plan, the 2023 medians were $400,000 (Ashbury), $420,000 (Brookside) and $500,000 (Colonade); the 2026 medians so far are $311,250, $321,000 and $370,000.

That 2025 and 2026 decline is not special to the Terraces. It followed Florida’s 2022 condominium safety law and its 2025 revision, which raised reserve and inspection costs for buildings of three or more storeys statewide, while the insurance market was still resetting. The Terraces are the only four-storey product in Heritage Bay, and the Verandas across the road, two-storey buildings outside the milestone and structural-reserve regime, held a $515,000 median in 2026 against $495,000 in 2025 on the same county record.

How the Terraces Compare With the Rest of Heritage Bay

Source: Southwest Florida MLS Matrix, pulled September 24, 2026. The yardstick is the median price per living square foot. The Terraces are the lowest-priced club home in Heritage Bay by every measure, and the Vistas, which carry no club membership and no Heritage Bay CDD, are cheaper still per foot.

Is This a Good Time to Buy or Sell a Terrace Condo?

For a buyer, the terms are the softest on the county’s price record since 2021: 3.4 months of supply, no sale at or above list in twelve months, and a median about 20% under the 2023 and 2024 peak. For a seller, the market rewards preparation and pricing to the active median, not to last year’s sales. Both sides should price the building as much as the unit, because roof age, milestone year and flood status now move the buyer’s insurance and lending math.

Talk to Us About a Terraces at Heritage Bay Condo

Terraces at Heritage Bay has 450 homes in fifteen buildings inside Heritage Bay, and in the last twelve months every one of its 28 sales closed below list. If you own a Terrace condo, get a free Terraces at Heritage Bay home valuation or call Jesse direct at (239) 898-6072 for a price built on your plan, floor and building. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Naples.

How Did Terraces at Heritage Bay Come to Be?

Terraces at Heritage Bay was built in nine condominium phases between 2006 and 2011 on the northern loop of Heritage Bay, a golf community that U.S. Home Corporation, part of Lennar, assembled on a former Florida Rock Industries limerock quarry under the 2003 Heritage Bay PUD. Terrace I opened in 2006; Terrace IX, the last, was declared on November 1, 2011.

From Quarry to Golf Community

The land under Heritage Bay was a rock mine for about 28 years, and the quarry pits became the community’s stormwater lakes, per the Community Development District’s 2005 engineer’s report (HB CDD Engineer’s Report, 2005). Collier County adopted the Heritage Bay PUD by Ordinance 03-40 in 2003 (PUD document) and created the Heritage Bay Community Development District by Ordinance 05-24 on May 24, 2005 (CDD establishment ordinance). The land developer, Bayvest, L.L.C., a U.S. Home Corporation entity, and Centex Homes (developer of The Quarry next door) recorded the umbrella declaration for the whole PUD on January 20, 2006 (umbrella declaration, OR 3968 PG 4031). The golf course opened in November 2006 (club story).

Nine Condominiums, Two Declarants, Five Years

The Terraces were not built at once. The recorded declarations show the order:

The recorded dates match the Florida Division of Condominiums’ public extract to the day (DBPR condominium extract). The later three were phase condominiums: Terrace VI added its second building on August 11, 2010, Terrace VII on November 29, 2010, and Terrace VIII completed its second phase on August 19, 2011, each by a recorded amendment.

What the Terraces Cost New

Lennar’s archived marketing tracks the price of a new Terrace through the downturn. In June 2008 the Colonade corner plan was “Priced from $241,990” (Colonade Terrace, archived 2008). By December 2010 Lennar advertised “New homes priced from the high $100’s“, with the Ashbury at $164,000, the Brookside at $174,000 and the Colonade at $190,000 (Lennar Terrace Condominiums, archived December 2010). The county’s first-sale record agrees: the median first sale of a Terrace unit was $297,500 in 2006 and $158,000 in 2011. A 2011 buyer paid roughly half of what a 2006 buyer paid for the same plan in the next building.

When Owners Took Over

Each association passed from builder to owner control as its units sold, and the club itself turned over in 2012 and 2013 per its state annual reports. The Terrace associations today are run by volunteer owner boards and professional managers: Ability Management (Terrace I), Cambridge Property Management (Terrace II, III, V, VI, VIII and IX), Precedent Hospitality and Property Management (Terrace IV, managed from St. Petersburg per state records) and Pegasus Property Management (Terrace VII), per Florida’s corporation filings and the Division of Condominiums extract.

What Are the Terrace Floor Plans at Heritage Bay?

Terraces at Heritage Bay offers three two-bedroom, two-bath floor plans: the Ashbury at 1,194 square feet, the interior Brookside at 1,232 and the corner Colonade at 1,408, per Lennar’s archived plan pages and the county’s unit-by-unit living areas. There are 120 Ashbury, 240 Brookside and 90 Colonade homes.

The Three Plans

Sources: Lennar plan pages (Brookside, archived 2008; Colonade, archived 2008; Ashbury, archived 2011) and the Collier County tax roll’s living area for each of the 450 units. Lennar noted that stated dimensions are approximate.

The fourth floor is different. It carries six homes, not eight, and none of them is a Colonade: the top floor of every building is Ashbury and Brookside plans only. Anyone set on a top-floor corner should know that a fourth-floor 1,408-square-foot home does not exist at the Terraces.

What Lennar Built In

Lennar’s Colonade plan page listed the standard features: stainless GE kitchen appliances, 18-inch tile laid on the diagonal, 9-foot ceilings with crown molding in the living areas, Corian counters in the kitchen and baths, a GE washer and dryer, impact-resistant sliding glass doors and windows, a screened rear lanai and “Covered parking with storage area” (Colonade, archived 2008). Fifteen to twenty years on, many units have been updated, and the recorded declarations shape what can change: Terrace IX limits hard flooring above the ground floor to foyers and bathrooms unless the board approves sound-absorbent underlayment, and forbids penetrating the post-tension slabs.

Parking, Storage and Garages

Every Terrace residence owns the exclusive use of one covered parking space and one storage area as limited common elements that pass with the unit (Terrace I declaration, section 8.1; Terrace IX declaration, sections 3.6.2 and 3.6.3). The covered spaces sit in the carport rows along the road, which the county’s official-records index labels “Carport A, B and C” on Terrace I and II. Some condominiums also have detached garage buildings: the recorded roofing notices count 8 detached garages at Terrace VII and 6 at Terrace VIII. How those garages are held (assigned, leased or sold) is not in the documents we read; ask the association before you count on one.

Views and Positions

The building determines the view. The west-facing buildings (6 to 13) look across a lake to a golf corridor and preserve; the north-row buildings (14 to 22) back onto the long north lake with golf holes beyond. Corner Colonade units carry windows on two sides. Where a lanai in buildings 6 through 13 faces the lake, it faces west into the afternoon sun, which some buyers value for sunsets and others avoid for summer heat; confirm the orientation of the specific unit on the condominium’s recorded plot plan. The county values every floor $5,000 apart (median just value $278,432 on the first floor rising to $293,432 on the fourth), but actual sales have not shown a consistent floor premium.

What Amenities Come With a Terraces at Heritage Bay Condo?

A Terraces at Heritage Bay condo comes with a full, bundled, non-equity membership in Heritage Bay Golf & Country Club: 27 holes of golf with no green fee, the clubhouse and its restaurants, the resort pool, fitness, tennis, pickleball and bocce. The membership is recorded as an appurtenance of the unit, so it conveys with the deed.

The recorded club declaration settles the wording that sales copy often gets wrong. The 2020 amendment to section 4.1(A) says “Club Membership is an appurtenance to and may not be separated from ownership of the Living Unit” and that “The number of Living Units and Club Memberships is 1250” (2020 amendments, OR 5761 PG 2840). The club’s own membership page describes the membership as requiring “no equity or deposits” (club membership page). A Terrace condo carries exactly the same membership as a $1.4 million Estate home.

What Belongs to the Terrace Owner, the Condominium and the Club

Golf

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 (club overview; club story). Members pay no green fee; the 2026 cart fee is $29 for 18 holes and $17.50 for nine (2026 user fee schedule). The Terrace row wraps the north end of the course, and several buildings look across the lake to golf holes.

Clubhouse, Pools and Courts

The club describes a 27,000-square-foot, two-storey clubhouse opened in April 2009, with a main dining room, a grille room and The Cabana, an open-air restaurant and bar at the resort pool. The fitness center is 8,000 square feet. The club lists seven lighted Har-Tru tennis courts; members voted on March 25, 2025 to convert one tennis court into a four-court pickleball complex, so the tennis count may now be six, and 2026 programming refers to four new cushioned pickleball courts. Heritage Bay has no marina, dock or beach club. Sources are the club’s own pages and the parent Heritage Bay research; see the Heritage Bay community page for the full club profile.

The Satellite Pools

Besides the resort pool, the club lists five satellite neighborhood pools (club story). The 2023 federal aerial of the north loop shows one on the inner side of Heritage Bay Blvd opposite the Terrace row. The club does not publish which satellite pool serves which building; overnight parking in satellite-pool lots is not allowed (club rules).

What Are the HOA Fees at Terraces at Heritage Bay?

The HOA fees at Terraces at Heritage Bay come in three separate bills: the club’s 2026 annual assessment of $10,216 plus a $1,000 food and beverage minimum, the CDD’s FY2027 charge of $1,464.69 on the property tax bill, and the Terrace condominium association’s own dues, which none of the nine associations publishes.

The known part of the stack is $12,680.69 a year for every Terrace home. The unknown part is the condominium association’s quarterly or monthly dues, which fund the building’s insurance, roof and structural reserves, elevator, water and sewer (as each budget provides) and management. Those budgets sit behind the managers’ owner portals; we did not find an adopted 2026 Terrace budget in any public record, and we will not print a number we cannot source. A buyer obtains the current budget and the association’s Frequently Asked Questions and Answers sheet, which Florida law requires every condominium to prepare (s. 718.504, F.S.), from the manager named below, and the estoppel certificate at contract (s. 718.116, F.S.).

The Terraces at Heritage Bay Fee Stack

The CDD’s charges are gross; paying the county tax bill in November takes 4% off the whole bill (Collier County Tax Collector). The Terrace class carries the lowest CDD debt charge of Heritage Bay’s six classes (the single-family Classics II class pays $3,294.57); the district allocates its debt by product class.

One-Time Costs When You Buy

The capital contribution is not part of the price and is not refundable. It was $5,000 in 2023 and rose to $13,500 on January 1, 2026. On a $330,000 Terrace, $13,500 is about 4% of the price, the highest share of any Heritage Bay product, which is one reason Terrace buyers negotiate hard.

Selling a Terrace? We put the full fee stack in your listing package so buyers see it before they offer; get a free Terraces at Heritage Bay home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and we will model your total cost for a specific unit, or read how we represent buyers in Naples.

How Long the CDD Debt Lasts

The Heritage Bay CDD’s only outstanding bonds are its Series 2018A bonds: $11,190,000 was outstanding after the May 1, 2026 principal payment, with final maturity on May 1, 2036 (FY2027 adopted budget; FY2025 audit). The Terrace debt line of $907.69 should therefore last through the November 2035 tax bill and then drop off, leaving only the operating charge. An owner can prepay the debt portion; the payoff is irreversible and the operating charge continues.

Who Governs the Terraces? The Nine Associations, the Club and the CDD

Terraces at Heritage Bay is governed in three tiers: nine separate condominium associations run the buildings, Heritage Bay Golf & Country Club is the Chapter 720 master association for all 1,250 homes, and the Heritage Bay Community Development District runs the lakes. A Terrace owner votes in all three.

The Nine Terrace Associations

Sources: Florida Division of Corporations (Sunbiz) records, and the Division of Condominiums extract, both read September 2026; the club’s membership page lists the neighborhood managers (club membership page). Because each association sets its own budget, reserves, insurance deductible and special assessments, two Terrace condos with the same plan in neighboring buildings can carry different dues and different risk. We compare them association by association when we price a Terrace.

The Club and the CDD

The club’s board has nine directors: two from each of four housing groups, with the Terraces as Housing Group 1, plus one at large (2023 amendment, OR 6234 PG 3880). The same 2023 amendment caps special assessments at $200 a home a year and $200 a storm unless members approve more, and requires a member vote for capital projects over $400,000. The CDD has a five-member elected board; seats 4 and 5 are on the November 2026 ballot (CDD elections).

The Terrace Declarations, Covenants and Rules, Section by Section

The Terraces at Heritage Bay declarations are nine separate recorded documents, and they are not identical: the three U.S. Home declarations of 2006 and 2007 follow one form, and the six Lennar declarations of 2008 to 2011 follow another. We read the first (Terrace I) and the last (Terrace IX) in full, plus the recorded amendments.

What the Recorded Documents Say

Sources: Terrace I declaration, OR 4110 PG 1231; Terrace IX declaration, OR 4732 PG 886; Terrace IX amendment, OR 6048 PG 3579, recorded December 1, 2021. The Terrace II to VIII declarations are linked in the history section above; we located them but did not read them end to end, so confirm any rule that matters to you in your building’s own declaration and its amendments.

The Club’s Covenants on Top

Every Terrace unit is also bound by the club’s Second Amended and Restated Declaration (OR 5639 PG 277), its 2020 and 2023 amendments, and the club rules. The club sets the community-wide floor: leases of at least 30 days, at most two pets with pit bulls barred, the sign rules in section 5.6, and the Resale Capital Contribution in section 9.9. Where a condominium document is stricter, the stricter rule applies to that building.

Changes to the Exterior

Nothing may be attached to the outside of a Terrace building, and no lanai may be enclosed, without board approval; the Terrace I declaration adds that alterations also need the club’s architectural review committee (Terrace I declaration, sections 11.11 and 11.12). Inside the unit, Terrace IX requires board approval for hard flooring above the ground floor, heavy objects and any new utility line (sections 18.18 and 18.19).

Is Terraces at Heritage Bay a 55+ Community?

Terraces at Heritage Bay is not a 55+ community. The Terrace I declaration states “There is no restriction on the age of occupants of units” (section 12.2), and neither the Terrace IX declaration nor the club’s recorded declaration contains a housing-for-older-persons provision.

The owner profile is older and seasonal: the U.S. Census Bureau’s Heritage Bay census-designated place, a boundary that is not the club’s, reported a 2020 median age of 70.3. That is a description of who lives there, not a rule. Families with children can buy and live at the Terraces, and the club’s own rules provide for custodial children and grandchildren of members. Any label calling Heritage Bay “55+” is wrong on the recorded documents.

Can You Rent Out a Terraces at Heritage Bay Condo?

A Terraces at Heritage Bay condo can be rented for 30 days or longer. The club declaration and every Terrace declaration we read set a 30-day minimum, forbid subleasing, and require written leases; the Terrace I declaration also spaces leases at least 30 days apart and bars tenants’ pets.

The Leasing Rules in Detail

Florida law limits how far a later amendment can restrict an existing owner’s rentals: an amendment that prohibits renting, changes the rental term or limits how often a unit may be rented applies only to owners who consent to it and to owners who take title after it takes effect (s. 718.110(13), F.S.). Ask for every amendment recorded after your building’s declaration before you buy to rent.

What Renting a Terrace Looks Like

The Terraces’ owner profile (64% of tax bills mailed outside Florida) and the 30-day floor make the Terraces a seasonal-rental building type: monthly winter leases and annual leases, not nightly stays. A Terrace owner who rents for the season gives up golf and club use for that period if the tenant takes the transfer, and in Terrace I also gives up the building’s parking and recreation use during the lease. Model the carrying cost with the full fee stack; the club’s $10,216 and the CDD’s $1,464.69 do not pause while a unit is rented.

Selling a rented Terrace? Call Jesse direct at (239) 898-6072 or get a free Terraces at Heritage Bay home valuation. Buying to rent? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

What Are the Pet Rules at Terraces at Heritage Bay?

The pet rules at Terraces at Heritage Bay allow an owner up to two pets, with pit bulls and pit bull mixes barred community-wide by the club, and in several Terrace condominiums no pets at all for tenants. Pets must be leashed on the common elements and may not be left alone on a lanai.

The Terrace VII amendment is blunt: “No tenant, renter or other occupant occupying the Unit under a lease or rental agreement may house animals or pets of any kind in the Unit.” A buyer who plans to rent to a family with a dog should read the building’s documents first; a seller should tell an investor buyer which rules apply before contract.

Milestone Inspections, Reserve Studies and Florida Condo Law at Terraces at Heritage Bay

Terraces at Heritage Bay is the only product in Heritage Bay that Florida’s condominium safety laws reach: all fifteen four-storey Terrace buildings are on Collier County’s milestone-inspection roster, with first inspections due between 2036 and 2041, and each association must maintain a structural integrity reserve study.

Florida created both requirements after the 2021 Surfside collapse, in Senate Bill 4-D (2022), and revised them in House Bill 913 (2025). The milestone inspection statute applies to condominium buildings three habitable stories or more in height (s. 553.899, F.S.); so does the structural integrity reserve study, or SIRS (s. 718.112, F.S.). The Verandas (two storeys) and the rest of Heritage Bay fall below that line; the Terraces do not.

Each Terrace Building’s Milestone Year

Source: Collier County milestone-inspection map service, queried September 24, 2026; the county opened an application for each building in 2023. The first milestone is due 30 years after the certificate of occupancy (25 years within three miles of saltwater; the Terraces are outside Collier’s three-mile buffer), then every 10 years (Collier County milestone inspections). Collier’s filing fee rose to $500 a report on January 1, 2026. The county’s buildings-by-year list gives the certificates of occupancy, from October 26, 2006 for buildings 6 and 7 to November 17, 2011 for building 22 (Collier milestone buildings by year).

What SIRS Means for a Terrace Budget

A SIRS is a reserve study for the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items above the statutory threshold, and associations must fund those reserves on the study’s schedule (DBPR SIRS reporting). HB 913 (Chapter 2025-175, effective July 1, 2025) moved the first SIRS deadline to December 31, 2025, applied SIRS to buildings three “habitable” stories or more, let an association that has completed a milestone inspection delay SIRS funding for two consecutive budget years to pay for the repairs the inspection requires, and let unit-owner-controlled associations fund reserves by special assessment, line of credit or loan with a majority vote (Florida Senate bill summary; HB 913 bill page).

What we could not verify: DBPR’s SIRS reporting database is an interactive application we could not read programmatically, and no Terrace association publishes its SIRS. We therefore do not state whether each of the nine Terrace associations has completed and filed its SIRS, or what each study requires. A buyer asks the manager for the completed SIRS, the reserve schedule in the current budget, and any special assessment adopted or proposed; a seller should have those three documents ready before listing.

Why the Law Matters More at the Terraces Than Elsewhere in Heritage Bay

Because only the Terraces carry the milestone and SIRS obligations, only the Terrace budgets carry the full statutory reserve schedule for roofs, structure and painting. That is the most likely reason the Terrace median fell further from its 2023 peak than the Veranda median did. The offset is age: the Terrace buildings are 15 to 20 years old, a decade or more from their first milestone inspection, and several have already replaced their roofs.

Selling a Terrace? Gather your building’s SIRS and reserve schedule before you list, and get a free Terraces at Heritage Bay home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873; we request the SIRS and milestone file for every building you consider, and you can read how we represent buyers in Naples.

Roofs and Recorded Work on the Terrace Buildings

The recorded notices of commencement show roofing work on six of the nine Terrace condominiums between 2018 and 2021: stone-coated steel roofs on Terrace I and II in 2018, roofing on Terrace III in 2019, and tile roof replacements on Terrace VI, VII and VIII in 2020 and 2021. Roof age is the first building question an insurer asks.

Source: Collier County Clerk of the Circuit Court official records, searched by legal description and by association name, September 2026. A notice of commencement records that work was contracted and permitted; it does not prove completion, and the county permit file does. Terrace V recorded a notice with Tekram Services in March 2020 whose scope we did not read. We found no roofing notice for Terrace IV or Terrace IX (Terrace IX settled a small-claims matter with a gutter and roofing contractor in 2018). For those three, ask the association for the roof’s installation year and permit.

The Terrace II Roof Settlement

Terrace II’s 2018 roof became a lawsuit. Terrace II at Heritage Bay Association, Inc. sued its roofing contractor in Collier Circuit Court in 2019 (case 2019-CA-3074) over the replacement roofs on buildings 10285 and 10295. The parties settled; the agreed order and settlement agreement, recorded March 23, 2021, required the roofing subcontractor to finish repairs to an engineer’s scope and to the manufacturer’s standards “in order to secure the 50-year 120 mph DECRA warranty”, with a two-year labor and materials warranty, and recites that no party admitted fault (agreed order and settlement, OR 5913 PG 2701). A Terrace II buyer should ask for the roof warranty certificate and the association’s record of the completed repairs.

Hurricanes, Flood Zone and Insurance at Terraces at Heritage Bay

Terraces at Heritage Bay sits about ten miles inland in Collier County Hurricane Evacuation Zone E, outside modeled storm surge for Category 1 to 3 hurricanes, and every Terrace building is in FEMA Zone AH (shallow ponding) on the effective 2012 flood map and Zone X on the preliminary map now under appeal.

Every Terrace Building on Both FEMA Maps

Method: the median of Collier County’s site-address points for each building, point-queried on September 24, 2026 against FEMA’s National Flood Hazard Layer (zones, panels, base flood elevation lines within 250 m, Letters of Map Amendment within 60 m), FEMA’s preliminary flood hazard service and Collier’s evacuation-zone layer. Base flood elevations are in feet NAVD88. The two Letters of Map Amendment whose points fall near the Terrace row cover Coach Homes I, Veranda I and VI, Gator Bay Court and one single-family lot, not a Terrace building (LOMA 12-04-5082A). A point on a map is a screening result; the legal answer for a building is the FIRM plus any LOMA, and for insurance an Elevation Certificate.

What the Map Change Means

Collier County opened the 90-day appeal period for the new maps on August 19, 2026 and targets an effective date in summer 2027, subject to change (Collier County news release). Until the new maps take effect, the 2012 map governs: a lender making a federally backed loan on a Terrace unit in Zone AH can require flood coverage. When the preliminary map takes effect, the Terrace buildings move to Zone X and the federal mandatory-purchase requirement stops applying to them, though a lender can still require coverage. Collier’s CRS Class 5 rating discounts National Flood Insurance Program premiums in unincorporated Collier (Collier floodplain management).

For a condominium, the building’s flood coverage normally sits in the association’s master program; the unit owner’s HO-6 policy and any separate unit flood policy cover the interior and contents. OpenFEMA’s policy file for the census block group that holds the Terraces shows 54 flood policies in force from June 2025 to May 2026, 50 of them rated Zone X, with a median total premium of $858 for the X-rated policies, a small sample and not a quote (OpenFEMA policies).

Storm History

Hurricane Irma made its final landfall near Marco Island on September 10, 2017 as a Category 3 storm and tracked just east of Naples (NHC Irma report). In the roughly seven-by-seven-mile grid cell containing Heritage Bay, OpenFEMA records 13 flood-insurance claims from Irma totalling $22,595 and none from Ian (2022), Helene or Milton (2024) (OpenFEMA claims). Irma damaged the CDD’s lake banks, and the district restructured its bonds in 2018 to fund the repairs (CDD 2023 letter). NHC’s national storm surge risk maps show no surge at Heritage Bay for Category 1 to 3 storms, less than three feet above ground for Category 4 and more than six feet for Category 5, which is why the county places the community in Zone E rather than Zone F (NHC storm surge risk maps; Know Your Zone).

Wind and Building Construction

The Terraces were permitted under the Florida Building Code in the wind-borne debris region: Collier’s 2006 wind-speed ordinance put the north loop at a 126 mph basic wind speed, above the 120 mph threshold that required opening protection. Lennar’s plan pages list impact-resistant sliding glass doors and windows, and the Terrace I declaration records that a standard hurricane shutter was supplied to every unit. For an HO-6 policy, the wind mitigation credits turn on the building’s code year, roof covering and deck attachment and opening protection, documented on Florida’s uniform mitigation form (OIR-B1-1802).

What Insurance Costs

Two policies matter to a Terrace owner. The association’s master policy insures the building at replacement cost, appraised at least every three years (s. 718.111, F.S.), and its premium is inside the association dues. The owner’s HO-6 policy covers the interior, contents, loss assessment and the owner’s share of the master deductible. For Collier County, Citizens Property Insurance’s 2026 recommended rates put the average HO-6 multiperil premium at $1,770, down 9.7% from $1,959, and the wind-only condo-unit (HW-6) average at $2,323, up 7.3% (Citizens 2026 Rate Kit; Citizens rate announcement). Citizens’ statewide flood-coverage requirement exempts condominium unit-owner policies (Citizens flood requirement). Florida law bars an insurer from refusing to write or renew a homeowner’s policy solely because a roof is under 15 years old (s. 627.7011, F.S.), which is where the 2018 to 2021 roof replacements help.

Which Schools Serve Terraces at Heritage Bay?

Every Terraces at Heritage Bay address is zoned for Bear Creek Elementary, Oakridge Middle and Gulf Coast High School for the 2026-2027 school year, and all three earned an A in the state grades released in July 2026, per Collier County Public Schools.

We queried the district’s own address lookup for all fifteen Terrace street numbers on September 24, 2026; it returned 510 records, one for every unit and building address, and every record gave the same three schools with no pending rezoning (Collier County Public Schools address lookup).

Sources: district school profiles (Bear Creek; Oakridge; Gulf Coast High) and the district’s 2026 accountability brief. Drive distances are free-flow routing estimates from the Heritage Bay Blvd entrance at Immokalee Road. Naples Classical Academy, a K-12 charter graded A, is on Immokalee Road about 1.2 miles from the gate (district charter list). Attendance zones can change; confirm a specific address with the district before you buy for a school.

What Is Being Built Near Terraces at Heritage Bay?

Near Terraces at Heritage Bay, the change is on the roads rather than next door: preserve, lakes and golf surround the Terrace row, while Immokalee Road, the Collier Boulevard corridor and the new Vanderbilt Beach Road extension carry the growth of northeast Naples.

The Terrace buildings back onto water and preserve inside the Heritage Bay PUD, so there is no development parcel beside them. The land-use pressure is on Immokalee Road: the Collier MPO names the stretch from Goodlette-Frank Road to Collier Boulevard its most congested corridor, and 2025 counts east of Collier Boulevard ran from about 55,000 to 59,700 vehicles a day. FDOT’s diverging-diamond rebuild of the I-75 and Immokalee Road interchange is expected to start construction in 2027, and the first phase of the Vanderbilt Beach Road extension opened on June 12, 2026. Collier County’s Heritage Bay Government Services Center, at 15450 Collier Blvd on 7.73 donated acres, opened January 31, 2022. These are summarized from the parent Heritage Bay research; see the Heritage Bay community page for sources and the wider pipeline.

Daily Logistics at Terraces at Heritage Bay

Daily life at Terraces at Heritage Bay runs on the club’s community rules and the building’s own: a staffed gatehouse on Immokalee Road that logs every visitor, a 25 mph speed limit, no overnight street parking, bins in by night, and an assigned covered space and storage room for each unit.

Getting Around

From the Heritage Bay Blvd entrance on Immokalee Road, free-flow routing puts I-75 Exit 111 about 4.7 miles away (7 minutes), Southwest Florida International Airport 27.5 miles (36 minutes), Vanderbilt Beach 11.4 miles (20 minutes) and Fifth Avenue South 17.9 miles (28 minutes); the NCH Northeast freestanding emergency department at 15420 Collier Blvd is 1.7 miles away (NCH emergency services). Peak-season traffic on Immokalee Road makes every one of those trips longer. From a Terrace building, add roughly 1.5 to 2 miles of Heritage Bay Blvd to reach that entrance.

How Does Terraces at Heritage Bay Compare With Other Naples Golf Condominiums?

Terraces at Heritage Bay is the least expensive way to own inside a bundled-golf community in North Naples on the county’s own record: its twelve-month median of $336,250 in county deed records is the lowest condominium median of the club communities we benchmark (the neighboring Vistas are cheaper but carry no club), while its annual club assessment buys the same 27 holes every Heritage Bay home gets.

The benchmark below uses one yardstick, the Collier County tax roll’s qualified improved sales for the same twelve months (August 29, 2025 to August 28, 2026), so every community is measured the same way. Membership models differ between communities and are not compared here beyond Heritage Bay’s own.

Source: Collier County tax roll (2026 preliminary), qualified improved sales, compiled for the parent Heritage Bay build and re-checked for the Terraces. The Terraces’ homestead share, the lowest in the table, is the numeric fingerprint of a second-home building.

Terraces at Heritage Bay vs The Quarry

The Quarry, next door inside the same 2,562-acre PUD, is a separate Centex (now Pulte) community with its own association, its own CDD and its own 18-hole club (umbrella declaration). Its condominiums sold for a $628,500 county median, almost twice a Terrace. A buyer choosing between them is choosing between two different clubs and two different price bands; our guide to The Quarry covers it.

Terraces at Heritage Bay vs Verandas at Heritage Bay: Which Should You Choose?

Terraces at Heritage Bay vs Verandas at Heritage Bay comes down to price against building type: a Terrace is a four-storey elevator condominium at a $332,500 median, while a Veranda is a two-storey condominium with a detached one-car garage at $500,000, and only the Terraces carry Florida’s milestone and structural-reserve obligations.

The two sit across Heritage Bay Blvd from each other, share the same club, the same satellite pools, the same gate and the same schools, and are both built by Lennar in the same years. The difference is the building, and the building is where the money goes.

Sources: Southwest Florida MLS, pulled September 24, 2026; CDD FY2027 budget; Collier milestone roster; Lennar Veranda plans, archived; LOMA 12-04-5082A; Collier County tax roll.

Choose a Terrace if the goal is the lowest total price into Heritage Bay’s club, an elevator and one-level living, and a building that has already replaced its roof. Choose a Veranda if you want the den and the garage, a building that will never face a milestone inspection, and a segment that has held its price better since 2024, and you can pay about $167,500 more at the median. Our guide to Verandas at Heritage Bay covers the Veranda side in the same depth, and our guides to Coach Homes at Heritage Bay and Heritage Bay’s single-family homes cover the larger homes.

Honest Pros and Cons of Owning at Terraces at Heritage Bay

Terraces at Heritage Bay’s strengths are price, the included club and the setting; its weaknesses are the fee stack against a small unit, the condominium-safety regime and a slow resale market. Here is the balance as the record shows it.

Pros

• The lowest price into a bundled 27-hole club in North Naples: a $332,500 median buys the same membership as a $1.4 million Estate home (2020 amendments).
• Water and preserve views from most buildings, with no public road beside the buildings.
• One-level living with an elevator in a gated community.
• Newer roofs: recorded notices show roofing work on six of nine condominiums between 2018 and 2021.
• A flood map that is moving in the owner’s favour: every building goes from AH to X on the preliminary map.
• All ages, 30-day rentals allowed, A-rated zoned schools.
• Buyer’s-market terms today: 3.4 months of supply and every recent sale below list.

Cons

• A heavy fixed cost against a small unit: $12,680.69 a year in known club and CDD bills before condominium dues, and a $13,500 capital contribution at purchase.
• Condominium dues are not published, so a buyer cannot compare the nine associations without asking each manager.
• Milestone inspections and SIRS reserves apply to all fifteen buildings; the SIRS status of each association is not public.
• Slow resale: a 108.5-day median and a 93.97% median sold-to-list in the last twelve months.
• Tenants lose pets and, in Terrace I, the owner loses parking and recreation use during a lease; tenants reach the club only through a $600 transfer.
• No garage for most units, and no fourth-floor corner plan.

What We See on Terraces at Heritage Bay Showings

On Terraces at Heritage Bay showings, the same four questions come up before a buyer asks about the kitchen: what the condominium dues are, whether the building has done its structural reserve study, how old the roof is, and whether the unit needs flood insurance. Those four decide whether a lender and an insurer will close the loan.

As Top 1% Real Estate Agents Nationally Since 2008, we prepare for them the same way on every Terrace listing. We pull the building’s recorded roofing notices, the milestone year from Collier’s roster, the building’s zone on both FEMA maps, and the association’s current budget and estoppel through the owner, and we put them in the listing package. We tell buyers that the $13,500 capital contribution is theirs to pay and that it is roughly 4% of a Terrace price. And we tell sellers what the last twelve months say plainly: every Terrace sale closed below list, the median took more than three months, and the listings that sell are priced to the active median and documented before the first showing.

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

If you’re searching for a Terraces at Heritage Bay listing agent, or thinking, ‘I need someone to sell my Terraces at Heritage Bay home…’, McGreevy and Comisar are the team to call. We price a Terrace by plan, floor and building, document the building before the first showing, and market it to the out-of-state and Canadian buyers who own most of the Terraces today.

Why sellers list with McGreevy and Comisar:

• 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

Recent Terraces at Heritage Bay sold-listing statistics: In the last 12 months Terraces at Heritage Bay has seen 28 resales in the Southwest Florida MLS, for $9,444,000 in total volume, at a median 108.5 days on market and a median 93.97% of list price; the median sale was $332,500 and the top sale $395,000. The MLS pull did not record the listing office on each sale, so we do not state how many we represented on the seller side; in the last 12 months we tracked every one of the 28 closings by plan, floor and building for this guide.

What Makes Selling at the Terraces Different

Selling a Terrace is selling a building as much as a unit. Five things decide the result:

1. The capital contribution: the buyer owes the club $13,500 at closing (or $5,000 if they are moving within Heritage Bay and file the request before closing), and a buyer who learns that late renegotiates.
2. The estoppels: a Terrace sale needs an estoppel certificate from your condominium association and one from the club ($250 per the club’s fee schedule); order both early.
3. The building file: roof notice and permit, milestone year, SIRS status and the current budget. Lenders and HO-6 insurers ask for them; buyers who cannot get them walk.
4. The flood map: until summer 2027, a buyer’s lender sees Zone AH; show the preliminary Zone X and the county’s appeal timeline.
5. Season and signs: most Terrace buyers are seasonal, and the club’s open-house procedure runs Saturday and Sunday from noon to 5 p.m., with the gate courtesy list due by 1 p.m. the Friday before from November through April, and only club-approved signs.

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

Your Terrace’s value starts with the plan (the 1,408-square-foot corner sold for a $370,000 county median, the 1,232 interior for $325,000, the 1,194 for $311,250) and adjusts for floor, view, updates and the building. Get a free Terraces at Heritage Bay home valuation and we will price it against the actual Terrace sales of the last year.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

How Long Does It Take to Sell a Terrace Condo?

The median Terrace sale in the last twelve months took 108.5 days on market, per the Southwest Florida MLS. A Terrace priced to the active median ($307,200 on September 24, 2026) and listed with its building documents ready competes with eight other listings; one priced to last year’s median competes with all of them from above.

Does the $13,500 Capital Contribution Come Out of My Proceeds?

No, not under the club’s rules: the Resale Capital Contribution is owed by the buyer at closing under section 9.9 of the club declaration and the 2026 fee schedule. It still affects your price, because a buyer adds it to what the unit costs them.

Do I Need the Association’s Approval to Sell My Terrace?

The declarations we read require notice, not approval: Terrace I requires seven days’ written notice before closing and a copy of the recorded deed within 30 days, and neither Terrace I nor Terrace IX contains a right of first refusal. The club processes a new-owner questionnaire, not an application.

Will the Milestone Inspection or SIRS Hurt My Sale?

It can if it is a surprise. Your building’s first milestone inspection is not due until 2036 to 2041, depending on the building. What buyers price is the SIRS: have the completed study, the current reserve schedule and any special assessment in hand before listing.

Should I Sell My Terrace Furnished?

Many Terrace buyers are seasonal and want to use the unit the first winter, so a furnished sale can widen the buyer pool. Price the furnishings separately in the contract so the appraisal and the buyer’s lender see the real estate price.

When Is the Best Time to List a Terrace Condo?

The Terraces’ buyers are mostly seasonal, and the club’s open-house gate list runs November through April. Listing from late fall into winter puts a Terrace in front of the most buyers; a summer listing reaches fewer, but also fewer competing listings.

Your Local Real Estate Experts

Terraces at Heritage Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not with a call center. Between them they bring more than twenty years of Southwest Florida transactions, and they read the Terrace declarations, the recorded roof history, the club and CDD budgets and every recent Terrace sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008. Read 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.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. The credentials:

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

What Our Clients Say

McGreevy and Comisar is a top-reviewed Terraces at Heritage Bay realtor on Google, and the quotes below are genuine five-star client reviews in the reviewers’ own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review

★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Verified Google review

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

★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” 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 Terraces at Heritage Bay home? Get a free Terraces at Heritage Bay home valuation, or call Jesse direct at (239) 898-6072.

Buying at Terraces at Heritage Bay? Call Marc at (239) 287-5873, or read how we represent buyers in Naples.

Licensure

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

Where Else to Find the Team

Video walkthroughs and market updates are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the community around the Terraces, see our Heritage Bay guide and our Naples guide.

Frequently Asked Questions, Buyer Edition

Where are the Terraces in Heritage Bay?

The Terraces are the fifteen four-storey condominium buildings along the outer side of Heritage Bay Blvd in the north loop of Heritage Bay, at 10265 to 10353 Heritage Bay Blvd, Naples 34120. Buildings 6 through 13 run north along a lake on the west side; buildings 14 through 22 curve east along the north lake. The Verandas are across the road.

How many condos are in Terraces at Heritage Bay?

There are 450 Terrace condominiums: nine condominiums of 60 or 30 units in fifteen buildings of 30 units each. The count is the same in the club’s recorded neighborhood roster, the CDD’s “4 Story” assessment class, the Florida Division of Condominiums extract and the 2026 Collier County tax roll.

How many stories are the Terrace buildings?

Four. Each building has eight homes on each of floors one to three and six on the fourth floor, which is why the CDD calls the class “4 Story” and Collier County lists every Terrace building on its milestone roster for condominium buildings of three or more habitable stories.

Do the Terrace buildings have elevators?

The Terrace IX declaration tells owners that noise from stairwells and elevator operation is normal for the building type, and its survey exhibit labels the elevator. We did not read an elevator reference in the older Terrace I declaration, so confirm the elevator, its service contract and its reserve line with the association for the specific building.

What floor plans are available at the Terraces?

Three two-bedroom, two-bath plans: the Ashbury (1,194 square feet, 120 homes), the interior Brookside (1,232 square feet, 240 homes) and the Colonade corner plan (1,408 square feet, 90 homes), per Lennar’s archived plan pages and the county’s living areas.

Which Terrace units are corner units?

The Colonade corners are at the two ends of floors one to three in every building, positions 1 and 8 in the unit number (for example 1511 and 1518). The fourth floor has no Colonade plan; its six homes are Ashbury and Brookside plans.

Do Terrace condos come with a garage?

Not as a rule. Every unit has an assigned covered parking space and a storage area as limited common elements. Some condominiums have detached garage buildings (8 at Terrace VII and 6 at Terrace VIII, per recorded roofing notices); how those are assigned is not in the documents we read, so ask the association.

Is there covered parking at the Terraces?

Yes. Each unit has the exclusive use of one covered parking space in the carport rows beside its building, assigned by the declaration and passing with the unit. Terrace I’s declaration warns that parking is “very limited” and lets the association regulate a second vehicle.

What does a Terrace condo cost in 2026?

The median Terrace sale in the last twelve months was $332,500, from $290,000 to $395,000, across 28 closings in the Southwest Florida MLS. On September 24, 2026, eight Terraces were listed at a $307,200 median list price.

What is the price per square foot at the Terraces?

The median Terrace sale closed at $262.78 per living square foot in the last twelve months (MLS). The three plans sell within a few dollars of each other per foot in the county’s deed record, from $260.68 for the Ashbury to $263.80 for the Brookside.

Are Terrace prices falling?

They fell from the 2023 and 2024 peak. The county’s median Terrace sale was $415,000 in both 2023 and 2024, $365,000 in 2025 and $325,000 in 2026 so far, after sitting under $200,000 from 2009 to 2020. The last twelve months had no sale at or above list.

How long do Terrace condos take to sell?

The median Terrace closing in the last twelve months spent 108.5 days on market, against 68 for the Verandas and 86 for Heritage Bay overall, per the Southwest Florida MLS pulled September 24, 2026.

What are the HOA fees for a Terrace condo?

The known recurring bills are $12,680.69 a year: the club’s $10,216 annual assessment, a $1,000 food and beverage minimum and the CDD’s $1,464.69. The condominium association’s own dues are not published by any Terrace association; get the current budget from the manager named on this page.

What does the Heritage Bay club cost a Terrace owner?

The same as every other home: a 2026 annual assessment of $10,216 (operating $6,981, reserve $2,188, cable and internet $1,047), due January 1, plus a $1,000 food and beverage minimum, per the club’s 2026 budget and fee schedule. Golf has no green fee; carts are $29 for 18 holes.

What is the CDD assessment on a Terrace condo?

For the November 2026 tax bill (FY2027), $1,464.69: $557.00 for operations and $907.69 for debt service, the lowest of the Heritage Bay CDD’s six classes. The debt portion runs to the bonds’ final maturity on May 1, 2036.

What is the Resale Capital Contribution?

A one-time payment to the club by the buyer at closing: $13,500 from January 1, 2026, or $5,000 for a qualifying owner moving within Heritage Bay who files the request before closing. It is not refundable and is not part of the price.

Is golf included with a Terrace condo?

Yes. Club membership is recorded as an appurtenance of every one of Heritage Bay’s 1,250 living units and cannot be separated from the unit; it is non-equity, with no deposit. A Terrace owner has the same golf, clubhouse, pool and courts as any other member.

Is Terraces at Heritage Bay a 55+ community?

No. The Terrace I declaration states there is no restriction on the age of occupants, and no housing-for-older-persons provision appears in the Terrace IX or club declarations. Many owners are retirees and seasonal residents, but families can live there.

Can I rent out a Terrace condo?

Yes, for 30 days or longer. The club and the Terrace declarations set a 30-day minimum and forbid subleasing; Terrace I also requires 30 days between lease start dates and five days’ notice to the board. Tenants use the club only through a $600 membership transfer.

What is the minimum lease term at the Terraces?

Thirty days. The club declaration forbids any lease shorter than 30 consecutive days, Terrace I sets 30 consecutive days, and Terrace IX sets one month or 30 days, whichever is less.

Can tenants keep pets in a Terrace condo?

Not in Terrace I, Terrace VII or Terrace IX: Terrace I’s declaration bars pets in leased units, and 2021 amendments at Terrace VII and Terrace IX bar tenants from keeping any pets. Check the other six condominiums’ documents before signing a lease with a pet.

How many pets can a Terrace owner have?

Two. The club allows up to two common household pets, and the Terrace declarations we read allow two (Terrace I: small domesticated pets; Terrace IX: cats or dogs, plus fish and up to two birds).

Are pit bulls allowed at the Terraces?

No. The club declaration prohibits pit bulls, pit bull mixes and other recognized aggressive breeds throughout Heritage Bay, and the 2021 Terrace VII and Terrace IX amendments repeat the ban.

Can I grill on a Terrace lanai?

Not at Terrace IX, whose declaration prohibits barbecue grills anywhere on the condominium. Check your own building’s declaration and the association’s rules before you bring a grill.

Can I install tile or wood floors in a Terrace condo?

At Terrace IX, hard flooring above the ground floor is allowed only in foyers and bathrooms unless the board approves sound-absorbent underlayment; ground-floor units are exempt. Other buildings may have similar rules; ask for the board’s flooring standard before you renovate.

Can I add a ceiling fan in a Terrace condo?

Not by drilling the slab. The Terrace IX declaration says the buildings may use a post-tension concrete slab system and that nothing may penetrate a slab without board permission, which means no new ceiling fans or ceiling lights unless the builder installed them.

What flood zone are the Terraces in?

On FEMA’s effective 2012 map every Terrace building is in Zone AH (shallow ponding) with a base flood elevation of about 14.5 feet. On the preliminary map Collier County put out for appeal on August 19, 2026, every Terrace building is in Zone X, minimal hazard, with a target effective date of summer 2027.

Do I need flood insurance for a Terrace condo?

Until the new map takes effect, a federally backed lender can require flood coverage on a Terrace unit because the building is mapped in Zone AH, and we found no Letter of Map Amendment for any Terrace building. The association’s master program normally covers the building; ask your lender and the association what they hold.

What does condo insurance cost at the Terraces?

The owner’s HO-6 policy is separate from the association’s master policy. For Collier County, Citizens’ 2026 recommended average HO-6 multiperil premium is $1,770 and the wind-only condo-unit average is $2,323; private carriers price by building age, roof and wind mitigation.

When are the Terrace milestone inspections due?

The first milestone inspections fall due in 2036 for buildings 6 to 9, 2037 for 12 and 13, 2038 for 14, 2039 for 15 and 16, 2040 for 17 to 19 and 2041 for 20 to 22, per Collier County’s roster; all show Not Due today.

Has my Terrace association completed its SIRS?

We could not verify it from public records: the state’s SIRS reporting database is not machine-readable and no Terrace association publishes its study. Ask the manager for the completed SIRS, the current reserve schedule and any special assessment before you sign.

When were the Terrace roofs replaced?

Recorded notices show new stone-coated steel roofs on Terrace I and II in 2018, roofing work on Terrace III in 2019 and tile roof replacements on Terrace VII (2020) and Terrace VI and VIII (2021). We found no roofing notice for Terrace IV or IX, and did not read the scope of Terrace V’s 2020 notice.

Which schools serve Terraces at Heritage Bay?

Bear Creek Elementary, Oakridge Middle and Gulf Coast High School, for every Terrace address in the district’s 2026-27 lookup. All three earned an A in the July 2026 state grades.

What hurricane evacuation zone are the Terraces in?

Zone E, on Collier County’s evacuation-zone map. Heritage Bay is about ten miles inland, and NHC’s surge maps show no surge there for Category 1 to 3 hurricanes.

Is Heritage Bay gated?

Yes. The gatehouse is at the Heritage Bay Blvd entrance on Immokalee Road, and the club’s rules require every visiting vehicle to be logged in by driver’s licence.

Who manages each Terrace association?

Ability Management manages Terrace I; Cambridge Property Management manages Terrace II, III, V, VI, VIII and IX; Precedent Hospitality and Property Management manages Terrace IV; and Pegasus Property Management manages Terrace VII, per state corporation and condominium records read in September 2026.

Terraces or Verandas at Heritage Bay: which is better?

It depends on budget and building type. A Terrace is a four-storey elevator condominium at a $332,500 median; a Veranda is a two-storey condominium with a den and detached garage at a $500,000 median, outside the milestone and SIRS regime. Our comparison section lays out both.

Is a top-floor Terrace worth more?

Not consistently on the record. The county’s roll values each floor $5,000 above the one below, but in the last twelve months’ deed record the first floor had the highest median because most corner sales were first-floor. With four fourth-floor sales in the window, there is no reliable top-floor premium.

Are the Terraces a good investment?

The Terraces are the cheapest entry into Heritage Bay’s club and allow 30-day leases, but carrying costs are high for the unit size and three condominiums bar tenants’ pets. Model the full fee stack and the SIRS reserve schedule against realistic seasonal rent before buying to rent.

How do I buy a Terrace condo with McGreevy and Comisar?

Call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we pull the building’s roof notices, milestone year, flood zones and the association’s budget and SIRS for every Terrace you consider, and negotiate with the capital contribution and the fee stack in the price. You can also read how we represent buyers in Naples.

Frequently Asked Questions, Seller Edition

What is my Terrace condo worth?

Start with your plan: in the county’s last twelve months of deed records the 1,408-square-foot Colonade corner sold for a $370,000 median, the 1,232-square-foot Brookside for $325,000 and the 1,194-square-foot Ashbury for $311,250. Then adjust for floor, view, updates and your building’s roof and reserves. Get a free Terraces at Heritage Bay home valuation or call Jesse at (239) 898-6072.

How many Terrace condos sold in the last year?

Twenty-eight in the Southwest Florida MLS (closings September 24, 2025 to September 24, 2026), for $9,444,000 in total. The county deed record for a slightly earlier twelve-month window also counts 28 qualified sales, spread across all nine Terrace condominiums.

Why do Terrace condos sell below list?

In the last twelve months the median Terrace sale closed at 93.97% of list and none sold at or above list. Supply is part of it (3.4 months), and so is cost: a buyer adds the $13,500 capital contribution and $12,680.69 a year in known club and CDD bills to the price, and prices the building’s reserves and insurance.

How long will my Terrace take to sell?

The last year’s median was 108.5 days on market. Pricing to the active median (about $307,200 on September 24, 2026) and delivering the building documents with the listing are the two things that shorten it.

Is now a good time to sell a Terrace condo?

It is a buyer’s market with 3.4 months of supply and prices about 20% below the 2023 and 2024 peak. Sellers who need to move can sell well by pricing to the active market; sellers who can wait should weigh their carrying costs, about $12,680.69 a year before condominium dues, against the chance of a rebound.

Does my floor affect my price?

Less than most sellers expect. The county’s roll values each floor $5,000 above the one below, but the last year’s sales showed no consistent floor premium once plan is accounted for. View, updates and the corner plan move price more than floor.

Does the Colonade corner plan sell for more?

Yes, by size. The Colonade median of $370,000 was about $45,000 above the Brookside median in the county’s twelve-month record, for 176 more square feet, at nearly the same price per foot.

Should I update my Terrace before selling?

Update what a buyer’s inspector and insurer will flag first: water heater, air conditioning (a limited common element the owner maintains) and anything touching the windows or lanai. Cosmetic updates help at the Terraces’ price point only if they do not push the price above the active listings.

Should I sell my Terrace furnished?

Often yes, because most Terrace buyers are seasonal and want to use the unit the first winter. List the furnishings as a separate item in the contract so the appraisal reflects the real estate price.

Who pays the $13,500 capital contribution?

The buyer, at closing, under section 9.9 of the club declaration and the club’s 2026 fee schedule. A buyer who sold a Heritage Bay home within 90 days before closing, or an owner buying a second unit who sells the first within 12 months, may qualify for the discounted $5,000 contribution by filing the request before closing.

How many estoppel certificates does a Terrace sale need?

Two: one from your Terrace condominium association, whose fee is capped by section 718.116(8) of the Florida Statutes, and one from the club, $250 per the 2026 fee schedule (the club’s web page still shows $220). The CDD issues payoff letters for its debt only on request.

Who pays the estoppel fees on a Terrace sale?

Florida’s estoppel statute caps what the condominium association may charge (s. 718.116, F.S.), and the purchase contract decides who bears each estoppel fee at closing. Your contract should say so expressly; we negotiate it with the other closing costs.

Does my Terrace association have to approve my buyer?

Not under the declarations we read. Terrace I requires seven days’ written notice to the association before closing and the new owner’s recorded deed within 30 days; Terrace IX provides an estoppel statement on request. Neither contains an approval right or a right of first refusal. The club asks the new owner for a questionnaire, not an application.

Is there a right of first refusal on Terrace sales?

We found none in the Terrace I or Terrace IX declarations. The other seven declarations were located but not read end to end; ask your manager to confirm for your building.

What do I have to disclose about the milestone inspection and SIRS?

Florida’s resale statute requires a condominium seller to give the buyer the declaration, articles, bylaws and rules, the annual budget and financial statement, the inspector-prepared summary of the milestone inspection report if applicable, and the most recent structural integrity reserve study or a statement that none has been completed (s. 718.503, F.S.). Your building’s first milestone falls in 2036 to 2041; have the SIRS, the reserve schedule and any special assessment ready.

How do the 2025 condo law changes affect my Terrace price?

HB 913 (2025) kept the SIRS and milestone requirements for buildings of three habitable stories or more, gave associations more ways to fund reserves (special assessment, line of credit or loan with a majority vote) and allowed a two-year pause in SIRS funding after a milestone inspection. For a Terrace seller, the question buyers ask is whether your association’s reserves are funded and whether an assessment is coming.

Can I sell my Terrace with a special assessment pending?

Yes. An adopted special assessment appears on the association’s estoppel certificate, and the contract decides who pays installments that fall due before and after closing. Disclose it early; a buyer who finds it in the estoppel renegotiates.

Who pays a special assessment adopted after we sign the contract?

The contract decides. Read the assessment paragraph of your contract and any condominium rider with us before you sign, because at the Terraces a reserve or roof assessment is the most likely surprise.

Does the new flood map help my Terrace sale?

It helps the conversation. Every Terrace building moves from Zone AH to Zone X on the preliminary map, but until the new map takes effect (target summer 2027) a buyer’s lender sees Zone AH. Show buyers both maps and the county’s appeal timeline.

What flood disclosure do I owe a Terrace buyer?

Florida’s flood disclosure law for residential sales requires a seller to tell the buyer, at or before contract, about known flood damage and flood-insurance claims and federal flood assistance (s. 689.302, F.S.). Tell us what you know about your unit and building and we will put it in the disclosure.

Does my building’s roof date matter to buyers?

Yes, because buyers’ insurers ask. Recorded notices show Terrace I and II re-roofed in 2018, Terrace III roofing work in 2019 and Terrace VI, VII and VIII tile roofs replaced in 2020 and 2021. We put your building’s notice and permit in the listing package.

Can I sell my Terrace to an investor?

Yes, and 30-day leases are allowed, but tell investors which pet rules apply: Terrace I, VII and IX bar pets for tenants, and in Terrace I the owner loses the building’s recreation and parking use while the unit is leased. Tenants reach the club only through a $600 transfer.

Can I sell my Terrace with a tenant in place?

Yes. The lease transfers with the unit unless it says otherwise, and the buyer inherits the tenant and the club transfer arrangement. Give the buyer the lease, the association’s lease approval or notice, and any security deposit records.

When is the best month to list a Terrace?

Late fall through winter, when seasonal buyers are in Naples and the club’s open-house gate list runs (November through April). A summer listing faces fewer buyers but also fewer competing listings.

How do open houses work in Heritage Bay?

Under the club’s procedure, open houses run Saturday and Sunday from noon to 5 p.m.; from November through April the listing agent submits the gate courtesy list by 1 p.m. the Friday before, and only club-approved signs may be used, placed 30 minutes before and removed 30 minutes after.

What signs can I put up to sell my Terrace?

Only the club’s approved signs under section 5.6 of its declaration and its sign rules; the Terrace I declaration bans other signs, including realtors’ signs, on the condominium property. Unapproved signs are removed by the club’s access control staff.

Can I sell my Terrace by owner?

You can, but a Terrace sale runs on documents most owners do not keep: two estoppels, the capital contribution, the SIRS and milestone status, the roof notice and two flood maps. Every Terrace sale in the last year closed below list; pricing and documentation are where an agent earns the fee.

What will I net from a Terrace sale?

Start from the price, then subtract the commission, Florida documentary stamp tax on the deed, title and closing charges, the estoppel fees your contract assigns to you, prorated club dues and condominium dues, and any special assessment you owe. The buyer, not you, pays the $13,500 capital contribution.

Can I pay off the CDD debt before I sell?

Yes. The district manager issues a payoff letter for $150; paying the debt portion off is irreversible, and the $557 operating charge continues. Whether it adds value depends on the buyer; most Terrace buyers accept the $907.69 debt line, which ends with the bonds in 2036.

Does the CDD assessment transfer to my buyer?

Yes. It is a non-ad valorem assessment on the property’s county tax bill, so it stays with the unit and is prorated at closing with the other property taxes.

How do Terrace prices compare with the Vistas next door?

The Vistas at Heritage Bay sold for a $287,000 median in the last twelve months at $208.48 per square foot, below the Terraces, but the Vistas are a separate community with no Heritage Bay club membership and no Heritage Bay CDD. A Terrace buyer is paying for the club.

What does McGreevy and Comisar do differently for a Terrace sale?

We price by plan, floor and building from the actual Terrace sales, assemble the building file (roof, milestone, flood, budget, SIRS) before the first showing, and market to the out-of-state and Canadian owners who make up 64% of the Terraces’ tax mailing list. Call Jesse at (239) 898-6072.

Who is the best realtor to sell a Terrace condo?

Choose an agent who can tell you, before listing, your building’s roof date, milestone year, flood zones, SIRS status and the price per square foot of your plan over the last year. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and this guide is our answer.

Should I rent my Terrace for a season before selling?

Only if the numbers work. A seasonal lease can cover part of the carrying cost, but it complicates showings, and in some Terrace condominiums the owner gives up club and building use during the lease. Selling vacant in season usually shows best.

Sources and Authoritative References

Every source below is a primary record: county, state and federal agencies, the recorded documents, the club, the Community Development District, the school district, the builder’s own archived pages and the federal imagery service. Market figures come from the Southwest Florida MLS (not linked) and the Collier County tax roll (2026 preliminary), read directly and cited in plain text. Links were checked on September 24, 2026; a few county and state pages block automated checkers but open normally in a browser.

1. Terrace I at Heritage Bay declaration of condominium, OR 4110 PG 1231, recorded September 22, 2006 (Collier Clerk)
2. Terrace II at Heritage Bay declaration of condominium, OR 4128 PG 1714, recorded October 26, 2006
3. Terrace II building 9 completion amendment, OR 4141 PG 2514, November 20, 2006
4. Terrace III at Heritage Bay declaration of condominium, OR 4236 PG 3254, recorded May 31, 2007
5. Terrace IV at Heritage Bay declaration of condominium, OR 4408 PG 3713, recorded November 20, 2008
6. Terrace V at Heritage Bay declaration of condominium, OR 4495 PG 2446, recorded September 30, 2009
7. Terrace VI at Heritage Bay, a phase condominium, declaration, OR 4511 PG 1219, recorded November 19, 2009
8. Terrace VI amendment adding Phase 2, OR 4594 PG 1991, August 11, 2010
9. Terrace VII at Heritage Bay, a phase condominium, declaration, OR 4535 PG 284, recorded February 4, 2010
10. Terrace VII Phase 1 substantial completion, OR 4611 PG 691, October 4, 2010
11. Terrace VII amendment adding Phase 2, OR 4627 PG 706, November 29, 2010
12. Terrace VII amendment to the declaration (pets; tenants barred from keeping pets), OR 5955 PG 2569, May 27, 2021
13. Terrace VIII at Heritage Bay, a phase condominium, declaration, OR 4587 PG 3412, recorded July 21, 2010
14. Terrace VIII Phase 1 completion, OR 4650 PG 2527, February 9, 2011
15. Terrace VIII Phase 2 completion, OR 4711 PG 3279, August 19, 2011
16. Terrace IX at Heritage Bay declaration of condominium, OR 4732 PG 886, recorded November 1, 2011
17. Terrace IX amendment (pets, renters’ pets, smoking), OR 6048 PG 3579, December 1, 2021
18. Terrace II notice of commencement, roof replacement, OR 5502 PG 2471, April 27, 2018
19. Terrace I notice of commencement, roof replacement, OR 5540 PG 3830, August 7, 2018
20. Terrace III notice of commencement, roofing, OR 5642 PG 1876, June 17, 2019
21. Terrace VII notice of commencement, tile roof replacement, OR 5857 PG 3486, December 10, 2020
22. Terrace VII notice of termination (roofing), OR 6053 PG 923, December 8, 2021
23. Terrace VI notice of commencement, tile roof replacement, OR 5903 PG 6, March 4, 2021
24. Terrace VIII notice of commencement, tile roof replacement, OR 5902 PG 3980, March 4, 2021
25. Terrace II at Heritage Bay Association v. Trinicon, case 2019-CA-3074, agreed order on settlement, OR 5913 PG 2701, March 23, 2021
26. Collier County Clerk of the Circuit Court, official records public access
27. Florida DBPR Division of Condominiums public extract (Central West), Terrace I to IX records
28. Florida DBPR structural integrity reserve study reporting
29. Florida Division of Corporations, Terrace at Heritage Bay association records
30. Florida Division of Corporations, Heritage Bay Golf & Country Club, Inc.
31. Heritage Bay Golf & Country Club membership page (bundled, non-equity membership; managers; estoppel)
32. Heritage Bay Golf & Country Club story page (course opening, satellite pools)
33. Heritage Bay Golf & Country Club overview (course architects, amenities)
34. Heritage Bay Golf & Country Club 2026 budget
35. Heritage Bay Golf & Country Club 2026 user fee schedule (dues, capital contribution, estoppel)
36. Club resolution on the discounted $5,000 Resale Capital Contribution, May 28, 2026
37. Club Rules and Regulations as amended February 27, 2026
38. Club transfer of membership packet (tenants)
39. Club Second Amended and Restated Declaration, OR 5639 PG 277 (2019)
40. Club Amended and Restated Bylaws (2019)
41. Club 2020 amendments, OR 5761 PG 2840 (1,250 memberships, appurtenant)
42. Club 2023 amendments, OR 6234 PG 3880 (neighborhood roster, board, assessment caps)
43. Heritage Bay umbrella declaration, OR 3968 PG 4031 (2006)
44. Heritage Bay CDD board letter to residents, May 24, 2023
45. Heritage Bay PUD, Collier County Ordinance 03-40
46. Heritage Bay community map (club)
47. Heritage Bay open house procedures (club)
48. Heritage Bay sign rules, club declaration section 5.6 excerpt
49. Heritage Bay Community Development District
50. Heritage Bay CDD assessments by class, FY2026 and FY2027
51. Heritage Bay CDD adopted budget FY2027
52. Heritage Bay CDD adopted budget FY2026
53. Heritage Bay CDD audit FY2025
54. Heritage Bay CDD engineer’s report, 2005
55. Collier County Ordinance 05-24 establishing the Heritage Bay CDD
56. Heritage Bay CDD meetings and minutes
57. Heritage Bay CDD elections
58. Collier County Tax Collector, real estate taxes and discount schedule
59. Collier County milestone inspection map service (Terrace buildings)
60. Collier County milestone inspections program
61. Collier County milestone buildings by year
62. Collier County news release on the proposed flood maps, August 2026
63. Collier County floodplain management (CRS Class 5)
64. Collier County hurricane evacuation zones
65. Collier County site address points
66. FEMA National Flood Hazard Layer (effective)
67. FEMA preliminary flood hazard data
68. FEMA Letter of Map Amendment 12-04-5082A (Heritage Bay, 2012)
69. OpenFEMA NFIP policies
70. OpenFEMA NFIP claims
71. National Hurricane Center, Hurricane Irma report
72. National Hurricane Center, Hurricane Ian report
73. National Hurricane Center storm surge risk maps
74. Florida Division of Emergency Management, Know Your Zone
75. Florida Statutes s. 553.899, milestone inspections
76. Florida Statutes s. 718.112, bylaws and structural integrity reserve studies
77. Florida Statutes s. 718.111, association insurance
78. Florida Statutes s. 718.116, assessments and estoppel certificates
79. Florida Statutes s. 718.110, amendment of declarations (rental amendments)
80. Florida Statutes s. 718.503, disclosure prior to sale
81. Florida Statutes s. 718.504, prospectus and frequently asked questions sheet
82. Florida Statutes s. 689.302, flood disclosure to purchasers
83. Florida Statutes s. 627.7011, roof age and homeowner policies
84. CS/CS/HB 913 (2025), condominium and cooperative associations
85. Florida Senate bill summary, HB 913 (2025)
86. Citizens Property Insurance 2026 rate kit (Collier County averages)
87. Citizens 2026 rate recommendation announcement
88. Citizens flood coverage requirement
89. Florida OIR uniform mitigation verification inspection form
90. Collier County Public Schools address lookup (Terrace addresses, 2026-27)
91. Bear Creek Elementary school profile
92. Oakridge Middle School profile
93. Gulf Coast High School profile
94. Collier County Public Schools 2026 accountability brief (school grades)
95. Collier County Public Schools charter schools
96. NCH emergency services (Northeast freestanding ER)
97. Lennar, Heritage Bay Terrace Condominiums (archived 2008)
98. Lennar, Brookside Terrace plan (archived 2008)
99. Lennar, Colonade Terrace plan and features (archived 2008)
100. Lennar, Terrace Condominiums pricing (archived December 2010)
101. Lennar, Ashbury Terrace plan (archived 2011)
102. Lennar, Veranda Barrington plan with detached garage (archived 2012)
103. USGS The National Map, NAIP Plus orthoimagery (hero image source)

Downloadable Documents

Terraces at Heritage Bay’s governing and financial documents are public at their official sources. Download them from the authority that holds them:

The condominium associations’ budgets, structural integrity reserve studies and insurance schedules are held by their managers and are not public; owners and buyers under contract request them from the manager named in the governance section.

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