Heritage Bay - Verandas
Verandas at Heritage Bay is 364 two-story Lennar condominiums in eight associations and 30 buildings inside Heritage Bay in North Naples, each with a den and bundled club membership. Sell or buy with McGreevy and Comisar.
Verandas at Heritage Bay is 364 two-story Lennar condominiums in eight associations and 30 buildings inside Heritage Bay in North Naples, each with a den and bundled club membership. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Veranda owners call first when they are ready to sell, and the team buyers call when they want the Verandas explained building by building: which of the eight condominiums a unit sits in, whether it is an end unit or an interior unit, what the four separate bills add up to, and what Florida’s condominium laws do and do not require of a two-story building. Verandas at Heritage Bay is a 364-home, two-story condominium neighborhood inside the master-planned community of Heritage Bay in Naples, Florida. It sits in the middle of Heritage Bay’s price ladder: more space, a den and a detached garage compared with the four-story Terraces, at roughly three-quarters of the price of a Coach Home. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from primary records: the Collier County tax roll and parcel map for all 364 Veranda units, 20 recorded Veranda sales from the county deed layer, the Southwest Florida MLS Matrix report for Heritage Bay pulled September 24, 2026, the Heritage Bay Golf & Country Club’s recorded declaration and 2026 fee schedule, the Heritage Bay Community Development District’s FY2027 budget, FEMA’s effective and preliminary flood maps queried building by building, Collier County Public Schools’ address lookup, Florida’s condominium statutes, and Lennar’s own archived plan pages. Where the public record stops, we say so, and we name the document that answers the question.
If you own a Veranda and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the building-by-building detail below will tell you which Veranda fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Verandas at Heritage Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Veranda market read built from every recent Veranda closing, the county’s unit-by-unit roll and the club’s recorded documents.
If you’re searching for the best realtor for Verandas at Heritage Bay in Heritage Bay, Naples, whether you’re ready to sell your Verandas at Heritage Bay home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at the Verandas for a specific reason. The Verandas look uniform from the road, but the county roll says otherwise. Every building has end units of 1,661 square feet and interior units of 1,414 square feet, on two floors, and the county values each of those four positions differently. The eight condominiums were declared between 2006 and 2012 and are run by three different management companies. And the Verandas sit between two Heritage Bay products that buyers cross-shop constantly: the Terraces below them in price and the Coach Homes above. A listing agent who prices a Veranda off a Heritage Bay average misses all of it.
Recent Verandas at Heritage Bay track record (last 12 months): In the last 12 months Verandas at Heritage Bay has seen 21 resales in the Southwest Florida MLS Matrix (pulled September 24, 2026, for closings from September 24, 2025 to September 24, 2026), at a median sold price of $500,000, a median of 68 days on market and a median sold-to-list ratio of 95.92%; the highest-priced Veranda sale in that window closed at $565,000. The Matrix report behind this page recorded the Veranda count, prices, days on market and ratios, not the listing office on each closing, so we do not state a represented-sale count here. In the last 12 months we tracked every one of those 21 closings and all 20 qualified Veranda sales in the county’s deed records, and we will walk any Veranda owner through them unit by unit.
For Veranda 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 Verandas we also build the paperwork file before the first showing: the club estoppel and the condominium association’s estoppel, the Heritage Bay CDD line from your own tax bill with a payoff quote if you want one, the building’s flood facts on both the current and the preliminary FEMA map, the association’s budget and reserve schedule, and the plan size and position of your unit, which is the first thing a Veranda buyer compares.
For Veranda buyers: the first question at the Verandas is the position in the building, because the position is the plan: end units carry the larger 1,661-square-foot layout and interior units the 1,414-square-foot layout. The second is the floor. The third is the condominium, because each of the eight has its own budget, its own manager and its own rules on top of the club’s. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Veranda address; we answer them below.
Honors and recognition:
Selling your Verandas at Heritage Bay home? Get a free Verandas at Heritage Bay home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Verandas at Heritage Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Verandas at Heritage Bay is 364 two-story condominium homes in 30 buildings and eight associations, built by Lennar from 2006 to 2013 in North Naples, ZIP 34120, with full Heritage Bay golf and club membership bundled into every unit and a known recurring cost of $12,907.62 a year before condominium dues.
Living in the Verandas at Heritage Bay means a two-bedroom-plus-den condominium in a two-story building, a detached garage out front, a neighborhood pool nearby, and Heritage Bay’s gate, 27 holes, clubhouse and fitness center included with ownership, with no yard to mow, no roof to replace yourself and no elevator to wait for.
The Verandas are the middle rung of Heritage Bay’s four home types. The Terraces are four-story condominiums with covered parking; the Coach Homes are larger condominiums with two-car garages; the single-family homes are detached houses with private pools. The Verandas sit between the Terraces and the Coach Homes on price and on space, and they are the only Heritage Bay product that is both a condominium and below the three-story line in Florida’s condominium safety laws.
The Verandas at Heritage Bay are eight residential condominiums governed by Chapter 718 of the Florida Statutes, created by Lennar between 2006 and 2012: Veranda I at Heritage Bay, a Condominium, through Veranda VIII at Heritage Bay, a Phase Condominium. Each has its own not-for-profit association registered with the Florida Division of Corporations, its own board and its own budget. All eight sit inside Heritage Bay Golf & Country Club, which is the master association for all 1,250 Heritage Bay homes, and inside the Heritage Bay Community Development District, which bills the Verandas as its “2 Story” class of 364 units.
Lennar sold them first as “Heritage Bay Veranda 2 Story” (Lennar community page, archived April 2008) and later as “Heritage Bay: Verandas”. The name describes the building, not a porch: the Verandas are the two-story product.
Six of the eight Veranda condominiums line the north loop of Heritage Bay Blvd, and two sit on Siesta Bay Dr on the south-west side of the community. Per the Collier County parcel map (queried September 24, 2026), the addresses are:
The Heritage Bay Blvd buildings sit between lakes and golf holes on the loop that also carries the Terraces. The Siesta Bay Dr buildings form a single row of nine buildings with a golf hole and a lake behind them and a wooded tract across the street, the row shown in the hero image of this page (USDA aerial imagery, February 2023). Veranda VII is at the western end of Heritage Bay’s Siesta Bay Dr frontage; the street continues west into The Quarry, which is a separate community.
The Collier County tax roll (2026 preliminary, files dated August 29, 2026) answers this better than any brochure. Of the 364 Veranda units, 86 (23.6%) carry a homestead exemption. Owner mailing addresses split 136 in Florida (37.4%), 183 in other US states (50.3%), 42 in Canada (11.5%) and 3 elsewhere abroad. The largest out-of-state groups are Ontario (32), Massachusetts (28), New York (24), Pennsylvania (21), New Jersey (19), Ohio (17) and Illinois (15).
In plain terms, the Verandas are mostly a second-home and seasonal neighborhood with a meaningful full-time minority and a strong Canadian contingent. That shapes the calendar: the buildings are fullest from January through April, and the buyer pool is heavy with out-of-state shoppers who tour in person during season.
A February weekday at the Verandas might start with coffee on the lanai looking at a lake or a fairway, then a walk or bike ride on Heritage Bay’s roads, which the club maintains. Golfers head to the clubhouse for a tee time with no green fee, only a cart fee of $29 for 18 holes under the 2026 fee schedule. Others spend the morning in the 8,000-square-foot fitness center or at the Resort Pool, and the afternoon at one of the neighborhood pools. Dinner might be at the Grille Room or The Cabana at the club, or about 18 minutes away at Mercato in free-flow traffic.
What you do not do at the Verandas is exterior maintenance. The condominium association maintains the buildings and grounds under its declaration and budget, the club maintains the roads and the golf course, and the CDD maintains the lakes and lake banks.
Four things buyers sometimes assume. No elevators: the buildings are two stories, and second-floor units are reached by stairs; we found no primary source describing an elevator in any Veranda building. No private pools or yards: every unit is a condominium unit. No attached garages: Lennar sold the Barrington plan with “a 1 car detached garage,” and on federal aerial imagery the garages stand as separate buildings along the Veranda drives. No separate golf joining fee: the club membership comes with the unit, and there is no equity or deposit, although a buyer does pay the club’s Resale Capital Contribution at closing (see the fee sections).
Some listings name “Veranda IV at Heritage Bay” or “Veranda VII”. Those are the eight separately declared condominiums, and unlike some Naples communities they were never merged. A Veranda buyer is joining one specific association, with its own budget, reserves, insurance program and rules, on top of the club and the CDD that every Veranda shares. The association table later on this page lists all eight, their buildings and their managers.
Verandas at Heritage Bay condos sold for a median of $500,000 across 21 closings in the 12 months to September 24, 2026, per the Southwest Florida MLS Matrix, with a median of 68 days on market and 95.92% of list price, while 7 Verandas were for sale at a median asking price of $499,900.
Data updated: September 2026
Measure (Southwest Florida MLS Matrix, pulled September 24, 2026) | Verandas at Heritage Bay |
|---|---|
Closed sales, September 24, 2025 to September 24, 2026 | 21 |
Median sold price | $500,000 |
Median original list price of those sales | $525,900 |
Price range | $440,000 to $565,000 |
Total sold volume | $10,551,000 |
Median days on market | 68 |
Median sold-to-list ratio | 95.92% |
Median sold price per living square foot | $339.46 |
Sales at or above list price | 1 of 21 |
Active listings on September 24, 2026 | 7 |
Median active list price | $499,900 |
Median days on market, active listings | 34 |
Median active list price per square foot | $352.90 |
Months of inventory (7 active against 21 sales a year) | 4.0 |
Method: Matrix Residential search on the Development name HERITAGE BAY, active plus closed in the last 365 days, with the Vistas excluded because they are a separate community. The Verandas were identified by unit number and MLS living area between 1,413 and 1,700 square feet, the band that holds Lennar’s Veranda plans and no other Heritage Bay product. The median of 21 sales is the 11th sale. Sold-to-list and price per square foot are medians of the per-sale figures.
In plain terms: a typical Veranda closed about 4% under its list price after a little over two months on the market. Four months of inventory is a roughly balanced market for a condominium, slower than Heritage Bay as a whole (2.7 months) and quicker to turn than the Terraces, whose 28 closings took a median of 108.5 days.
The MLS tells you what closed; the county’s deed layer tells you which unit. We pulled every qualified Veranda sale from the Collier County sales file for the 12 months from August 29, 2025 to August 28, 2026 and joined each one to the county’s unit record. The window is slightly different from the MLS window and the county counts only qualified arm’s-length sales, so the two layers do not match to the dollar: 20 qualified sales, $10,076,000 in recorded volume, a median of $507,500 (an even count, so the median is the mean of the two middle sales, $500,000 and $515,000), or $341.58 per county base square foot.
Veranda sales by unit type (county deed records, Aug 29, 2025 to Aug 28, 2026) | Sales | Median | Range |
|---|---|---|---|
Interior units, 1,414 county sq ft | 16 | $489,500 (mean of $485,000 and $494,000) | $440,000 to $560,000 |
End units, 1,661 county sq ft | 4 | $545,000 (mean of $540,000 and $550,000) | $527,500 to $565,000 |
First-floor units | 9 | $485,000 | $440,000 to $550,000 |
Second-floor units | 11 | $527,500 | $460,000 to $565,000 |
Heritage Bay Blvd buildings (Veranda I to VI) | 14 | $485,000 | $440,000 to $532,000 |
Siesta Bay Dr buildings (Veranda VII and VIII) | 6 | $545,000 | $515,000 to $565,000 |
Three readings, with the caveat that the counts are small and the factors overlap. End units carry a premium: the four end-unit sales ran about $55,000 above the interior median, consistent with 247 more square feet. Second floors sold higher in this window, by $42,500 at the median. Siesta Bay Dr sold higher than the north loop, but three of its six sales were end units and four were second-floor units, so the street effect cannot be separated from the plan effect at this sample size.
The 2026 preliminary Collier County roll assigns only four just values across all 364 Veranda units: $391,124 for a first-floor interior unit, $396,124 for a second-floor interior unit, $461,826 for a first-floor end unit and $466,826 for a second-floor end unit. The median is $396,124. The county’s mass-appraisal model therefore treats plan size as worth about $70,700 and the second floor as worth $5,000. The market in the last 12 months put a wider gap on both, which is one reason a Veranda price should never be read off the county number.
The median 2026 preliminary ad valorem tax on a Veranda is $3,409.16; $2,605.63 for homesteaded units and $3,677.35 for units without a homestead exemption. A buyer’s tax is reset at purchase, so the seller’s bill is not a guide to the next owner’s.
On September 24, 2026 the MLS showed seven Verandas for sale, asking from $450,000 to $599,900, a median list price of $499,900 and $352.90 per square foot, with a median of 34 days on market. The median asking price sits $100 below the 12-month median sale price, and the asking price per square foot sits about 4% above the closed figure, which is the usual gap between asking and achieved prices in this market. For the current listings, see the Heritage Bay homes-for-sale search from our Domain Realty Group team; this page is the analysis behind them.
Veranda prices moved in three waves: new-construction sales near $360,000 in 2006, a fall to about $198,000 in 2009, a flat decade in the $215,000 to $280,000 range, then a jump to $545,000 in 2022 and a settling to $495,000 in 2025, per Collier County’s qualified-sale records.
Data updated: September 2026
Year | Qualified Veranda sales (county) | Median sale price |
|---|---|---|
2006 | 59 | $361,400 |
2007 | 47 | $310,000 |
2008 | 27 | $250,000 |
2009 | 50 | $198,200 |
2010 | 73 | $217,000 |
2011 | 45 | $219,000 |
2012 | 62 | $215,000 |
2013 | 44 | $228,250 |
2014 | 33 | $244,900 |
2015 | 23 | $272,500 |
2016 | 26 | $279,000 |
2017 | 15 | $270,000 |
2018 | 24 | $259,250 |
2019 | 30 | $245,200 |
2020 | 34 | $251,000 |
2021 | 34 | $296,950 |
2022 | 32 | $545,000 |
2023 | 19 | $559,000 |
2024 | 20 | $540,050 |
2025 | 25 | $495,000 |
2026 (to August 12) | 10 | $515,000 |
Source: Collier County tax roll sales file (files dated August 29, 2026), qualified improved sales on the eight Veranda condominiums. The 2006 to 2013 rows are mostly Lennar’s own new-construction sales; resales dominate from 2014.
Year (county, calendar) | Interior 1,414 sq ft median | End 1,661 sq ft median |
|---|---|---|
2021 | $292,450 | $325,000 |
2022 | $530,000 | $563,000 |
2023 | $535,000 | $595,000 |
2024 | $525,000 | $620,000 |
2025 | $485,000 | $585,000 |
2026 to August 12 | $482,000 | $545,000 |
The end-unit premium widened to about $95,000 in 2024 and 2025 and narrowed to about $63,000 in 2026 so far. Some years have only a handful of end-unit sales, so read the direction, not the dollar.
Across Heritage Bay, every product has come off its 2022 to 2024 peak. The Terrace median slid from $415,000 in 2023 and 2024 to $325,000 in 2026 to date, about 22% below its peak; the Veranda median fell from $559,000 in 2023 to $495,000 in 2025, about 11%, before a $515,000 median on ten 2026 sales, per the same county records. We read part of that difference through Florida’s condominium laws. The Terraces are four-story buildings on Collier County’s milestone-inspection roster and subject to structural integrity reserve studies; the Verandas are two-story buildings that are not. Buyers pricing condominium risk in 2025 and 2026 have treated that difference as real. The other part is simply product: a den and a garage.
If you own a Veranda, the fastest way to a real number is a unit-specific valuation that starts from these comps and adjusts for your position, floor, view, updates and building. Get a free Verandas at Heritage Bay home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 to walk the seven active Verandas against the 21 recent closings, or read how we represent buyers in Southwest Florida inside Heritage Bay’s gate.
The Verandas came from Lennar, which built all of Heritage Bay on a former limerock quarry in North Naples: the first Veranda condominium was declared in July 2006, four months before the golf course opened, and the last, Veranda VIII, in April 2012, with the final buildings completed in 2013.
Heritage Bay is part of the 2,562-acre Heritage Bay planned unit development approved by Collier County in 2003. The land developer of record was Bayvest, L.L.C., a U.S. Home Corporation entity, and Lennar built and sold every Heritage Bay home line: the Terraces, the Verandas, the Coach Homes and the single-family Executive and Estate homes. The golf course opened in November 2006 and the clubhouse in April 2009, per the club’s own history (Heritage Bay Golf & Country Club, Our Story). The Heritage Bay CDD was created by Collier County Ordinance 05-24 on May 24, 2005 (establishment ordinance).
Condominium | Declaration filed (state record) | County year built | Units |
|---|---|---|---|
Veranda I | July 21, 2006 | 2006 | 60 |
Veranda II | February 13, 2007 | 2007 | 48 |
Veranda VI | August 27, 2008 | 2008 | 24 |
Veranda III | September 25, 2008 | 2008 to 2009 | 28 |
Veranda IV | October 8, 2009 | 2009 to 2010 | 48 |
Veranda V | February 12, 2010 | 2010 | 48 |
Veranda VII | October 5, 2010 | 2010 to 2012 | 60 |
Veranda VIII | April 12, 2012 | 2012 to 2013 | 48 |
Sources: Florida Division of Condominiums public records extract (declaration filing dates) and the Collier County buildings file (year built). Veranda IV, V, VII and VIII were declared as phase condominiums, which let Lennar add buildings to each as they were completed.
Lennar’s archived pages show how far Veranda pricing travelled through the downturn. In 2008 the Abbey was listed at $325,990 and the Barrington at $301,990. By April 2012 the Abbey was listed at $249,000 (Lennar Abbey page, archived April 2012), the Barrington at $216,000, and the Verandas brochure advertised “From the low $200’s” with “Square footages from the 1,414s to the 1,661s” (Lennar Verandas brochure, archived April 2012). The same brochure told buyers that Heritage Bay offered “golf and amenity membership included with home purchase” and that “80% of land at Heritage Bay in Naples is comprised of lakes, golf course and preserves”, Lennar’s own figure. Lennar’s Welcome Home Center for the Verandas was at 10032 Siesta Bay Drive, one of the Veranda VII buildings.
The club, the CDD and each Veranda association passed from Lennar’s control to owner-elected boards as the community sold out. The club’s governing documents were restated by the members in 2019 and amended in 2020 and 2023, and the club’s board now reserves two seats for directors from the Veranda housing group, elected by all members (2023 amendments). The eight Veranda associations are all active Florida not-for-profit corporations with owner-elected boards, per their state filings.
Verandas at Heritage Bay is eight separate condominiums, Veranda I to VIII, with 24 to 60 units each in 30 two-story buildings; six condominiums sit on Heritage Bay Blvd and two on Siesta Bay Dr, and three management companies run them, so the first step with any Veranda is to identify its condominium.
Condominium | Association (state document number) | Units | Buildings (street numbers) | Street | Manager of record |
|---|---|---|---|---|---|
Veranda I | Veranda I at Heritage Bay Association, Inc. (N06000004990) | 60 | 5 (10200, 10210, 10220, 10230, 10240) | Heritage Bay Blvd | Cambridge Property Management |
Veranda II | Veranda II at Heritage Bay Association, Inc. (N06000012311) | 48 | 4 (10250, 10260, 10270, 10280) | Heritage Bay Blvd | Ability Management |
Veranda III | Veranda III at Heritage Bay Association, Inc. (N08000000382) | 28 | 2 (10290, 10296) | Heritage Bay Blvd | Cambridge Property Management |
Veranda IV | Veranda IV at Heritage Bay Association, Inc. (N09000005484) | 48 | 4 (10300, 10306, 10312, 10316) | Heritage Bay Blvd | Paramount Property Management (per a January 2026 state filing) |
Veranda V | Veranda V at Heritage Bay Association, Inc. (N10000000144) | 48 | 4 (10330, 10338, 10342, 10346) | Heritage Bay Blvd | Ability Management |
Veranda VI | Veranda VI at Heritage Bay Association, Inc. (N06000012309) | 24 | 2 (10299, 10303) | Heritage Bay Blvd | Cambridge Property Management |
Veranda VII | Veranda VII at Heritage Bay Association, Inc. (N10000006553) | 60 | 5 (10020, 10026, 10032, 10038, 10044) | Siesta Bay Dr | Cambridge Property Management |
Veranda VIII | Veranda VIII at Heritage Bay Association, Inc. (N12000003614) | 48 | 4 (10056, 10062, 10068, 10074) | Siesta Bay Dr | Cambridge Property Management |
Total | 8 associations | 364 | 30 |
Sources: unit counts from the club’s recorded roster (2023 amendment) and the Collier County parcel map (364 unit parcels, queried September 24, 2026); association names and document numbers from the Florida Division of Corporations; managers from each association’s principal-office or registered-agent address on its state filing, September 2026. The club confirms that Heritage Bay’s neighborhoods are “each managed by different property management companies” (club membership page). Management contracts change; confirm the current manager when you request documents.
Twenty-nine of the 30 Veranda buildings hold 12 units, six on each floor. The exception is 10290 Heritage Bay Blvd in Veranda III, which holds 16 units, eight per floor. That is why Veranda III has 28 units in two buildings rather than 24.
The county records a Veranda unit as a building number followed by the floor and the position in the building. At 10300 Heritage Bay Blvd, for example, units 3011 to 3016 are on the first floor and 3021 to 3026 on the second; the last digit is the position along the building, and positions 1 and 6 are the two ends. Listings often shorten this to “Unit 101” or “Unit 202”, so ask for the full county unit number when you compare a listing against a sale.
If you look up the Verandas in the Florida Division of Condominiums’ extract, you will see 352 units rather than 364. The whole difference is Veranda I, which the state extract carries at 48 units from its initial filing. The club’s recorded roster, the CDD’s assessment roll and the 2026 county parcel map all show 60 units at Veranda I, in five buildings of 12. The recorded documents govern, which is why this page says 364.
The Veranda floor plans are two-bedroom condominiums with a den and two baths: Lennar’s Barrington at 1,414 square feet in the interior positions and the Abbey at 1,661 square feet at the ends of each building, with a third Lennar plan, the 1,454-square-foot Dogwood, advertised in 2012.
Plan (Lennar) | Lennar sq ft | Bedrooms and baths | Lennar’s description | Units at this county size |
|---|---|---|---|---|
Barrington | 1,414 | 2 bedrooms plus den, 2 baths | “There is a 1 car detached garage” | 245 interior units (241 at 1,414, 4 at 1,413) |
Abbey | 1,661 | 2 bedrooms plus den, 2 baths | “Lennar’s most spacious Veranda elevation in Heritage Bay” | 119 end units |
Dogwood | 1,454 | 2 bedrooms, 2 baths, “den or office, veranda and lanai” | advertised November 2012 | no 1,454 size on the county roll |
Sources: Lennar plan pages archived in 2012 for the Abbey, Barrington and Dogwood; county base areas from the Collier County buildings file (2026). Lennar’s disclaimer applies: stated square footage is approximate.
The county carries every Veranda unit at 1,414 or 1,661 square feet, apart from four units in Veranda III at 1,413. There is no 1,454-square-foot unit on the roll. Either the Dogwood was not built as a distinct size, or its units are recorded at 1,414. The declaration’s floor-plan exhibits for the specific condominium would settle it; we did not read those exhibits for this edition. For a buyer the practical rule holds either way: an end unit is the larger plan.
Every Veranda plan pairs two bedrooms with a den or office, and Lennar’s Dogwood description adds both a “veranda and lanai”. In practice the den is what separates a Veranda from a Terrace: the three Terrace plans Lennar sold were two-bedroom, two-bath layouts from 1,194 to 1,408 square feet with no den listed. For buyers who want a guest room and an office, or a home office for a working second-home owner, that third room is the reason to step up.
A first-floor Veranda puts the lanai at ground level and avoids stairs; a second-floor Veranda gets a higher vantage over the lake or fairway, no one overhead and, in the last 12 months, a higher median price ($527,500 on 11 sales against $485,000 on 9, county deed records). The county values the second floor at $5,000 more than the first. Because the buildings have no elevators on record, a second-floor unit is a stairs decision first and a view decision second.
A Veranda condo comes with the unit itself, the right to use its condominium’s common elements, a detached one-car garage on the Barrington plan per Lennar, access to neighborhood pools, and a full, bundled, non-equity membership in Heritage Bay Golf & Country Club, including 27 holes of golf with no green fee.
Lennar’s Barrington plan page states: “There is a 1 car detached garage.” On the February 2023 USDA aerial image in this page’s hero, rows of small detached structures stand between the Veranda VII and VIII buildings and Siesta Bay Dr, where the garages sit. What we did not verify is how each declaration allocates the garages: whether every unit has one, whether a garage is a limited common element tied to the unit or assigned by the association, and whether any unit has more than one. Ask for the declaration’s garage exhibit and confirm the garage number on the estoppel before closing. A garage that is not tied to the unit by the declaration does not automatically convey with it.
The club reports a Resort Pool at the clubhouse plus “five satellite pools” around the community (Our Story). On the 2023 federal aerial imagery, a pool sits between the Veranda VII and VIII buildings on Siesta Bay Dr, where the county roll shows a 0.45-acre parcel at 10050 Siesta Bay Dr owned by the club, and another pool sits beside the Veranda III buildings on Heritage Bay Blvd. Which associations own, maintain and share each pool is set by the documents, not the map, and is worth confirming if a pool near the building matters to you. The club’s 2023 notice to owners says renters without a club transfer “cannot use Club facilities during the peak season (November 1 to April 30), though satellite pools remain available” (rental and transfer reminder).
Every Veranda carries one Club Membership, one of 1,250, appurtenant to the unit: it conveys with title and cannot be sold separately. The club states that “no equity or deposits” are required (membership page), and the recorded declaration sets up the membership classes (2020 amendments, OR 5761 PG 2840). Each unit may designate up to two members. What the membership includes:
What it does not include: a beach club, a marina or boat docks. Heritage Bay has none. The nearest Gulf beach parking, at Vanderbilt Beach, is about 11.4 road miles from the gate (Collier County beach parking).
Membership at Heritage Bay is mandatory and bundled: a Veranda owner pays the club assessment whether or not they golf. For a golfer that is the value proposition; for a non-golfer it is part of the carrying cost. Either way it is priced into Veranda sales, and it is the single biggest line in the fee stack below.
A Veranda condo at Heritage Bay carries a known recurring cost of $12,907.62 a year, about $1,076 a month: the 2026 club assessment of $10,216, a $1,000 food and beverage minimum, and the FY2027 CDD assessment of $1,691.62, plus condominium association dues that none of the eight associations publishes, plus county property tax.
Layer (who bills it) | 2026 club year / FY2027 CDD | Notes |
|---|---|---|
Club annual assessment (Heritage Bay Golf & Country Club) | $10,216 | Operating $6,981, reserve $2,188, bulk cable and internet $1,047; billed annually, due January 1 |
Club food and beverage minimum | $1,000 | A spending minimum at club outlets, not a fee for nothing |
CDD operations and maintenance (on the county tax bill) | $557.00 | Flat per unit across all Heritage Bay homes |
CDD debt service, “2 Story” class (on the county tax bill) | $1,134.62 | Veranda class; unchanged since at least FY2024 |
Known recurring subtotal | $12,907.62 | About $1,076 a month |
Veranda condominium association dues | Not published | Each of the eight sets its own budget |
County ad valorem property tax | Median $3,409.16 (2026 preliminary) | Resets on purchase |
Sources: 2026 User Fee Schedule, 2026 club budget, Heritage Bay CDD FY2027 adopted budget and CDD assessments page; Collier County roll 2026 preliminary. CDD figures are gross, before the Tax Collector’s up-to-4% early-payment discount (Collier Tax Collector).
None of the eight Veranda associations publishes its dues publicly. We found no public association website for any of them, and their budgets sit behind owner portals run by Cambridge Property Management, Ability Management and Paramount Property Management. We do not quote dues from listing sites. What the condominium layer pays for is set by statute and the declaration: the master property and wind insurance on the buildings, building maintenance, painting and roofing, the association’s share of any neighborhood pool, management fees and the statutory reserves. Ask the manager which lines are largest and how they changed this year; insurance and reserves are the lines Veranda buyers ask us about most.
Florida law gives a buyer a route to the real number before contract. Every association managing 25 or more units must post its budget and other official records on a website or app (s. 718.111(12)(g), Florida Statutes), which covers seven of the eight Veranda associations (Veranda VI, at 24 units, is below the threshold). A seller must also hand a buyer the current budget and the association’s “Frequently Asked Questions and Answers” sheet (s. 718.503). Ask for both on day one.
The club assessment rose from $9,642 in 2025 to $10,216 in 2026, an increase of $574 or 5.95%, per the club’s published fee schedules (2025 fee schedule). The club’s 2026 budget projects $17.8 million in gross revenue. Two recorded limits protect owners from surprises: special assessments are capped at $200 per home per year and $200 per storm unless members approve more, and capital projects over $400,000 in a year need a member vote (2023 amendments). Those limits bind the club, not the Veranda associations, whose own boards can levy special assessments under their declarations.
A Veranda owner pays four separate entities: the club (annual assessment and food minimum), the condominium association (dues on the association’s own schedule), the Collier County Tax Collector (ad valorem tax plus the CDD assessments) and, indirectly, the CDD. Budget for each separately; a listing’s single “HOA fee” figure rarely captures all four.
Want the full fee stack for a specific Veranda? Sellers can get a free Verandas at Heritage Bay home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The main one-time cost of buying a Veranda is the club’s $13,500 Resale Capital Contribution, paid by the buyer at closing since January 1, 2026, plus a $250 club estoppel, the condominium association’s estoppel of up to $250, and a $600 fee if the new owner later transfers club privileges to a tenant.
One-time item | Amount | Who pays (typical) | Source |
|---|---|---|---|
Club Resale Capital Contribution | $13,500 (from January 1, 2026) | Buyer | 2026 fee schedule; Declaration §9.9 |
Discounted Resale Capital Contribution | $5,000 for a qualifying current owner or recent seller | Buyer | |
Club estoppel certificate | $250 | Per contract | 2026 fee schedule (the club’s web page still shows $220) |
Condominium association estoppel | Up to $250, plus $100 if expedited, plus up to $150 if the account is delinquent | Per contract | |
CDD debt payoff letter (optional) | $150 per letter | Owner requesting | |
Club membership transfer to a tenant | $600 | Owner |
The club’s May 28, 2026 resolution sets a $5,000 Resale Capital Contribution for two cases: a current Heritage Bay owner buying a second unit who sells the first within 12 months, or a buyer who sold a Heritage Bay unit within 90 days before closing. The request form must be filed before closing. That matters at the Verandas, where some buyers move up from a Terrace or down from a single-family home inside the gate. The contribution has changed over time: it was $5,000 for every buyer in 2023, per the club’s archived schedule.
The Resale Capital Contribution is not an equity deposit and is not refunded when the buyer later sells. It funds the club’s capital needs. Recorded exemptions include transfers by foreclosure, transfers on death and transfers to a spouse without a change of occupancy for estate or tax planning.
The Heritage Bay Community Development District bills every Veranda as its “2 Story” class on the Collier County tax bill: $557.00 for operations and maintenance plus $1,134.62 of bond debt service in FY2027, $1,691.62 in all, with the debt portion scheduled to end after the bonds’ final maturity on May 1, 2036.
Fiscal year | O&M | Debt, 2 Story class | Total per Veranda |
|---|---|---|---|
FY2025 | $468.00 | $1,134.62 | $1,602.62 |
FY2026 | $506.00 | $1,134.62 | $1,640.62 |
FY2027 | $557.00 | $1,134.62 | $1,691.62 |
Sources: CDD adopted budgets for FY2025, FY2026 and FY2027. The class unit count of 364 equals the recorded Veranda total exactly, which is how the “2 Story” class maps to the Verandas.
The CDD owns and maintains Heritage Bay’s surface-water system: all 31 lakes, their banks and littoral shelves. Its FY2027 general fund is about $704,000, and its largest lines are lake-erosion repair and lake reserves. The district’s minutes list a “Veranda 2 Drainage Line Update” among its 2026 drainage items (CDD meetings and agendas). The CDD does not maintain the roads (the club does) or the buildings (the condominium associations do).
Yes. The debt portion can be prepaid through a payoff letter from the district manager, Premier District Management, for $150. O&M continues regardless, and a payoff cannot be reversed (assessments page). The outstanding bonds, Series 2018A-1 and 2018A-2, stood at $11,190,000 after the May 1, 2026 principal payment, with final maturity May 1, 2036, so the last debt levy should appear on the November 2035 tax bill. The FY2025 audit found no findings and no deteriorating financial condition (FY2025 audit).
A Veranda condo is governed by four stacked sets of rules: its own condominium declaration, articles, bylaws and rules under Chapter 718; the recorded declaration and rules of Heritage Bay Golf & Country Club under Chapter 720; the Heritage Bay CDD’s assessments; and Collier County’s codes, with the stricter rule applying where two overlap.
Each of the eight Veranda condominiums has its own recorded declaration of condominium, created between 2006 and 2012, with its articles of incorporation, bylaws and rules. These documents define the unit boundaries, the common elements and limited common elements (which is where garages and lanais are usually allocated), the share of common expenses per unit, the insurance program, the lease-approval process and any condominium-level limits on leasing and pets. We did not retrieve the recording references or read the eight declarations for this edition; they are held in the Collier County Official Records and, for the seven associations with 25 or more units, must be posted on the association’s website or app under s. 718.111(12)(g). Ask the manager for the full set, including every amendment.
The club is the master association for all 1,250 Heritage Bay homes. Its governing documents are the Second Amended and Restated Declaration, Bylaws and Articles adopted by the members on April 25, 2019 (recorded declaration, bylaws, articles), the 2020 and 2023 amendments, and the club’s Rules and Regulations dated February 27, 2026 (Rules). The club sets community-wide floors on leasing, pets and signs that no Veranda association can loosen.
The CDD is a unit of special-purpose local government, not an association. It has no rules for a unit owner to follow; it levies the assessments described above and maintains the lakes. Its board is elected by Heritage Bay’s registered voters in county elections (CDD elections).
Collier County’s land-development and building codes govern permits for work on a Veranda, and the county’s Floodplain Management program governs anything that touches the flood rules (Collier Floodplain Management). The Heritage Bay planned unit development (Ordinance 03-40) sets the zoning (Heritage Bay PUD document).
The club’s board has nine directors: two from each of four housing groups, Terrace, Veranda, Coach and Single Family, elected by all members, plus one at large (2023 amendments). The Verandas, at 364 of 1,250 homes, hold two of nine seats.
No. The Verandas at Heritage Bay are not age-restricted: the club’s recorded declaration and bylaws contain no housing-for-older-persons provision and expressly provide for custodial children and grandchildren, so Veranda buyers of any age may purchase, subject to any condominium-level rules.
Third-party websites sometimes label Heritage Bay as 55+. The recorded documents do not support it. The Census Bureau’s Heritage Bay census-designated place reported a median age of 70.3 in 2020 (Census 2020), so the community skews older in practice, and during season the Verandas are a quiet, largely retired and second-home neighborhood. A condominium declaration could in theory carry its own age rules; we found no indication that any Veranda declaration does, and the Veranda declarations were not read for this edition, so confirm in the documents if age mix matters to you.
Yes, a Veranda condo can be rented, but not for less than 30 consecutive days under the club’s recorded declaration, and every lease also runs through the Veranda association’s own approval process, which may add limits of its own; tenants use the club only if the owner transfers membership, for a $600 fee.
Florida condominium declarations commonly add their own leasing rules: a minimum lease longer than 30 days, a cap on leases per year, a waiting period before a new owner may lease, an application fee, or a board approval step. We did not read the eight Veranda declarations and rules for this edition, so we do not state any Veranda-level leasing limit. If you are buying a Veranda to rent, make the lease rules a contract contingency and read them before the inspection period ends.
A Veranda rents as a seasonal home more than an annual one. Search demand for “heritage bay naples rentals” and “condo rentals heritage bay naples fl” is real on Google Suggest, and the owner base is half out-of-state. The trade-offs are the 30-day floor, which rules out short-term vacation rental, and the tenant club transfer, which costs $600 and suspends the owner’s own club use. An owner who spends part of the season in the unit and rents the rest has to plan around both.
Veranda owners may keep up to two household pets, generally dogs or cats, under Heritage Bay’s recorded declaration; pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited, pets must be leashed outdoors and may not be left unattended on lanais or in garages, and a Veranda association’s own rules can be stricter.
Condominium declarations sometimes add weight limits or tenant pet bans on top of a master rule. Those Veranda-level rules were not read for this edition; ask for them if you have a large dog or plan to rent to pet owners. For a second-floor unit, remember that a large dog lives with stairs.
Florida’s two headline condominium safety laws do not reach the Verandas: milestone structural inspections and structural integrity reserve studies apply to buildings three habitable stories or higher, and every Veranda building is two stories, but ordinary condominium reserve rules still apply and owners may vote to reduce them.
The reserve rules that apply to every Florida condominium still apply to the Verandas. Each association’s budget must include reserve accounts for “roof replacement, building painting, and pavement resurfacing, regardless of the amount,” and for any other item whose deferred maintenance or replacement cost exceeds $25,000, adjusted for inflation (s. 718.112(2)(f)). The difference is who can switch them off. In an association that must obtain a SIRS, owners can no longer vote to waive or reduce reserves for the SIRS items in budgets adopted on or after December 31, 2024. In a two-story association like each Veranda condominium, a majority of the total voting interests can still vote to provide no reserves or less than the full amount.
That gives Veranda buyers a specific question to ask. Has this association waived or reduced reserves in recent years, and how funded is the roof reserve today? A fully funded roof reserve means the next roof is largely paid for; a waived one means it will likely arrive as a special assessment. The answers are in the budget, the reserve schedule and the minutes, all official records.
Florida’s resale disclosure statute entitles a condominium buyer to the declaration, articles, bylaws and rules, the most recent annual financial statement and budget, the milestone report “if applicable”, the most recent SIRS “or a statement that the association has not completed a structural integrity reserve study”, and the association’s “Frequently Asked Questions and Answers” document (s. 718.503). For a Veranda, expect the SIRS item to be a statement that none is required.
We see the difference in the market. The Terraces, which do fall under both laws, have lost more of their peak value than the Verandas since 2023, and they took a median of 108.5 days to sell in the last 12 months against 68 for the Verandas (Southwest Florida MLS Matrix, September 2026). A two-story Lennar building still needs roofs, paint and insurance, but it does not carry the inspection and study cycle that is repricing Florida’s taller condominiums.
Every one of the 30 Veranda buildings is mapped in FEMA Zone AH, shallow ponding, on the effective flood map dated May 16, 2012, and every one moves to Zone X on the preliminary map FEMA issued on March 20, 2025, which Collier County expects to take effect in summer 2027; until then the 2012 map and any Letter of Map Amendment govern.
Condominium | Buildings | Effective FEMA map (May 16, 2012) | Preliminary FEMA map (March 20, 2025) | Letter of Map Amendment |
|---|---|---|---|---|
Veranda I | 10200 to 10240 Heritage Bay Blvd (5) | Zone AH | Zone X | Yes: LOMA 12-04-5082A, May 31, 2012 |
Veranda II | 10250 to 10280 Heritage Bay Blvd (4) | Zone AH | Zone X | None found |
Veranda III | 10290, 10296 Heritage Bay Blvd (2) | Zone AH | Zone X | None found |
Veranda IV | 10300 to 10316 Heritage Bay Blvd (4) | Zone AH | Zone X | None found |
Veranda V | 10330 to 10346 Heritage Bay Blvd (4) | Zone AH | Zone X | None found |
Veranda VI | 10299, 10303 Heritage Bay Blvd (2) | Zone AH | Zone X | Yes: LOMA 12-04-5082A, May 31, 2012 |
Veranda VII | 10020 to 10044 Siesta Bay Dr (5) | Zone AH | Zone X | None found |
Veranda VIII | 10056 to 10074 Siesta Bay Dr (4) | Zone AH | Zone X | None found |
Method: we took Collier County’s site address points for each Veranda building (county address layer), found each building’s center point, and queried it on September 24, 2026 against FEMA’s National Flood Hazard Layer (effective map service) and FEMA’s preliminary map service (preliminary map service). An earlier point-by-point screen of every Heritage Bay address found that, on the preliminary map, a small number of unit address points at 10038 and 10044 Siesta Bay Dr (Veranda VII) still touch a remaining Zone AH area. A map screen is not a flood determination; the legal status of a building is set by the FIRM, any LOMA and, for insurance rating, an Elevation Certificate.
Zone AH is FEMA’s shallow-flooding zone, usually ponding of one to three feet, with a base flood elevation. At Heritage Bay the flooding source FEMA names in every Letter of Map Amendment is “PONDING/OVERLAND FLOW”, not a river or the Gulf. The Verandas are about 10 miles inland, in Collier County evacuation Zone E, and the National Hurricane Center’s storm-surge risk maps show no surge at Heritage Bay for Category 1 to 3 storms (NHC National Storm Surge Risk Maps).
FEMA’s LOMA 12-04-5082A, dated May 31, 2012, removed 229 Heritage Bay properties from the Special Flood Hazard Area because they were built above the base flood elevation, including all 60 units of Veranda I and all 24 units of Veranda VI (FEMA LOMA 12-04-5082A). FEMA’s letter explains what that means for a buyer: the federal mandatory flood-insurance requirement does not apply to a property removed from the SFHA, although “the lender has the option to continue the flood insurance requirement”. We found no LOMA covering the other six Veranda condominiums in FEMA’s LOMA layer; ask the association whether it holds Elevation Certificates for its buildings.
Collier County opened the 90-day appeal period for the new maps on August 19, 2026 and targets an effective date of summer 2027, subject to change (Collier County, August 2026). If the maps take effect as issued, the Veranda buildings leave the high-risk zone, and a lender’s federal flood-insurance mandate falls away with it. Until then, the 2012 map governs, and a buyer with a mortgage on a unit in Veranda II, III, IV, V, VII or VIII should expect the lender to require flood coverage.
Need the flood facts for a specific Veranda building? Sellers can get a free Verandas at Heritage Bay home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Verandas have come through Irma, Ian, Helene and Milton without any published report of building damage, with federal flood-claims data showing only small Irma-era claims in the Heritage Bay area and none from the later storms; insurance splits between the association’s master policy on the buildings and each owner’s HO-6 policy on the interior.
The claims data are area-level and not tied to specific Veranda buildings. The seller’s statutory flood disclosure (below) is the unit-level record.
Florida law requires every condominium association to carry “adequate property insurance”, with replacement cost set by an independent appraisal “at least once every 3 years” (s. 718.111(11)). The master policy covers the buildings as originally built. It must exclude the unit’s floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments; those, the owner’s contents, liability and the owner’s share of any master deductible are the owner’s to insure through an HO-6 policy. Lennar’s Veranda brochure listed “Master Insurance” among the community features in 2012.
Citizens Property Insurance’s 2026 rate filing puts its average Collier County HO-6 condominium unit-owner premium at $1,770, down 9.7% (Citizens 2026 rate kit). That is a county average across all condominium types; a Veranda quote depends on coverage limits, the loss-assessment endorsement and the association’s master deductible. Citizens’ flood-coverage mandate does not apply to condominium unit-owner policies (Citizens flood requirement).
A Veranda owner’s flood exposure sits mainly with the association’s building policy; an owner can add NFIP or private flood coverage for contents and improvements. In the federal policy data for the census block group that holds the Terraces, the Verandas and the north loop, most policies are rated Zone X, consistent with the 2012 LOMAs, at a typical premium near $860 a year; that is a small sample, not a quote (OpenFEMA NFIP policies).
Ask each Veranda association for its insurance schedule: the carrier, the wind deductible (often a percentage of the insured value), the replacement-cost appraisal date, and whether any special assessment was levied after the last storm season. Those answers move the true cost of a Veranda more than the HO-6 premium does.
Collier County Public Schools assigns the Verandas at Heritage Bay to Bear Creek Elementary, Oakridge Middle and Gulf Coast High for the 2026-2027 school year, confirmed by querying the district’s own address lookup for one building in each of the eight Veranda condominiums on September 24, 2026; all three schools earned an A in the 2026 state grades.
School | Grades | Address | 2026 state grade | Drive from the Heritage Bay gate (free-flow) |
|---|---|---|---|---|
Bear Creek Elementary | K-5 plus VPK | 2400 Cub Ct, Naples 34120 | A (first year graded) | about 1.5 miles, 3 minutes |
Oakridge Middle | 6-8 | 14975 Collier Blvd, Naples 34119 | A | 2.2 miles, 4 minutes |
Gulf Coast High | 9-12 | 7878 Shark Way, Naples 34119 | A | 3.1 miles, 5 minutes |
Sources: Collier County Public Schools address lookup, queried for 10200, 10250, 10290, 10299, 10300 and 10330 Heritage Bay Blvd and 10020 and 10056 Siesta Bay Dr for the 2026-2027 and 2025-2026 years, every unit record returning the same three schools; grades from the district’s 2026 Accountability Brief. Attendance zones can change; confirm a specific address with the district before you rely on it.
Naples Classical Academy, a K-12 charter at 10270 Immokalee Rd about 1.2 miles from the gate, earned an A in 2026, per the district’s charter list (Collier charter schools). Gulf Coast High offers AP, the Cambridge AICE Diploma and dual enrollment (Gulf Coast High curriculum). With 23.6% of Veranda units homesteaded, most Veranda owners are not school families, but the assignment matters to the resale buyer pool.
The Verandas sit inside the Heritage Bay planned unit development, approved by Collier County in 2003 and heard for close-out in 2026, with golf holes, lakes and a wooded tract around them, The Quarry to the west along Siesta Bay Dr, and Immokalee Road’s growth corridor to the south beyond the gate.
Heritage Bay is zoned as the Heritage Bay PUD, Ordinance 03-40, a 2,562-acre plan approved in 2003 for up to 3,450 homes that also holds The Quarry, the Vistas at Heritage Bay and a commercial corner (Heritage Bay PUD; PUD amendment). The county heard a PUD close-out resolution on April 14, 2026, which reported 2,369 homes built across the whole PUD against the 3,450 allowed; we did not confirm its adoption in the records we read. Heritage Bay itself, the 1,250 homes inside the club, has been fully built since 2014.
Work inside a Veranda unit that needs a permit, such as window and door replacement, electrical or plumbing changes and some flooring, runs through Collier County Growth Management and, before that, the association’s approval under its declaration. Roof replacement is an association project. We did not pull building permit histories for the 30 Veranda buildings for this edition; ask the association for its roof dates and the seller for the unit’s window and door permits, which matter for insurance.
Daily life in the Verandas runs through Heritage Bay’s staffed gate on Immokalee Road, a short drive to the clubhouse, a detached garage by the building, and free-flow drives of about 7 minutes to I-75, 3 minutes to a freestanding emergency room and 20 minutes to Vanderbilt Beach, with longer times in season.
Heritage Bay’s main entrance is a gatehouse on Heritage Bay Blvd at Immokalee Rd, staffed around the clock. From the Veranda I to VI buildings on the north loop, it is the full length of Heritage Bay Blvd to the gate; from Veranda VII and VIII on Siesta Bay Dr, the gate is closer. The roads are private and maintained by the club.
Destination | Road miles | Free-flow minutes |
|---|---|---|
I-75 Exit 111 (Immokalee Rd) | 4.7 | 7 |
NCH Northeast freestanding emergency department, 15420 Collier Blvd | 1.7 | 3 |
NCH North Naples Hospital | 7.9 | 14 |
Mercato | 10.5 | 18 |
Vanderbilt Beach | 11.4 | 20 |
Waterside Shops | 12.6 | 21 |
Fifth Avenue South, Naples | 17.9 | 28 |
Southwest Florida International Airport (RSW) | 27.5 | 36 |
Source: OSRM routing from the Heritage Bay Blvd and Immokalee Rd intersection, free-flow, measured for the Heritage Bay community guide in September 2026. Immokalee Rd is one of Collier’s most congested corridors in season; add time from January to April (NCH Northeast emergency department).
The detached garage is the Verandas’ storage answer: a car, golf clubs, bikes and hurricane supplies. Guest parking is in surface spaces along the Veranda drives, visible on the aerial images. Club rules forbid leaving pets unattended in garages. Confirm the garage number and any assigned space for a specific unit in the association’s documents.
Bulk cable and internet are part of the club assessment, $1,047 of the 2026 total (2026 club budget). Water and sewer are Collier County Public Utilities services. Electricity is Florida Power & Light, as Lennar’s 2012 Veranda brochure listed.
With half the owners mailing their tax bills to other states and another tenth to Canada, the Verandas are busiest from January through April and quiet in summer. Club dining, league play and events follow the season. For a full-time owner, summer means open tee times and quiet pools; for a seasonal owner, it means the association and a trusted neighbor or manager are watching the unit.
On Veranda showings, the questions buyers ask land on five subjects: end unit or interior, upstairs or downstairs, which of the eight associations, what the garage situation is, and how the Verandas compare with a Terrace or a Coach Home. McGreevy and Comisar answer each from the documents, not the listing.
The first thing we check on any Veranda is the county unit number, because the position tells us the plan. An end unit at 1,661 county square feet and an interior unit at 1,414 are different homes at different prices, and listings do not always say which is which. In the last 12 months the four end-unit sales in the county deed records had a $545,000 median against $489,500 for interior units.
The second is the association. Two Verandas side by side on the same street can belong to different condominiums with different managers, budgets and reserve histories: Veranda III and Veranda VI face each other across Heritage Bay Blvd, for example, and Veranda VII and VIII share one row on Siesta Bay Dr. We request the budget, reserve schedule, insurance schedule and recent minutes for the specific association before a buyer writes an offer.
The third is practical. Buyers want to see the garage, and second-floor buyers want to walk the stairs with groceries. We plan showings so a buyer sees both.
The fourth is the comparison, which the next section lays out. Many Veranda buyers started looking at the Terraces for price and at the Coach Homes for space. Our job is to put the three side by side on the numbers that matter.
Verandas at Heritage Bay sit between the Terraces and the Coach Homes on every measure that matters: a Veranda cost a median $500,000 in the last 12 months against $332,500 for a Terrace and $660,000 for a Coach Home, with a den and detached garage the Terraces lack and without the Coach Homes’ third bedroom and two-car garage.
Measure | Verandas at Heritage Bay | ||
|---|---|---|---|
Homes / associations | 450 / 9 | 364 / 8 | 184 / 3 |
Building height | Four stories | Two stories | Not on the county’s 3+ story roster |
Lennar plan sizes | 1,194 to 1,408 sq ft, 2 bed / 2 bath | 1,414 to 1,661 sq ft, 2 bed plus den / 2 bath | 1,883 to 2,099 sq ft, 3 bed / 2 bath |
Parking | Covered parking with storage | One-car detached garage (Barrington) | Two-car garage |
Closed sales, 12 months (MLS) | 28 | 21 | 7 |
Median sold price (MLS) | $332,500 | $500,000 | $660,000 |
Median sold price per living sq ft | $262.78 | $339.46 | $329.26 |
Median days on market | 108.5 | 68 | 24 (5 sales with a DOM) |
Median sold-to-list | 93.97% | 95.92% | 96.98% |
Active on September 24, 2026 | 8 | 7 | 1 |
Months of inventory | 3.4 | 4.0 | 1.7 |
CDD, FY2027 | $1,464.69 | $1,691.62 | $1,918.54 |
Known recurring cost (club + F&B + CDD) | $12,680.69 | $12,907.62 | $13,134.54 |
Milestone inspection and SIRS | Yes, 15 buildings on the county roster | No, two stories | Not on the county roster |
Homesteaded share (2026 roll) | 19.1% | 23.6% | 47.8% |
Median county just value (2026 prelim) | $284,844 | $396,124 | $526,358 |
Median ad valorem tax (2026 prelim) | $2,542 | $3,409 | $4,623 |
Sources: Southwest Florida MLS Matrix, Heritage Bay development report pulled September 24, 2026 (closed September 24, 2025 to September 24, 2026; actives on the pull date); CDD FY2027 budget; 2026 club fee schedule; Collier County roll 2026 preliminary; Lennar archived plan pages; Collier milestone roster. Coach Home figures rest on seven sales: read them as direction.
If your priority is… | Choose | Why, on the numbers |
|---|---|---|
The lowest price into Heritage Bay’s bundled golf | Terraces | $332,500 median, $167,500 below the Veranda median, for the same club membership |
A condominium building outside SIRS and milestone inspections | Verandas | Two stories; no building on the county roster |
A den or guest room without paying for a third bedroom | Verandas | Every Veranda plan pairs two bedrooms with a den |
A garage at condominium pricing | Verandas | One-car detached garage on the Barrington, at $160,000 below the Coach Home median |
Three bedrooms and a two-car garage | Coach Homes | Hibiscus and Oleander plans, 1,883 to 2,099 square feet |
The fastest sale when you resell | Coach Homes | 24-day median, but on only five sales with a days-on-market figure |
The lowest carrying cost | Terraces | $12,680.69 known recurring, the lowest CDD class, and the lowest tax |
The best value per square foot among the larger condos | Coach Homes | $329.26 per square foot against $339.46 for the Verandas |
The Terraces are the Heritage Bay entry point, and for a buyer who wants the club at the lowest price they are the answer. The Verandas cost about $167,500 more at the median and about $227 more a year in known recurring costs, and in exchange a buyer gets a den, a detached garage, a two-story building with no milestone or SIRS cycle, and a market that has held its value better since 2023. The Terraces’ 108.5-day median on market against the Verandas’ 68 days is the market’s own verdict on that trade. If you are choosing between the two, our guide to Terraces at Heritage Bay goes building by building through the four-story side.
The Coach Homes are the step up in space: a third bedroom, about 200 to 700 more square feet depending on the plans compared, and a two-car garage, for a median about $160,000 higher. On a per-square-foot basis the Coach Homes actually sold for less ($329.26) than the Verandas ($339.46) in the last 12 months, because larger homes usually sell for less per foot. The catch is supply: 184 Coach Homes against 364 Verandas, and only one Coach Home on the market on September 24, 2026. A buyer who needs three bedrooms should shop both; a buyer who needs two bedrooms and a den will usually find the Veranda the better value. See Coach Homes at Heritage Bay for that side of the comparison.
For buyers who want a private pool and no shared walls, the Heritage Bay single-family homes are the other end of the ladder: 252 Executive and Estate homes with a 12-month MLS median of $988,750 and no single-family home for sale on September 24, 2026. The Veranda buys the same gate and club at about half the price.
Deciding between Heritage Bay products? Sellers can get a free Verandas at Heritage Bay home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Verandas’ strengths are space for the money, a two-story building outside Florida’s SIRS and milestone regime, a garage, and the full Heritage Bay club; the weaknesses are stairs to the second floor, unpublished association dues, eight separate associations to research, and a mandatory club cost whether or not you golf.
If you’re searching for a Verandas at Heritage Bay listing agent, or thinking, ‘I need someone to sell my Verandas at Heritage Bay home…’, McGreevy and Comisar are the team to call: we price Verandas by position, floor and association, build the document file before the first showing, and market to the out-of-state buyers who make up half of the Veranda owner base.
In the last 12 months Verandas at Heritage Bay has seen 21 resales in the Southwest Florida MLS Matrix, $10,551,000 in sold volume, at a median of $500,000, 68 median days on market and a 95.92% median sold-to-list ratio; only one of the 21 sold at or above its list price. The county’s deed records for a slightly different window show 20 qualified Veranda sales at a $507,500 median, $545,000 for end units and $489,500 for interior units. With 7 Verandas listed on September 24, 2026, a seller is competing against about four months of supply.
A Veranda buyer on a given weekend is likely to see most of the seven active Verandas and a few Terraces and Coach Homes. The listings asked a median $499,900 and $352.90 per square foot, about 4% above the closed price per foot. The seller who wins is the one whose price reflects the unit’s position and floor from the first day, not the one who starts high and chases the market down: the Veranda sales in this window closed a median of about 4% below list.
We assemble these before the first showing, because Florida law requires most of them and a prepared file shortens the buyer’s inspection period:
Heritage Bay controls signs community-wide under Section 5.6 of the club declaration (signs excerpt) and publishes its own open-house procedures (open house procedures). Every showing passes the gate, so we register buyers with the gatehouse in advance and schedule showings around club events and the season.
Many Verandas are leased. A tenant with a club membership transfer holds the unit’s club privileges for the lease term, and a lease generally stays in force after a sale, so the buyer takes the unit subject to it. We time a sale around the lease and the season, and we disclose the lease terms up front so a buyer who wants to occupy in January is not surprised.
Start with a free Verandas at Heritage Bay home valuation. We will refine it against the 21 recent Veranda closings, your unit’s position and floor, and the seven Verandas on the market.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
No. End units at the Verandas are the larger 1,661-square-foot plan, and in the last 12 months the four end-unit sales in the county deed records had a $545,000 median against $489,500 for 16 interior sales. Price an end unit against end units first, then adjust for floor and view.
In a typical Heritage Bay contract, yes: the buyer pays the $13,500 Resale Capital Contribution at closing, or $5,000 if the buyer qualifies under the club’s May 28, 2026 resolution. Make sure your listing and contract say so plainly, because out-of-state buyers often miss it.
Summer is slower, not dead. Half of Veranda owners live out of state and most buyers tour in season, so the best activity runs from January to April. A summer listing reaches buyers planning ahead of season; we often recommend preparing in summer and launching in the fall.
Yes, and we say so in the marketing. Two-story Veranda buildings are not subject to Florida’s milestone inspections or structural integrity reserve studies, which is a real difference for buyers who have been watching taller condominiums reprice.
Not if it is explained. The Veranda CDD is $1,691.62 in FY2027, on the tax bill, with the debt portion ending after the May 1, 2036 final maturity. We show buyers the budget and the payoff option up front.
Seven Verandas were for sale on September 24, 2026, against 21 closings in the prior 12 months: about four months of supply. We check the count the week we list.
Verandas at Heritage Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read the club’s recorded documents, the CDD’s budgets, the county roll for all 364 Veranda units and every recent Veranda sale before writing a word of this guide.
McGreevy and Comisar are the Domain Realty team behind this Verandas at Heritage Bay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market that the Verandas sit in. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. You can read the longer story on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Veranda page the credential that matters more is narrower: we know which of the eight associations a unit is in, what its position and floor are worth, and which documents a buyer will ask for, before the listing goes live.
McGreevy and Comisar is a top-reviewed Verandas at Heritage Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “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.” Eric Acra, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling a Verandas at Heritage Bay home? Get a free Verandas at Heritage Bay home valuation, or call Jesse direct at (239) 898-6072.
Buying at the Verandas? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn and posts on Instagram. For the wider market around the Verandas, see our guide to Heritage Bay, the sibling guides to the Terraces, Coach Homes and single-family homes, and our Naples guide.
These are the questions buyers ask most about the Verandas at Heritage Bay, drawn from Google search suggestions, the questions buyers put to us on Heritage Bay showings, and the recorded documents, with each answer sourced to the county roll, the club, the CDD, FEMA or the Southwest Florida MLS.
The Verandas are 364 two-story condominium homes in eight condominiums, Veranda I to VIII, inside Heritage Bay Golf & Country Club in North Naples, ZIP 34120. Lennar built them from 2006 to 2013. Every unit carries a full, bundled club membership, and the Verandas are the CDD’s “2 Story” class.
There are 364 Veranda units in 30 buildings. Twenty-nine buildings hold 12 units, six per floor; one building in Veranda III, at 10290 Heritage Bay Blvd, holds 16. The count comes from the Collier County parcel map and matches the club’s recorded roster and the CDD’s assessment roll.
Yes, every Veranda building is two stories, which is why Lennar called the product “Veranda 2 Story” and the CDD bills it as its “2 Story” class. We found no primary source describing an elevator in any Veranda building, so plan on stairs to a second-floor unit.
Lennar sold three Veranda plans: the Barrington (1,414 square feet, two bedrooms plus den, two baths), the Abbey (1,661 square feet, two bedrooms plus den, two baths) and the Dogwood (1,454 square feet, two bedrooms, two baths, den or office). The county roll carries every unit at either 1,414 or 1,661 square feet, apart from four at 1,413.
The end units. On the county roll every 1,661-square-foot unit sits in the first or last position of its building, and every interior unit is 1,414 square feet (four at 1,413). That gives 119 end units and 245 interior units across the Verandas.
Lennar’s Barrington plan page says “There is a 1 car detached garage,” and federal aerial imagery shows detached garage buildings along the Veranda drives. How each declaration allocates the garages was not verified for this edition, so confirm the garage for a specific unit in the association’s documents and on the estoppel.
In the 12 months to September 24, 2026, 21 Verandas closed at a median of $500,000, from $440,000 to $565,000, per the Southwest Florida MLS Matrix. On September 24, 2026, seven Verandas were listed at a median asking price of $499,900.
The median Veranda sold for $339.46 per living square foot in the last 12 months (MLS), and the seven active listings asked a median of $352.90. On the county’s base-area measure the 20 qualified sales ran $341.58 per square foot.
The known recurring cost is $12,907.62 a year: the club assessment of $10,216, a $1,000 food and beverage minimum and the FY2027 CDD assessment of $1,691.62. Veranda condominium association dues come on top, and none of the eight associations publishes them; get the current budget from the manager before you sign a contract.
Yes. Every Veranda carries one full Heritage Bay club membership, appurtenant to the unit, with 27 holes and no green fee; members pay a cart fee of $29 for 18 holes. The club says no equity or deposit is required, although the buyer pays a $13,500 Resale Capital Contribution at closing.
It is a one-time payment to Heritage Bay Golf & Country Club on every resale, set at $13,500 from January 1, 2026 and normally paid by the buyer. A current owner buying a second unit, or a buyer who sold a Heritage Bay unit within 90 days, may qualify for a $5,000 rate under the club’s May 28, 2026 resolution.
Yes. The Heritage Bay Community Development District bills each Veranda $1,691.62 in FY2027, $557.00 for operations and $1,134.62 for bond debt, on the county tax bill. The debt can be prepaid through a $150 payoff letter, and the bonds mature on May 1, 2036.
No. Florida’s milestone inspections and structural integrity reserve studies apply to condominium buildings three habitable stories or higher. The Veranda buildings are two stories, and none appears on Collier County’s milestone roster. Ordinary reserve rules for roofs, painting and paving still apply.
It could. Because the Verandas are not SIRS buildings, a majority of the total voting interests of a Veranda association may still vote to provide no reserves or less than the full amount under s. 718.112(2)(f). Check the budget, reserve schedule and minutes for waiver votes before you buy.
We cannot tell you from public records, because Veranda association minutes are not published. The estoppel certificate must disclose assessments due, and the minutes show what the board is considering. The club itself caps its own special assessments at $200 per home per year unless members approve more.
On FEMA’s effective 2012 map every Veranda building is in Zone AH, a shallow-ponding zone. On the preliminary map issued in 2025 every Veranda building moves to Zone X, but that map is not expected to take effect until summer 2027. A 2012 FEMA letter already removed Veranda I and Veranda VI from the high-risk area.
If you have a mortgage on a unit in Veranda II, III, IV, V, VII or VIII, expect your lender to require it while the 2012 map is in effect. Veranda I and VI are covered by a 2012 LOMA, which lifts the federal mandate, although a lender may still require coverage. The association’s master policy covers the building.
Citizens Property Insurance’s 2026 average HO-6 premium in Collier County is $1,770, down 9.7%. A Veranda quote depends on your limits, loss-assessment coverage and the association’s master deductible. The association’s master policy premium is part of the condominium dues.
Yes, for 30 consecutive days or more under the club’s recorded declaration; shorter rentals are prohibited. The Veranda association’s own lease-approval rules also apply and may add limits. Tenants use the club only if you transfer your membership to them for a $600 fee, and you lose club use during the transfer.
Only with a membership transfer from the owner, for a $600 administrative fee, for the lease term. Without a transfer, the club’s 2023 notice says renters cannot use club facilities from November 1 to April 30, although satellite pools remain available.
Yes, up to two household pets, generally dogs or cats, under the club’s recorded declaration. Pit bulls, pit bull mixes and other recognized aggressive breeds are prohibited, pets must be leashed outside and may not be left unattended on lanais or in garages. Check the Veranda association’s own rules for weight or tenant limits.
No. The club’s recorded documents contain no age restriction and expressly provide for children and grandchildren in residence. Heritage Bay skews older in practice, and the Verandas are quiet and largely seasonal, but buyers of any age may purchase.
Bear Creek Elementary, Oakridge Middle and Gulf Coast High, per Collier County Public Schools’ address lookup for one building in each Veranda condominium for 2026-2027. All three earned an A in the 2026 state grades.
The Terraces are four-story buildings with two-bedroom, two-bath plans of 1,194 to 1,408 square feet and covered parking; the Verandas are two-story buildings with two-bedroom-plus-den plans of 1,414 to 1,661 square feet and detached garages. Terraces sold for a $332,500 median in the last 12 months, Verandas for $500,000.
Buy the Veranda if two bedrooms and a den are enough and you want the lower price, about $160,000 less at the median. Buy the Coach Home if you need three bedrooms and a two-car garage. Coach Homes are scarcer: 184 homes, and one on the market on September 24, 2026.
It depends on stairs and views. Second-floor units sold for a higher median in the last 12 months ($527,500 on 11 county sales against $485,000 on 9), and have no one overhead. First-floor units avoid stairs and put the lanai at ground level.
Yes. End units carry the larger 1,661-square-foot plan, the county values them about $70,700 higher, and in the last 12 months the four end-unit sales in the county deed records had a $545,000 median against $489,500 for interior units.
Every Veranda unit shares walls, and first-floor units have a neighbor overhead. How much sound carries depends on flooring, and many Florida condominium declarations regulate hard flooring on upper floors. Ask whether the specific association has a flooring or sound-underlayment rule, and visit at a busy time.
Per the associations’ state filings in September 2026: Cambridge Property Management for Veranda I, III, VI, VII and VIII; Ability Management for Veranda II and V; and Paramount Property Management for Veranda IV. Management contracts change, so confirm when you request documents.
Yes. Heritage Bay’s main entrance is a gatehouse on Heritage Bay Blvd at Immokalee Rd, staffed around the clock, and the roads inside are private and maintained by the club.
No. The Verandas are inside Heritage Bay Golf & Country Club. The Quarry, reached by continuing west along Siesta Bay Dr, is a separate community with its own club and CDD. The Vistas at Heritage Bay are a separate 190-home community in the same planned development that is not part of the Heritage Bay club or CDD.
Lennar built and sold all of them. The first, Veranda I, was declared in July 2006 and the last, Veranda VIII, in April 2012; the county roll shows the last buildings completed in 2013.
The 2026 assessment of $10,216 covers club operations ($6,981), club reserves ($2,188) and bulk cable and internet ($1,047). It does not cover your condominium dues, the CDD, food and beverage (a separate $1,000 minimum), cart fees or property tax.
The median 2026 preliminary ad valorem tax on a Veranda is $3,409.16; $2,605.63 for homesteaded units and $3,677.35 for units without a homestead exemption. Your assessed value resets after purchase, so the seller’s bill is not a guide. The CDD assessment appears on the same bill.
Veranda I to VI line the north loop of Heritage Bay Blvd, between 10200 and 10346, among lakes and golf holes. Veranda VII and VIII form one row of nine buildings on Siesta Bay Dr, between 10020 and 10074, with a golf hole and lake behind.
On 2023 federal aerial imagery, the nine Veranda VII and VIII buildings on Siesta Bay Dr back onto a golf hole with a lake beyond, and several north-loop buildings sit between lakes and fairways. Views vary by building and by unit, so check the specific unit’s lanai view.
Lennar marketed sizes such as 1,414 and 1,661 square feet as approximate, the county records a base area for each unit, and the MLS carries whatever the listing agent enters. Compare like with like, and ask for the county figure when you compare price per square foot.
Largely, yes. Only 23.6% of Veranda units are homesteaded, and half of owners mail their tax bills to other states. The Verandas are busiest from January through April and quiet in summer.
Heavy in season. Collier County’s 2025 counts put Immokalee Rd east of Collier Blvd at 55,040 to 59,695 vehicles a day. From the gate, I-75 is about 7 minutes in free-flow traffic; allow more in season.
It is a sensible way to test the stairs, the season and the club, and seasonal Heritage Bay rentals exist. Remember that a tenant uses the club only through the owner’s $600 membership transfer, so ask the landlord whether club privileges are included.
Call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. We will pull the active Verandas, identify each one’s condominium, position and floor, and request the association’s budget and rules before you tour, so you compare Verandas on the documents as well as the finishes.
These are the questions Veranda owners ask before listing, answered from the Southwest Florida MLS, the county deed records, the club’s fee schedule and resolutions, the CDD’s budget, FEMA’s maps and Florida’s condominium and disclosure statutes.
Start with the 12-month numbers: 21 MLS closings at a $500,000 median, $545,000 for end units and $489,500 for interior units in the county deed records. Then adjust for floor, view, updates and association. For a unit-specific number from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, get a free Veranda valuation or call Jesse at (239) 898-6072.
The Southwest Florida MLS shows 21 Veranda closings in the 12 months to September 24, 2026, from $440,000 to $565,000 with a median of $500,000, at a median 95.92% of list price. Only one sold at or above its list price.
The median Veranda sold after 68 days on market in the last 12 months, faster than the Heritage Bay median of 86 days and the Terraces’ 108.5. Pricing drives it: a Veranda priced for its position and floor from the first day sells in the shorter part of that range.
Veranda prices are below their peak but steadier than taller condominiums. The county Veranda median went from $559,000 in 2023 to $495,000 in 2025 and $515,000 on ten 2026 sales to August 12. The Terraces fell further over the same years.
Most Veranda buyers tour in season, from January through April, because half of the owner base lives out of state. We usually recommend preparing the unit and the documents in late summer and early fall and launching before the season starts.
Both carry a premium. In the county deed records for the last 12 months, end units sold at a $545,000 median against $489,500 for interior units, and second-floor units at $527,500 against $485,000 for first-floor units. The counts are small, so we adjust unit by unit.
In the last 12 months the MLS median was $332,500 for a Terrace, $500,000 for a Veranda and $660,000 for a Coach Home. Buyers cross-shop all three, so your listing competes with the best Terrace and the cheapest Coach Home as well as the other Verandas.
Seven on September 24, 2026, asking from $450,000 to $599,900 with a median of $499,900. Against 21 closings a year, that is about four months of supply, a balanced market for a condominium.
In a four-month market, the right price sells. Veranda prices have settled below the 2023 peak but above every year before 2022, and the two-story advantage over the Terraces is real. If you are ready to move, the market is functioning; we will show you where your unit sits.
Usually not a full renovation. Paint, lighting, fixtures and a deep clean return the most. A roof, window or flooring question should be answered with documents, not a remodel. We will walk the unit and tell you which items buyers at the Veranda price point notice.
Often, yes, for a seasonal buyer who wants to arrive in January and golf. Many Veranda buyers are second-home owners from other states and Canada. List the furniture separately on a bill of sale so it does not complicate the buyer’s appraisal.
The club issues its estoppel certificate on request, for $250 under the 2026 fee schedule; the club’s web page still shows $220. The condominium association issues a separate estoppel. Your closing agent usually orders both.
Two: one from Heritage Bay Golf & Country Club and one from your Veranda condominium association. The CDD is not an association and does not issue an estoppel; its assessments are on the tax bill, and a payoff letter is available if you want to prepay the debt portion.
It is set by the contract. In many Florida contracts the seller pays the association estoppel fee, but it is negotiable. We settle it in the offer so it does not surprise anyone at closing.
For a condominium association, $250 when no delinquency is owed, plus $100 for delivery within 3 business days, plus up to $150 if the account is delinquent, under s. 718.116(8). The association must deliver within 10 business days or charge nothing.
Normally, yes: the buyer pays the $13,500 Resale Capital Contribution at closing, or $5,000 if they qualify under the May 28, 2026 resolution. We spell it out in the listing and the contract so it does not become a late surprise.
A current Heritage Bay owner buying a second unit who sells the first within 12 months, or a buyer who sold a Heritage Bay unit within 90 days before closing. The request form must be filed before closing. If your buyer is moving within Heritage Bay, flag it early.
The club’s one-time charge on a resale is the Resale Capital Contribution, normally paid by the buyer, plus estoppel fees. Condominium associations may charge an application or transfer fee within statutory limits; check your Veranda association’s current fee.
It goes with the unit. The membership is appurtenant to title, so it transfers to the buyer at closing and ends for you. If you are buying another Heritage Bay home, ask about the $5,000 rate.
Check your Veranda declaration. Many Florida condominium declarations require the association to approve or be notified of a sale, and the club requires its membership paperwork. We read your declaration’s transfer section at listing so the timeline is built in.
We did not find one in the club’s recorded declaration. A Veranda condominium declaration could contain one; we read your specific declaration at listing and build any notice period into the contract timeline.
Under s. 718.503: the declaration, articles, bylaws and rules, the latest annual financial statement and budget, a statement that no SIRS has been completed (Veranda buildings are not required to have one), the governance form and the “Frequently Asked Questions and Answers” sheet. Add the club documents and the flood disclosure.
The CDD assessment runs with the property, so your buyer takes it on. You may prepay the debt portion through a $150 payoff letter from Premier District Management, which ends the debt levy for that unit; operations and maintenance continue. A payoff can be a selling point.
Because the CDD is on the county tax bill, it is prorated with property taxes at closing like any other line on the bill, unless the debt has been paid off. Your closing agent reads the tax bill; we make sure the buyer understands it beforehand.
Not when it is explained. At $1,691.62 in FY2027, the Veranda CDD is modest next to the $10,216 club assessment, and the debt portion ends after the bonds’ May 1, 2036 final maturity. We present the full fee stack in the listing so buyers compare it fairly.
Start from the price, then subtract commission, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration (s. 201.02), title and closing charges, estoppel fees if you pay them, and prorated taxes and dues. We give sellers a written net sheet for their specific unit before listing.
It depends on the timing and the contract. An assessment already levied and due before closing is usually the seller’s; one approved but payable later is negotiated. The estoppel certificate shows what is due, and we address it in the contract so it does not derail closing.
No. Both requirements apply to condominium buildings three habitable stories or higher, and Veranda buildings are two stories; none is on Collier County’s milestone roster. Your buyer will receive a statement that no SIRS has been completed, which is correct for a two-story building.
They help, relatively. The 2025 changes kept SIRS and milestone requirements focused on buildings of three or more stories, which leaves the Verandas outside them. Buyers who have watched taller condominiums reprice give the two-story Verandas credit for that.
Florida requires a seller of residential property to provide the statutory flood disclosure at or before contract under s. 689.302: whether you know of flood damage during your ownership, have filed a flood claim, or received federal flood assistance. We also share the building’s effective and preliminary zones and any LOMA.
You are not required to provide one, but a Veranda buyer’s insurer may ask for a 4-point or wind-mitigation report on the unit. Having your window and door permits ready helps the buyer quote insurance quickly.
Tell us early. A roof or paint project is an association expense, funded by reserves or a special assessment. If reserves are strong, it is a non-event; if the association waived reserves, buyers will price the assessment in. We read the budget and minutes before we price.
It helps the story. Every Veranda building moves from Zone AH to Zone X on the preliminary map, expected to take effect in summer 2027. Until then the 2012 map governs lender requirements, so we present both maps accurately rather than overselling the change.
Yes. A buyer takes the unit subject to the lease, and the tenant’s club membership transfer lasts for the lease term. We coordinate showings with the tenant, disclose the lease terms, and time the closing around the lease end if the buyer wants to occupy.
That depends on how your declaration allocates it. If the garage is a limited common element assigned to your unit, it conveys with the unit; if it is assigned another way, the association’s records control. We confirm the garage number on the estoppel before listing.
Yes, prominently. The end-unit plan is the bigger, higher-priced plan, and buyers compare Verandas by position and floor. We state the plan size, the position and the county unit number in the marketing so buyers compare like with like.
Heritage Bay regulates signs under Section 5.6 of the club declaration and publishes open-house procedures, and every visitor passes the gate. We follow both and register buyers with the gatehouse in advance.
Your homestead exemption and Save Our Homes cap do not transfer to your buyer. The buyer’s taxable value resets after the sale, so a homesteaded seller’s tax bill understates what the next owner will pay. We show buyers the non-homestead median of $3,677.35 as a better guide.
Every fact on this page traces to a primary source: Collier County records and GIS, Florida statutes and agencies, FEMA and NOAA, the Heritage Bay club and CDD, Collier County Public Schools, and Lennar’s own archived pages. Southwest Florida MLS figures come from our Matrix pull of September 24, 2026.
Heritage Bay Golf & Country Club (master association)
Heritage Bay Community Development District
Florida statutes and agencies
Collier County
FEMA and NOAA
Schools, health and census
Builder and imagery
The documents below are the primary records a Veranda buyer or seller should read, each linked at its official source: the club and CDD documents on their own websites, the statutes on the Florida Senate’s site and the flood letter on FEMA’s server.
Document | Date or recording | Official source |
|---|---|---|
Heritage Bay Golf & Country Club Second Amended and Restated Declaration | Member vote April 25, 2019; OR 5639 PG 279 | |
2023 Amendments to the Declaration and Bylaws | Recorded April 12, 2023; OR 6234 PG 3880 | |
2020 Amendments to the Declaration and Bylaws | Recorded May 11, 2020; OR 5761 PG 2840 | |
Club Rules and Regulations | February 27, 2026 | |
2026 User Fee Schedule | 2026 | |
2026 Club Budget | 2026 | |
Discounted Resale Capital Contribution resolution | May 28, 2026 | |
Transfer of Club Membership packet | Revised June 24, 2026 | |
Heritage Bay CDD FY2027 Adopted Budget | Adopted August 6, 2026 | |
Heritage Bay CDD FY2025 Audit | Opinion dated February 6, 2026 | |
FEMA Letter of Map Amendment 12-04-5082A (Veranda I and VI) | May 31, 2012 | |
Heritage Bay community map | December 29, 2021 |
The eight Veranda condominium declarations, bylaws, rules and budgets are official records of each association, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, request them for every Veranda we list or show. The seven Veranda associations with 25 or more units must post them on a website or owner app under s. 718.111(12)(g); request them from the association’s manager.
Market data from Southwest Florida MLS, pulled September 2026.McGreevy and Comisar, Best Realtor for Verandas at Heritage Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
