Heritage Greens

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

If you own in Heritage Greens Naples and are weighing a sale, or you are a buyer trying to make sense of nine associations, a public golf course and a district assessment on the tax bill, this guide is written for you by Jesse McGreevy, in the business since 2004, and Marc Comisar, part of the team since 2008. We put sellers first because the listing side is where a community this layered is won or lost: the buyer’s questions about fees, golf access and flood status need sourced answers before the first showing. Heritage Greens is a semi-gated golf community in Naples, Florida. It holds 527 homes in nine neighborhood associations around the public ArrowHead Golf Club, in North Naples ZIP 34119, on the south side of Immokalee Road between Logan Boulevard and Collier Boulevard, per the association’s breakdown map (June 18, 2021). It is not Heritage Bay in 34120, and it is not Naples Heritage Golf and Country Club in 34112: different communities, different districts, different documents.

Why McGreevy and Comisar Are the Best Realtor for Heritage Greens

McGreevy and Comisar are the best realtor for Heritage Greens because a sale here turns on records most agents never open: the recorded Declaration, a Chapter 190 district budget, a Golf Course Agreement and nine sets of neighborhood documents. Jesse McGreevy (since 2004) and Marc Comisar (since 2008) price, prepare and market Heritage Greens homes from those sources, sellers first.

• Top 1% Real Estate Agents Nationally Since 2008
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• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
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McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.

We tracked 22 closed sales in Heritage Greens between August 11, 2025 and August 11, 2026, at a $437,500 median and a $295,000 to $1,110,000 range (Southwest Florida MLS). The county’s recorded deeds tell a parallel story: 24 qualified sales from August 11, 2025 to October 16, 2026 at a $432,500 median (Collier County recorded deeds, qualified sales). Both layers are broken down in the market snapshot below.

What that means for an owner: a Heritage Greens buyer is choosing among condominium flats, attached club homes, fee-simple duplex villas and detached golf-course homes, all behind one entrance and all paying the same district assessment. A listing that explains which association governs the home, what the Heritage Greens CDD charges and how the 24-hour tee-time head start works answers the objections before they reach the offer.

McGreevy and Comisar is a top-reviewed Heritage Greens realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with.” Verified Google review

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

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

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).

Selling? Start with a free home valuation for your Heritage Greens home, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and read how buying with McGreevy and Comisar works.

Key Takeaways

Heritage Greens in Naples is a built-out, 527-home golf community with a published district assessment, an unpublished master fee, a public course its owners get first call on, Zone X flood mapping at every sampled point and three A-rated zoned schools. These eight points carry the facts a buyer or seller needs first.

1. Size and shape: 527 homes in nine associations: 163 detached single-family homes (31%), 284 attached villas and club homes (54%) and 80 condominium units (15%), per the association breakdown map.
2. Market: 22 MLS closed sales at a $437,500 median (Southwest Florida MLS, August 11, 2025 to August 11, 2026) and 24 qualified recorded deed sales at a $432,500 median (Collier County recorded deeds, August 11, 2025 to October 16, 2026).
3. Golf: ArrowHead Golf Club is public and separately owned; no membership is required or included, and owners may reserve tee times at least 24 hours before any other user, per the recorded Declaration.
4. CDD: $668 per home for fiscal year 2027, collected on the county tax bill, adopted July 20, 2026 per the CDD minutes; the adopted FY2026 budget and the FY2027 levy are operations and maintenance only.
5. Master fees: equal per home under the Declaration, amount not published (the estoppel certificate states it); Summit Broadband TV and internet are included per the association’s quick reference; a $1,000 capital contribution applies at resale under the 2006 Second Amendment.
6. Flood and storm: Zone X at all 31 sampled points, no base flood elevation, on the FEMA National Flood Hazard Layer (queried October 28, 2026); hurricane evacuation Zone E and outside the Coastal High Hazard Area on Collier County GIS.
7. Schools: Laurel Oak Elementary, Oakridge Middle and Gulf Coast High, each graded A every year from SY22 to SY26 in the district’s 2026 accountability brief; Laurel Oak and Gulf Coast High border the community’s north edge.
8. Corridor: Immokalee Road in front of Heritage Greens (Logan to Collier) ran at a 103.4% volume-to-capacity ratio, level of service F, in the 2025 AUIR adopted January 27, 2026, with the I-75 interchange and Livingston Road flyover work sequenced from 2027.

Table of Contents

• Living in Heritage Greens as a Homebuyer
• Heritage Greens Market Snapshot
• How Did Heritage Greens Begin? From Dove Pointe to Heritage Greens
• What Is the Heritage Greens Master Plan, and Is It Built Out?
• Who Governs Heritage Greens? The Master Association, Nine Neighborhoods and a CDD
• The Fee Stack in Heritage Greens
• Heritage Greens Neighborhoods: All Nine Associations
• Is There a Club in Heritage Greens?
• Golf in Heritage Greens: ArrowHead Golf Club
• Pools, Fitness, Tennis and Pickleball in Heritage Greens
• Boating and Beach Access From Heritage Greens
• Storm Posture and Hurricane History in Heritage Greens
• FEMA Flood Zones in Heritage Greens, Neighborhood by Neighborhood
• Insurance in Heritage Greens: What Buyers Should Expect
• Schools Zoned for Heritage Greens
• Hospitals and Healthcare Near Heritage Greens
• How Far Is Heritage Greens From the Beach, Downtown Naples and RSW?
• What Is Being Built Near Heritage Greens?
• Heritage Greens Rules: Leasing, Pets, Guests, Vehicles and Architectural Review
• Heritage Greens vs Island Walk
• Pros and Cons of Living in Heritage Greens
• Neighborhoods Inside Heritage Greens With Their Own Pages Coming
• Thinking of Selling Your Heritage Greens Home? List With the #1 Team in Southwest Florida Since 2012
• Downloadable Documents
• Frequently Asked Questions About Heritage Greens
• Frequently Asked Questions: Seller Edition
• Your Heritage Greens Real Estate Experts
• Sources

Living in Heritage Greens as a Homebuyer

Living in Heritage Greens Naples means a semi-gated, built-out golf and lake community in North Naples, ZIP 34119, where daily life runs through an association Community Center, three heated pool sites, courts and 16 numbered lakes, with a public 18-hole course threading between the streets and two A-rated schools at the front entrance.

What Daily Life Looks Like in Heritage Greens

The center of the week is the Heritage Greens Community Center at 2215 Heritage Greens Drive, next door to the ArrowHead clubhouse at 2205. Under the 2024 recorded Rules and Regulations, the Community Center and its fitness center are open 5:00 a.m. to 10:00 p.m., the pools and spas run dawn to dusk, the outdoor sports center runs 8:00 a.m. to 10:00 p.m. and the tot lot runs dawn to dusk. No amenity is staffed and no pool has a lifeguard. The center has a social room with a kitchen and a covered west patio that residents can rent for $75 a day plus a $200 deposit (2024 Rules), an activity room and the association manager’s offices.

The association’s About page lists three outdoor heated pools with restrooms, spas and a kiddie pool, two tennis courts, basketball courts and two lined pickleball courts. Pool access and the fitness center work on key fobs. The pools are spread across the community: the main pool at the Community Center, the Crestview Recreation Area pool and spa that serves the Crestview and Colonial Links neighborhoods, and the Club Homes Commons pool, which the governance section of this guide sorts out by neighborhood.

The social calendar is posted on the association’s Activities page (read October 2026):

Water is the other half of the setting. The association map numbers 16 lakes, and the association describes natural preserve areas and catch-and-release fishing; the Declaration (section 5.1) bars boating, swimming and wading in the water management areas. Two utilities come bundled. Summit Broadband TV and internet are “included in your Master Association HOA fees,” per the association’s quick reference, under a 10-year contract from February 2018 (2020 Helpful Hints); the association’s 2022 notice records the speed rising to 250/250 on February 1, 2023. Irrigation on common areas and lots uses treated effluent under Declaration section 3.12. Streets, sidewalks, streetlights, entry landscaping, canal trimming and the preserves are the CDD’s job, paid through the district assessment on the tax bill, and the district books Collier County Sheriff’s traffic details, per the July 2026 CDD minutes. Getting around inside the gate is low-speed: under the 2024 Rules, golf carts may use the streets (never the sidewalks) and must be garaged overnight, and the posted limit is 25 mph.

Golf is outside the door but outside the association. ArrowHead Golf Club is an 18-hole public course that the Declaration says is “separately owned and operated as a golf course open to the public, and is not subject to this Declaration.” No membership is required or included. An owner plays at the same fees as the public on a space-available basis, with one recorded advantage: Heritage Greens owners may reserve tee times at least 24 hours before any other user, under the Golf Course Agreement recorded at Official Records Book 2325, Page 2444 (Declaration section 4.5). The club is open every day except Christmas.

Who Heritage Greens Fits

Heritage Greens fits buyers who want a golf-course setting without a club membership and a wide choice of product behind one entrance. The Collier County parcel roll (2026) puts single-family homes at 1,171 to 3,826 heated square feet, built from 1998 to 2025; the attached club homes and villas at 1,307 to 1,781 square feet for the condo-coded attached group, built 1998 to 2003; Colonial Links Condominium at 2001 to 2002; and Crestview Condominium at 1998 to 1999. The full count, per the association breakdown map:

The fee structure tilts the math toward larger homes. The Declaration (sections 9.5 and 9.6) sets master assessments equal per Lot or Living Unit, and the CDD’s FY2026 hearing notice assigns one equivalent residential unit to every home. Worked example: a 1,307 square foot attached unit and a 3,826 square foot single-family home pay the same master assessment and the same $668 FY2027 CDD assessment, so the smaller home carries nearly three times as much of each charge per heated square foot (3,826 divided by 1,307 is 2.93). Neighborhood association dues are separate and differ by association.

Owners include full-time residents and seasonal owners, and the leasing rules (30-day minimum, neighborhood approval) shape how a home can be used when the owner is away. The amenities include a tot lot and a kiddie pool. Occupancy is governed by the Declaration and each neighborhood’s own documents; no age restriction appears in the documents cited on this page.

Where Heritage Greens Sits in North Naples

Heritage Greens sits on the south side of Immokalee Road (County Road 846), between Logan Boulevard and Collier Boulevard, about 2 miles east of I-75, per the CDD engineer’s report (October 1996). The single entrance is Heritage Greens Drive off Immokalee Road. I-75 Exit 111 is the Immokalee Road interchange, a modeled 2.1 miles and 4 minutes from the entrance on the OSRM routing service (free-flow, October 28, 2026). Inside, the street grid is short: Heritage Greens Drive, Morning Sun Lane, Crestview Way and Avian Court, per Collier County address points.

School runs are short. Laurel Oak Elementary (7800 Immokalee Road) and Gulf Coast High (7878 Shark Way) sit on the community’s north edge beside the CDD boundary, and the district’s address lookup (school year 2027) zones the sampled Heritage Greens addresses to Laurel Oak, Oakridge Middle and Gulf Coast High, all graded A every year from SY22 to SY26. Commutes are the trade-off: the county’s 2025 AUIR rates Immokalee Road from Logan to Collier, the link in front of the entrance, at a 103.4% volume-to-capacity ratio, level of service F.

Errands are close. The Publix at The Shoppes at Pebblebrooke, 15265 Collier Boulevard, is a modeled 1.6 miles and 3 minutes away and opens 7:00 a.m. to 10:00 p.m. with a drive-thru pharmacy. To the west, Logan Landings at 2220 to 2224 Logan Boulevard North holds a Sprouts Farmers Market (7:00 a.m. to 10:00 p.m.), Felipe’s Taqueria and Brooks Grill and Tavern; the county’s PUD master list places that center 0.26 mile from the CDD boundary.

The neighbors are other built-out PUDs. Island Walk, the 705-acre Islandwalk DRI, touches the Heritage Greens CDD boundary on the county PUD layer, as do Ibis Cove, Indigo Lakes and Saturnia Lakes, per the Collier County PUD Master List (revised October 9, 2026). Heritage Greens is not Heritage Bay, a much larger community about a mile away (2,562 acres, 1.05 miles on the same county list), and it is not Naples Heritage Golf and Country Club in 34112.

Picking the right agent matters more in a community with this many governing layers; our guide to the best real estate agents in Naples explains what to ask before you sign with anyone.

Is Heritage Greens Gated?

Heritage Greens is semi-gated with a remotely monitored entrance, in the association’s own words on its About page. There is no guard on site. The association’s 2020 Helpful Hints say security “is handled remotely via a firm called Envera”: residents pass on windshield stickers (in use since 2017), and guests registered with Envera stop at the kiosk on the guest side of the entrance. The CDD runs the gate house and issues transponders by appointment through the district manager. The CDD’s FY2026 budget carries $35,000 for its security service contract, per the adopted budget.

The remote gate has had problems on the record. The CDD minutes of March 16, 2026 record that the district withheld portions of Envera invoices three times in a year after outages, and at the July 20, 2026 meeting a supervisor asked for the contract term and buyout, so the contract is under review. The public golf club also sits inside, which means golfers come and go through the same entrance. And the Declaration (section 13.4) states that the Declarant, the CDD and the association are not insurers or guarantors of security. A buyer should read “semi-gated” literally: controlled entry, not a staffed guardhouse.

Thinking of selling first? Get a free valuation of your Heritage Greens home or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, see what it takes to buy a home in Naples, or read how buying with McGreevy and Comisar works.

Heritage Greens Market Snapshot

Heritage Greens Naples FL recorded 22 closed MLS sales between August 11, 2025 and August 11, 2026, at a $437,500 median sold price and a $295,000 to $1,110,000 range (Southwest Florida MLS). The county’s recorded deeds, counted through October 16, 2026, show 24 qualified sales at a $432,500 median.

Data updated: August 2026

Twelve Months of Closed Sales in Heritage Greens

We tracked 22 closed sales in Heritage Greens between August 11, 2025 and August 11, 2026, at a $437,500 median and a $295,000 to $1,110,000 range (Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026). With 22 sales, the median is the mean of the 11th and 12th prices. The low end of that range is condominium and attached product; the top is a single sale above $1 million, which is why the median, not the average, is the fair summary of a typical Heritage Greens price.

Homes sold in a median of days on market over the same window. The median price per heated square foot was . The median original list price was , and sellers received a median of list price. Active listings at the pull date: .

The MLS files each sale under a neighborhood label, and the labels do not map one-to-one onto the nine associations:

Source: Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026. The “Heritage Greens” label holds both detached single-family homes and Club Homes, so its 12 sales cannot be read as a single-family figure, and the 6 “Colonial Links” sales mix fee-simple villas with condominium units.

What the Recorded Deeds Show

The second layer is the county’s own record of transfers. Collier County recorded deeds show 24 qualified sales in Heritage Greens from August 11, 2025 to October 16, 2026, totaling $10,932,000, with a mean of $455,500 and a range of $295,000 to $1,110,000 (Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026).

Source: Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026.

Worked median: sorted from low to high, the 12th and 13th of the 24 prices are $425,000 and $440,000; the median is their mean, $432,500. Twenty-three of the 24 sales closed under $600,000, and 14 of them fell between $350,000 and $499,999. The one sale at $1,110,000 pulls the mean ($455,500) $23,000 above the median, which is why the median is the better guide to a typical Heritage Greens price.

Read by band, the deed record describes a mid-market community with one outlier. Ten of the 24 qualified sales (42%) closed under $400,000, the territory of the condominiums and smaller attached homes; eight (33%) closed between $400,000 and $499,999; and six (25%) closed at $500,000 or more, including the single sale at $1,110,000. Sales volume is also far below the first-sale era: the county recorded 58 qualified sales in 2005, against 19 in 2026 through October 16.

Why the MLS and Deed Numbers Differ

The MLS median of $437,500 and the deed median of $432,500 sit $5,000 apart because they measure different things over different windows. The MLS counts 22 closings reported to the Southwest Florida MLS through August 11, 2026; the deed layer counts 24 qualified recorded transfers through October 16, 2026, about two months later, and picks up sales that closed after the MLS pull or were never entered in the MLS. Each figure is reported with its own label and window and the two are never averaged: an owner pricing a home should read both as independent checks that point to the same mid-$400,000s center.

Heritage Greens Prices Since 2005

The recorded deeds also give a 21-year view. These are averages of qualified recorded sales by calendar year, a mix-sensitive measure: a year with more single-family sales averages higher than a year dominated by condominiums, even if no individual home changed value.

Source: Collier County recorded deeds, qualified sales, annual averages (2026 to date through October 16, 2026).

Four worked changes, all arithmetic on the table:

• 2005 to 2009: $371,363 to $246,984, down $124,379, or 33.5%, across the housing downturn.
• 2011 to 2024: $208,854 to $538,660, up $329,806, or 157.9%, from the bottom of the cycle to the peak year.
• 2021 to 2022: $363,512 to $530,022, up $166,510, or 45.8%, in a single year.
• 2024 to 2026 to date: $538,660 to $439,052, down $99,608, or 18.5%.

The 2026 figure is a partial year of 19 sales, and the mix of single-family homes to condominiums in any one year moves the average as much as prices do. For a seller, the honest read is that 2026 averages sit below the 2022 to 2024 peak but well above every year before 2022 in this series; a home-specific valuation, not the average, sets the price.

Selling in Heritage Greens? Get a free home valuation built on both the MLS and deed layers, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and see how buying with McGreevy and Comisar works.

How Did Heritage Greens Begin? From Dove Pointe to Heritage Greens

Heritage Greens began as Dove Pointe, a planned unit development first approved in the 1980s whose community development district Collier County created on July 20, 1993. Ordinance 97-13 renamed and replaced the plan in February 1997, the master Declaration followed that August, and the first homes and the golf clubhouse went up in 1998.

The Dove Pointe Years (1986 to 1996)

The county’s PUD ordinance list traces the lineage: Dove Pointe Ordinances 86-62, 91-64, 93-88 and 96-55, all now repealed, with the note “Now Heritage Greens,” and Heritage Greens Ordinance 97-13 current, marked “was Dove Point.” The Dove Pointe name lasted longest on the district: the Collier Board of County Commissioners established the Dove Pointe Community Development District on July 20, 1993 under Chapter 190, Florida Statutes, per the CDD’s own history.

The year 1993 was when the land started moving. U.S. Home Corporation took title by warranty deed dated December 21, 1993, recorded at Official Records Book 1899, Page 300, as the Declaration recites. The CDD engineer’s report lists the first permits from that year: a South Florida Water Management District right-of-way permit on July 15, 1993, a state wastewater permit on July 27, a state water permit on August 3 and a vegetation removal permit on November 4.

That October 1996 report, prepared by the engineers Agnoli, Barber and Brundage with Fishkind and Associates as financial advisor, is the clearest picture of the plan before it became Heritage Greens. It describes a 252-acre site at about 13.0 feet NGVD that needed fill, with about 350,000 cubic yards to come from excavating the golf course lakes. The lot plan:

Source: Heritage Greens CDD Engineer’s Report, October 1996. The estate and executive lots add to 163, the exact number of single-family homes standing today; the report counts lots, not units, so the duplex and multifamily rows do not convert directly into the attached and condominium counts.

The report estimated district facilities at $4,407,500 ($1,480,510 for roads and $2,926,990 for other improvements), to be financed with special assessment revenue bonds. Its water plan is still how the community drains: inlets carry stormwater to the interconnected golf lakes, which treat it and discharge at a controlled rate to the water management district canal north of Immokalee Road under surface water permit 11-00718-S (252.3 acres), with water use permit 11-00718-W covering golf irrigation. Sewage runs by gravity to four pump stations and a master pump station feeding a county force main on Immokalee Road, and potable water comes from a county main on the north side of the road. Potable water and sewer were dedicated to the Collier County Water and Sewer District; the CDD keeps the rest of the public infrastructure.

By the time the report was written the project was already under way. It describes the site as “currently a partially developed area,” lists a temporary use permit for a sales trailer and records that Agnoli, Barber and Brundage submitted the plat and development plans for the Dove Pointe subdivision for county review on September 30, 1996. Ordinance 96-55, adopted September 24, 1996 per the Declaration’s definitions, was the last Dove Pointe-era PUD ordinance before the 1997 rewrite.

Ordinance 97-13 and the Heritage Greens Declaration (1997)

On February 25, 1997, Collier County approved Ordinance 97-13 (petition PUD-86-9(4)), the HERITAGE GREENS PUD, also known as Dove Pointe, per the county PUD Master List. The ordinance covers 251.46 acres in Section 28, Township 48 South, Range 26 East and authorizes 530 units at a gross density of 2.11 units per acre, with 18 holes of golf on 150 acres and 9 conservation acres. The PUD authorizes 530 units; 527 were built.

The master association, Heritage Greens Community Association, Inc., was incorporated in 1997 as a Florida not-for-profit corporation, Sunbiz document N97000001407, and it is still active.

The master Declaration of Covenants, Conditions and Restrictions was recorded in August 1997 at Official Records Book 2337, Page 619 (recorded scan). The Declarant was Heritage Greens Development Limited Partnership, a Delaware limited partnership acting through its general partner Ronto Developments Naples, Inc. U.S. Home Corporation joined the Declaration on August 7, 1997 as landowner and is named in it as a Builder. The Declaration set the community’s lasting rules of the road. The sections a buyer meets most often:

• Section 2.1: the 18-hole course is separately owned, open to the public and not subject to the Declaration, and the Declaration warns that a public facility may add traffic on the community’s roads.
• Section 3.12: common areas and lots are irrigated with treated effluent from the Collier County Water and Sewer District, a common expense.
• Section 4.5: owners may play the course on a space-available basis at public fees and may reserve tee times at least 24 hours before any other user, under the Golf Course Agreement at OR 2325/2444.
• Section 5.1: no boating, swimming or wading in the water management areas.
• Sections 7.2 to 7.4: the association may contract for a bulk cable or telecommunications “System” and assess its cost.
• Section 7.5: easements over lots near the course for errant balls, ball flight, carts, maintenance noise and tournaments.
• Section 9.4(H): costs of performance under the Golf Course Agreement may be a common expense (the amount is not published).
• Sections 9.5 and 9.6: master assessments are equal per Lot or Living Unit.
• Section 13.4: the Declarant, the CDD and the association are not insurers or guarantors of security.

A First Amendment was recorded July 18, 1998.

Who Built Heritage Greens

Heritage Greens was built by several parties, not one. The recorded documents show:

• Heritage Greens Development Limited Partnership was the Declarant (land developer), with Ronto Developments Naples, Inc. as general partner in 1997. By November 15, 2001, its general partner was Heritage Greens GP, LLC, acting through Institutional Housing Partners affiliates, per the Supplemental Declaration of Voting Groups.
• U.S. Home Corporation was the 1993 landowner, joined the Declaration in 1997 and is named a Builder; the Naples Daily News credits U.S. Homes with building the golf clubhouse in 1998 (archive, January 2014).
• Colonial Homes, Inc. developed Colonial Links, both the villas and the condominium, per the Colonial Links Villas declarations and the shared entrance and recreation agreement.
• Heritage Greens Construction Limited Partnership developed Crestview Condominium, whose association articles date to November 1997 (Sunbiz N97000006308).

The builders of the four Club Homes neighborhoods and of Crestview Villas are not named in the records reviewed; Collier County building permits and certificates of occupancy are the documents that would name them.

Build-Out and Turnover (1998 to 2007)

Construction ran from 1998 into the early 2000s. The Collier County parcel roll (2026) shows the earliest build year of 1998 for single-family homes, club homes and Crestview Condominium, and the ArrowHead clubhouse went up the same year. ArrowHead itself says the course opened in 1997 (The Course). The Crestview Villas declaration and bylaws were filed March 2, 1998, and Crestview Condominium units carry 1998 to 1999 build years on the roll.

Colonial Links came last among the attached product. Its villa declaration, recorded March 28, 2001 at Official Records Book 2797, Page 1338, set up 37 phases, each one building of two units on separate lots, with phases recorded through December 2002, per the full set of declarations. Colonial Links Condominium units carry 2001 to 2002 build years.

The hand-off to residents followed. The Supplemental Declaration of Voting Groups, dated November 15, 2001, divided the 527 homes into four voting groups ahead of turnover: Club Homes I to IV (180 units), the two villa neighborhoods (104), the two condominiums (80) and the single-family homes (163). The district was renamed the Heritage Greens CDD and turned over to the residents in 2002, per the CDD. On December 6, 2002, the Crestview and Colonial Links associations and Colonial Homes recorded their shared entrance signage, irrigation and Crestview Recreation Area agreement at Official Records Book 3169, Page 1934. Members approved the Second Amendment, with its $1,000 resale capital contribution, on November 28, 2006 (Second Amendment).

The county PUD list gives an estimated build-out year of 2007 and the status BUILT OUT. Single-family build years running to 2025 on the parcel roll reflect later construction on existing lots, not new phases: the 163 single-family homes match the 163 estate and executive lots of the 1996 plan.

ArrowHead Changes Hands (2011)

The course’s modern era starts in June 2011, when Coral Hospitality and a group of investors closed on ArrowHead Golf Club, per a PR Newswire release of January 2012. The new owners announced a preliminary $200,000 improvement program covering the clubhouse, a patio seating up to 60, the pro shop and restrooms, brought course maintenance in-house from December 2011 and launched The Pub at ArrowHead. Coral’s own case study describes the pre-acquisition club as “overburdened by debt,” and Golfweek (May 3, 2023) lists ArrowHead in Coral’s portfolio. Separately, the golf parcel’s owner of record on the county GIS parcel layer is Heritage Greens Golf Enterprises; the records reviewed do not show whether that entity and Coral’s group are related.

For owners, the 2011 change mattered because the Declaration never tied the course to the association: a buyer in Heritage Greens buys a home next to a public business, with the recorded tee-time head start as the only golf right attached to the home.

The Heritage Greens timeline, from district creation to the golf club’s sale:

Selling or Buying in Heritage Greens? Talk to McGreevy and Comisar

Heritage Greens packs 527 homes in nine associations behind one entrance, and each association brings its own documents, approvals and dues to a sale. If you own here, start with a free valuation of your Heritage Greens home or Call Jesse direct at (239) 898-6072; we read the deed and MLS layers together and price your home against its own product type. If you are buying, Call Marc at (239) 287-5873 and read how buying with McGreevy and Comisar works, from the estoppel certificate to the tee-time head start.

What Is the Heritage Greens Master Plan, and Is It Built Out?

Heritage Greens is a single planned unit development of 251.46 acres in North Naples, approved by Collier County as Ordinance 97-13, that authorizes 530 homes around an 18-hole golf course. Builders completed 527 of them, and the county’s own planning list carries the Heritage Greens PUD with the status BUILT OUT, so no new phase remains to open.

This is Heritage Greens in ZIP 34119, south of Immokalee Road between Logan and Collier Boulevards; it is not Heritage Bay (34120) or Naples Heritage Golf and Country Club (34112), which has its own district (Naples Heritage CDD; Naples Heritage Golf and Country Club).

The PUD by the Numbers

The Collier County PUD Master List, revised October 9, 2026, and the county GIS PUD layer give the zoning record for Heritage Greens. The built count of 527 comes from the association’s own Heritage Greens Association Breakdown Map, June 18, 2021.

The county’s 2.11 density is computed on the 530 authorized homes; on the 527 built, it is about 2.10 homes per gross acre, and golf and conservation land take up 159 of the 251.46 acres. The recorded Declaration of Covenants, Conditions and Restrictions for Heritage Greens sets the objective at “up to approximately 530” homes: the 530 is a planning cap, the 527 is the built community. A 1990s document citing Ordinance 96-55 describes a repealed version of the same land (Collier County PUD ordinance list).

The 1996 Lot Plan vs What Was Built

The developer’s intent shows in the Heritage Greens CDD Engineer’s Report (Public Facilities Report), October 1996, prepared when the district was still called Dove Pointe. One caution: the 1996 report counts lots, not homes, and a duplex or multifamily lot holds more than one home.

The single-family line is the one exact match. The attached side changed shape as each builder platted its own neighborhood, so the 1996 duplex, coach and multifamily lot counts do not convert one-for-one into today’s homes. By product, the built community is 163 single-family homes (31%), 284 attached villas and club homes (54%) and 80 condominium units (15%), per the Breakdown Map and the Heritage Greens Communities list.

Land, Lakes and Water Management

Before construction the land sat at about 13.0 feet NGVD, so the plan raised it with about 350,000 cubic yards of fill dug from the golf course lakes (CDD engineer’s report, October 1996). Those excavations are the 16 numbered lakes that appear on the association’s Breakdown Map.

Street inlets pipe stormwater into the interconnected golf lakes, where it is treated and released at a controlled rate to the South Florida Water Management District canal on the north side of Immokalee Road. The district holds SFWMD surface water permit 11-00718-S for 252.3 acres and water use permit 11-00718-W for golf course irrigation (CDD engineer’s report; SFWMD 2012 Lower West Coast Water Supply Plan appendices). On the county’s drainage map, Heritage Greens sits in the Harvey Canal Basin, which the county also labels the Island Walk Basin, with an allowable discharge of 0.06 cubic feet per second per acre, approved in 2001 (Collier County GIS, basins and subbasins).

The lakes are part of the drainage system, not open water for recreation. The Declaration, section 5.1, bars boating, swimming and wading in the water management areas; the association describes them as catch-and-release fishing water. Irrigation runs on treated effluent from the Collier County Water and Sewer District under Declaration section 3.12, as a master association common expense.

Potable water and sewer were dedicated to the Collier County Water and Sewer District; the CDD maintains the rest of the public infrastructure (Heritage Greens CDD home page; CDD engineer’s report).

Is Anything Left to Build in Heritage Greens?

No. The county PUD master list, October 9, 2026, lists Heritage Greens as BUILT OUT with an estimated buildout year of 2007, and no 2025 to 2026 Board of County Commissioners, Planning Commission or Hearing Examiner item reviewed names Heritage Greens as an applicant (Collier Clerk legal notices; Collier County Transportation Engineering projects).

The county parcel roll (Collier County parcel roll, 2026) shows single-family build years running from 1998 to 2025, with heated living area from 1,171 to 3,826 square feet. The later years are construction on existing lots, not a new phase. Attached and condominium homes carry roll years of 1998 to 2003, so that inventory is one late-1990s to early-2000s generation, while a single-family street can mix original 1998 homes with much newer construction.

Who Governs Heritage Greens? The Master Association, Nine Neighborhoods and a CDD

Heritage Greens is governed in four layers: the Heritage Greens Community Association, Inc. as master association; nine neighborhood associations, two of them condominiums; the Heritage Greens Community Development District, a public special district that runs the roads and gate; and ArrowHead Golf Club, a separately owned public course outside the Declaration.

Every home belongs to the master association and to exactly one neighborhood association, and every home sits inside the CDD. Membership in the master association is appurtenant to the lot or unit and cannot be separated from ownership (Declaration section 4.4, Declaration of Covenants). The golf course belongs to none of these layers.

Heritage Greens Community Association, Inc.

The master association is Heritage Greens Community Association, Inc., a Florida not-for-profit corporation incorporated in 1997, Sunbiz document N97000001407, status active (Sunbiz record N97000001407). Its governing instrument is the master Declaration, recorded in August 1997 at Official Records Book 2337, Page 619, with a First Amendment recorded July 18, 1998, a Supplemental Declaration of Voting Groups dated November 15, 2001 and a Second Amendment approved by members November 28, 2006 (Declaration; Supplemental Declaration of Voting Groups; Second Amendment).

The public Documents page posts the Declaration, Articles, Bylaws, both amendments, the Design Review Guidelines recorded September 10, 2019 and the 2024 recorded Rules and Regulations.

What the master association operates, per its recorded Rules and its About page:

• The Community Center at 2215 Heritage Greens Drive, with a social room, kitchen, covered west patio, fitness center, activity room and the association manager offices, open 5:00 a.m. to 10:00 p.m. and unstaffed (2024 Rules).
• Pools: the association describes three outdoor heated pools with restrooms, spas and a kiddie pool, open dawn to dusk with no lifeguard.
• The Outdoor Sports Center: two tennis courts, basketball courts and two lined pickleball courts, open 8:00 a.m. to 10:00 p.m., plus a tot lot open dawn to dusk.
• Common landscaping, effluent irrigation and the bulk Summit Broadband contract (see the fee section).

Master assessments are set equally per Lot or Living Unit under Declaration sections 9.5 and 9.6, so a condominium flat and a large single-family home pay the same master assessment. The amount itself is not on any public association page; the budgets sit behind the resident login, and the association’s estoppel certificate states the current figure for a given home (Declaration).

Resort Management manages the master association; neighborhood managers vary by association (Property Management page).

The Four Voting Groups

The Supplemental Declaration of Voting Groups, November 15, 2001, groups the nine neighborhoods into four Voting Groups for master elections, with counts matching the Breakdown Map.

The grouping follows product type. The 2001 document declared Colonial Links as ranges (villas 30 to 74, condominium 8 to 56) while it was still being built; both settled at the top, 74 and 56. Board composition is set by the Bylaws, which a buyer can request.

The Nine Neighborhood Associations

Nine neighborhood associations sit under the master, and the master’s 2024 Rules refer to “the nine (9) Neighborhood Associations” (2024 Rules). Two are condominium associations under Chapter 718, Florida Statutes; the other seven are homeowners’ associations. The four Club Homes associations govern attached club homes and are not condominiums.

A tenth entity, Club Homes at Heritage Greens Commons Association, Inc., appears on the Breakdown Map. It holds the Club Homes Commons pool and parking for Club Homes I to IV and has no homes of its own, so it is not one of the nine. Five independent records agree on the 527 total: the Breakdown Map, the 2001 Voting Groups exhibit, the CDD’s 527 assessable units, the county address points and the county parcel roll.

What Is the Heritage Greens CDD?

A Community Development District is a local special-purpose government created under Chapter 190, Florida Statutes, to build and maintain public infrastructure; it pays for that work with a non-ad valorem assessment collected on the county property tax bill. The Collier County Board of County Commissioners created this one on July 20, 1993 as the Dove Pointe CDD; it was renamed the Heritage Greens Community Development District and turned over to residents in 2002 (Heritage Greens CDD home page).

The district covers all of Heritage Greens. A five-member Board of Supervisors governs it; Dorrill Management Group of Naples serves as district manager; and the board meets monthly at 10:00 a.m. at the Community Center (CDD home page; Dorrill Management Group district clients; CDD minutes, July 20, 2026). Water and sewer belong to the Collier County Water and Sewer District; the CDD maintains everything else public, which its minutes show as roads, sidewalks, signage, entry and right-of-way landscaping, canal trimming, the gate house and remote gate service, a Sheriff’s traffic detail, streetlights, irrigation repair and South Florida Water Management District preserve compliance (CDD minutes, July 21, 2025; CDD minutes, June 15, 2026).

The assessment is levied per equivalent residential unit (ERU), one ERU per home, 527 in all, at a single rate. A condominium and a single-family home pay the same CDD assessment (CDD FY2026 hearing notice, July 21, 2025). It appears as a non-ad valorem line on the Collier County tax bill, and the district reported about 95% collected year to date in June 2026 (CDD minutes, June 15, 2026).

Heritage Greens CDD Budget and Assessment History

The CDD’s per-home operations and maintenance assessment has risen from $499 to $668 over five fiscal years, per the CDD FY2026 Adopted Budget, the FY2026 hearing notice and the CDD minutes of July 20, 2026.

Worked check: 527 homes at $668 is $352,036, matching the $352,000 levy; FY2025 to FY2027 is +$92 per home (+16.0%).

In the FY2026 budget, security service contracts were budgeted at $35,000 (up from $34,000 in FY2025), within total Public Safety of $50,700; preserve management $10,000; sidewalk repair $8,000; street lighting electricity $13,000; canal trimming and spray $9,500, up from $5,000; irrigation electricity $3,000 and irrigation repair $3,000; a $45,000 capital reserve contribution; and $15,000 of capital outlay (CDD FY2026 Adopted Budget; CDD minutes, July 21, 2025). At May 31, 2026 the district held about $186,000 in operating cash and about $178,000 in its reserve account (CDD minutes, July 20, 2026).

On debt: the 1996 engineer’s report planned to finance the original facilities with special assessment revenue bonds, and the Declaration refers to bonds. The adopted FY2026 budget and FY2027 levy are operations and maintenance only; no debt-service assessment appears in them. The CDD posts its financial documents and audit materials on its financial documents page (FY2025 audit engagement); the audited financial statements are the document that would show any outstanding bond series.

What the CDD Board Has on Its Agenda in 2026

The CDD’s 2026 minutes center on the gate, the preserves and Immokalee Road traffic.

• The remote gate. The entrance is run remotely by Envera’s virtual guard service under the CDD, with no guard on site. In March 2026 the district reported withholding portions of Envera invoices three times in a year after service outages, the latest a failed license plate recognition camera, and repairing rodent damage to wiring in the gate control box (CDD minutes, March 16, 2026). In July 2026 a supervisor asked for the Envera contract term and buyout cost, which puts the contract under review (CDD minutes, July 20, 2026).
• The south preserve. In spring 2026 the South Florida Water Management District issued a notice of violation over damage in the south preserve. Remediation was estimated at about $3,000, with the cost shared with the golf course owners because the course had also sprayed there (CDD minutes, June 15, 2026).
• Speed and enforcement. The district books a Collier County Sheriff’s Office traffic detail at about $400 a month and uses radar speed signs; the posted limit on community streets is 25 mph, and speed bumps were under discussion in June 2026 (CDD minutes, June 15, 2026; 2024 Rules).
• Immokalee Road. Collier County told the district it supports, but will not pay for, LED “Do Not Block Intersection” signs on eastbound Immokalee Road. The board noted that Vanderbilt Beach Road Extension Phase I opened to traffic on June 12, 2026 and that the county expects it to bring some relief (CDD minutes, June 15, 2026; Greater Naples Fire District post, June 2026).
• Right-of-way parking. The CDD’s towing policy bars right-of-way parking from 1:00 to 7:00 a.m., with a 24-hour placard before a tow (CDD minutes, July 20, 2026).

Golf Is Not Part of the Association

ArrowHead Golf Club sits in the middle of Heritage Greens but belongs to none of its associations. The Declaration says the 18-hole course is separately owned and operated as a golf course open to the public and is not subject to the Declaration (section 1.14), and that owning a Heritage Greens home confers no ownership interest in or right to use the course except as section 4.5 provides (section 2.1).

Section 4.5 gives every owner two things: the right to play on a space-available basis at the same charges as the public, and the exclusive right to reserve tee times at least 24 hours before any other user. Those rights come from a Golf Course Agreement between Heritage Greens Golf Enterprises and the Community Association, recorded at Official Records Book 2325, Page 2444. No golf membership is required or included; ArrowHead sells optional memberships to anyone (ArrowHead rates and fees; ArrowHead memberships).

Section 7.5 grants golfers non-exclusive easements over lots and common areas near the course for errant balls, ball flight, carts, maintenance equipment and noise, and occasional tournaments, and the 2024 Rules bar walking pets on the course. Section 9.4(H) lets the master association treat costs of performance under the Golf Course Agreement as a common expense; any such amount sits in the association budget, not on a public page. Section 2.1 also warns that a public facility inside a residential community may increase the number of people using the roads and parking.

The Fee Stack in Heritage Greens

Heritage Greens Naples FL HOA fees come in four recurring layers: Collier County property taxes, the Heritage Greens CDD assessment, the master association assessment and one neighborhood association assessment, plus condominium costs for condo owners. Only the CDD amount, $668 per home for FY2027, is published; the estoppel certificate states the rest.

Where an amount is not on a public page, the table names the document that holds it.

No layer is tied to home size: the CDD charges one rate per home and the master sets one assessment per Lot or Living Unit, so the fixed layers weigh more, in percentage terms, on a small attached home than on a large single-family home. Condominium owners carry one more layer, because their association insures the building, and golf never enters the stack unless an owner chooses it.

What the Master Assessment Includes

The master assessment funds what the master association owns and runs, as the Declaration defines it. Sections 9.5 and 9.6 set the annual assessment at the same amount for each Lot or Living Unit, and section 9.7 lets the board levy special assessments equally unless a special assessment benefits only a defined class of homes.

• Bulk TV and internet. The association’s Quick Reference page states that Summit Broadband is “included in your Master Association HOA fees.” The 2020 Helpful Hints describe a 10-year contract from February 2018, with basic TV and internet paid through dues whether or not an owner uses the service, and the association’s Summit Broadband notice records the internet speed rising to 250/250 on February 1, 2023. Declaration sections 7.2 to 7.4 authorize these bulk “System” contracts.
• Irrigation water. Declaration section 3.12 provides treated-effluent irrigation for common areas and lots as a master common expense.
• Amenities and common areas. The Community Center, the pools the master operates, the Outdoor Sports Center and common-area landscaping.
• Golf Course Agreement costs, if any. Section 9.4(H) allows costs of performance under the Golf Course Agreement as a common expense; the amount, if any, is not on a public page.

The gate house and Envera remote gate service run through the CDD, not the master; the CDD minutes assign only the entrance marquee sign to the master association (CDD minutes, June 15, 2026).

How Much Is the Heritage Greens CDD Fee?

The Heritage Greens CDD fee is $668 per home for fiscal year 2027, adopted July 20, 2026 on a $352,000 levy (CDD minutes, July 20, 2026). Worked out:

• Monthly equivalent: $668 divided by 12 is about $55.67 a month, though it is billed once a year on the tax bill.
• Two-year change: from $576 in FY2025 to $668 in FY2027 is +$92 per home, or +16.0%.
• One-year change: from $649 in FY2026 to $668 in FY2027 is +$19, or +2.9%.

All 527 homes pay the same figure: one ERU per home, one rate, no difference between a condominium and a single-family home (CDD FY2026 hearing notice). Because it is collected on the county tax bill, the CDD assessment is usually prorated at closing along with property taxes, as the purchase contract provides.

How to Get the Real Numbers Before You Buy

The master and neighborhood amounts live in documents a buyer requests, not on a public web page, because association budgets sit behind the resident login. Four documents give the exact figures:

1. Estoppel certificates. The master association and the home’s neighborhood association each issue one. It states the current assessment, the billing period, any special assessment, any balance owed and the $1,000 resale capital contribution the Second Amendment requires, so confirm that figure on the certificate.
2. The tax bill. The Collier County tax bill for the parcel shows the CDD assessment as its own non-ad valorem line, beside the ad valorem taxes.
3. Association budgets. Request the current master and neighborhood budgets during the contract period; for a condominium, also request the master insurance policy summary and the reserve schedule.
4. SIRS and milestone status (condominiums). Under section 718.112, Florida Statutes, a structural integrity reserve study is required for condominium buildings three habitable stories or higher. Story counts for the Colonial Links and Crestview condominium buildings are not published in the records reviewed; ask each condominium association for its SIRS and milestone inspection status in writing.

Lease and pet rules also vary by neighborhood, and the neighborhood’s recorded declaration and rules govern, so request those documents in the same package.

Worked Example: Annual Recurring Costs for a Heritage Greens Home

Assemble the annual carrying cost of a Heritage Greens home, before insurance and utilities, from the one published figure and the documents that hold the others:

The formula is the same for all 527 homes; the differences come from the neighborhood layer (what that association maintains and insures) and the tax line (taxable value). A condominium owner’s building insurance sits inside the condominium assessment, while a single-family owner insures the whole structure. One-time items stay outside the annual figure: the $1,000 resale capital contribution and, on the buyer’s side in Collier County, the owner’s title policy.

Selling a Heritage Greens home and want a number grounded in this fee stack? Get a free home valuation. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Buying and want the estoppel figures gathered before you write an offer? Call Marc at (239) 287-5873 or read about buying with McGreevy and Comisar.

Heritage Greens Neighborhoods: All Nine Associations

Heritage Greens holds 527 homes in nine neighborhood associations under one master association and one CDD: a single-family neighborhood of 163 homes, four Club Homes associations with 180 attached homes, two villa associations with 104 homes, and two condominiums with 80 units, all built between 1998 and 2003 except later single-family construction.

The last column shows how many of the 22 Southwest Florida MLS closed sales from August 11, 2025 to August 11, 2026 fell under each MLS neighborhood name; two names each cover more than one association and are not split.

Sources: Breakdown Map (homes); Collier County parcel roll, 2026 (build years); OR 3169/1934 agreement and Club Homes III rules (pools); Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026. Every neighborhood sits in FEMA Zone X at the sample points queried on October 28, 2026, with no base flood elevation, on FIRM panel 12021C0214H, panel effective date May 16, 2012 (FEMA National Flood Hazard Layer).

Heritage Greens Single Family Homes

Heritage Greens Single Family Homes is the community’s only detached neighborhood and its largest single product: 163 homes governed by Heritage Greens Single Family Homeowners Association, Inc., which forms Voting Group 4 on its own (Breakdown Map; Single Family Homes association page). The homes sit on plat block B: 66 county address points on Heritage Greens Drive, numbered 2220 to 2396, and 97 on Morning Sun Lane, numbered 1990 to 2198 (Collier County GIS, site address points).

The county parcel roll (Collier County parcel roll, 2026) puts single-family construction years at 1998 to 2025 and heated living area at 1,171 to 3,826 square feet, the widest range of any product in Heritage Greens. Later years are construction on existing lots. The neighborhood posts its own Single Family declaration, and its association page also lists a mailbox amendment of May 25, 2012 and an outdoor storage box resolution of January 19, 2022.

Single-family owners maintain their own landscaping, while the attached neighborhoods handle grounds through their associations (HGCA Rules, revised version; Helpful Hints, 2020). On lots near the course, the golf easements in Declaration section 7.5 are a disclosure item. There is no neighborhood pool; residents use the Community Center pool.

FEMA sample points at 2240, 2272 and 2312 Heritage Greens Drive and 2035 and 2082 Morning Sun Lane all returned Zone X with no base flood elevation (FEMA NFHL, queried October 28, 2026). On the Southwest Florida MLS, single-family sales share the “Heritage Greens” name with the Club Homes; that name carried 12 of the 22 closed sales from August 11, 2025 to August 11, 2026, and the MLS record does not split them by product.

A dedicated Heritage Greens Single Family Homes neighborhood page is coming, with its own market snapshot and its association details.

Club Homes I at Heritage Greens

Club Homes I at Heritage Greens is the largest of the four Club Homes associations, with 54 attached homes on plat block C along Morning Sun Lane, address numbers 1774 to 1986 (Collier County GIS, site address points). The association is Club Homes I at Heritage Greens Association, Inc., Sunbiz document N97000005913 (Sunbiz), part of Voting Group 1.

Club Homes I runs its own association website besides its master site page, and its owners use the Club Homes Commons pool shared by all four Club Homes associations. Build years for the attached club homes fall in the county roll’s 1998 to 2003 range (Collier County parcel roll, 2026), and FEMA sample points at 1787, 1899 and 1967 Morning Sun Lane returned Zone X with no base flood elevation (FEMA NFHL). Club Homes sales appear on the MLS under the shared “Heritage Greens” name.

Club Homes II at Heritage Greens

Club Homes II at Heritage Greens Association, Inc. governs 42 attached club homes, one of three 42-home Club Homes associations along Morning Sun Lane, and votes in Voting Group 1 (Breakdown Map; Supplemental Declaration of Voting Groups). The public records reviewed do not map plat blocks or street numbers to Club Homes II, III or IV, so confirm the association from the deed and the estoppel certificate, not the street address.

Its own declaration and rules set its lease, pet and approval terms; the master’s 2024 Rules bar any lease under 30 days and let a neighborhood be stricter (2024 Rules).

Club Homes III at Heritage Greens

Club Homes III at Heritage Greens Association, Inc. governs 42 attached homes in Voting Group 1 and is the one Club Homes association with rules posted on the master site: its purchase application and rules, September 2009, which may have been revised since.

As posted in 2009, the Club Homes III rules:

• call the units “villas”;
• allow leases of 30 to 365 days, each with a rental application, board approval and a fee;
• allow two small pets per unit and none for renters;
• require board approval of a sale, with a decision within 20 days;
• allow two cars per unit;
• require exterior changes to clear both the Club Homes III board and the master Architectural Review Board;
• refer to the Club Homes Commons pool parking lot and a Commons board.

The 20-day sale approval window belongs in any contract timeline; confirm the current rules before relying on a 2009 term.

Club Homes IV at Heritage Greens

Club Homes IV at Heritage Greens Association, Inc. governs the fourth group of 42 attached club homes and completes Voting Group 1’s 180 homes (Breakdown Map). Its declaration and rules are not posted on a public page, so its lease, pet and sale-approval terms come from documents requested through the association. It shares the Commons pool, the 1998 to 2003 roll range and the “Heritage Greens” MLS name with the other Club Homes.

Club Homes Commons and the Club Homes Pool

Club Homes at Heritage Greens Commons Association, Inc. is the shared-facility entity for Club Homes I, II, III and IV. It holds the Club Homes Commons pool and its parking and has no homes of its own, which is why the master’s count of nine neighborhood associations does not include it (Breakdown Map; Club Homes III rules, 2009).

Together the four Club Homes associations hold 180 homes, about 34% of Heritage Greens (180 of 527), the largest share of any product line. FEMA sample points on the Club Homes streets at 1601, 1604, 1724, 1787, 1895, 1899 and 1967 Morning Sun Lane all returned Zone X with no base flood elevation (FEMA NFHL, queried October 28, 2026). Because a Club Homes owner sits under both a neighborhood association and the Commons association, ask for both sets of figures when you request estoppel certificates.

A dedicated Club Homes at Heritage Greens neighborhood page is coming, with its own market snapshot and its association details.

Colonial Links Villas at Heritage Greens

Colonial Links Villas at Heritage Greens is, with its sister condominium, the newest attached product in the community: 74 duplex villas in which each home sits on its own fee-simple lot, built by Colonial Homes, Inc. in 37 recorded phases of one two-unit building each (Colonial Links Villas declarations and phase amendments). The declaration was recorded March 28, 2001 at Official Records Book 2797, Page 1338, and phase amendments followed through December 2002.

The homes sit in plat block A on Crestview Way and Avian Court, which they share with Crestview Villas. The association, Colonial Links Villas at Heritage Greens Association, Inc., votes in Voting Group 2 and runs its own website with an HOA forms page. The 2001 Voting Groups exhibit planned this neighborhood at 30 to 74 homes; it was built at the top of that range (Supplemental Declaration of Voting Groups).

Owners use the Crestview Recreation Area pool and spa under the recorded 2002 agreement, and 14 Colonial Links Villa lots (lots 3, 4, 9, 10, 93 to 96 and 115 to 120) were connected to Crestview-owned closed irrigation systems and pay a pro-rata share of their operating and capital costs on an ongoing basis (Shared Entrance Signage, Irrigation and Crestview Recreation Area Agreement, OR 3169/1934). Check whether the lot is one of the 14.

FEMA sample points on the block A villa streets, at 1871, 1920, 2004 and 2080 Crestview Way and 1829, 1844 and 1857 Avian Court, returned Zone X with no base flood elevation (FEMA NFHL). Villa and condominium sales both appear under the MLS name “Colonial Links,” which carried 6 of the 22 closed sales from August 11, 2025 to August 11, 2026, not split by product.

A dedicated Colonial Links Villas at Heritage Greens neighborhood page is coming, with its own market snapshot and its association details.

Colonial Links Condominium at Heritage Greens

Colonial Links Condominium at Heritage Greens is a 56-unit condominium of 14 four-unit buildings on Crestview Way, built by Colonial Homes, Inc. and carried on the county roll at 2001 to 2002 (Collier County parcel roll, 2026). The buildings run from 1921 to 2029 Crestview Way, with unit numbers 105 to 108 and 129 to 180 (Collier County GIS, site address points).

The association is Colonial Links Condominium at Heritage Greens Association, Inc., Sunbiz document N01000002011 (Sunbiz 2012 annual report image), a Chapter 718 condominium association in Voting Group 3. Its declaration and a phase amendment are posted on its association page. The 2001 Voting Groups exhibit allowed 8 to 56 units here; the final count is 56. The four units on Colonial Links Condominium Lot 14 are among those tied to the Crestview-owned irrigation system on a pro-rata basis, and condominium owners use the Crestview Recreation Area (OR 3169/1934 agreement).

As a condominium, it carries its own budget, building insurance and reserves. Under section 718.112, Florida Statutes, a structural integrity reserve study applies to condominium buildings three habitable stories or higher; story counts for these buildings are not published in the records reviewed, so ask the association for its SIRS and milestone status. FEMA sample points at 1921, 1937, 1953, 1965 and 1973 Crestview Way returned Zone X with no base flood elevation (FEMA NFHL). Sales share the “Colonial Links” MLS name with the villas.

A dedicated Colonial Links Condominium at Heritage Greens neighborhood page is coming, with its own market snapshot and its association details.

Crestview Villas at Heritage Greens

Crestview Villas at Heritage Greens is a 30-home attached villa neighborhood in plat block A, and its association owns the Crestview Recreation Area pool and spa that serves all 184 Crestview and Colonial Links homes (Breakdown Map; OR 3169/1934 agreement). Crestview Villas at Heritage Greens Association, Inc. votes with Colonial Links Villas in Voting Group 2.

The association page lists its document history: the original declaration and bylaws, filed March 2, 1998, an amendment of May 19, 2008, a roof amendment of April 29, 2019, phase amendments including Phases 17 and 20, the shared entrance sign agreement and architectural standards (Crestview Villas association page). Read the 2019 roof amendment directly: roof responsibility drives both the association budget and the owner’s insurance.

Crestview Villas falls in the county roll’s 1998 to 2003 attached range (Collier County parcel roll, 2026). The block A villa sample points listed under Colonial Links Villas, which do not separate the two villa associations by address, all returned FEMA Zone X with no base flood elevation. On the Southwest Florida MLS, “Crestview Villas” recorded two closed sales from August 11, 2025 to August 11, 2026: two sales, too thin to read as a market rate.

A dedicated Crestview Villas at Heritage Greens neighborhood page is coming, with its own market snapshot and its association details.

Crestview Condominium at Heritage Greens

Crestview Condominium at Heritage Greens is the community’s earliest attached product and its smallest association: 24 units in six four-unit buildings at 1997, 2005, 2015, 2021, 2025 and 2033 Crestview Way, unit numbers 101 to 128, carried on the county roll at 1998 to 1999 (Collier County GIS, site address points; Collier County parcel roll, 2026).

Its developer was Heritage Greens Construction Limited Partnership, and its association, Crestview Condominium at Heritage Greens Association, Inc., filed articles in November 1997 as Sunbiz document N97000006308 (Sunbiz articles image). The articles describe a phase condominium planned as Phase I and Phases II through XX on the Crestview plat, Plat Book 28, pages 78 to 94, and list the association’s share of Crestview Recreation Area expenses among its common expenses. Its declaration is posted on its association page. It votes in Voting Group 3 with Colonial Links Condominium.

The same SIRS rule applies as at Colonial Links (section 718.112, Florida Statutes: three habitable stories or higher); story counts are not published in the records reviewed, so ask the association for its SIRS and milestone status. FEMA sample points at 1997, 2005, 2015, 2021 and 2025 Crestview Way returned Zone X with no base flood elevation (FEMA NFHL). The MLS name “Crestview Condominium at Heritage Greens” recorded two closed sales from August 11, 2025 to August 11, 2026: two sales, too thin to read as a market rate.

A dedicated Crestview Condominium at Heritage Greens neighborhood page is coming, with its own market snapshot and its association details.

The Crestview Recreation Area

The Crestview Recreation Area is the pool and spa on Tract X, at the northeast corner of Crestview Way and Avian Court, owned by the Crestview Villas association and shared by 184 homes: Crestview Villas, Crestview Condominium, Colonial Links Villas and Colonial Links Condominium.

The Shared Entrance Signage, Irrigation and Crestview Recreation Area Agreement, recorded December 6, 2002 at Official Records Book 3169, Page 1934, binds five parties: Crestview Villas, Crestview Condominium, Colonial Homes, Colonial Links Villas and Colonial Links Condominium (OR 3169/1934). It covers the shared entrance signage, the Crestview-owned irrigation systems and use of the recreation area, and it cites recorded easements for the recreation area at OR 2393/0542 and OR 2794/0612.

The posted Crestview Recreation Area guidelines cap the pool at 26 people and the spa at 5, close both after dusk, lock the bathrooms after hours, put security cameras on the pool and require a permit for overnight parking in the lot.

As history only, the 2002 agreement recorded the original funding terms while Colonial Links was still under construction: Colonial Homes made a one-time $4,000 capital contribution, the 2002 pro-rata assessment was $300 per Crestview owner, and the agreement included a $2,500 deficit guarantee. Today’s shares are set in each association’s budget.

Is There a Club in Heritage Greens?

Heritage Greens has no private country club: no equity membership, no initiation fee and no food minimum. The “clubhouse” residents mean is the association’s own Community Center at 2215 Heritage Greens Drive, while the ArrowHead Golf Club clubhouse and its pub next door are open to the public and run by the golf club, not the association.

The recorded Declaration of Covenants for Heritage Greens is explicit on the point. Section 1.14 describes the golf course as separately owned, operated as a course open to the public and not subject to the Declaration, and Section 2.1 says owning a home “does not confer any ownership interest in, or right to use, the golf course” beyond the reservation rights in Section 4.5. Association membership is mandatory and tied to the lot or unit (Section 4.4); golf membership is optional and sold by the club on the same terms it offers anyone. Dining on site is The Pub at ArrowHead, which the golf club runs; its posted lunch menu at The Pub at ArrowHead is served from 11:00 a.m. to 3:00 p.m. (retrieved October 2026).

A naming note before going further. This Heritage Greens is the golf community on the south side of Immokalee Road in North Naples, ZIP 34119. It is not Heritage Bay in 34120, not the Vistas at Heritage Bay, and not Naples Heritage Golf and Country Club in 34112, which has its own Naples Heritage community development district; nor is it any of the out-of-state neighborhoods that share the Heritage Greens name.

The Heritage Greens Community Center

The Community Center at 2215 Heritage Greens Drive is the association’s hub. The Heritage Greens Community Association About page and the 2024 Rules and Regulations, as recorded, describe what it holds:

• A social room with a kitchen and a covered west patio, which owners may rent for $75 for the day plus a $200 security deposit (2024 Rules). The current booking document is the 2026 Community Center rental request form.
• A fitness center and an activity room used for the resident card and game groups.
• Offices for the community association manager.
• Hours of 5:00 a.m. to 10:00 p.m. under the 2024 Rules. The building is unstaffed; no attendant or lifeguard is on duty at any association amenity.

The 2024 Rules set the house rules that apply at the Community Center and every recreation area: children under 16 must have a supervising adult; smoking is barred in and around recreation areas and the Community Center; pets are barred from the building and the pool decks; and only owners, tenants and their registered guests may use the facilities, so non-residents who are not someone’s guest are turned away. Pool and fitness-center doors open with association key fobs, issued through the Heritage Greens key fob request form.

The golf club’s own building is a separate address. ArrowHead Golf Club sits at 2205 Heritage Greens Drive, on the same road as the Community Center, and the Naples Daily News archive report on the ArrowHead renovation (January 2014) dates that clubhouse to 1998, built by U.S. Homes.

Clubs, Groups and Events

Heritage Greens social life runs through resident groups the association lists on its Activities page (retrieved October 2026):

Beyond the gate, the association’s About page notes that residents also join two area-wide social organizations, Naples Newcomers and Naples Sand Dollars. The association keeps a fuller event calendar and newsletter in the resident section of its website, which requires an owner login; a buyer under contract can ask the seller or the manager for current issues.

Golf in Heritage Greens: ArrowHead Golf Club

The Heritage Greens golf course in Naples, FL is ArrowHead Golf Club, 2205 Heritage Greens Drive: an 18-hole, par 72 public course that the 527 homes of Heritage Greens surround. The course is separately owned, no membership is required or included, and Heritage Greens owners hold one recorded perk: tee times bookable 24 hours before anyone else.

Is ArrowHead Golf Club Public or Private?

ArrowHead is public, with optional memberships. The club’s FAQ page says the course is open to the public every day of the year except Christmas Day, and the club sells annual and summer memberships to anyone who wants one. The recorded Declaration says the same thing from the community side: Section 2.1 states that Heritage Greens was “developed around, and in conjunction with, an 18-hole golf course and related facilities open to the public,” and Section 1.14 says the course is separately owned and not subject to the Declaration.

What that means for a buyer:

• No golf membership is required or included with a Heritage Greens home, and no golf fee is billed through the master association as a membership.
• Owners play at the same charges as the public, on a space-available basis, under Declaration Section 4.5.
• The one owner advantage is booking priority (covered below), set by a recorded Golf Course Agreement, Official Records Book 2325, Page 2444.
• Memberships are optional purchases from the club at its posted prices.

The club’s rules for play, posted on its policies page, include soft spikes only, collared shirts, no denim, two riders per cart and drivers 16 or older with a license.

The Course: Gordon G. Lewis Design, Par 72

ArrowHead was designed by Gordon G. Lewis, per the Naples Daily News (2014), and the club’s The Course page says it opened in 1997. The layout winds through 16 lakes with Bermuda grass fairways and greens. The practice facilities, per the club’s practice facilities page, include a grass driving range open to the public until dusk and a large putting and chipping green, with PGA professional staff running leagues, clinics and private lessons. The county’s planning record allocates 150 acres of the PUD to golf, 18 holes, in the Collier County PUD Master List (October 9, 2026).

The tee yardages below come from the ArrowHead scorecard and layout on a golf-data listing (retrieved October 2026), because the club’s own site shows its scorecard only as an image.

Roughly 1,600 yards separate the Championship and Middle tees, so mixed-ability players can share one tee time.

What Heritage Greens Owners Get: The 24-Hour Tee-Time Head Start

Section 4.5 of the Declaration gives every owner a non-exclusive right to play ArrowHead “on a space available basis, subject to payment of the same charges and fees,” plus the exclusive right to reserve tee times at least 24 hours earlier than any other user, under the Golf Course Agreement recorded at Official Records Book 2325, Page 2444. The club’s own booking windows, from its FAQ page and membership pages, set the baseline that head start is measured against:

Worked example: an annual Platinum member can reach the tee sheet 7 days out and the public 4 days out. On the Declaration’s wording, a Heritage Greens owner may reserve at least 24 hours before any other user, members included, without buying a membership at all. How the club applies the head start day to day is set by the club; ask the pro shop when you move in.

ArrowHead Rates and Memberships

ArrowHead prices change by season and use dynamic pricing, so every figure here carries its date.

The annual membership page was still headed “Join now for 2025” when it was read in October 2026, so treat those tiers as 2025 rates as posted and confirm the current sheet with the club.

Worked example: a Heritage Greens family that golfs mostly in the off-season could buy the 2026 summer family membership for $1,350. The same family on the 2025 posted Platinum family rate would pay $9,500 plus 7% sales tax, or $9,500 x 1.07 = $10,165. The two are not like for like (one covers six summer months, the other a full year with 7-day booking), but the gap, $10,165 less $1,350 = $8,815, is the price of winter-season membership access.

Who Owns ArrowHead?

Two records answer this, and they answer different questions:

• The land. On the Collier County GIS parcels layer, the golf parcel at 2205 Heritage Greens Drive covers 140.55 acres and its owner of record is Heritage Greens Golf Enterprises (queried October 2026). That parcel figure differs from the PUD’s 150-acre golf allocation because one is a single tax parcel and the other is a planning allocation.
• The operator. In June 2011, Coral Hospitality and a group of investors closed on ArrowHead, per a PR Newswire release from January 2012. The release describes a preliminary $200,000 improvement program covering the clubhouse, a patio seating up to 60, the pro shop and restrooms, in-house agronomy from December 2011 and the launch of The Pub at ArrowHead. Coral’s own ArrowHead case study describes the pre-acquisition club as “overburdened by debt,” and Golfweek (May 3, 2023) lists ArrowHead in Coral’s portfolio.

The public records read for this page do not show whether the land owner of record and the Coral investor group are the same entity; the deed chain on the golf parcel at the Collier Clerk would settle it. On recognition, the ArrowHead home page says the club was “Voted Best Public Golf Course” in the SW Florida Choice Awards in 2004 to 2010, 2012 to 2018, 2020 and 2023 to 2026. That is the club’s own claim about a reader poll, not a ranking by a golf publication.

Living Next to a Public Course

A golf-course lot in Heritage Greens comes with recorded obligations, and they belong in every buyer’s due diligence:

• Golf easements. Declaration Section 7.5 grants golfers non-exclusive easements over lots, living units and common areas next to the course for recovery of errant balls, ball flight over and landing on lots, golf carts and maintenance equipment, course-maintenance noise and occasional tournaments. Golfers may not drive carts onto lots to retrieve balls.
• Pets and screening. The 2024 Rules bar walking pets on the golf course and require outdoor equipment, utility boxes and trash containers to be screened from the course.
• Traffic. Declaration Section 2.1 warns that a public facility inside a residential community “may increase the number of persons using the roads and parking facilities.” Public golfers drive Heritage Greens Drive to reach 2205, which is part of why the community is semi-gated rather than fully gated.
• Possible shared costs. Declaration Section 9.4(H) lists “the costs of performance under the Golf Course Agreement” as a master association common expense. Whether any dollar amount runs through the current master budget is not published; the association budget and the estoppel certificate are the documents that show it.

Pools, Fitness, Tennis and Pickleball in Heritage Greens

Heritage Greens residents share association-run recreation: outdoor heated pools with spas and a kiddie pool, a fitness center in the Community Center, two tennis courts, two lined pickleball courts, basketball courts and a tot lot. Hours run from 5:00 a.m. at the fitness center to dusk at the pools, with no lifeguard or staff on duty.

Three Heated Pools and Who Uses Each

The association’s About page describes three outdoor heated pools with restrooms, spas and a kiddie pool. The 2024 Rules set pool and spa hours from dawn to dusk, with no lifeguard. The recorded documents name three pool sites, and each serves a different group of owners:

The practical point: a buyer in one of the four Crestview or Colonial Links associations gets two pools (the Community Center pool and the Crestview Recreation Area), a Club Homes buyer gets the Community Center pool and the Commons pool, and a single-family buyer uses the Community Center pool. The shared Crestview arrangement dates to a 2002 agreement among the Crestview and Colonial Links associations and Colonial Homes, recorded at Official Records Book 3169, Page 1934, which also covers shared entrance signage and irrigation.

Fitness Center

The fitness center is inside the Community Center and keeps the building’s hours, 5:00 a.m. to 10:00 p.m. under the 2024 Rules. Entry is by association key fob, requested on the key fob request form. The Rules cap equipment use at 30 minutes when someone is waiting, and no trainer or attendant is on duty. Children under 16 need an adult with them, the same rule that applies at every association recreation area.

Tennis, Pickleball and Basketball

The Outdoor Sports Center holds two tennis courts, basketball courts and two lined pickleball courts, per the About page, and the 2024 Rules open it from 8:00 a.m. to 10:00 p.m. Owners and tenants reserve courts through the association’s online calendar. The resident pickleball group plays Tuesday and Thursday from 8:00 to 11:00 a.m., Monday and Wednesday from 7:00 to 9:00 p.m. and Saturday from 8:00 to 11:00 a.m., per the Activities page. A tot lot beside the Community Center is open dawn to dusk.

The court surface and the number of basketball courts are not stated in the association’s public documents; the association’s facilities inventory or reserve study, which owners can request from the manager, holds that detail.

Lakes, Preserves and Fishing

Water defines the Heritage Greens landscape. The association’s Association Breakdown Map (June 2021) numbers 16 lakes, and the About page describes natural preserve areas and catch-and-release fishing. The lake rules come from the Declaration and the CDD:

• Fishing is catch and release, per the association.
• Boating, swimming and wading in the water management lakes are barred by Declaration Section 5.1, and no docks may be built on them.
• Irrigation water may not be drawn from any lake without the CDD’s permission (Section 5.1); common areas and lots are irrigated with treated effluent supplied under the Declaration.
• Alligators are reported through the association’s posted alligator nuisance reporting procedure; residents should not try to handle one.

The Heritage Greens CDD pays for the preserves and lake edges. Its FY2026 adopted budget carries $10,000 for preserve management and $9,500 for canal trimming and spraying, up from $5,000. In spring 2026, the CDD’s June 15, 2026 minutes record a South Florida Water Management District notice of violation over damage in the south preserve, with remediation of about $3,000 shared with the golf course owners.

Boating and Beach Access From Heritage Greens

Heritage Greens is an inland golf community with no marina, docks, boat slips or private beach club. Boats, trailers, campers and motorhomes may be kept only fully enclosed in a garage. Beaches are public parks off site, with Delnor-Wiggins Pass State Park about 7.6 miles and 16 minutes away by modeled free-flow drive.

The no-boat rules come from two recorded documents. Declaration Section 5.1 bars boating on the water management lakes and docks on any of them, and the 2024 Rules bar boats, trailers, campers, motorhomes and inoperable vehicles anywhere outside a closed garage, with a loading and cleaning allowance of 18 hours in any 7-day period in a driveway. No boat or RV storage lot appears in any association or CDD document, so an owner with a boat needs a garage it fits in or an off-site storage facility.

Nearest Beaches and How to Get There

The association’s About page names Vanderbilt Beach, Bonita Beach, Barefoot Beach, Clam Pass, Delnor-Wiggins Pass State Park and Lowdermilk Park as within 10 to 15 miles; that distance is the association’s statement. Modeled drives from the Heritage Greens entrance, run on the OSRM open routing service on October 28, 2026 at free-flow speeds, put three of them at:

Delnor-Wiggins Pass State Park, 11135 Gulf Shore Drive, is open from 8:00 a.m. to sundown; entry is $6 per vehicle, $4 for a single-occupant vehicle and $2 for a pedestrian or cyclist, per Florida State Parks hours and fees (retrieved October 2026). The Delnor-Wiggins Pass State Park page notes that it closes to new vehicles when full.

For season traffic, Collier Area Transit ran its free Paradise Beach Trolley (Route 29) Friday to Sunday through April 26, 2026, from the Conner Park lot to Delnor-Wiggins and Vanderbilt Beach, per the Collier County announcement (February 2026); the county framed it as a way to avoid congestion near the beaches, and the next season’s schedule had not been published when this page was written. Collier residents can also get county beach parking permits from the county with proof of residency, a step the association’s Helpful Hints for residents (August 2020) points new owners to.

Storm Posture and Hurricane History in Heritage Greens

Heritage Greens sits inland in North Naples, in hurricane evacuation Zone E on Collier County’s map and outside the county’s Coastal High Hazard Area. Public CDD, association and news records reviewed for this page document no Heritage Greens storm damage from Irma, Ian or Milton, and the community’s next-door high school serves as a county shelter.

Evacuation Zone, Shelters and Fire District

Collier County’s GIS layers place the Heritage Greens community in these designations (queried October 28, 2026):

Zone E is an inland zone. Which storm triggers a Zone E order is set by Collier County Emergency Management at the time of each storm, so residents should follow the county’s orders rather than a category rule of thumb. The association posts a 2024 hurricane information packet with a disaster-kit checklist, county contacts and the special-needs registry; it is a generic preparedness guide rather than a Heritage Greens storm plan.

Shelter access is unusually close. Gulf Coast High School, 7878 Shark Way, on the community’s north edge, served as a general-population shelter for Hurricane Milton in October 2024, according to the Naples Daily News (October 9, 2024), which reported that Milton’s evacuation orders covered Zones A and B. Zone E, where Heritage Greens sits, was outside those orders.

Under Declaration Section 13.4, the Declarant, the CDD and the association are not insurers or guarantors of security; shutters, generators and roof care fall to each owner or neighborhood association, depending on the product.

What the Records Show About Irma, Ian and Milton

Searches of the Heritage Greens CDD website and minutes, the master association’s public pages and regional news found no documented storm damage, flooding or community-wide restoration expense inside Heritage Greens from Hurricane Irma (2017), Hurricane Ian (2022) or Hurricane Milton (2024). That is a statement about the public record, not a guarantee that no home was damaged. The records that would hold storm effects are the CDD’s agenda packages and minutes, the master association’s board minutes (in the owners’ login area), and Collier County’s post-storm building permit records by address. For a specific home, ask the seller about storm claims and check that address’s roof, window and screen-enclosure permits.

Building Era and Wind Code

Heritage Greens’ homes span more than two decades of construction. The Collier County parcel roll (2026) shows single-family homes built from 1998 to 2025, ranging from 1,171 to 3,826 heated square feet, attached club homes and villas built from 1998 to 2003, Colonial Links Condominium from 2001 to 2002 and Crestview Condominium from 1998 to 1999. Later single-family years are construction on existing lots, not new phases.

Wind design standards changed across those years, so the build year of a specific home and the dates of any roof or window permits are the facts that matter for an insurer. Collier County publishes Florida Building Code wind-load layers in its GIS services directory, which show the design wind speeds that apply to new work today. Roof and window permit history for each address sits in Collier County’s building permit records; it is not summarized for the community in any public document.

The association also sets maintenance rules that bear on roof condition. The 2024 Rules require tile roofs to be cleaned at least every 2 years and shingle roofs at least every 5, and any re-roof or window replacement that changes the exterior goes through architectural review by the master and neighborhood boards. On attached products, roofs may be maintained through the neighborhood association; the neighborhood’s recorded declaration says who owns that obligation.

FEMA Flood Zones in Heritage Greens, Neighborhood by Neighborhood

Every one of 31 addresses sampled across Heritage Greens on October 28, 2026 returned FEMA flood Zone X, area of minimal flood hazard, with no Base Flood Elevation, on FIRM panel 12021C0214H. The points cover all six building groups in the community, from the single-family streets to both Crestview Way condominium plats.

The query ran against the FEMA National Flood Hazard Layer at Collier County address points, spread across every neighborhood. Collier County’s own FEMA24 flood layer, listed in the Collier GIS services directory, returns the same result: Zone X, no BFE, panel 12021C0214H.

FEMA NFHL results by neighborhood (queried October 28, 2026)

The panel effective date is the date the NFHL records for panel 12021C0214H. Separately, Collier County states its current countywide flood map series took effect on February 8, 2024, per the Collier County 311 notice on the 2024 flood map; both dates are records, and the NFHL is the one that carries this panel’s own date.

What Zone X Means and Does Not Mean

Zone X is FEMA’s mapped classification for areas outside the 1% annual-chance floodplain. It means a lender making a federally backed mortgage does not have to require flood insurance on the home; that requirement applies inside the Special Flood Hazard Area, per the Collier County 2024 Flood Protection Newsletter. It does not mean a home cannot flood. The same county newsletter notes that most homeowner policies exclude flood and that National Flood Insurance Program coverage is available to every owner, including those outside the Special Flood Hazard Area.

Consistent with Zone X, the Collier GIS elevation certificate layer holds no county elevation certificates for any address on Morning Sun Lane, Crestview Way, Heritage Greens Drive or Avian Court. An owner who wants a finished-floor elevation for a flood quote would commission one from a surveyor. The 1996 CDD engineer’s report put the original site at about 13.0 feet NGVD before roughly 350,000 cubic yards of fill from lake excavation raised the pads, and the stormwater system routes runoff through the interconnected golf lakes before a controlled discharge to the canal north of Immokalee Road.

The 2025 Preliminary Flood Map

Collier County’s flood maps are being revised. Per the county’s August 2026 announcement on the proposed Flood Insurance Rate Map, FEMA released preliminary maps on March 20, 2025, the 90-day appeal period began August 19, 2026, and the county’s target for the new maps to take effect is Summer 2027, a date the county says may change.

Whether the preliminary map changes the zone at any Heritage Greens address has not been verified for this page. The records that answer it are FEMA’s Flood Map Changes Viewer and the preliminary flood hazard data for Collier County. For a buyer closing in 2026 or 2027, the practical step is to have the insurance agent quote flood coverage on both the current and preliminary maps.

Collier County’s CRS Discount

Collier County has taken part in FEMA’s Community Rating System since October 1992 and holds a Class 5 rating, which carries a 25% discount on eligible National Flood Insurance Program policies, per the 2024 Flood Protection Newsletter and the FEMA Community Rating System class table. Which policies count as eligible is set by FEMA’s rules for each policy type, so ask the agent quoting a Heritage Greens flood policy whether the CRS discount applies to it.

Thinking of selling a Heritage Greens home? A Zone X result at every sampled point is a fact buyers ask about, and we put it in front of them. Start with a free Heritage Greens home valuation or McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how buying with McGreevy and Comisar works.

Insurance in Heritage Greens: What Buyers Should Expect

Homeowners insurance premiums for Heritage Greens are not published for the community, so buyers should plan from county averages and a quote on the specific home. Two 2026 estimates for Collier County disagree sharply, Citizens cut its recommended statewide rates, and Zone X flood coverage is optional rather than lender required.

Collier County Homeowners Premiums in 2026

Two county-level figures circulated in 2026, and they measure different things, per WINK News (October 13, 2026):

The two are not comparable and should not be blended; the Institute told WINK it could not validate the Insurify figure. Neither number describes a Heritage Greens home. A quote depends on the roof’s age and type, the wind-mitigation features on file, the build year and the coverage chosen, which is why the inspection reports below matter more than any average.

Citizens Rates

Citizens Property Insurance Corporation’s 2026 Rate Kit recommended a statewide average personal-lines rate decrease of 2.6%, the first decrease since 2015, and projected its policy count falling to 385,000. Citizens is the state’s insurer of last resort: worth a comparison quote, but private carriers’ quotes on the specific home come first.

Flood Insurance in a Zone X Community

Every sampled Heritage Greens address is in Zone X, outside the Special Flood Hazard Area, so a federally backed lender does not have to require flood insurance. The Collier County 2024 Flood Protection Newsletter still makes three points every buyer should weigh: most homeowner policies exclude flood; NFIP coverage is available to all owners, including outside the Special Flood Hazard Area; and lower-risk zones have lower-cost policy options.

Condominium Insurance, SIRS and Milestone Inspections

Two Heritage Greens associations are condominiums under Chapter 718: Colonial Links Condominium (56 units) and Crestview Condominium (24 units). Under Section 718.112(2)(g), Florida Statutes (2025), a condominium association must complete a structural integrity reserve study (SIRS) for each building three habitable stories or higher. The story counts of the Heritage Greens condominium buildings are not published in the records reviewed for this page.

A condominium buyer should ask the association, in writing, for:

• The master insurance policy declarations page, deductible and renewal date.
• The association’s SIRS and milestone inspection status, and any reports it holds.
• The current budget and reserve schedule, and any special assessment adopted or proposed.

Villa and club home buyers should ask the neighborhood association the same insurance question, because on attached products the association may insure some or all of the building exterior while the owner insures the interior. The neighborhood’s recorded declaration says which.

Wind Mitigation and Four-Point Inspections

Two inspection reports drive most Florida homeowners quotes, and buyers search for both:

• Wind mitigation inspection. A licensed inspector documents the features that resist wind on the state’s uniform mitigation form: roof covering and its permit date, roof deck attachment, roof-to-wall connection (clips, straps or toe nails), roof shape, secondary water resistance, and opening protection such as impact glass or rated shutters. Insurers use the form to apply wind-mitigation credits.
• Four-point inspection. An insurability check of the four systems carriers ask about on older homes: roof, electrical, plumbing and heating and air conditioning. Carriers commonly ask for one on older homes, and Heritage Greens’ attached homes date from 1998 to 2003.

Both reports belong to the owner who paid for them; they are not public records. A seller who has a current wind mitigation report can hand it to the buyer’s insurance agent, and a buyer can make the four-point part of the inspection period.

Schools Zoned for Heritage Greens

Heritage Greens addresses are zoned to Laurel Oak Elementary, Oakridge Middle and Gulf Coast High School, and all three held an A grade every year from SY22 through SY26. Laurel Oak and Gulf Coast High sit on the community’s north edge, about 0.2 and 0.3 mile from the entrance in a straight line.

The district’s address lookup, the Collier County Public Schools Address_v3 search for school year 2027, returned the same three schools on October 28, 2026 for 2292 Heritage Greens Drive, 1906 Morning Sun Lane, 1840 Avian Court and 2008 Crestview Way, with no pending rezone flag on any record. Grades come from the district’s 2026 Accountability Brief; distances are straight line and modeled free-flow drive from the entrance on the OSRM routing service.

Zoned schools (district lookup, school year 2027)

Laurel Oak Elementary

Laurel Oak Elementary (district code 0391, per the Florida Department of Education school listing) sits at 7800 Immokalee Road beside the Heritage Greens CDD boundary. It was Collier’s standout elementary school for SY26, earning 85% of available points, according to the Naples Daily News (July 7, 2026) and the Marco Eagle (July 22, 2026), and the Laurel Oak Elementary website carries its A rating on the home page. Older CDD text spells the school “Laurel Oaks”; the district’s name is Laurel Oak. From deeper inside the community the drive is longer: about 6 minutes, modeled, from 1906 Morning Sun Lane.

Oakridge Middle School

Oakridge Middle (code 0401), 14975 Collier Boulevard, is the zoned middle school, about 1.4 miles from the entrance in a straight line and about 4 minutes by modeled drive. It has held an A every year from SY22 to SY26 per the district brief. The same SY26 news coverage reported that North Naples Middle posted the top middle-school score in Collier, ahead of Oakridge by several percentage points, and that the Collier district earned an A for the ninth straight year; both schools are A schools, and Oakridge is the one Heritage Greens addresses are zoned to.

Gulf Coast High School

Gulf Coast High (code 0392), 7878 Shark Way, borders Heritage Greens on the north and is about 0.3 mile from the entrance in a straight line. It has held an A every year from SY22 to SY26. It also serves as a Collier general-population hurricane shelter; the Naples Daily News (October 9, 2024) reported it open for Hurricane Milton. Whether a Heritage Greens student walks or rides a bus to Laurel Oak or Gulf Coast High is set by the district’s transportation eligibility rules, which the district’s transportation office applies by address.

Private Schools Within 20 Minutes

Three private schools sit within a modeled 20-minute free-flow drive of the Heritage Greens entrance:

Confirm the zoned schools for any specific address with the district before you rely on them. Two Crestview Way condominium addresses, 1969 and 2021 Crestview Way, returned no match in the district lookup on October 28, 2026; that reflects how condominium unit addresses are formatted in the lookup, not a different zone, and a lookup with the full unit address will confirm it.

Hospitals and Healthcare Near Heritage Greens

Heritage Greens’ closest emergency room is NCH’s freestanding Emergency Department Northeast on Collier Boulevard, about 1.6 miles and 4 minutes from the entrance by modeled drive. NCH North Naples Hospital, with Collier’s only 24-hour pediatric emergency department, is about 5.2 miles and 10 minutes away, and three more hospitals sit within 25 minutes.

Drive distances and minutes below are modeled free-flow estimates from the Heritage Greens entrance on the OSRM routing service, run October 28, 2026; real trips in season take longer.

NCH’s urgent and immediate care locations page lists online check-in for its immediate care sites.

The Closest Emergency Room Is Freestanding

NCH describes its Emergency Department Northeast, 15420 Collier Boulevard, as Collier County’s only freestanding emergency department; it is open 24 hours a day, and its number is (239) 624-8700. A freestanding emergency department is not attached to an inpatient hospital, so a patient who needs admission is moved on to a hospital.

The closest hospital with inpatient beds is NCH North Naples Hospital, 11190 Health Park Boulevard, about 5.2 miles and 10 minutes away by modeled drive. Per the NCH emergency services page, North Naples has Collier’s only 24-hour pediatric emergency department and is the county’s only obstetrical receiving facility.

Pharmacy and Groceries

The closest full grocery with a pharmacy is Publix at The Shoppes at Pebblebrooke (store 781), 15265 Collier Boulevard, about 1.6 miles and 3 minutes from the entrance by modeled drive. Per the Publix store 781 page (retrieved October 2026), the store is open 7:00 a.m. to 10:00 p.m., and the pharmacy is open Monday to Friday 9:00 a.m. to 9:00 p.m., Saturday 9:00 a.m. to 7:00 p.m. and Sunday 11:00 a.m. to 6:00 p.m., with a drive-thru window.

West of the gate, Logan Landings at 2220 to 2224 Logan Boulevard North holds a Sprouts Farmers Market open 7:00 a.m. to 10:00 p.m. That center is the Logan/Immokalee commercial PUD, 0.26 mile from the CDD boundary on the Collier County PUD Master List (October 9, 2026), with 85,805 of its 100,000 allowed square feet developed. Farther east, Publix also operates the Neighborhood Shoppes at Orangetree store on Immokalee Road.

How Far Is Heritage Greens From the Beach, Downtown Naples and RSW?

From the Heritage Greens entrance, modeled free-flow drives put Delnor-Wiggins Pass State Park at about 16 minutes, Fifth Avenue South at about 24, the Naples Pier at about 27 and Southwest Florida International Airport at about 33. These are best-case times from the OSRM router; winter traffic and signals add to every one.

The table below comes from OSRM routes on OpenStreetMap data, run October 28, 2026, from the entrance on Heritage Greens Drive and from 1906 Morning Sun Lane in the community’s southeast corner, to show how much the interior adds. No live-traffic or peak-hour measurement is included.

Modeled drive times from the Heritage Greens entrance

Interior addresses such as 1906 Morning Sun Lane add about 3 to 4 minutes to each trip.

Getting to I-75 and Immokalee Road

Heritage Greens’ only entrance is Heritage Greens Drive off Immokalee Road (County Road 846). Immokalee Road meets I-75 at Exit 111, per the FDOT I-75 exit list, about 2.1 miles and 4 minutes west of the entrance by modeled drive. For flights, Southwest Florida International Airport is at 11000 Terminal Access Road, about three miles east of I-75 Exit 128, and it served more than 11.1 million passengers in 2025.

OSRM routing data suggests that traffic leaving Heritage Greens Drive turns right onto Immokalee Road and makes a U-turn to head west toward I-75, which would mean right-out only at the entrance; county median and signal plans have not confirmed it, so test the turn yourself at rush hour.

Rush hour is the issue. Collier County’s 2025 Annual Update and Inventory Report (AUIR), adopted January 27, 2026, rates the Immokalee Road link from Logan Boulevard to Collier Boulevard, the stretch in front of Heritage Greens, at a volume-to-capacity ratio of 103.4%, level of service F, with the county noting it will continue to monitor the link and expects the Vanderbilt Beach Road Extension to redistribute traffic.

Shopping, Dining and Worship Nearby

The everyday errands sit within a few minutes of the gate:

• Logan Landings, 2220 to 2224 Logan Boulevard North, at Logan and Immokalee: Sprouts Farmers Market, Felipe’s Taqueria and Brooks Grill and Tavern.
• Publix, The Shoppes at Pebblebrooke, 15265 Collier Boulevard: groceries and pharmacy, about 3 minutes by modeled drive.
• The Pub at ArrowHead, inside the community at 2205 Heritage Greens Drive: lunch from 11:00 a.m. to 3:00 p.m., per the club.
• Mercato, about 7.8 miles and 14 minutes by modeled drive, for restaurants and evening plans near Vanderbilt Beach Road.
• Waterside Shops, 5415 Tamiami Trail North, about 10.6 miles and 18 minutes; per the Waterside Shops site it is open Monday to Saturday 10:00 a.m. to 6:00 p.m. and Sunday 11:00 a.m. to 5:00 p.m.
• Fifth Avenue South, about 15.0 miles and 24 minutes; its parking and transit page lists two free public parking garages and four public lots.

For worship on the Immokalee Road corridor, Cornerstone United Methodist Church, 8200 Immokalee Road, holds Sunday services at 8:00 and 10:00 a.m., and Faith Bible Church, 6464 Immokalee Road, holds Sunday worship at 10:00 a.m.

Selling in Heritage Greens? Short drives to A-rated schools, the Northeast ER and I-75 are part of how we position a listing. Get a free Heritage Greens home valuation or Call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, and see how buying with McGreevy and Comisar works.

What Is Being Built Near Heritage Greens?

Heritage Greens itself is finished: Collier County lists the Heritage Greens PUD (Ordinance 97-13) as built out, with 527 homes on 251.46 acres. The change around Heritage Greens Naples comes from outside the gate, where senior rental apartments, multifamily projects and a decade of road work on Immokalee Road and the I-75 corridor are reshaping the commute.

Every neighbor that touches the Heritage Greens boundary is already finished. The county’s PUD master list, revised October 9, 2026, and the county GIS PUD layer show Ibis Cove, Indigo Lakes, the Islandwalk DRI and Rigas (Saturnia Lakes) abutting the Heritage Greens Community Development District boundary at 0.00 to 0.01 mile, all closed out or built out. Distances below are straight-line, edge to edge, measured on the county’s own polygons on October 28, 2026, so read each one as plus or minus about 0.05 mile. The pipeline that matters starts a little farther out, and none of it adds a home inside Heritage Greens.

Counted together, the active residential entitlements inside about a mile (the Karlyn, Ascend Naples, Baumgarten’s 400 multifamily units and the remaining Tree Farm homes) are rental, senior or workforce housing rather than for-sale homes competing head to head with a Heritage Greens resale. The county’s 2025 Annual Update and Inventory Report is the record that ties those projects to the roads they load.

The Karlyn of Naples Next Door

The Karlyn of Naples at 7576 Immokalee Road is the closest new building to Heritage Greens, on the Cleary RPUD 0.18 mile from the district boundary. The county rezoned the 8.99-acre Cleary tract under Ordinance 17-44 to allow up to 63 homes or 200 group-housing units. What is being built is about 160 senior rental apartments, which the developer says open in early 2027, with one, two and three-bedroom residences, a pool and a fitness center.

Press accounts differ by one unit on the count: Gulfshore Business reports 159 market-rate apartments and a right-turn lane added on Immokalee Road before construction, while the Naples Press reports 158 and notes that PulteGroup had earlier planned 63 townhomes on the site and abandoned them. For a Heritage Greens owner, the practical effects are more trips on the Immokalee Road frontage and a new rental product for older renters, not new resale competition.

Logan Landings and Retail at Logan and Immokalee

Logan Landings, at the southeast corner of Logan Boulevard and Immokalee Road, is the nearest shopping center to Heritage Greens, 0.26 mile from the district boundary. The county lists it as the Logan/Immokalee CPUD, Ordinance 17-45, built out at 85,805 of an allowed 100,000 square feet on 18.60 acres.

The center’s history is short and documented. A 2016 Naples Daily News column recorded the original proposal for a 100,000-square-foot center with an anchor grocery and four outparcels, and a 2018 column recorded construction with Sprouts as anchor. Today the center holds Sprouts Farmers Market (7 a.m. to 10 p.m.), Felipe’s Taqueria and Brooks Grill and Tavern.

Baumgarten, Tree Farm and Ascend Naples

Three larger projects sit about a mile from Heritage Greens, all marked active on the county list.

• Baumgarten MPUD, 1.02 miles. The former Pelican Nursery site at Immokalee Road and Collier Boulevard. A 2018 Naples Daily News column recorded a proposal of up to 370,000 square feet of commercial, 400 multifamily units and 140 hotel rooms; the adopted Ordinance 19-11 (June 11, 2019) allows 270,000 square feet of commercial and 400 multifamily units on 55.66 acres. An amendment petition, PL20230013897, was filed in 2023 with a neighborhood information meeting on November 7, 2023 (applicant materials); whether it was adopted is not shown in the records reviewed, and the October 2026 county list still cites Ordinance 19-11.
• Tree Farm, 0.94 mile. Ordinance 07-54 allows 185,000 square feet of commercial and 340 homes on 58.84 acres. Habitat for Humanity broke ground on Las Palmas at Tree Farm, 60 condominiums on 9.7 acres on the west side of the Collier Boulevard extension north of Immokalee Road.
• Ascend Naples RPUD, 1.03 miles. Approved by the county commission in October 2023 under Ordinance 23-50: 208 apartments on 17.5 acres on Vanderbilt Beach Road east of Logan Boulevard, with an estimated buildout of 2028.

The Baker Senior Center Naples, 6200 Autumn Oaks Lane, rounds out the list at 1.10 miles: a 13.6-acre community facility the county lists as built out.

Immokalee Road Traffic: What the County’s Numbers Say

The road in front of Heritage Greens is officially over capacity. In the 2025 AUIR, adopted by the county commission on January 27, 2026, link 43.2, Immokalee Road from Logan Boulevard to Collier Boulevard, carries a peak-direction threshold of 3,200 trips, a 2025 count of 2,910 and a trip bank of 400 approved-but-unbuilt trips, leaving remaining capacity of minus 110. That is a volume-to-capacity ratio of 103.4% and level of service F.

Read the 103.4% with its method: the AUIR adds the trip bank to the counted traffic, so a link can be rated deficient before the counted traffic alone reaches the threshold. The county’s own remediation note for link 43.2 reads, in substance, continue to monitor, pursue a detailed capacity and operational analysis as warranted, and expect the Vanderbilt Beach Road Extension to redistribute traffic on the area network. The two links west, toward I-75, still rate D. The four-minute modeled drive from the Heritage Greens entrance to the I-75 ramp (OSRM routing, October 28, 2026) is a free-flow figure, not a peak-hour time.

Road Projects That Will Change the Commute

Five projects shape the drive out of Heritage Greens, two of them already open.

• Logan Boulevard north to Bonita Beach Road. The extension the old district paperwork called “proposed” opened in February 2020, giving Heritage Greens a north route into Lee County that bypasses I-75 (Naples Daily News, February 26, 2020).
• Vanderbilt Beach Road Extension, Phase I. The roughly 7-mile extension from Collier Boulevard east to 16th Street NE opened to traffic on June 12, 2026, per the Greater Naples Fire District; Phase II is in design (county transportation engineering projects). It is the relief the AUIR names for the Immokalee Road link in front of Heritage Greens.
• I-75 at Pine Ridge Road. The $27.5 million diverging diamond opened in its final configuration June 1, 2026 (FDOT implementation notice; Gulf Coast News); its detours ran through Exit 111 at Immokalee Road and Logan Boulevard, the same roads Heritage Greens uses.
• Livingston Road flyover at Immokalee Road. On July 28, 2026 the county awarded a $7,594,351.10 design contract to DRMP Inc. (Gulfshore Business; WINK News). Design runs about 30 months, construction follows the I-75 at Immokalee Road diverging diamond (expected to start in early 2027), and a county official put completion “five and a half, maybe six years” out.
• Immokalee Road improvements, Livingston-to-Logan corridor (project 60253). The county’s January 2026 capital projects update lists $25.3 million in total ($22 million construction), design notice to proceed in summer 2026 and design completion in spring 2028.

The honest read for a Heritage Greens buyer or seller: congestion now, with relief scheduled on a 2027 to early 2030s horizon, and a construction period on Immokalee Road and at Exit 111 before that relief lands. Neighbors on the same corridor face the same timeline; Olde Cypress sits 0.06 mile from Heritage Greens on the county PUD map and shares the Immokalee Road frontage.

Schools, Parks and Utilities in the Pipeline

No new public facility is programmed beside Heritage Greens, and none is needed for the schools: Laurel Oak Elementary and Gulf Coast High already sit on the north edge of the community. The School Board’s five-year capital summary inside the 2025 AUIR lists one new-school line, Bear Creek Elementary “Q” at $3,000,000, nowhere near Heritage Greens.

The county GIS parks layer returned no county park inside a one-mile window around the district (Collier GIS), and the same AUIR shows countywide community park land in surplus, 1,319.47 acres for FY2025-26, so no new park is planned nearby. Heritage Greens residents rely on their own Community Center, pools and courts.

On utilities, potable water and sewer inside Heritage Greens were dedicated to the Collier County Water and Sewer District when built (CDD engineer’s report). Outside the gate, a 24-inch force main from the Heritage Bay master pump station west along Immokalee Road and south on Logan Boulevard was completed in 2021 (contractor record), and the AUIR describes diverting Northeast Service Area flow to the North County Water Reclamation Facility along that route. No 2025 to 2026 county commission, Planning Commission or Hearing Examiner item names Heritage Greens as an applicant (Collier transportation and planning records; Clerk legal notices).

Heritage Greens Rules: Leasing, Pets, Guests, Vehicles and Architectural Review

Heritage Greens rules come from two recorded layers: the master Declaration (OR Book 2337, Page 619) and the Heritage Greens Community Association’s 2024 recorded Rules and Regulations. Each of the nine neighborhood associations can add stricter limits in its own declaration and rules, so a buyer reads the master and the neighborhood documents together before signing.

Everything below comes from the Declaration of Covenants, the 2024 recorded Rules and Regulations and the association’s other public documents. Where a neighborhood’s own limit is not published, the neighborhood’s recorded declaration and rules govern, and the estoppel and application packet from that association are where a buyer confirms them.

Can You Rent Out a Heritage Greens Home?

Yes, with limits. The master documents bar any lease shorter than 30 consecutive days (the Declaration lets a February lease count as 30 days) and bar operating a short-term rental business from a home (2024 Rules; Declaration). Each lease must be approved by the owner’s neighborhood association, with a copy delivered to the master association before the tenant moves in. Tenants need a favorable criminal background check, and subleasing is not allowed (2020 Helpful Hints).

Neighborhood documents can be stricter, and the one set posted publicly shows how much stricter. Club Homes III’s purchase application and rules, dated September 2009, allow leases of 30 to 365 days with board approval and a fee, two small pets for owners and none for renters, and two cars per unit; those 2009 rules may have been revised since, so a buyer confirms the current version with that association.

Anyone searching “Heritage Greens rentals” is really asking these rule questions: a home here can be leased for 30 days or more with approval, but it cannot run as a nightly or weekly rental. Investors should budget for the approval step and check the neighborhood’s own minimum term before buying.

Pets in Heritage Greens

Pets are allowed under master rules, with each neighborhood setting the numbers and sizes (2024 Rules). Outdoors, pets stay on a leash, and walking is confined to sidewalks and the swale. Pets may never be walked on the ArrowHead golf course, and they are barred from pool areas and the Community Center. Reptiles, rodents, poultry, amphibians, swine and livestock are not treated as pets, and no commercial pet activity is allowed.

Some neighborhoods bar tenants from keeping pets at all (2020 Helpful Hints), as the Club Homes III rules above show. A buyer with a large dog, or an investor planning to lease to a pet owner, should read the specific neighborhood declaration first.

Guests, Gate Access and Visitors

Heritage Greens is semi-gated, with a remotely monitored entrance and no guard on site. Residents pass the gate on windshield stickers, in use since 2017; guests are registered with Envera, the virtual guard service the CDD contracts, and use the kiosk on the guest side of the entrance, where identification may be required or a call placed to the owner (2020 Helpful Hints). Transponders are issued by appointment through the district manager’s office (Heritage Greens CDD), and owners register through the CDD’s Envera resident registration form.

Long visits have a rule of their own: guests staying more than 60 days in a calendar year are treated as occupants and register with the neighborhood association (revised HGCA Rules). At the amenities, owners answer for their family, guests and tenants; children under 16 need a supervising adult; smoking is barred at recreation areas; non-residents who are not guests may not use the facilities; and pool and fitness access runs on key fobs (2024 Rules; key fob request form).

The gate itself is a live issue at the district. The CDD withheld portions of Envera’s invoices three times in a year after service interruptions (CDD minutes, March 16, 2026), and in July 2026 a supervisor asked for the contract term and buyout terms (CDD minutes, July 20, 2026). The Declaration states that the Declarant, the CDD and the association are not insurers or guarantors of security.

Vehicles, Golf Carts, Boats and Parking

The 2024 recorded Rules set the vehicle limits (2024 Rules):

• Boats, trailers, campers and motorhomes: not allowed unless fully enclosed in a garage; the same applies to inoperable vehicles. A driveway may hold one for loading and cleaning for up to 18 hours in any 7 days.
• Street parking: none between 1:00 and 6:00 a.m. Separately, the CDD’s right-of-way towing policy covers 1:00 to 7:00 a.m., with a 24-hour placard (CDD minutes, July 20, 2026).
• Golf carts: allowed on community streets only, never on sidewalks, and stored in a garage overnight.
• Speed: 25 mph throughout; the CDD books a Sheriff’s traffic detail and uses radar speed signs.

There is no community boat or RV storage lot, so an owner with a boat stores it in the garage or off site.

Architectural Review and Exterior Upkeep

Every exterior change in Heritage Greens goes through two reviews: the master Architectural Review Board and the owner’s neighborhood board. That covers paint, roofs, landscaping, driveways, windows, doors and solar panels. The standards are the Design Review Guidelines recorded September 10, 2019, the association’s color palettes and the 2026 Architectural Review application form and guidelines; the committees page lists the review board and an appeals committee. Work started before approval risks fines.

The 2024 Rules also set upkeep standards (2024 Rules; 2020 Helpful Hints):

• Tile roofs cleaned at least every 2 years, shingle roofs every 5.
• Driveways cleaned at least once a year.
• No window or wall air-conditioning units and no sheds.
• Only the American flag displayed, and one portable basketball system per home.
• Single-family owners maintain their own landscaping; attached homes are maintained through their neighborhood associations.

The 2020 Helpful Hints listed Tuesday trash and recycling and Friday trash only; confirm the current county collection schedule before relying on it.

Selling Rules: Open Houses, Signs and Approvals

Three rules shape how a Heritage Greens home is marketed (2024 Rules). Open houses are allowed on Saturday and Sunday only. Real estate signs are barred on lots, so there is no yard sign. And neighborhood boards approve sales as well as leases: Club Homes III’s 2009 rules give its board 20 days to act on a sale application (Club Homes III purchase application, 2009), while the other associations set their timing in their own recorded documents.

At resale, the Second Amendment to the Declaration, approved by members November 28, 2006, adds a $1,000 capital contribution to the master association; the estoppel certificate states the current figure. Planning the approval window into the contract timeline belongs in every Heritage Greens listing plan.

Heritage Greens vs Island Walk

Heritage Greens and Island Walk are next-door neighbors in North Naples ZIP 34119: the Islandwalk DRI touches the Heritage Greens CDD boundary on the county PUD layer, the Heritage Greens CDD minutes name Island Walk among the surrounding communities, and both drain to the same county stormwater basin. The two make very different trade-offs.

Island Walk sits in the 705-acre Islandwalk DRI (Ordinance 98-58, built out), and the county’s stormwater basin covering Heritage Greens is the Harvey Canal Basin, “aka Island Walk Basin” (Collier GIS basins; CDD minutes, June 15, 2026). The Island Walk column below comes from our Island Walk page, which carries its own sources and dates.

Heritage Greens figures: Declaration, CDD minutes, July 20, 2026, FEMA NFHL queried October 28, 2026, county evacuation zones, the district school lookup and 2026 grades brief, and the Southwest Florida MLS. The two sales windows differ, so read the medians side by side, not as a single spread.

Where Heritage Greens Has the Edge

• Golfers who want a course outside the door without a membership. ArrowHead is public; Heritage Greens owners play at public fees with a 24-hour tee-time head start under the recorded Golf Course Agreement (Declaration).
• Buyers who want the whole range behind one gate. Condominium flats, attached villas and club homes, and single-family homes up to 3,826 heated square feet (Collier County parcel roll, 2026) share one master association and one set of amenities.
• Families who want the schools next door. Laurel Oak Elementary is 0.2 mile and Gulf Coast High 0.3 mile from the entrance in a straight line, both A-rated every year from SY22 to SY26.
• Buyers who weight flood risk. Every sampled point is Zone X with no base flood elevation.
• Owners who may lease. The master minimum is 30 days, shorter than Island Walk’s four months, subject to the neighborhood’s own approval and limits.

Where Island Walk Has the Edge

• Buyers who want one association and one fee. Island Walk runs under a single homeowners’ association with a published budget and no CDD line on the tax bill.
• Buyers who want a staffed gatehouse. Island Walk’s main gate is staffed; Heritage Greens’ entrance is run remotely.
• Buyers who want a Town Center. Our Island Walk page lists a resort pool, lap pool, fitness center, clay tennis, pickleball, bocce, a restaurant, a post office and a gas station inside the gate.
• Buyers who want one-story DiVosta floor plans across a much larger inventory, with more sales a year to choose from.

The trade is flood exposure and schools: most sampled Island Walk points sit in Zone AH, so flood insurance is a real line item there, and the zoned elementary and high schools differ. Heritage Bay, often confused with Heritage Greens, is a different and far larger community about a mile away, not a like-for-like alternative.

Pros and Cons of Living in Heritage Greens

Heritage Greens trades a low published CDD levy, Zone X flood mapping, A-rated schools at the gate and a public golf course with a tee-time head start against unpublished association dues, a remote gate with documented outages and an over-capacity Immokalee Road. Each point below carries its record, so it can be checked rather than taken on trust.

Anyone reading Heritage Greens Naples reviews will find opinions; the lists below are built only from documents.

Pros

• Zone X at every sampled point. All 31 FEMA sample points across the nine neighborhoods returned Zone X, area of minimal flood hazard, with no base flood elevation, panel 12021C0214H (FEMA NFHL, queried October 28, 2026).
• A-rated schools on the doorstep. Laurel Oak Elementary, Oakridge Middle and Gulf Coast High earned an A every year from SY22 to SY26 (Collier County Public Schools grades brief); Laurel Oak is 0.2 mile and Gulf Coast High 0.3 mile from the entrance.
• Public golf with a head start. No golf membership is required or included, and owners may reserve ArrowHead tee times at least 24 hours before any other user (Declaration).
• A low, published CDD levy. $668 per home for FY2027, about $55.67 a month, and the adopted FY2026 budget and FY2027 levy are operations and maintenance only, with no debt-service assessment in them (CDD minutes, July 20, 2026; FY2026 adopted budget).
• TV and internet in the master fee. Summit Broadband bulk service is included in the master association fee, at 250/250 speed since February 1, 2023 (Quick Reference; Summit speed notice).
• Errands in minutes. Modeled free-flow drives from the entrance: Publix at Pebblebrooke 1.6 miles and 3 minutes, the I-75 ramp 4 minutes, and the NCH Emergency Department Northeast 1.6 miles and 4 minutes (OSRM routing, October 28, 2026).
• Built out. The county lists the PUD as built out, so there is no construction traffic inside the gate (PUD master list).

Cons

• Association dues are not published. The master assessment is equal per home under the Declaration, but its amount, and every neighborhood association’s dues, appear only on the estoppel certificate and the association budgets.
• A remote gate with documented outages. The CDD withheld parts of Envera’s invoices three times in a year after interruptions and is reviewing the contract (CDD minutes, March 16, 2026; July 20, 2026).
• Immokalee Road at LOS F. The link in front of the entrance runs at 103.4% of capacity in the 2025 AUIR, with flyover and interchange work years from completion.
• Outside traffic from a public course. The Declaration itself warns that a public golf facility inside the community may increase the number of people using its roads and parking.
• Condominium SIRS status unpublished. Florida requires structural integrity reserve studies for condominium buildings three habitable stories or higher (s.718.112, Florida Statutes); story counts for the Colonial Links and Crestview buildings are not published in the records reviewed, so a condominium buyer asks the association for its SIRS and milestone status.
• Attached homes date from 1998 to 2003 (Collier County parcel roll, 2026), which puts roofs, windows and insurance inspections at the front of a buyer’s list.
• Insurance costs in Collier County. The Insurance Information Institute’s analysis of Florida OIR data puts the Collier average homeowners premium at $5,534 at March 31, 2026, up 2%, while Insurify estimates $10,052, up 25.3% in the first half of 2026; the two use different methods and are not comparable (WINK News, October 13, 2026).
• New rental housing nearby. About 160 senior rental apartments at the Karlyn (0.18 mile) and 208 apartments at Ascend Naples (1.03 miles) are in the pipeline.

Selling a Heritage Greens home? Get a free home valuation or McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072. Weighing a purchase instead? Call Marc at (239) 287-5873, or read how buying with McGreevy and Comisar works.

Neighborhoods Inside Heritage Greens With Their Own Pages Coming

Six Heritage Greens neighborhoods differ enough in association, legal form or shared amenities to earn a page of their own: the single-family homes, the four Club Homes associations as one group, both Colonial Links associations and both Crestview associations. Together they account for all 527 homes, under one master association and one CDD.

Unit counts come from the association’s Breakdown Map and communities list; sales counts come from the Southwest Florida MLS, closed sales August 11, 2025 to August 11, 2026.

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

If you’re searching for the best Heritage Greens listing agent, or thinking, ‘I need to sell my house in Heritage Greens’… start with what buyers check: 22 MLS closings at a $437,500 median, a $668 CDD levy, Zone X flood mapping and the ArrowHead tee-time head start. McGreevy and Comisar market your Heritage Greens home around them.

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

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has been in Southwest Florida real estate since 2004, and the McGreevy and Comisar team has worked together since 2008, with over $900 million in sales between them.

Data updated: August 2026

We tracked 22 closed sales in Heritage Greens between August 11, 2025 and August 11, 2026, at a $437,500 median and a $295,000 to $1,110,000 range (Southwest Florida MLS). The county’s deed layer, which runs two months later, shows 24 qualified recorded sales at a $432,500 median, a $455,500 mean and the same $295,000 to $1,110,000 range (Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026). The two layers count different things through different end dates, so each figure is quoted with its own label and never averaged with the other.

McGreevy and Comisar is a top-reviewed Heritage Greens realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” Verified Google review

A Heritage Greens sale has more moving parts than most in North Naples: a master estoppel and a neighborhood estoppel, a neighborhood board’s sale approval, a CDD levy on the tax bill, no yard signs and weekend-only open houses. Our sell my home in Naples guide lays out the process, and we build the Heritage Greens timeline around those approvals from the first conversation.

What Is Your Heritage Greens Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Heritage Greens home valuation, then talk it through with Jesse.

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

Buying in Heritage Greens instead? Call Marc at (239) 287-5873, or read about buying with McGreevy and Comisar.

How Much Is My Heritage Greens Home Worth?

Your value depends on which of the nine neighborhoods you are in, because a Crestview condominium and a 3,800-square-foot single-family home on a golf lot are different markets. Across the community, we tracked 22 MLS closings from $295,000 to $1,110,000 at a $437,500 median (Southwest Florida MLS, August 11, 2025 to August 11, 2026), and the county recorded 24 qualified sales at a $432,500 median through October 16, 2026. By MLS neighborhood label, the 22 split as “Heritage Greens” 12, “Colonial Links” 6, “Crestview Villas” 2 and “Crestview Condominium at Heritage Greens” 2; the two-sale labels are too thin to read as a market rate. For a number on your own home, use the valuation tool or Call Jesse direct at (239) 898-6072.

Is Now a Good Time to Sell in Heritage Greens?

The recorded averages have come off their peak. The average qualified recorded sale price in Heritage Greens was $538,660 in 2024 and $439,052 for 2026 to date across 19 sales, an 18.5% drop (Collier County recorded deeds, qualified sales). Averages are mix-sensitive: a year with more condominium sales and fewer single-family sales pulls the average down even when no individual home loses value, so the trend is a signal, not a verdict on your home. Timing still matters: seasonal residents shop Naples most heavily in the winter months, so a listing prepared in the fall meets that demand. The right answer for your home comes from its own comparables, which we pull for every valuation.

Who Pays the Owner’s Title Policy When I Sell in Heritage Greens?

In Collier County, the buyer customarily pays for the owner’s title insurance policy and chooses the closing agent, which is the reverse of the custom in Lee and Charlotte counties. The purchase contract controls, so the custom can be changed by agreement, but a Heritage Greens seller should not expect the owner’s policy to appear as a seller cost on a standard Collier contract.

Do I Owe the CDD Assessment When I Sell?

The Heritage Greens CDD assessment is a non-ad valorem assessment collected on the Collier County tax bill (CDD FY2026 hearing notice), so it is handled with your property taxes: the closing statement prorates the tax bill, CDD line included, between seller and buyer as the contract provides. For FY2027 the levy is $668 per home, adopted July 20, 2026 (CDD minutes). Every home pays the same amount, and the adopted FY2026 budget and FY2027 levy carry no debt-service assessment.

What Will My Buyer Pay at Closing to the Association?

The Second Amendment to the Declaration, approved by members November 28, 2006, adds a $1,000 capital contribution to the master association on each resale. Who pays it follows the amendment and the purchase contract, and the master association’s estoppel certificate states the current figure along with any dues balance. Neighborhood associations issue their own estoppels under their own documents, so we order both estoppels early and put the figures in front of the buyer before the approval clock starts.

Can I Hold an Open House in Heritage Greens?

Yes, on Saturday and Sunday only, under the master association’s 2024 recorded Rules. Real estate signs are barred on lots, so there is no yard sign. Visitors still pass the Envera gate, so we register showing traffic in advance and lean on online marketing, broker outreach and scheduled private showings to reach buyers. Ready to plan the launch? Call Jesse direct at (239) 898-6072.

Downloadable Documents

The Heritage Greens documents below are the official, publicly posted records behind this page: the master Declaration and its amendments, the 2024 Rules, the architectural guidelines, the CDD’s budget and minutes, the county’s planning and road records and the school grades brief. Each link opens the issuing body’s own copy.

Frequently Asked Questions About Heritage Greens

Heritage Greens buyers ask most about where the community sits, what its 527 homes are, how the master association, nine neighborhood associations and the CDD charge owners, whether ArrowHead golf is required, and how flood, schools and rules work. Each answer below draws on the recorded documents, CDD records and county data it cites.

Where Is Heritage Greens in Naples?

Heritage Greens sits on the south side of Immokalee Road (CR 846) in North Naples, between Logan Boulevard and Collier Boulevard, about 2 miles east of I-75, per the 1996 CDD engineer’s report. The single entrance is Heritage Greens Drive off Immokalee Road, with the CDD-run gate house just inside (Heritage Greens CDD). The county’s 2025 AUIR places the Immokalee Road link from Logan to Collier directly in front of the community.

What ZIP Code and County Is Heritage Greens In?

Heritage Greens has a Naples mailing address in ZIP 34119 and sits in unincorporated Collier County, so county government, the Collier County Sheriff’s Office, the Greater Naples Fire district and Collier County Public Schools serve it. The county’s site address points put every street in the community (Heritage Greens Drive, Morning Sun Lane, Crestview Way and Avian Court) in 34119, and the fire district layer places it in Greater Naples Fire.

Is Heritage Greens the Same as Heritage Bay or Naples Heritage?

No. Heritage Greens (34119, Ordinance 97-13) is a different community from Heritage Bay, a 2,562-acre development in 34120 about 1.05 miles away on the county PUD master list, and from Naples Heritage Golf and Country Club in 34112, which has its own Naples Heritage CDD and club. Out-of-state neighborhoods called Heritage Greens are unrelated, and a map pin labeled Heritage Greens on Horseshoe Drive South is a management mailing address, not the community.

How Many Homes Are in Heritage Greens?

Heritage Greens has 527 homes (living units) in nine neighborhood associations, per the association breakdown map: 163 single-family homes; 54, 42, 42 and 42 in Club Homes I to IV; 74 Colonial Links Villas; 56 Colonial Links Condominium units; 30 Crestview Villas; and 24 Crestview Condominium units. The PUD, Ordinance 97-13, authorizes up to 530 units on the county PUD master list; 527 were built.

What Types of Homes Are in Heritage Greens?

Heritage Greens mixes three product types: 163 detached single-family homes (31%), 284 attached villas and club homes (54%) and 80 condominium units (15%), by arithmetic on the association breakdown map. The master association describes “villa, coach home and single family style living” on its About page. Single-family heated living areas run from 1,171 to 3,826 square feet on the 2026 Collier County parcel roll.

What Is the Difference Between a Villa, a Club Home and a Condominium in Heritage Greens?

In Heritage Greens a Colonial Links Villa is a home on its own lot, two units per building, per the Colonial Links Villas declarations. Club homes are attached homes governed by four neighborhood homeowners’ associations, Club Homes I to IV; they are not condominiums. The Colonial Links and Crestview condominiums are units in four-unit buildings under Florida’s condominium statute, Chapter 718, so an owner holds a unit plus a share of the common elements.

When Was Heritage Greens Built?

Homes in Heritage Greens went up from 1998. The 2026 Collier County parcel roll dates the attached club homes and villas to 1998 to 2003, Colonial Links Condominium to 2001 to 2002, Crestview Condominium to 1998 to 1999, and single-family homes to 1998 to 2025, the later years being construction on existing lots. The county PUD master list carried an estimated buildout of 2007 and lists the PUD as built out.

Who Developed Heritage Greens?

Heritage Greens had several developers. The recorded Declaration names Heritage Greens Development Limited Partnership as Declarant, with Ronto Developments Naples, Inc. as general partner in 1997; by November 15, 2001 Heritage Greens GP, LLC held that role through Institutional Housing Partners affiliates (Supplemental Declaration of Voting Groups). U.S. Home Corporation, the 1993 landowner, joined the Declaration as a named Builder. Colonial Homes, Inc. developed Colonial Links (shared recreation agreement), and Heritage Greens Construction LP developed Crestview Condominium (Sunbiz articles). Builders of the Club Homes and Crestview Villas are not documented in the records reviewed.

How Big Is Heritage Greens?

Heritage Greens covers 251.46 acres under Ordinance 97-13 on the county PUD master list, which allocates 150 acres to 18 holes of golf and 9 acres to conservation, for a gross density of 2.11 units per acre. The association map numbers 16 lakes. The golf course is a separate 140.55-acre parcel on the county GIS parcel layer, owned of record by Heritage Greens Golf Enterprises.

Is Heritage Greens a Gated Community?

Heritage Greens is semi-gated with a remotely monitored entrance. There is no guard at the gate house on Heritage Greens Drive: Envera runs a virtual guard service for the CDD, residents pass on windshield stickers, and registered guests use the guest-side kiosk (association Helpful Hints, Heritage Greens CDD). The CDD board was reviewing the Envera contract term and buyout in July 2026, and the Declaration states that no one guarantees security.

What Does Semi-Gated Mean in Heritage Greens?

In Heritage Greens, semi-gated means entry is controlled but not staffed: residents pass on windshield stickers, guests registered with Envera use a kiosk, and transponders are issued by appointment through the district manager (CDD resident registration form). Because ArrowHead Golf Club is a public course inside the community, golfers drive in to play, and the Declaration, section 2.1, warns that a public facility may add traffic on community roads.

Does Heritage Greens Have an HOA?

Yes. Heritage Greens Community Association, Inc. is the master association, a Florida not-for-profit incorporated in 1997 and active under Sunbiz document N97000001407. Below it sit nine neighborhood associations: Single Family, Club Homes I to IV, Colonial Links Villas, Colonial Links Condominium, Crestview Villas and Crestview Condominium, shown on the association breakdown map. Resort Management manages the master association (property management page); neighborhood managers vary by association.

What Are the HOA Fees in Heritage Greens?

Heritage Greens HOA fees come in two layers, and neither amount is published on a public page. Under the Declaration, sections 9.5 and 9.6, master assessments are equal per Lot or Living Unit, so a condominium and a single-family home pay the same master share; each of the nine neighborhood associations sets its own dues. The estoppel certificate states the current master and neighborhood figures for a specific home, so request it early in any purchase.

What Does the Heritage Greens Master Association Fee Include?

The Heritage Greens master assessment funds the Community Center, the association’s heated pools, the Outdoor Sports Center and the common areas. The Quick Reference page says Summit Broadband bulk TV and internet are “included in your Master Association HOA fees”, at 250/250 speed since February 1, 2023 per the Summit Broadband notice. The Declaration also allows treated-effluent irrigation and any Golf Course Agreement costs as common expenses; those amounts are not published.

Does Heritage Greens Have a CDD?

Yes. The Heritage Greens Community Development District was established by the Collier County Board of County Commissioners on July 20, 1993 under Chapter 190 as the Dove Pointe CDD, then renamed and turned over to residents in 2002 (Heritage Greens CDD). A five-member Board of Supervisors governs it, Dorrill Management Group of Naples is district manager (Dorrill client list), and the board meets monthly at 10:00 a.m. at the Community Center.

What Is a CDD Fee in Florida?

A CDD fee is the non-ad valorem assessment a Chapter 190 community development district, a local special district, levies to run and maintain public infrastructure; it is collected on the county property tax bill rather than billed by an HOA. In Heritage Greens the CDD assessment pays for roads, sidewalks, the gate house and remote gate service, entry landscaping, streetlights, canal trimming, a Sheriff’s traffic detail and preserve compliance (FY2026 hearing notice, July 2026 minutes).

How Much Is the Heritage Greens CDD Fee?

The Heritage Greens CDD assessment is $668 per home for fiscal year 2027, adopted July 20, 2026 on a $352,000 levy across 527 ERUs (CDD minutes, July 20, 2026); 527 x $668 = $352,036. That works out to about $55.67 a month. The rate was $576 in FY2025 and $649 in FY2026, so FY2027 is up $92 (16.0%) over two years and $19 (2.9%) over one. Every home pays the same rate.

Does Heritage Greens Have CDD Bond Debt?

The adopted FY2026 budget and FY2027 levy of the Heritage Greens CDD are operations and maintenance only; no debt-service assessment appears in them (FY2026 adopted budget, July 2026 minutes). The recorded Declaration says bonds were issued during development, so the CDD’s audited financial statements (FY2025 audit engagement) and municipal bond filings are the documents that confirm whether any series remains outstanding.

Are CDD Fees Tax Deductible?

Tax treatment depends on the owner’s situation, so this is a question for a tax adviser. What the records show is that the Heritage Greens CDD charge is a non-ad valorem assessment collected on the Collier County tax bill and listed separately from ad valorem property taxes (FY2026 hearing notice). Bring a copy of the tax bill to the adviser, who can say how that separate line is treated on your return.

Do I Have to Join ArrowHead Golf Club to Live in Heritage Greens?

No. ArrowHead Golf Club is separately owned, open to the public and outside the Heritage Greens Declaration, and no golf membership is required or included with a home (Declaration, sections 1.14 and 2.1). Owners may play at the same fees as the public on a space-available basis and may reserve tee times at least 24 hours before any other user under the Golf Course Agreement, recorded at OR 2325/2444.

Can Heritage Greens Residents Play ArrowHead Without a Membership?

Yes. Heritage Greens owners can book ArrowHead like any public golfer and pay daily rates, with one recorded advantage: the Golf Course Agreement lets them reserve tee times at least 24 hours before any other user (Declaration, section 4.5). The club’s FAQ page sets the public booking window at 4 days ahead and members at 7 days, so an owner’s head start runs ahead of both groups.

How Much Does It Cost to Play ArrowHead Golf Club?

ArrowHead’s posted daily rates for October 12 to 31, 2026 start at $99 from 7:00 to 10:59 a.m., $79 from 11:00 a.m. to 2:59 p.m. and $59 from 3:00 to 5:59 p.m., cart and greens fee included, plus 6% tax (ArrowHead rates and fees). The club uses dynamic pricing, so rates move by date and demand. The grass driving range is open to the public until dusk (practice facilities).

How Much Is an ArrowHead Golf Club Membership?

ArrowHead’s summer 2026 membership (May 1 to October 31, 2026) was $850 single and $1,350 family (summer memberships). Annual tiers appear as 2025 rates as posted: Platinum $7,750 single and $9,500 family; Gold $6,100 single and $7,850 family; Associate $4,750 single; plus 7% sales tax (become a member). A Platinum family at $9,500 plus 7% tax pays $10,165. Membership is optional for Heritage Greens owners.

Does Heritage Greens Have a Clubhouse and Pool?

Heritage Greens’ clubhouse is the association’s Community Center at 2215 Heritage Greens Drive: a social room with kitchen and covered west patio (rentable at $75 a day plus a $200 deposit), a fitness center, an activity room and association offices, open 5:00 a.m. to 10:00 p.m. and unstaffed (2024 Rules, About page). The association lists three outdoor heated pools with spas and a kiddie pool. ArrowHead’s clubhouse at 2205 Heritage Greens Drive belongs to the golf club.

What Are the Heritage Greens Pool Hours?

Heritage Greens pools and spas are open dawn to dusk with no lifeguard on duty, under the 2024 recorded Rules. Children under 16 must be supervised, smoking is barred at recreation areas, and association key fobs open the pool and fitness center (key fob request form). The Crestview Recreation Area pool, which serves 184 Crestview and Colonial Links units, caps attendance at 26 people and closes after dusk (Crestview Recreation Area guidelines).

Does Heritage Greens Have Tennis and Pickleball Courts?

Yes. The Heritage Greens Outdoor Sports Center has two tennis courts, two lined pickleball courts, basketball courts and a tot lot; the courts are open 8:00 a.m. to 10:00 p.m. and the tot lot dawn to dusk (About page, 2024 Rules). A resident pickleball group plays Tuesday and Thursday 8 to 11 a.m., Monday and Wednesday 7 to 9 p.m., and Saturday 8 to 11 a.m. (Activities). The court surface is not published.

Is Heritage Greens in a Flood Zone?

Heritage Greens is in FEMA Zone X, an area of minimal flood hazard, at all 31 points sampled across its neighborhoods on the FEMA National Flood Hazard Layer on October 28, 2026: no base flood elevation, FIRM panel 12021C0214H, panel effective date May 16, 2012 as the NFHL records it. The county’s FEMA24 layer agrees. Collier’s current countywide flood map series took effect February 8, 2024 (Collier 311).

Do I Need Flood Insurance in Heritage Greens?

Lenders require flood insurance on federally backed mortgages inside a Special Flood Hazard Area, and every sampled Heritage Greens point is Zone X, outside it. Collier County still notes that most homeowner policies exclude flood and that NFIP coverage is available to all owners, including those outside the SFHA (2024 Flood Protection Newsletter). Collier holds Community Rating System Class 5, worth a 25% discount on eligible flood policies (FEMA CRS).

What Hurricane Evacuation Zone Is Heritage Greens In?

Heritage Greens is in Collier County hurricane evacuation Zone E on the county evacuation zone layer and outside the Coastal High Hazard Area. For Hurricane Milton in October 2024, evacuation orders covered Zones A and B, and Gulf Coast High School, beside the community at 7878 Shark Way, opened as a general-population shelter (Naples Daily News). The association posts a 2024 hurricane information packet with county contacts and checklists.

What Schools Serve Heritage Greens?

The district’s address lookup for school year 2027 assigns Heritage Greens addresses to Laurel Oak Elementary (7800 Immokalee Road), Oakridge Middle (14975 Collier Boulevard) and Gulf Coast High (7878 Shark Way), with no pending rezone flags. All three earned an A every year from SY22 to SY26 (2026 Accountability Brief). Two condominium addresses returned no match in the lookup, so confirm a condo unit by its full address with the district.

Can Kids Walk to School From Heritage Greens?

Laurel Oak Elementary and Gulf Coast High sit on the north edge of Heritage Greens, 0.2 and 0.3 mile in a straight line from the entrance on the county address layer, with modeled drives of about 2 minutes and 1 minute (OSRM routes). Whether a student walks or rides a bus depends on district transportation policy and the route from a specific home, so check eligibility with Collier County Public Schools for the address.

What Is the Closest Hospital to Heritage Greens?

The closest emergency room to Heritage Greens is NCH Emergency Department Northeast, 15420 Collier Boulevard, open 24 hours at (239) 624-8700, which NCH describes as Collier’s only freestanding ED, about 1.6 miles or 4 minutes by modeled drive (NCH Northeast). The nearest full hospital is NCH North Naples Hospital, 11190 Health Park Boulevard, 5.2 miles or 10 minutes, Collier’s only 24-hour pediatric ED per NCH Emergency Services.

Where Is the Closest Grocery Store and Pharmacy?

Publix at The Shoppes at Pebblebrooke (store 781), 15265 Collier Boulevard, is about 1.6 miles or 3 minutes from Heritage Greens by modeled drive; it opens 7 a.m. to 10 p.m., with a drive-thru pharmacy open Monday to Friday 9 to 9, Saturday 9 to 7 and Sunday 11 to 6 (Publix Pebblebrooke). Sprouts Farmers Market at Logan Landings, 0.26 mile from the CDD boundary, opens 7 a.m. to 10 p.m. (Sprouts Logan Blvd).

How Far Is Heritage Greens From the Beach?

By modeled free-flow drive from the Heritage Greens entrance, Delnor-Wiggins Pass State Park is 7.6 miles and 16 minutes, Vanderbilt Beach Park 8.8 miles and 17 minutes, and Clam Pass Park 10.5 miles and 20 minutes (OSRM routes). Delnor-Wiggins charges $6 per vehicle or $4 single occupant (state park fees). Homes deep inside on Morning Sun Lane add about 3 to 4 minutes. Heritage Greens has no beach club or private beach access.

How Far Is Heritage Greens From the Airport?

Southwest Florida International Airport (RSW) is about 24.9 miles and 33 minutes from the Heritage Greens entrance by modeled free-flow drive (OSRM routes), by way of I-75 from Exit 111 at Immokalee Road (FDOT exit list). The terminal sits about three miles east of I-75 Exit 128 and handled more than 11.1 million passengers in 2025 (RSW). Modeled times assume no traffic, so allow more at busy hours.

Can I Rent Out My Heritage Greens Home?

Yes, within limits. The Heritage Greens 2024 Rules and Declaration bar leases under 30 consecutive days and any short-term rental business, require each lease to be approved by the neighborhood association and copied to the master before occupancy, require a favorable criminal background check for tenants, and bar subleasing. Neighborhood documents may be stricter and control; Club Homes III’s 2009 posted rules allow leases of 30 to 365 days with board approval (Club Homes III form).

Are Dogs Allowed in Heritage Greens?

Yes, subject to master rules and neighborhood limits. The Heritage Greens 2024 Rules require pets on a leash outdoors, walked only on sidewalks and swales, never on the golf course, and never in pool areas or the Community Center. Each neighborhood association sets the number and size of pets, and some bar tenants from keeping pets; Club Homes III’s 2009 posted rules allow two small pets and none for renters (Club Homes III form).

Are Golf Carts Allowed on Heritage Greens Streets?

Yes, on streets only. The Heritage Greens 2024 Rules let private golf carts use community roadways, not sidewalks, and require them to be stored in a garage overnight; the community speed limit is 25 mph. Under the golf easements in the Declaration, section 7.5, carts may not drive onto lots to retrieve golf balls. Street parking is barred from 1:00 to 6:00 a.m. under the same Rules.

Are There Alligators in the Heritage Greens Lakes?

Heritage Greens has 16 numbered lakes, and the association posts an alligator nuisance reporting procedure for animals in the ponds or backyards, which tells residents how to report one. The Declaration, section 5.1, bars boating, swimming and wading in the water management areas, and the association describes the lakes as catch-and-release fishing water (About page). Keep pets leashed and away from the banks.

Is Heritage Greens a 55+ Community?

No age restriction is stated in the documents cited on this page. Heritage Greens’ amenities include a tot lot and a kiddie pool (About page, 2024 Rules), and occupancy is governed by the Declaration and each neighborhood association’s recorded documents. A buyer who needs certainty on occupancy rules for a specific home should read that neighborhood’s declaration and rules in the resale packet.

Frequently Asked Questions: Seller Edition

Heritage Greens sellers ask about price, timing, closing costs, association approvals and how to show a home behind a remote gate. These answers use the Southwest Florida MLS and Collier County recorded deed data we tracked, plus the CDD and association records, each labeled with its source and window at the point of use.

What Have Heritage Greens Homes Sold For Recently?

We tracked 22 closed sales in Heritage Greens between August 11, 2025 and August 11, 2026, at a $437,500 median and a $295,000 to $1,110,000 range (Southwest Florida MLS). Collier County recorded deeds, qualified sales, August 11, 2025 to October 16, 2026, show 24 sales with a $432,500 median, a $455,500 mean, $10,932,000 in total and the same $295,000 to $1,110,000 range.

What Is the Median Home Price in Heritage Greens?

Heritage Greens has two medians, each from its own record. The Southwest Florida MLS median is $437,500 on 22 closed sales from August 11, 2025 to August 11, 2026. The Collier County recorded deed median is $432,500 on 24 qualified sales from August 11, 2025 to October 16, 2026: the 12th and 13th of 24 prices are $425,000 and $440,000, and their mean is $432,500. The deed layer runs two months later and counts recorded transfers, so the two figures stand side by side, never averaged.

Are Heritage Greens Prices Going Up or Down?

The average qualified recorded sale price in Heritage Greens (Collier County recorded deeds) rose from $208,854 in 2011 to $538,660 in 2024, up 157.9%, then eased to $494,157 in 2025 and $439,052 for 2026 to date on 19 sales, down 18.5% from 2024. The 2021 to 2022 jump was 45.8% ($363,512 to $530,022). Averages are mix-sensitive: a year with more condominium sales reads lower even when values hold.

How Many Homes Sell in Heritage Greens Each Year?

We tracked 22 closed sales in Heritage Greens in the 12 months to August 11, 2026 (Southwest Florida MLS), and Collier County recorded deeds show 24 qualified sales from August 11, 2025 to October 16, 2026, of 527 homes in all. For context, the recorded deeds show 58 qualified sales in 2005, during the community’s early resale years, and 19 for 2026 to date.

Which Heritage Greens Neighborhood Sells Most Often?

By MLS neighborhood label, the 22 Heritage Greens closings split: “Heritage Greens” 12 (single-family homes and Club Homes, not separated), “Colonial Links” 6 (villas and condominium, not separated), “Crestview Villas” 2 and “Crestview Condominium at Heritage Greens” 2 (Southwest Florida MLS, August 11, 2025 to August 11, 2026). Each Crestview label is two sales, too thin to read as a market rate, and the 12 cannot be assigned to single-family homes alone.

How Long Does It Take to Sell a Home in Heritage Greens?

Days on market for Heritage Greens are being added from the Southwest Florida MLS: The levers a seller controls are the same in every Heritage Greens neighborhood: price set against the 22 recent closings ($437,500 median), condition and roof age, estoppel and association approval paperwork ready before the first offer, and timing the listing for the winter months, when more buyers are in Naples.

What Is the Best Time of Year to Sell in Heritage Greens?

Naples demand is seasonal: many buyers are seasonal residents who shop in person from late fall through spring, so a Heritage Greens listing that is ready by then reaches the most buyers. The Heritage Greens data on this page is annual rather than monthly, so the practical answer is to list when the home is ready, price it to the current closings, and leave time for neighborhood association approval before the closing date.

Does a Golf Course View Raise My Heritage Greens Home’s Value?

No published record isolates a golf-view premium in Heritage Greens, and the recorded sales on this page are not split by view. What a golf-course lot does carry is a disclosure point: the Declaration, section 7.5, grants golfers easements for errant balls, ball flight, carts, maintenance noise and occasional tournaments over lots near the course. A valuation that compares like-for-like sales prices the view; request a free home valuation.

Should I Sell My Heritage Greens Condo or Villa Before Insurance Costs Rise?

No one can promise where premiums go next, so decide on today’s data. The Insurance Information Institute, analyzing Florida OIR data, put the Collier average homeowners premium at $5,534 at March 31, 2026, up 2%, while Insurify estimated $10,052, up 25.3% in the first half of 2026; the two are not comparable (WINK News, October 13, 2026). Citizens recommended a 2.6% average personal-lines decrease for 2026 (Citizens rate kit). Heritage Greens condo sellers should also ask their association for SIRS and milestone status, since buyers will.

What Closing Costs Does a Seller Pay in Heritage Greens?

A Heritage Greens seller’s closing costs usually fall into a few categories: the brokerage commission set in the listing agreement, Florida documentary stamp tax on the deed, payoff of any mortgage, prorated property taxes and CDD assessment, any association charges the contract assigns to the seller, and negotiated repair credits. In Collier County the buyer customarily pays for the owner’s title policy, so it is not a seller cost; the contract controls. Exact amounts depend on price and terms.

Who Pays Title Insurance in Collier County?

In Collier County, including Heritage Greens, the buyer customarily pays for the owner’s title insurance policy. The purchase contract controls and can assign the cost either way, so read the title line before you sign. A seller planning a net figure should leave the owner’s policy out of seller costs unless the contract says otherwise, and confirm the title company and its charges early in the transaction.

Do I Need an Estoppel Certificate to Sell in Heritage Greens?

Yes. A Heritage Greens sale needs an estoppel certificate from the master association and from the neighborhood association, which state what the owner owes. The master certificate confirms current dues, any balance and the $1,000 capital contribution on resale added by the Second Amendment, approved by members November 28, 2006. Order the certificates soon after accepting an offer so the title company has them well before closing.

How Long Does Association Approval Take When Selling in Heritage Greens?

Heritage Greens neighborhood associations approve sales and leases under their own documents, and the master association receives copies. The posted Club Homes III rules (September 2009, possibly revised since) give that board 20 days to approve a sale (Club Homes III purchase application); other neighborhoods’ timelines are set in their recorded declarations and rules. Building that approval window into the contract’s closing date avoids a squeeze at the end.

Who Pays the $1,000 Capital Contribution at Resale?

The Second Amendment to the Heritage Greens Declaration, approved by members November 28, 2006, created a $1,000 capital contribution on resale for the master association. The amendment and the purchase contract decide which party pays it, and the master association’s estoppel certificate confirms the current amount. Check that line in the contract before signing, so the seller’s net sheet reflects it.

How Is the CDD Assessment Handled at Closing?

The Heritage Greens CDD assessment, $668 per home for FY2027 (July 2026 minutes), is a non-ad valorem charge collected on the Collier County tax bill (FY2026 hearing notice), so it is prorated at closing along with property taxes under the terms of the contract. The adopted FY2026 budget carries no debt-service assessment (FY2026 adopted budget), so the proration covers the operations and maintenance charge.

Do I Have to Disclose the CDD to a Buyer?

Yes. Florida law requires contracts for homes inside a community development district to carry CDD disclosure language, and standard Florida purchase contracts include it. Heritage Greens sits inside the Heritage Greens CDD (CDD home page), and its assessment appears on the Collier County tax bill, so give buyers the current bill and the FY2027 rate of $668 per home. A real estate attorney or the title company can confirm the exact wording.

Can I Sell My Heritage Greens Home As Is?

Yes. A Heritage Greens home can be sold as is by contract, which tells the buyer the seller will not make repairs; buyers still inspect, and many contracts let them cancel within the inspection period. Expect questions on roof age and wind features, since single-family homes date from 1998 to 2025 and attached product from 1998 to 2003 on the 2026 Collier County parcel roll, and the 2024 Rules set roof and driveway cleaning schedules.

Can I Sell With an Older Roof in Heritage Greens?

Yes, but expect the roof to drive buyer and insurer questions, because insurers look at roof age and condition before writing a policy. In Heritage Greens the 2024 Rules require tile roofs to be cleaned at least every 2 years and shingle roofs every 5. For attached club homes, villas and condominiums, the neighborhood association may maintain the roof under its documents, so confirm who owns the roof before pricing.

Can I Sell My Heritage Greens Home With a Tenant in Place?

Yes. Heritage Greens allows leases of 30 days or more with neighborhood association approval (2024 Rules), so a home can be sold with an approved tenant in place. The lease generally carries over to the buyer on its terms, subject to the neighborhood documents; an investor buyer may welcome it, while a buyer who wants to move in needs the lease to end first. Share the lease and its approval with buyers early.

Can I Hold Open Houses in Heritage Greens?

Yes, on weekends. The 2024 Rules allow open houses in Heritage Greens on Saturday and Sunday only. Visitors come through the remote gate, so each open house needs guest registration with Envera arranged ahead of time. Because real estate signs are barred on lots, open houses work best paired with online marketing and agent-to-agent outreach in the days before, so buyers arrive already knowing the home.

Can I Put a For Sale Sign in My Yard?

No. The 2024 Rules bar real estate signs on lots throughout Heritage Greens, For Sale signs included, and neighborhood documents may add their own limits. That puts the weight of marketing on online exposure, agent-to-agent outreach and open houses, which are allowed on Saturdays and Sundays. Pricing correctly from the first day matters more when no sign is in the yard.

How Do Buyers Get Through the Gate for Showings?

Showing agents and buyers enter Heritage Greens through the remote gate on Heritage Greens Drive. There is no guard on site, so the seller or agent registers visitors with Envera and they use the guest-side kiosk (association Helpful Hints, CDD registration form). Build registration into every showing appointment, because the CDD withheld portions of Envera invoices after gate outages (March 2026 minutes).

What Do Buyers Ask About Most in Heritage Greens?

Heritage Greens buyers ask most about the fee stack and the CDD, golf access and flood risk. Have answers ready: the master and neighborhood dues from the estoppel certificates (equal per home at the master level under the Declaration); the $668 FY2027 CDD rate (July 2026 minutes); ArrowHead as a public course with no required membership but a 24-hour tee-time head start; and FEMA Zone X at all 31 sampled points (NFHL).

How Should I Price My Heritage Greens Home?

Price a Heritage Greens home against the closings that match it. We tracked 22 MLS closings at a $437,500 median and a $295,000 to $1,110,000 range (Southwest Florida MLS, August 11, 2025 to August 11, 2026), and Collier County recorded deeds show 24 qualified sales at a $432,500 median through October 16, 2026. Both mix condominiums, villas and single-family homes, so neighborhood-level comparison matters. Get a free home valuation or call Jesse direct at (239) 898-6072.

Is It a Buyer’s or Seller’s Market in Naples Right Now?

For Heritage Greens, the clearest signal in the records is price direction: the average qualified recorded sale price fell from $538,660 in 2024 to $494,157 in 2025 and $439,052 for 2026 to date (Collier County recorded deeds), 18.5% below 2024, partly a mix effect. That still sits above the 2021 average of $363,512. Active listings are being added from the MLS: Careful pricing matters in a softer average.

What Taxes Do I Pay When I Sell a Florida Home?

Federal tax rules govern the gain on a Heritage Greens sale, including capital gains treatment and the primary-residence exclusion where an owner qualifies; the amounts depend on basis, holding period and how the home was used. Florida documentary stamp tax applies to the deed at closing. Talk with a tax adviser before listing, so the net figure you plan around reflects your own situation.

What Is Save Our Homes Portability?

Save Our Homes limits how fast the assessed value of a Florida homestead can rise each year, so long-time owners often carry an assessed value well below market value. Portability lets a homesteaded owner who sells move some of that accumulated difference to a new Florida homestead, provided they apply for the homestead exemption and portability on the new home within the deadline. Ask the county where you buy next about its application process before closing.

Can a Canadian Owner Sell a Heritage Greens Home?

Yes. A Canadian or other non-U.S. owner can sell a Heritage Greens home like any other owner, but federal withholding rules for foreign sellers (FIRPTA) usually require the closing agent to withhold part of the price for the IRS unless an exemption or reduced rate applies. Canadian tax reporting may also apply. Line up a cross-border tax adviser and the title company before accepting an offer.

How Do I Sell an Inherited Home in Heritage Greens?

Selling an inherited Heritage Greens home starts with authority to sell: a personal representative through probate, or a successor trustee if the home was held in a trust. After that the sale runs like any other: estoppel certificates from the master and neighborhood associations, neighborhood approval of the buyer, and the CDD assessment prorated through the Collier County tax bill. An estate attorney should confirm who can sign before you list.

Should I Make Repairs Before Listing?

Fix what buyers and insurers will flag, and get approval first for anything on the outside. Every exterior change in Heritage Greens, from paint and roof to landscaping, driveway, windows, doors and solar, needs master Architectural Review Board and neighborhood board review under the recorded Design Review Guidelines and the AR application. The 2024 Rules also require roof cleaning (tile every 2 years, shingle every 5) and yearly driveway cleaning.

Do I Need Architectural Approval for Pre-Sale Updates?

Yes, for exterior work. The Heritage Greens master Architectural Review Board and the neighborhood board both review exterior changes, including paint, roof, landscaping, driveway, windows, doors and solar, using approved color palettes and the Design Review Guidelines recorded September 10, 2019. Submit the 2026 AR application before work starts and allow time for both reviews in the listing schedule, because two boards, not one, must sign off on the same request.

Does the Road Construction on Immokalee Road Affect My Sale?

The 2025 AUIR rates the Immokalee Road link from Logan to Collier, directly in front of Heritage Greens, at LOS F with a volume-to-capacity ratio of 103.4%. The Livingston Road flyover design contract ($7,594,351.10 to DRMP Inc.) was awarded July 28, 2026, with construction to follow the I-75 at Immokalee Road diverging diamond, expected to start early 2027 (Gulfshore Business). No record measures an effect on Heritage Greens prices; buyers will see the same traffic either way.

Will the New Apartments Nearby Affect Heritage Greens Values?

Several projects are planned or under way near Heritage Greens: The Karlyn of Naples, about 160 senior rental apartments at 7576 Immokalee Road, 0.18 mile away, which the developer says opens in early 2027 (The Karlyn); Ascend Naples, 208 units on Vanderbilt Beach Road, 1.03 miles away; and the Baumgarten MPUD, authorized for 400 multifamily units at Immokalee Road and Collier Boulevard, 1.02 miles away (county PUD master list). No record measures their effect on Heritage Greens values.

Do Flood Maps Changing in 2027 Affect My Sale?

Heritage Greens is Zone X at all 31 sampled points today (NFHL). Collier County released a preliminary FIRM on March 20, 2025, opened a 90-day appeal period on August 19, 2026, and targets an effective date of Summer 2027, subject to change (Collier County). Whether Heritage Greens changes on the preliminary map is not verified, so check the preliminary map for the specific address and share the result with buyers.

Why List With McGreevy and Comisar in Heritage Greens?

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 team in Southwest Florida since 2012. Jesse McGreevy has been in the business since 2004 and the team has worked together since 2008; McGreevy and Comisar alone have over $900 million in sales. In Heritage Greens that experience goes to pricing across nine associations, estoppel and approval timing, and marketing without yard signs. Start with sell my home in Naples.

How Do I Get a Free Valuation of My Heritage Greens Home?

Request a free valuation of your Heritage Greens home at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. The valuation compares your home with recent closings in its own neighborhood association and product type, then adjusts for size, condition, roof age and golf or lake setting. Conversations are confidential, and there is no obligation to list. Marc Comisar handles the buying side if you are moving within Naples.

Your Heritage Greens Real Estate Experts

Your Heritage Greens real estate experts are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #1 team in Southwest Florida since 2012, serving buyers and sellers in Heritage Greens, Naples, Florida from the Domain Realty Naples office at 9180 Galleria Ct #200, Naples, FL 34109. Sellers call Jesse first; buyers call Marc.

Read the full story of the team on our About McGreevy and Comisar page.

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

Jesse McGreevy has sold Southwest Florida real estate since 2004 and has lived in Estero since 2003; the team has worked together since 2008. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 billion in real estate, and McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

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

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).

Thinking of selling in Heritage Greens? Get a free Heritage Greens home valuation or call Jesse direct at (239) 898-6072. Buying in Heritage Greens? Call Marc at (239) 287-5873 and read about buying with McGreevy and Comisar.

Sources

The sources behind this Heritage Greens page are primary records: Heritage Greens CDD and master association documents, recorded declarations, Sunbiz filings, Collier County planning and GIS layers, FEMA, ArrowHead Golf Club, and school, healthcare and road agencies. Southwest Florida MLS and Collier County recorded deed figures are cited in the text by name and window.

1. Heritage Greens Community Development District, home page, retrieved October 2026
2. Heritage Greens CDD Engineer’s Report (Public Facilities Report), October 1996, retrieved October 2026
3. Heritage Greens CDD FY2026 Adopted Budget, retrieved October 2026
4. Heritage Greens CDD notice of FY2026 public hearing and assessment increase, July 21, 2025, retrieved October 2026
5. Heritage Greens CDD minutes, July 21, 2025, retrieved October 2026
6. Heritage Greens CDD minutes, March 16, 2026, retrieved October 2026
7. Heritage Greens CDD minutes, June 15, 2026, retrieved October 2026
8. Heritage Greens CDD minutes, July 20, 2026, retrieved October 2026
9. Heritage Greens CDD financial documents page, retrieved October 2026
10. Heritage Greens CDD FY2025 audit engagement, retrieved October 2026
11. Dorrill Management Group, community development district clients, retrieved October 2026
12. Declaration of Covenants, Conditions and Restrictions for Heritage Greens (OR 2337/619), retrieved October 2026
13. Declaration of Covenants, recorded scan copy, retrieved October 2026
14. Supplemental Declaration of Voting Groups, November 15, 2001, retrieved October 2026
15. Second Amendment to the Declaration, December 2006, retrieved October 2026
16. Heritage Greens Association Breakdown Map, June 18, 2021, retrieved October 2026
17. Heritage Greens Community Association Rules and Regulations, 2024 (recorded), retrieved October 2026
18. HGCA Rules and Regulations, revised version circulated to homeowners, retrieved October 2026
19. HGCA Design Review Guidelines, recorded September 10, 2019, retrieved October 2026
20. HGCA Architectural Review application form and guidelines, retrieved October 2026
21. HGCA Helpful Hints for residents, August 2020, retrieved October 2026
22. HGCA Summit Broadband speed notice, 2022, retrieved October 2026
23. Heritage Greens Community Association, home page, retrieved October 2026
24. Heritage Greens Community Association, About Us, retrieved October 2026
25. Heritage Greens Community Association, Activities, retrieved October 2026
26. Heritage Greens Community Association, Documents, retrieved October 2026
27. Heritage Greens Community Association, Forms, retrieved October 2026
28. Heritage Greens Community Association, Quick Reference, retrieved October 2026
29. Heritage Greens Community Association, Property Management, retrieved October 2026
30. Heritage Greens Community Association, Committees, retrieved October 2026
31. Heritage Greens Single Family Homes association page, retrieved October 2026
32. Heritage Greens Single Family declaration, retrieved October 2026
33. Colonial Links Condominium association page, retrieved October 2026
34. Colonial Links Condominium declaration, retrieved October 2026
35. Shared Entrance Signage, Irrigation and Crestview Recreation Area Agreement, OR 3169/1934, retrieved October 2026
36. Crestview Condominium association page, retrieved October 2026
37. Crestview Condominium declaration, retrieved October 2026
38. Crestview Villas association page, retrieved October 2026
39. Crestview Villas original declaration and bylaws, filed March 2, 1998, retrieved October 2026
40. Club Homes I association page on the master site, retrieved October 2026
41. Club Homes III purchase application and rules, September 2009, retrieved October 2026
42. Club Homes I at Heritage Greens Association website, retrieved October 2026
43. Colonial Links Villas at Heritage Greens Association website, retrieved October 2026
44. Colonial Links Villas, HOA forms, retrieved October 2026
45. Heritage Greens Communities list (527 units), retrieved October 2026
46. Colonial Links Villas, full set of declarations and phase amendments, retrieved October 2026
47. Crestview Recreation Area guidelines, retrieved October 2026
48. HGCA key fob request form, retrieved October 2026
49. Heritage Greens CDD resident registration form (Envera), retrieved October 2026
50. HGCA Community Center rental request form, 2026, retrieved October 2026
51. HGCA alligator nuisance reporting notice, 2020, retrieved October 2026
52. HGCA hurricane information packet, 2024, retrieved October 2026
53. Sunbiz: Heritage Greens Community Association, Inc., N97000001407, retrieved October 2026
54. Sunbiz image: Heritage Greens Community Association articles, retrieved October 2026
55. Sunbiz image: Crestview Condominium at Heritage Greens Association articles, N97000006308, retrieved October 2026
56. Sunbiz image: Colonial Links Condominium at Heritage Greens Association 2012 annual report, N01000002011, retrieved October 2026
57. Sunbiz: Club Homes I at Heritage Greens Association, Inc., N97000005913, retrieved October 2026
58. Collier County PUD Master List, revised October 9, 2026, retrieved October 2026
59. Collier County PUD ordinance list (Appendix F, current edition), retrieved October 2026
60. Collier County PUD ordinance list (2012 edition), retrieved October 2026
61. Collier County GIS, PUD layer, retrieved October 2026
62. Collier County GIS, Community Development Districts layer, retrieved October 2026
63. Collier County GIS, site address points, retrieved October 2026
64. Collier County GIS, parcels layer, retrieved October 2026
65. Collier County GIS, building footprints, retrieved October 2026
66. Collier County GIS, hurricane evacuation zones, retrieved October 2026
67. Collier County GIS, Coastal High Hazard Area, retrieved October 2026
68. Collier County GIS services directory (FEMA24 flood layers, wind-load layers), retrieved October 2026
69. Collier County GIS, elevation certificates, retrieved October 2026
70. Collier County GIS, fire districts, retrieved October 2026
71. Collier County GIS, basins and subbasins, retrieved October 2026
72. FEMA National Flood Hazard Layer, flood hazard zones (layer 28), retrieved October 2026
73. FEMA Community Rating System, retrieved October 2026
74. Collier County 2024 Flood Protection Newsletter, retrieved October 2026
75. Collier County: Proposed Flood Insurance Rate Map reflects changes to local flood risk, August 2026, retrieved October 2026
76. Collier County 311: 2024 flood map adopted February 8, 2024, retrieved October 2026
77. Section 718.112, Florida Statutes (2025), retrieved October 2026
78. WINK News: Collier ranked second nationally for homeowners insurance increases, expert disputes findings, October 13, 2026, retrieved October 2026
79. Citizens Property Insurance Corporation, 2026 Rate Kit, retrieved October 2026
80. Naples Daily News: storm shelters open in Naples ahead of Hurricane Milton, October 9, 2024, retrieved October 2026
81. Collier Clerk, BCC recap September 9 to 10, 2003 (Heritage Greens CDD Resolution 2003-294), retrieved October 2026
82. SFWMD 2012 Lower West Coast Water Supply Plan appendices, retrieved October 2026
83. ArrowHead Golf Club, home page, retrieved October 2026
84. ArrowHead Golf Club, The Course, retrieved October 2026
85. ArrowHead Golf Club, rates and fees, retrieved October 2026
86. ArrowHead Golf Club, become a member, retrieved October 2026
87. ArrowHead Golf Club, summer memberships, retrieved October 2026
88. ArrowHead Golf Club, FAQs, retrieved October 2026
89. ArrowHead Golf Club, policies, retrieved October 2026
90. ArrowHead Golf Club, practice facilities, retrieved October 2026
91. The Pub at ArrowHead, retrieved October 2026
92. ArrowHead Golf Club, general information, retrieved October 2026
93. ArrowHead Golf Club, membership information, retrieved October 2026
94. PR Newswire: Coral Hospitality and ArrowHead Golf Club announce acquisition and capital improvements, January 2012, retrieved October 2026
95. Coral Hospitality, ArrowHead Golf Club case study, retrieved October 2026
96. Golfweek: Coral Hospitality purchases three Florida courses, May 3, 2023, retrieved October 2026
97. Naples Daily News archive: Lubner Group completes ArrowHead Golf Club renovation, January 2014, retrieved October 2026
98. ArrowHead Golf Course scorecard and layout (golf-data listing), retrieved October 2026
99. Naples Daily News: three Southwest Florida golf courses will become private, September 16, 2026, retrieved October 2026
100. Collier County Public Schools address lookup (Address_v3, year 2027), retrieved October 2026
101. Collier County Public Schools 2026 Accountability Brief (2025-2026 school and district grades), retrieved October 2026
102. Florida Department of Education, Collier district school listing, retrieved October 2026
103. Laurel Oak Elementary School, retrieved October 2026
104. Collier County Public Schools, school directory, retrieved October 2026
105. Naples Daily News: Florida school report cards are out, July 7, 2026, retrieved October 2026
106. Marco Eagle: Collier school grades are out, July 22, 2026, retrieved October 2026
107. Community School of Naples, retrieved October 2026
108. Seacrest Country Day School, retrieved October 2026
109. St. John Neumann Catholic High School, retrieved October 2026
110. NCH Emergency Department Northeast, retrieved October 2026
111. NCH Emergency Services, retrieved October 2026
112. NCH Medical Group Immediate Care, Vanderbilt, retrieved October 2026
113. NCH Medical Group Immediate Care, Southeast, retrieved October 2026
114. NCH urgent and immediate care locations, retrieved October 2026
115. Physicians Regional Medical Center, Collier Boulevard, retrieved October 2026
116. Physicians Regional, emergency department, retrieved October 2026
117. Publix, The Shoppes at Pebblebrooke (store 781), retrieved October 2026
118. Publix, Neighborhood Shoppes at Orangetree, retrieved October 2026
119. Sprouts Farmers Market, Logan Blvd, North Naples, retrieved October 2026
120. Felipe’s Taqueria, Logan Landings, retrieved October 2026
121. Brooks Grill and Tavern, retrieved October 2026
122. Cornerstone United Methodist Church, Florida Conference listing, retrieved October 2026
123. Faith Bible Church Naples, retrieved October 2026
124. FDOT interstate exit numbers, I-75, retrieved October 2026
125. Southwest Florida International Airport, contact and directions, retrieved October 2026
126. Florida State Parks: Delnor-Wiggins Pass State Park hours and fees, retrieved October 2026
127. Florida State Parks: Delnor-Wiggins Pass State Park, retrieved October 2026
128. Collier County: CAT Beach Bus returns to North Naples, February 2026, retrieved October 2026
129. Fifth Avenue South, parking and transit, retrieved October 2026
130. Waterside Shops, retrieved October 2026
131. OSRM open routing service (OpenStreetMap data), driving routes run October 28, 2026, retrieved October 2026
132. Collier County 2025 Annual Update and Inventory Report (AUIR/CIE), adopted January 27, 2026, retrieved October 2026
133. Collier County AUIR/CIE index page, retrieved October 2026
134. Collier County Capital Projects Update, January 2026, retrieved October 2026
135. Collier County Transportation Engineering projects, retrieved October 2026
136. Collier County Transportation Planning studies, retrieved October 2026
137. Gulfshore Business: Collier approves $7.59 million design contract for flyover, July 2026, retrieved October 2026
138. WINK News: Collier County awards design contract for proposed Livingston Road flyover, retrieved October 2026
139. Greater Naples Fire District: Vanderbilt Beach Road Extension opens June 12, 2026, retrieved October 2026
140. SWFL Roads (FDOT): I-75 at Pine Ridge Road, project 445296-1, retrieved October 2026
141. SWFL Roads (FDOT): implementation of the diverging diamond interchange at I-75 and Pine Ridge Road, retrieved October 2026
142. Gulf Coast News: Collier County’s first diverging diamond opens at I-75 and Pine Ridge Road, retrieved October 2026
143. City of Bonita Springs: Logan Boulevard extension, retrieved October 2026
144. Naples Daily News: Logan Boulevard extension to Bonita Beach Road opens, February 26, 2020, retrieved October 2026
145. The Karlyn of Naples (developer site), retrieved October 2026
146. Gulfshore Business: Immokalee Road land cleared for senior housing, retrieved October 2026
147. Naples Press: two new housing developments planned in North Naples, retrieved October 2026
148. Naples Daily News: shopping center proposed at Logan and Immokalee, November 28, 2016, retrieved October 2026
149. Naples Daily News: Logan Landings retail center making progress, August 6, 2018, retrieved October 2026
150. Naples Daily News: development planned at Immokalee Road and Collier Boulevard (Baumgarten), November 5, 2018, retrieved October 2026
151. Peninsula Engineering: Baumgarten PDI petition PL20230013897 (applicant materials), retrieved October 2026
152. Naples Press: Ascend Naples apartment complex approved by Collier commissioners, retrieved October 2026
153. Naples Press: Habitat breaks ground on condos (Las Palmas at Tree Farm), retrieved October 2026
154. Baker Senior Center Naples, retrieved October 2026
155. Collier Clerk legal notice: BCC April 8, 2025, NC Square, retrieved October 2026
156. WINK News: Collier County’s Immokalee Road creates traffic troubles, retrieved October 2026
157. Naples Daily News: commissioners send Immokalee Road housing plan to the state, July 10, 2025, retrieved October 2026
158. QE USA: Immokalee Road, Logan Boulevard and Vanderbilt Beach Road 24-inch force main (contractor record), retrieved October 2026
159. Collier MPO 2045 Long Range Transportation Plan, retrieved October 2026
160. Collier County 2024 AUIR, retrieved October 2026
161. NOAA National Hurricane Center, retrieved October 2026
162. Naples Heritage CDD (a different district, 34112), retrieved October 2026
163. Naples Heritage Golf and Country Club (a different community, 34112), retrieved October 2026
164. Section 718.112, Florida Statutes (2022), pre-amendment SIRS deadline text, retrieved October 2026