Heritage Landing
Heritage Landing is a gated golf community on Burnt Store Road where 138 homes recorded sales in 12 months at a $352,500 median and every home pays the Tern Bay CDD, $1,356.09 for 2027. Sell or buy with McGreevy and Comisar.
Heritage Landing is a gated golf community on Burnt Store Road where 138 homes recorded sales in 12 months at a $352,500 median and every home pays the Tern Bay CDD, $1,356.09 for 2027. Sell or buy with McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Heritage Landing sellers call first, and the team buyers call when they want the CDD bill, the golf club rules and the flood letter explained before they write an offer. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, have been among the Top 1% Real Estate Agents Nationally Since 2008, and carry over $900 million in personal sales. If you are comparing the best real estate agents in Punta Gorda, ask each one to show you the recorded sales, not a portal estimate.
Heritage Landing Golf and Country Club is a gated golf community of about 1,545 homes and condominiums in unincorporated Charlotte County, with a Punta Gorda, Florida address in ZIP 33955. It sits on the west side of Burnt Store Road, between the road and the Charlotte Harbor preserve, about three miles north of the Lee County line. Lennar Homes built almost all of it between 2019 and 2025 on land first entitled in 1992, and an 18-hole, par-71 course runs through the middle (Charlotte County, Heritage Landing DRI, read September 25, 2026).
Three facts decide value here, and most listing pages get at least one wrong. First, every home pays the Tern Bay Community Development District on the tax bill, and the district's operating assessment rose from $377.44 in fiscal 2025 to $1,356.09 adopted for fiscal 2027, on top of a bond payment of $995.68 to $1,849.13 depending on the product (Tern Bay CDD, Adopted Budget FY2027). Second, most of the community is attached: 976 of the 1,545 homes are coach homes, veranda condominiums or terrace condominiums. Third, FEMA maps about nine in ten homes in flood zone AE, yet FEMA letters have removed hundreds of individual buildings from the high-risk zone, so the answer is building by building.
This guide is built from the district's own budgets and minutes, Charlotte County's development orders and GIS, the Charlotte County Property Appraiser's recorded-sale files, FEMA's flood map service, the Florida Division of Corporations and the golf club's own site. Every figure carries its source and date. Where a record is not public, we say so and name the document that holds it. Our guides to selling a home in Punta Gorda and new construction in Punta Gorda use the same method.
McGreevy and Comisar price Heritage Landing homes on the records that move them: 138 recorded sales in the latest 12 months, the Tern Bay CDD bill by product, the golf club's transfer rules and each building's FEMA letter. The team has been #1 in Southwest Florida since 2012 and Top 1% nationally since 2008, with Punta Gorda buyers and sellers.
If you're searching for the best realtor for Heritage Landing, whether you're ready to sell your Heritage Landing home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and every Heritage Landing valuation we write starts from the county's recorded sales for the same product, not a portal estimate.
Data updated: September 2026 (Charlotte County Property Appraiser sales file, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Recent Heritage Landing track record, from the county record. In the last 12 months we tracked 138 Heritage Landing closings in the Charlotte County Property Appraiser's recorded-sale file (qualified, improved, arm's-length sales recorded from September 5, 2025 to August 31, 2026): $54,092,000 in dollar volume, a median of $352,500, and a range of $168,000 to $960,000. Of the 138, 30 were first sales from the builder at a median of $435,000 and 108 were resales at a median of $330,000. Since January 1, 2026, every recorded Heritage Landing sale has been a resale.
The MLS view of the same year. Southwest Florida MLS shows 72 closings in Heritage Landing Golf and Country Club for the 12 months to September 24, 2026, at a median of $330,000, a median of 70 days on market and a median sale-to-list ratio of 95.8 percent, with the highest sale at $960,000 (Southwest Florida MLS Matrix, pulled September 25, 2026). The MLS count is about half the county count because Lennar's builder-direct closings rarely reach the MLS, so in Charlotte County we lead with the county record and show the MLS beside it. The fastest single sale is not in the aggregate MLS file we hold, so we do not quote one.
For luxury Heritage Landing sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. On a golf-course home that marketing starts with the view corridor, the lot width the CDD bills you on, the flood letter for your building and the transfer rules for your golf privileges.
Honors and recognition:
McGreevy and Comisar is a top-reviewed Heritage Landing realtor on Google. We publish no aggregate score; these are five-star reviews in the clients' own words.
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
Selling your Heritage Landing home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Heritage Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Heritage Landing buyers and sellers should know eight record-backed facts before they price, tour or list: who bills them, what sold, which zone the building sits in, and what the golf club owns. Each point below links to the section of this guide that proves it, and each figure carries its date.
This Heritage Landing guide is organized so a seller or a buyer can jump straight to the record that answers the question: recorded sales by product, the Tern Bay name, the CDD and the fee stack, the neighborhoods and condominiums, the golf club and course, flood and insurance, schools and drive times, the comparison with Burnt Store Marina, and the buyer and seller FAQs.
Living in Heritage Landing means a gated, staffed entrance on Burnt Store Road, a golf course and clubhouse at the center, lakes behind most homes, and a drive of about 17 minutes to downtown Punta Gorda. Buyers trade a longer drive to shops and hospitals for newer construction, a quieter corridor and a golf-first social calendar.
Most days start and end at the gate. The Tern Bay CDD moved the entrance to a new access platform in December 2025, with QR-code passes for visitors that scan in under a minute, license plate recognition, video of every entry and a vehicle log, staffed by Allied Universal (Tern Bay CDD, FY2027 Notice to Homeowners, mailed June 17, 2026). Inside, a single spine road, Heritage Landing Boulevard, carries you past the terrace and veranda buildings to the clubhouse at 14571 Heritage Landing Boulevard, with single-family loops branching north and south.
On the September 2026 county roll, 862 of the 1,545 homes (56 percent) carry a Florida mailing address; the rest lead with Michigan (114), Ohio (66), New York (62), Illinois (58) and Ontario, Canada (47), so the community is a mix of full-time residents and seasonal owners. The golf calendar runs from late fall to early April, when the club schedules its premier ladies', men's and couples' events. A golf board member told the CDD in July 2026 that the club hosts 24 premier events in that season (Tern Bay CDD, July 22, 2026 minutes, in the September 22 agenda book). Heritage Landing is not age-restricted in any document we read, and children under 21 in a member household are covered by the club's membership definition.
The CDD maintains the boulevard and the single-family streets, the lakes and 167 storm inlets, the preserves, the streetlights, the landscape along 1.5 miles of Burnt Store Road and Heritage Landing Boulevard, the gates and the new lit pedestrian bridges. Water and sewer belong to Charlotte County Utilities. Zoning and building permits stay with Charlotte County (Tern Bay CDD, About the District).
When we walk a Heritage Landing buyer through a home, the first thing we open is not the kitchen. It is the tax bill, because the CDD lines on it differ by product and change every fiscal year, and the second is the FEMA letter for the building. Buyers who start there make faster, calmer offers. A Heritage Landing buyer who wants that walk-through can call Marc at (239) 287-5873, and an owner who wants a price can call Jesse at (239) 898-6072.
Heritage Landing homes sold for a median of $352,500 across 138 recorded sales in the 12 months to August 31, 2026, with single-family homes near $460,000 to $700,000, coach homes near $400,000, verandas near $300,000 and terraces near $235,000. Resale prices for attached homes are below their 2023 peaks.
Data updated: September 2026 (Charlotte County Property Appraiser recorded-sale file, index built September 24, 2026, newest sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Product (recorded name) | Sales | Median | Range | Median $ per living sq ft | Builder-direct |
|---|---|---|---|---|---|
Single-family, Tern Bay Golf and Country Club plat | 14 | $697,500 | $465,000 to $815,000 | $314.01 | 0 |
Single-family, Heritage Landing phases | 41 | $460,000 | $350,000 to $960,000 | $213.68 | 24 |
Coach Homes I to V | 21 | $400,000 | $275,000 to $460,000 | $206.16 | 1 |
Veranda I to IV | 25 | $297,500 | $205,000 to $357,500 | $210.33 | 2 |
Terrace I to VI | 37 | $235,000 | $168,000 to $285,000 | $199.31 | 3 |
All Heritage Landing | 138 | $352,500 | $168,000 to $960,000 | $211.38 | 30 |
Source: Charlotte County Property Appraiser public files, DOR-qualified improved sales recorded September 5, 2025 to August 31, 2026, our analysis. Price per square foot uses the county's living-area field. "Builder-direct" is our estimate: the first qualified sale of a home within a year of the year it was built.
Southwest Florida MLS reports 72 closed sales in Heritage Landing Golf and Country Club from September 25, 2025 to September 24, 2026: a median sold price of $330,000, a range of $192,500 to $960,000, a median of 70 days on market, a median sale-to-list ratio of 95.8 percent, a median of 1,655 living square feet and a median of $212 per living square foot (Southwest Florida MLS Matrix, pulled September 25, 2026). The county median of $352,500 sits above the MLS median because the county file includes 30 builder-direct single-family closings that never appeared on the MLS.
In Charlotte County the county record leads. Here it recorded 138 qualified sales in the year against 72 MLS closings, a ratio of 1.9 to 1, because a buyer who contracts directly with Lennar closes without an MLS listing. Both counts measure living area the same way here, so the county's $211.38 and the MLS's $212 per square foot line up closely.
Year | Builder-direct sales, median | Resale medians by product |
|---|---|---|
2019 | 25 at $419,600 | none recorded |
2020 | 111 at $268,000 | Tern Bay plat homes 8 at $310,500 |
2021 | 223 at $240,900 | Tern Bay plat homes 21 at $340,000; coach 28 at $268,000; terrace 6 at $240,000 |
2022 | 139 at $300,000 | Tern Bay plat homes 9 at $785,000; coach 11 at $429,900; terrace 19 at $330,000 |
2023 | 245 at $312,100 | Tern Bay plat homes 9 at $750,000; coach 16 at $505,000; veranda 11 at $415,000; terrace 27 at $349,000 |
2024 | 191 at $305,000 | Tern Bay plat homes 12 at $689,500; Heritage Landing single-family 5 at $730,000; coach 19 at $505,000; veranda 20 at $370,000; terrace 25 at $300,000 |
2025 | 237 at $276,000 | Tern Bay plat homes 6 at $795,000; Heritage Landing single-family 9 at $585,000; coach 15 at $445,000; veranda 9 at $340,000; terrace 28 at $237,500 |
2026, to August 31 | 0 | Tern Bay plat homes 14 at $697,500; Heritage Landing single-family 13 at $530,000; coach 15 at $360,000; veranda 22 at $298,750; terrace 27 at $235,000 |
Source: Charlotte County Property Appraiser recorded-sale file, all qualified improved sales since the first home closed, our analysis. Counts under 10 are thin and should not be read as a market rate on their own.
Product decides most of it: a terrace condominium of about 1,154 square feet and an estate home on a 61 to 70 foot lot are different markets inside one gate. After product, buyers pay for a golf or long-lake view, a pool, and a building or lot with a FEMA letter placing it outside the high-risk flood zone. The CDD bond payment also differs by product, from $995.68 for a terrace unit to $1,849.13 for an estate lot, and a sophisticated buyer prices that in.
In 2025 Lennar's recorded first sales undercut the same year's resales for every attached product: coach homes at a median of $285,000 against $445,000 on resale, verandas at $233,900 against $340,000, terraces at $187,450 against $237,500 (county file). Resale sellers were competing with the builder's closeout pricing. No builder-direct sale has recorded since December 4, 2025, so 2026 resales no longer compete with a builder down the street.
Selling a Heritage Landing home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heritage Landing and Tern Bay are the same land. Tern Bay was the project name from 1992 until Charlotte County renamed the development of regional impact to Heritage Landing in 2019, and the name survives in the Tern Bay Community Development District and in the recorded plat for the first single-family streets.
Charlotte County Resolution 2019-134, adopted on Lennar Homes' petition and recorded October 10, 2019, amends the development order to "rename the Tern Bay DRI to the Heritage Landing DRI," raises the residential cap from 1,315 to 1,810 units, cuts the golf plan from three nine-hole courses to two, and extends the buildout date (Charlotte County Resolution 2019-134). The same resolution records that the project began as the Caliente Springs development order of 1992, "subsequently known as the Tern Bay DRI."
You will see Tern Bay on your tax bill, because the district is the Tern Bay Community Development District (Tern Bay CDD). You will see it in the legal description of 231 single-family lots on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court and Halliana Lane, which are recorded as Tern Bay Golf and Country Club Resort (Charlotte County Property Appraiser roll). And you will see it in the course history, because the golf course first opened in 2007 as Tern Bay Golf and Country Club (Heritage Landing Golf and Country Club, Course).
A second community called Heritage Landing, with its own Heritage Landing Community Development District, sits in St. Johns County near St. Augustine, about 250 miles away. Its schools, fees and board have nothing to do with Punta Gorda, and a search for "Heritage Landing CDD" usually returns that district. Closer to home, Heritage Station, the subdivision directly south of the Heritage Landing gate on Calusa Drive, is a separate development by Wilmington Land Company with its own homeowners association, outside the Tern Bay CDD (Charlotte County Property Appraiser roll, 138 parcels, September 2026).
The golf club's own website is heritagelandinggc.com, with "gc" in the name. A similarly named site ending in ".golf" is operated by a real estate and property-management company, not the club, so we do not rely on it for any fact on this page.
Call Jesse direct at (239) 898-6072 for a Heritage Landing valuation built on recorded sales of your product, or start with our free home valuation. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We will pull the CDD lines, the golf transfer rules and the FEMA letter for the exact building first.
Heritage Landing came to be through three developers and four decades of entitlements: Caliente Springs in 1991 and 1992, Tern Bay from 2004 until the 2008 crash closed its golf club, and Lennar Homes, which took over the development rights, renamed the project in 2019 and built nearly every home between 2019 and 2025.
Charlotte County's development-order file starts with Resolution 91-262 and Resolution 92-29, the Caliente Springs development of regional impact, adopted February 18, 1992. The state Department of Community Affairs appealed that order in April 1992, and the county settled the appeal with Resolution 93-244, adopted in August and executed December 14, 1993 (Charlotte County, Resolution 92-29; Resolution 93-244). Amendments followed in 1998 and 1999.
Under the Tern Bay name the county amended the order in 2004 and 2006, and on September 15, 2004 the Florida Land and Water Adjudicatory Commission created the Tern Bay Community Development District by rule over about 1,778.78 acres (Tern Bay CDD home page; Charlotte County, Resolution 2004-050). The district still pays down its Series 2005A bonds. A 27-hole course designed by Lewis C. "Chip" Powell opened in 2007 as Tern Bay Golf and Country Club and closed in 2008 (club course history). The county roll shows 29 single-family homes built in 2006 and 2007 on Keygrass Court and Purple Emperor Way and 20 coach homes built in 2007, the survivors of that first cycle.
Lennar Homes, LLC became the successor in interest to Tern Bay CDD Acquisitions, LLC and is named in the 2019 resolution as the project's residential developer. Its affiliates filed Heritage Landing Master Association, Inc. on October 25, 2018 and Heritage Landing Golf Club, Inc. the next day, both at Lennar's Bradenton address (Florida Division of Corporations search). Gordon G. Lewis remastered the course into 18 holes in 2019. The county file records the first Lennar closings in 2019 and 1,171 builder-direct sales through December 2025.
Resolution 2022-146 kept the 1,810-unit cap but shifted 50 units from single-family to multifamily (810 and 1,000), enlarged the spa and tennis club allowance from 7,500 to 9,000 square feet, raised the tennis and pickleball allowance from 10 to 12 courts, and extended the buildout and expiration date to February 14, 2042 under the Governor's emergency orders (Charlotte County Resolution 2022-146).
Heritage Landing's master plan allows up to 1,810 homes, 111,500 square feet of retail, 20,000 square feet of office and a 150-room hotel on 1,778 acres, with about 865 acres of saltwater wetland along Charlotte Harbor preserved. About 1,545 homes are built, and none of the commercial space or hotel exists today.
Use | Allowed by the development order | On the ground, September 2026 |
|---|---|---|
Homes | 1,810 (810 single-family, 1,000 multifamily) | 1,545 (569 single-family, 976 condominium) |
Golf | Two nine-hole courses on 215 acres | One 18-hole, par-71 course |
Clubhouse | Up to 20,000 sq ft with restaurants | Clubhouse at 14571 Heritage Landing Blvd |
Spa, tennis, fitness | Up to 9,000 sq ft; up to 12 tennis or pickleball courts | Described by the club; court count not published |
Retail and office | 111,500 sq ft retail; 20,000 sq ft office | None built; 22.26-acre commercial tract on Burnt Store Road |
Hotel | 150 rooms | None built |
Preserve | About 865 acres of saltwater wetland; at least 205 acres of upland preserve and buffers | Preserve west of the homes |
Sources: Charlotte County Resolution 2019-134, Resolution 2022-146, Charlotte County Property Appraiser roll (September 2026).
The September 2026 roll still titles 15 parcels to Lennar Homes, LLC, including the 333-acre golf course and clubhouse tract, described as future development and preservation, and Phase II tracts of 85.9, 65.4 and 44.4 acres, also labeled future development. A plat named Heritage Landing Phase III was recorded on August 24, 2026 in Plat Book 28, Page 33 (Charlotte County subdivisions layer). We have not read the plat sheets, so we do not say what it creates. The CDD's July 2026 minutes describe a plat the board had to sign before month end and a reciprocal drainage easement with the golf club.
A 22.26-acre tract at 15301 Burnt Store Road belongs to Tern Bay Commercial Group, LLC, which received the project's commercial and office rights by assignment in 2006, according to the 2019 resolution's recitals. Nothing is built there. Any shopping center or hotel on that land would need county site-plan approval under the same development order.
Charlotte County publishes the development orders and the master concept plan, Map H, with each resolution on its Heritage Landing DRI page. The county's GIS viewer shows parcels, plats, flood zones and evacuation zones for any address.
Heritage Landing is governed by four layers: the Tern Bay Community Development District, a unit of local government that owns the roads, lakes and gates; Heritage Landing Master Association, Inc., the homeowners association; Heritage Landing Golf Club, Inc.; and 15 condominium associations for the coach, veranda and terrace buildings.
The district is an independent special district under Chapter 190 of the Florida Statutes, with a five-member board elected by qualified electors who live in the district. It holds public meetings at the clubhouse, most recently scheduled for October 21, 2026, and publishes its budgets and agendas (Tern Bay CDD, Board Meeting Information). PFM Management Services manages it. At the July 22, 2026 meeting the chair said she would not run again, and two incumbents and one new resident qualified unopposed for the seats beginning in December (July 22, 2026 minutes).
Heritage Landing Master Association, Inc. is an active Florida not-for-profit corporation, filed October 25, 2018. Its 2026 annual report lists a resident board with offices at 14601 Heritage Landing Boulevard (Florida Division of Corporations, Heritage Landing Master Association). The association enforces the deed restrictions and architectural rules, and the CDD chair told residents in July 2026 that the condominium and coach home access roads are parking easements dedicated to the master association.
Heritage Landing Golf Club, Inc. is a separate not-for-profit corporation, filed October 26, 2018, with a seven-member resident board in its 2026 annual report (Florida Division of Corporations, Heritage Landing Golf Club). Its board adopted the club's rules and regulations, amended May 9, 2024, which say membership is defined "as set forth in the Declaration" (Golf Club Rules and Regulations). A CDD supervisor referred to "the 800 golf members" at the July 2026 meeting.
Each coach home, veranda and terrace phase is its own Chapter 718 condominium with its own association, budget and insurance. The county roll names Coach Homes I, Terrace I, Terrace II and Terrace III associations as owners of their common elements, while several newer common elements were still titled to Lennar in September 2026. A condominium buyer receives the declaration, bylaws, budget and question-and-answer sheet before closing.
Layer | Owns or runs | How it bills you |
|---|---|---|
Tern Bay CDD | Boulevard and single-family streets, lakes, storm system, preserves, gates, streetlights, bridges, landscape corridor | Operating assessment and bond assessment on the county tax bill |
Master association | Deed restrictions, architectural review, coach and condominium access roads | Association dues, amount set by its board |
Golf club | The course and club operations | Club charges set by its board |
Condominium association (attached homes only) | The building, its insurance and reserves | Condominium dues, amount set by each association |
Sources: Tern Bay CDD, About the District; July 22, 2026 CDD minutes; Florida Division of Corporations; Charlotte County Property Appraiser roll.
Owning in Heritage Landing means paying up to five layers: county property taxes, the Tern Bay CDD operating assessment of $1,356.09 for fiscal 2027, a CDD bond assessment of $995.68 to $1,849.13 by product, master association dues, golf club charges and, for attached homes, condominium dues. The CDD figures are public; the association and club amounts are not published.
Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; FY2027 Notice to Homeowners, mailed June 17, 2026).
Layer | Fiscal 2027 amount | Period | What it covers | Source |
|---|---|---|---|---|
Tern Bay CDD operating (O&M) | $1,356.09 per home, every product | Yearly, on the tax bill | Gates and staff, lakes, preserves, streets, lights, landscape, bridges, reserves | |
Tern Bay CDD bond, Series 2022 | Executive $1,564.65; Manor $1,706.89; Estate $1,849.13; Coach $1,209.04; Veranda $1,066.80; Terrace $995.68 | Yearly, on the tax bill, to 2052 | Repayment of the $31.12 million of bonds that built the infrastructure | Same budget |
Tern Bay CDD bond, Series 2005A | $1,498.10 on 32 single-family and 20 coach units only | Yearly, to 2037 | The first-cycle bonds | Same budget |
Master association dues | Not published | Set by its board | Deed restrictions, architectural review, common areas it owns | Estoppel certificate, F.S. 720.30851 |
Golf club charges | Not published | Set by the club board | The course and club operations | Club declaration and estoppel |
Condominium dues (attached homes) | Not published | Set by each association | The building, its insurance and reserves | Condominium estoppel, F.S. 718.116 |
County property tax | Depends on assessed value and exemptions | Yearly | County, schools and districts | Charlotte County Tax Collector |
The CDD operating assessment was $377.44 per home in fiscal 2025. For fiscal 2026 the district proposed $950.00 and billed $800.00, balancing the budget with $678,899 drawn from reserves. For fiscal 2027 it adopted $1,356.09, with a cap of $1,750.00 for notice purposes, drew nothing from reserves and set aside $300,000 for long-term capital and hurricane restoration (Adopted Budget FY2027; Proposed Budget FY2026). That is a 3.6-fold rise in two years. The district's own notice explains the change as its "first year of operations," as it took over gate staffing, landscaping, stormwater and preserve work that the developer had carried.
The fiscal 2027 general fund totals $2,139,313. The largest lines are landscaping and irrigation at $608,334, stormwater, lake and preserve work at $357,434, access control and the welcome center at $349,298 (including $223,554 for full-time gate attendants), road and street services at $170,060, administration at $233,094, and the new $300,000 reserve. The district says its switch to Entrance IQ and Allied saved $125,000 (FY2027 Notice to Homeowners).
The Series 2022 bonds, $31,120,000 at issue, are repaid through 2052, with $28,015,000 projected outstanding on September 30, 2027. Each product pays a different share: the bond line is heavier on a wider lot. The district's FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes, so two neighbors can see different bond lines (Tern Bay CDD FAQs). The only way to know your parcel's figure is the tax bill or the district manager's parcel lookup.
A Heritage Landing executive home carrying the full Series 2022 bond pays $1,356.09 plus $1,564.65, or $2,920.74 a year to the CDD, before county taxes, association dues and club charges. A terrace condominium pays $1,356.09 plus $995.68, or $2,351.77, before its condominium dues. These are the CDD layers only, not the total cost of ownership.
Neither the master association nor the golf club publishes its dues on a public page we could find, and the condominium budgets are association records. A buyer gets the exact figures in writing from an estoppel certificate, which Florida law requires an association to issue at the owner's request, for homeowners associations under section 720.30851 and for condominiums under section 718.116. Florida also requires a CDD disclosure in the contract for a home inside a district (section 190.048). We request all three at the start of every Heritage Landing contract.
Selling a Heritage Landing home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heritage Landing contains 17 recorded neighborhoods: two single-family plats with 569 homes, five Coach Homes condominiums with 268 units, four Veranda condominiums with 288 units and six Terrace condominiums with 420 units. Each condominium is its own association, and each product carries its own CDD bond rate.
Data updated: September 2026 (Charlotte County Property Appraiser roll and recorded-sale file; Tern Bay CDD unit schedule, FY2027).
Neighborhood (recorded name) | Homes | Built | Typical living area | Sales, 12 months | Median, 12 months |
|---|---|---|---|---|---|
Tern Bay Golf and Country Club Resort (single-family plat) | 231 | 2006 to 2007, then 2019 to 2023 | about 2,450 sq ft | 14 | $697,500 |
Heritage Landing single-family phases | 338 | 2021 to 2025 | about 2,240 sq ft | 41 | $460,000 |
Coach Homes at Heritage Landing (I) | 56 | 2019 to 2021 | 1,741 to 2,110 sq ft | part of 21 | $400,000 for all coach homes |
Coach Homes II | 20 | 2007 | 1,741 to 2,110 sq ft | part of 21 | as above |
Coach Homes III | 72 | 2021 to 2023 | 1,741 to 2,110 sq ft | part of 21 | as above |
Coach Homes IV | 92 | 2023 to 2024 | 1,741 to 2,110 sq ft | part of 21 | as above |
Coach Homes V | 28 | 2024 to 2025 | 1,741 to 2,110 sq ft | part of 21 | as above |
Veranda I | 48 | 2021 to 2022 | 1,350 to 1,569 sq ft | part of 25 | $297,500 for all verandas |
Veranda II | 92 | 2022 to 2023 | 1,350 to 1,569 sq ft | part of 25 | as above |
Veranda III | 84 | 2023 to 2024 | 1,350 to 1,569 sq ft | part of 25 | as above |
Veranda IV | 64 | 2024 to 2025 | 1,350 to 1,569 sq ft | part of 25 | as above |
Terrace I | 60 | 2020 | 1,120 to 1,301 sq ft | part of 37 | $235,000 for all terraces |
Terrace II | 60 | 2021 | 1,120 to 1,301 sq ft | part of 37 | as above |
Terrace III | 60 | 2021 to 2022 | 1,120 to 1,301 sq ft | part of 37 | as above |
Terrace IV | 60 | 2022 to 2023 | 1,120 to 1,301 sq ft | part of 37 | as above |
Terrace V | 90 | 2023 to 2024 | 1,120 to 1,301 sq ft | part of 37 | as above |
Terrace VI | 90 | 2024 to 2025 | 1,120 to 1,301 sq ft | part of 37 | as above |
Source: Charlotte County Property Appraiser roll (September 2026) and recorded sales September 5, 2025 to August 31, 2026, our analysis. Condominium phase-level sale counts are small, so we report the product median.
The first recorded single-family plat, Plat Book 19, Page 18, covers 231 lots on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court and Halliana Lane. Twenty-nine of its homes date from 2006 and 2007, built before the first developer stalled; the rest are Lennar homes from 2019 to 2023. These homes recorded the highest resale median in the community over the last year, $697,500 on 14 sales, and sit mostly on the course and larger lakes. A dedicated Tern Bay Golf and Country Club Resort homes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Lennar's later single-family phases, recorded as Heritage Landing Phase II-A and II-B, add 338 homes on Cherry Blossom Way, River Birch Court, Redwood Court, Redbud Lane and Heritage Landing Boulevard. The CDD classifies single-family lots by width: Executive Homes on 40 to 50 foot lots (210), Manor Homes on 51 to 60 foot lots (199) and Estate Homes on 61 to 70 foot lots (160) across both plats. Those are lot widths, not house sizes. A dedicated Heritage Landing single-family homes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The coach homes are two-story buildings of four residences each, unit numbers ending 11, 12, 21 and 22, on Black Beauty Drive, Sycamore Court, Poppy Field Loop and Birchwood Court. Plans run from 1,741 to 2,110 square feet. Coach Homes II, the 20 units built in 2007, are the oldest attached homes here. Coach units pay a $1,209.04 bond line. A dedicated Coach Homes at Heritage Landing sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The veranda buildings along Heritage Landing Boulevard are two-story, 12-unit buildings with plans from about 1,350 to 1,569 square feet. They sold at a median of $297,500 in the last year and pay the $1,066.80 bond line. A dedicated Veranda Condominiums at Heritage Landing sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The terrace buildings are 30-unit buildings whose unit numbers run through a third floor, with plans of about 1,120 to 1,301 square feet. At 420 units they are the largest single product in Heritage Landing and the most affordable way in, at a median of $235,000 in the last year. Because they rise three stories, Florida's condominium safety laws on milestone inspections and structural integrity reserve studies apply to them. A dedicated Terrace Condominiums at Heritage Landing sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Ask for the declaration and every amendment, the current budget, the most recent reserve schedule or structural integrity reserve study where one is required, the insurance declarations page, the last year of board minutes and a signed estoppel certificate. In Heritage Landing, also ask which CDD bond line applies to the unit and whether the association still has developer representation on its board.
Selling a Heritage Landing condominium or coach home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heritage Landing Golf and Country Club is the club at the center of the community: an 18-hole, par-71 course, a clubhouse at 14571 Heritage Landing Boulevard, a pro shop at 14611, and a resident-run corporation, Heritage Landing Golf Club, Inc., that adopts the club's rules. Its membership terms sit in a recorded declaration.
The club's rules define a membership as "one or two natural persons each of whom shall customarily reside and live together," plus dependent children under 21 "as set forth in the Declaration" (Golf Club Rules and Regulations, amended May 9, 2024). The rules refer to the club's declaration for who is a member and what is owed. That recorded declaration, not a listing sheet, is the document that answers whether golf membership attaches to every home.
We could not find the club's dues, any initiation or capital contribution, or a statement of whether membership is mandatory on a public first-party page. Several listing and aggregator sites repeat figures and describe golf as included; we do not repeat them, because none cites a document. What the record does show: a CDD supervisor spoke of "the 800 golf members" in July 2026, which lines up with most, but not all, of the 1,545 homes (July 22, 2026 CDD minutes).
A member in good standing may transfer golf privileges to a tenant for at least 31 days, no more than 12 times in 12 months, with forms and the lease filed 15 days ahead and an administrative fee set by the board. The owner's own club access is suspended during the transfer (club rules). That rule shapes the seasonal rental market here, and search demand for "Heritage Landing rentals" runs about 50 a month.
The September 2026 roll still titles the 333-acre golf course and clubhouse tract to Lennar Homes, LLC. The golf club board and the CDD spent much of July 2026 negotiating drainage easements over the course, 28 access points in all, before the CDD would sign Lennar's plat. At the same meeting the chair noted the club was waiting on "a general manager and a golf pro." Buyers who care about the course's long-term ownership should ask the club for its turnover documents.
The club's website, and the district's home page, describe "a stunning resort style pool featuring gradual entry and lap lanes, a total of three restaurants including an outdoor pool café, two full service bars, tennis, pickleball, bocce ball, guard gated entry, fitness center, aerobics room, full service spa offering nails and massage" (Heritage Landing Golf and Country Club). The text is written in the future tense, from the sales era, so treat hours, court counts and restaurant names as questions for the club.
Selling a Heritage Landing golf-course home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Heritage Landing golf course is an 18-hole, par-71 layout of 7,122 yards from the black tees, remastered in 2019 by architect Gordon G. Lewis from the 27-hole Tern Bay course that Lewis C. "Chip" Powell designed in 2007. Greens, tees and fairways are Champion Paspalum, a salt-tolerant grass.
Data updated: September 2026 (club course page and local rules, updated October 29, 2025).
Tees | Yardage | Rating / slope |
|---|---|---|
Black | 7,122 | 73.9 / 130 |
Blue | 6,367 | 70.3 / 123 |
Blue/White (men) | 6,041 | 68.6 / 122 |
White | 5,732 | 67.4 / 114 |
White/Gold | 5,370 | men 65.7 / 107; women 70.6 / 117 |
Gold | 5,060 | men 63.7 / 103; women 68.7 / 113 |
Gold/Red (women) | 4,707 | 66.5 / 109 |
Red | 4,363 | men 60.9 / 97; women 63.8 / 107 |
Source: Heritage Landing Golf and Country Club, Course, read September 25, 2026.
The club says Lewis "reimagined the original concept" with a new 18-hole routing, reshaped bunkers and "friendlier playability." Coquina cart paths play as waste areas, paved roads and the outer cart-path edges on holes 2, 3, 14 and 15 are out of bounds, and a ball that crosses a pond to the homeowner's side is out of bounds (Local Rules). Homes back onto many holes, which is why golf-view lots carry a premium.
The club lists a driving range, chipping and putting areas, a full pro shop and lessons from PGA professionals. Members may use the short-game area free after checking in and buy daily, monthly or annual range passes (Facilities; club rules).
The course is not closed to outsiders. Public guests may book two days in advance by calling the golf shop, member and tenant rates include Florida sales tax, and the club hosts outside tournaments and corporate groups (Rates; Tournaments). The pro shop number is (941) 347-2222.
No personal golf carts are permitted on the course, the 90-degree rule applies, and carts stay on paths on par 3s. The CDD is still working toward a formal golf-cart community designation for the streets, which needs county coordination, so personal carts on Heritage Landing roads are not yet a designated right (FY2027 Notice to Homeowners).
Charlotte County's other courses, private and public, are covered in our guide to golf in Charlotte County. Babcock Ranch's bundled-golf community is in our Babcock National guide.
Heritage Landing has no marina, no boat slips and no beach. Its water access is a canoe and kayak launch reached by a preserve path, maintained by the Tern Bay CDD, into the tidal creeks and mangroves of the Charlotte Harbor preserve. Boaters keep boats at Burnt Store Marina, about five miles south, or at a Punta Gorda marina.
The district maintains the preserve path to the launch, added entrance signage in 2026, and budgeted $8,100 for path repairs, $5,000 for crushed shell and $5,000 for clearing invasives in fiscal 2027 (Adopted Budget FY2027). The development order allows a small fishing pier, docks and a lookout tower, but allowed is not built.
The development order preserves about 865 acres of saltwater wetland along Charlotte Harbor under a conservation easement or conveyance to the state, and the county's conservation-easement layer shows a Tern Bay CDD easement of 1,280.7 acres. West of that lies Charlotte Harbor Preserve State Park, with trails and paddling on the harbor's edge.
The nearest Gulf beaches are on Boca Grande and the barrier islands, reached by boat or by a longer drive around the harbor, and Fort Myers Beach and Sanibel lie to the south. For boating, fishing and waterfront parks close to home, see our guides to parks in Charlotte County and things to do in Punta Gorda.
Heritage Landing's club describes tennis, pickleball, bocce, a fitness center, an aerobics room, a full-service spa and a resort-style pool with lap lanes. Charlotte County's development order caps the spa and tennis club at 9,000 square feet and allows up to 12 tennis or pickleball courts. Hours, court counts and fees are not published.
The 2022 amendment raised the court allowance from 10 to 12 tennis or pickleball courts (Resolution 2022-146). The club's own description lists both tennis and pickleball. The club has not published how many courts are built, their surface or whether lights allow evening play, so ask for a court schedule during a tour.
The club describes a fitness center, an aerobics room and "a full service spa offering nails and massage." The spa and tennis clubhouse allowance is 9,000 square feet. We have not seen a published class calendar or spa menu.
The club describes a resort-style pool with gradual entry and lap lanes and an outdoor pool café. Search demand for "Heritage Landing pool hours" shows owners look for the schedule; the club does not post it publicly, so the answer comes from the club office.
The CDD's pedestrian bridges, built from late April 2026 with dusk-to-dawn walkway lighting, connect the walking loops, and the district added 25 mph and pedestrian signs throughout the community (FY2027 Notice to Homeowners). The development order allows bike and walking trails across the preserve edge.
Heritage Landing residents eat first at the clubhouse, where the club describes three restaurants including an outdoor pool café and two full-service bars, then drive about 15 to 20 minutes north on Burnt Store Road and U.S. 41 to downtown Punta Gorda and Fishermen's Village for waterfront dining.
The club rules say no food or beverage may be brought into the clubhouse unless bought from the club. Searches for "the grille room at Heritage Landing" and "Heritage Landing restaurant menu" run every month, but the club does not publish menus, names or hours on its site, so we do not print them here.
Downtown Punta Gorda's harbor-front restaurants, Fishermen's Village and the Laishley Park waterfront are about 17 minutes away by our routing estimate. Our guide to restaurants in Charlotte County covers the options by neighborhood.
Groceries, pharmacies and everyday errands sit north on Burnt Store Road toward U.S. 41 and in Punta Gorda. The commercial tract at the Heritage Landing entrance, entitled for retail, is still unbuilt, so there is no store inside or at the gate today.
Heritage Landing handles hurricanes with newer construction, a district-maintained storm system and a clubhouse built as a post-storm refuge. Nearly every home dates from 2019 to 2025 under the Florida Building Code's 150 to 180 mph design wind speeds, and most homes sit in storm-surge evacuation zone B.
Charlotte County's development order requires the Tern Bay CDD to run a hurricane preparation and shelter information program with yearly resident communications, and requires the clubhouse to be built to American Red Cross publication 4496 hurricane standards, with emergency generators, and made available as a post-storm refuge for the neighborhood, while noting it "will not be able to accommodate all residents" (Resolution 2019-134).
Hurricane Ian made landfall in southwest Florida on September 28, 2022, and Helene and Milton followed in 2024 (National Hurricane Center, Ian report). We found no first-party damage report for Heritage Landing from any of the three. The district's June 2026 notice reads as a young community finishing its infrastructure: a full cleanout of 167 storm inlets, after which residents reported that street flooding in heavy rain "has been fully resolved," about 110 sidewalk crack repairs in Phase 1 and 31 streetlight repairs since November 2025 (FY2027 Notice to Homeowners). That is maintenance, not a storm-resilience claim, and we do not present it as one.
Measure | Heritage Landing | Source |
|---|---|---|
Storm-surge evacuation zone | Zone B for 1,354 of 1,364 homes mapped; zone A for 10 veranda units | Charlotte County GIS, evacuation zones |
Design wind speed, Florida Building Code | 150 mph (risk category I) to 180 mph (category IV); homes are category II, 160 mph | Charlotte County GIS, FBC wind speeds |
Construction era | 49 homes from 2006 and 2007; the rest 2019 to 2025 | Charlotte County Property Appraiser roll |
Refuge | Clubhouse to Red Cross 4496 standard with generators | Resolution 2019-134 |
Source layers: Charlotte County GIS web layers, queried September 25, 2026.
In a FEMA special flood hazard area, a repair or improvement costing 50 percent or more of the structure's market value must bring the building up to current flood rules. Heritage Landing's newer homes were built to current elevations, so the rule matters most for the 2006 and 2007 homes and for any major renovation. Charlotte County's floodplain office applies it at permit time.
The district's 2026 budget carries a new $300,000 reserve, explained in its own words as a fund "for Hurricane Cleanup/Restoration" and long-term capital, plus a contingency on each maintenance line (Adopted Budget FY2027). Charlotte County's emergency management office runs evacuation orders by zone.
Heritage Landing is mostly in FEMA flood zone AE with a base flood elevation of 9 feet: about 1,188 of 1,364 mapped homes, or 87 percent. About 120 homes are in shaded zone X and 56 in zone D. Two FEMA map revisions removed the old VE zone, and fill letters take many individual buildings out of the high-risk zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer and letters of map change, queried September 25, 2026).
Product | Zone AE, BFE 9 ft | Zone X (0.2% chance, shaded) | Zone D | Inside a fill letter (LOMR-F) area |
|---|---|---|---|---|
Terrace condominiums | 360 of 360 | 0 | 0 | 270 |
Veranda condominiums | 255 of 255 | 0 | 0 | 208 |
Coach homes | 186 of 248 | 46 | 16 | 20 |
Heritage Landing single-family | 261 of 271 | 10 | 0 | 264 |
Tern Bay plat single-family | 126 of 230 | 64 | 40 | 2 |
Source: FEMA National Flood Hazard Layer and Charlotte County's letter-of-map-change layer, point-in-polygon on the 2025 Florida DOR parcel map, our analysis. Parcels without a mapped polygon (some newer condominium units) are not counted.
The effective flood maps for Heritage Landing are dated December 15, 2022, panels 12015C0408G, 0409G, 0416G and 0417G. FEMA then issued two letters of map revision for the community. The first, "Heritage Landings LOMR," case 23-04-1652P, effective October 13, 2023, revised zone VE to zone AE and lowered base flood elevations on the basis of a coastal analysis and updated topography (FEMA LOMR 23-04-1652P). The second, "Heritage Landings II LOMR," case 23-04-5839P, took effect July 29, 2024 (FEMA LOMR 23-04-5839P). No Heritage Landing home now sits in a VE zone on the current map.
A letter of map revision based on fill removes a specific structure or lot from the special flood hazard area. FEMA's letter 24-04-0947A, for example, removed Building 1 at 14081 Heritage Landing Boulevard, with a lowest adjacent grade of 9.1 feet, to shaded zone X, and says "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement" (FEMA LOMR-F 24-04-0947A). Letter 25-04-1014A covers Tract MF-1 and more than 125 lots (FEMA LOMR-F 25-04-1014A). Each letter lists exactly which lots and buildings it covers, so the map color alone does not answer the question.
Zone AE with a base flood elevation of 9 feet means the 1-percent-annual-chance flood is modeled at 9 feet above the NAVD88 datum. A home whose lowest floor sits well above 9 feet, documented on an elevation certificate, rates better for flood insurance than one close to it. The seller's elevation certificate and any FEMA letter for the building are the two papers that set a buyer's flood premium.
Florida sellers must disclose known flood history, prior flood insurance claims and federal flood assistance on the state's flood disclosure form (section 689.302). For a Heritage Landing listing we attach the FEMA letter and the elevation certificate so buyers and lenders see the answer before they ask.
Selling a Heritage Landing home in a flood zone? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Insurance for a Heritage Landing home depends on the product: a condominium owner buys a unit-owner policy while the association insures the building, and a single-family owner insures the whole house for wind and, where a lender requires it, flood. Newer construction and wind-mitigation features lower the wind premium.
Flood premiums under the National Flood Insurance Program are set property by property under Risk Rating 2.0, using elevation, distance to water and rebuilding cost rather than the zone alone (FEMA, Risk Rating 2.0). A home removed from the high-risk zone by a FEMA letter is not required by federal law to carry flood insurance, though a lender may still require it.
Florida law requires insurers to offer credits for wind-resistant construction, documented on a wind mitigation inspection form (section 627.0629). Heritage Landing's 2019 to 2025 homes typically qualify for roof-to-wall and opening-protection credits, but the form, not the build year, sets the discount.
Citizens Property Insurance Corporation, the state insurer of last resort, now requires flood coverage on many of its policies, phased in by dwelling value (Citizens Property Insurance). A buyer relying on Citizens should price flood coverage from the start.
Each Heritage Landing condominium association insures its buildings under Florida's condominium statute, and the terrace buildings, at three stories, fall under the state's milestone inspection and structural integrity reserve study rules (section 553.899; section 718.112). The two-story veranda and coach buildings are outside those two requirements. Ask each association for its master policy declarations page and reserve schedule.
Every Heritage Landing home is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all run by Charlotte County Public Schools, which earned a district A for 2026. We confirmed the assignment for all 1,364 mapped homes against the district's own published attendance-boundary files.
Data updated: September 2026 (Charlotte County Public Schools boundary files, fetched September 25, 2026; Florida Department of Education school grades, 2026).
Level | Zoned school | 2026 state grade |
|---|---|---|
Elementary | East Elementary | B |
Middle | Punta Gorda Middle | A |
High | Charlotte High | B |
Sources: Charlotte County Public Schools elementary boundary file and its middle and high counterparts; Florida Department of Education school grades. The district earned an A for 2026.
The district assigns by attendance zone under School Board Policy 5120 and publishes a Boundary Locator that asks families to confirm with the school (Policy 5120). Our check used the district's own boundary polygons, not a listing site's school field, which is often wrong in this county.
Searches for "Heritage Landing schools" often return Wards Creek Elementary, Pacetti Bay Middle and Tocoi Creek High. Those serve the other Heritage Landing near St. Augustine, not this one.
Florida SouthWestern State College's Charlotte campus is on Airport Road in Punta Gorda, near Punta Gorda Airport.
The nearest full-service hospitals to Heritage Landing are across the Peace River in Port Charlotte: HCA Florida Fawcett Hospital and AdventHealth Port Charlotte, each about 26 to 27 minutes by our routing estimate. Punta Gorda's own hospital closed after the 2024 hurricanes, and Cape Coral Hospital is about 37 minutes south.
ShorePoint Health Punta Gorda closed after flooding from Hurricanes Helene and Milton, and AdventHealth agreed in November 2024 to buy ShorePoint Health Port Charlotte and certain assets of the Punta Gorda hospital (AdventHealth, November 22, 2024). ShorePoint Port Charlotte now operates as AdventHealth Port Charlotte (AdventHealth).
AdventHealth has announced a freestanding emergency department at Jones Loop Road and Mac Ever Street near Interstate 75, with a full hospital possible in a later phase and no construction date published (Gulfshore Business, September 8, 2025). Jones Loop is about 14 minutes from the Heritage Landing gate.
Hospital | Distance | Estimated drive |
|---|---|---|
HCA Florida Fawcett Hospital, Port Charlotte | 14.0 miles | 26 minutes |
AdventHealth Port Charlotte | 14.7 miles | 27 minutes |
Cape Coral Hospital (Lee Health) | 20.5 miles | 37 minutes |
Estimates from the clubhouse, computed with the open-source OSRM routing engine on September 25, 2026, free-flowing traffic. See HCA Florida Fawcett Hospital and Lee Health.
Heritage Landing is about 17 minutes from downtown Punta Gorda, 22 minutes from Punta Gorda Airport, 14 minutes from Interstate 75 at Jones Loop Road and about 50 minutes from Southwest Florida International Airport in Fort Myers, by free-flow routing estimates from the clubhouse. Burnt Store Marina is 13 minutes south.
Data updated: September 2026 (OSRM routing from the clubhouse, computed September 25, 2026).
Destination | Distance | Estimated drive |
|---|---|---|
Interstate 75, exit 161 (Jones Loop Road) | 7.9 miles | 14 minutes |
Burnt Store Marina | 5.1 miles | 13 minutes |
Fishermen's Village, Punta Gorda | 9.2 miles | 17 minutes |
Downtown Punta Gorda, Laishley Park | 9.6 miles | 17 minutes |
Punta Gorda Airport (PGD) | 11.0 miles | 22 minutes |
Southwest Florida International Airport (RSW) | 36.6 miles | 50 minutes |
Babcock Ranch, Founder's Square | 36.2 miles | 62 minutes |
Estimates from the clubhouse (14571 Heritage Landing Boulevard, located with the US Census Bureau geocoder), computed with OSRM on September 25, 2026 in free-flowing traffic. Seasonal traffic on U.S. 41 and Interstate 75 adds time from January to April.
Punta Gorda Airport is the closer of the two. Southwest Florida International Airport in Fort Myers has the wider schedule. Many seasonal owners fly into whichever has the better fare that week.
Burnt Store Road is the only way in or out of the Heritage Landing gate. North, it meets U.S. 41 in Punta Gorda; south, it crosses into Lee County toward Cape Coral. Traffic on the corridor is growing as new communities fill in, which is why Charlotte County is planning an east-west connector.
Near Heritage Landing, the county is planning an east-west road from Burnt Store Road to U.S. 41, expanding the Burnt Store wastewater plant, and approving new neighborhoods on both sides of the corridor, including Heritage Station directly south and Esplanade at Starling across Burnt Store Road. Inside the gate, a commercial tract and a hotel entitlement remain unbuilt.
Charlotte County's Burnt Store Area Plan covers the corridor from the Lee County line north to Tuckers Grade and east to U.S. 41, and lists dozens of planned-development rezonings and site plans adopted from 2016 to 2026 as large tracts along the road were approved for homes (Charlotte County, Burnt Store Area Plan).
On September 24, 2024 the county commission adopted Alternative 1 as the preferred route for the Tuckers Grade extension from Burnt Store Road to U.S. 41. The county's project page, updated September 16, 2026, says final design, right-of-way and construction are not funded (Burnt Store Road East-West Connector).
The Burnt Store Water Reclamation Facility at 17430 Burnt Store Road serves the corridor. After the county rejected a $180 million bid in 2024, it put a packaged treatment plant online in summer 2026 and began design of a permanent expansion in November 2025 (Burnt Store WRF Expansion). Heritage Landing's water and sewer lines are owned by Charlotte County Utilities.
Heritage Station, directly south on Calusa Drive, is a separate subdivision by Wilmington Land Company with Maronda and NVR homes, 37 of them built in 2024 and 2025, outside the Tern Bay CDD. Across Burnt Store Road to the northeast, Taylor Morrison is building Esplanade at Starling under its own CDD. Pirate Harbor, an older canal neighborhood, lies to the southwest. For the corridor's other builders and prices, see our guide to new construction in Punta Gorda.
About 265 of the 1,810 homes the development order allows are not built, and the 22-acre commercial tract, the 111,500 square feet of retail and the 150-room hotel exist only on paper. Lennar still holds title to several tracts labeled future development, and a Phase III plat was recorded in August 2026. Any change would come through public hearings under the development order, which runs to February 14, 2042.
Heritage Landing logistics start at the gate: visitors need a QR pass from the resident, the CDD's entrance system logs every vehicle, the master association enforces the deed restrictions and architectural rules, and the golf club sets its own rules for carts, guests and tenant golf privileges.
Residents issue visitor passes through the Entrance IQ system; a visitor's QR code scans in under a minute, and the system captures plates and video of every entry (FY2027 Notice to Homeowners). The district cut the resident-liaison hours to 20 a week for fiscal 2027.
Leasing rules sit in the master declaration and each condominium's declaration, which a buyer should read before assuming a home can be rented by the month. The golf club lets a member transfer golf privileges to a tenant for at least 31 days, up to 12 times a year, with an administrative fee, and suspends the owner's own access during the transfer.
The club rules bar pets from the club. Pet limits for homes are set in the master and condominium declarations, which differ by building, so we check them for every buyer with a pet.
Pools, screen enclosures, fences, paint colors and additions go through the master association's architectural review and then a Charlotte County permit. The CDD does not issue permits and cannot zone (About the District).
Personal golf carts are barred from the course. On the streets, the CDD reports that the golf-cart community designation is still in progress with county coordination, and a supervisor said in July 2026 that residents were confused about how to register low-speed vehicles. Until the designation is final, treat street cart use as unsettled.
The CDD relayed Southwest Florida Water Management District restrictions in 2026 and postponed spring replacement plantings because of them. Irrigation schedules follow the water management district's orders.
Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid-waste collection through Charlotte County's service for the unincorporated county. Addresses are Punta Gorda, FL 33955.
Heritage Landing's social life runs through the golf club's season, from late fall to early April, when the ladies', men's and couples' golf associations hold about 24 premier events, and through public CDD, master association and golf board meetings at the clubhouse. The calendar is resident-run, and much of it is golf.
The golf board president told the CDD in July 2026 that the club schedules 24 premier golf events between late fall and early April among the LGA, the MGA and the couples' group, and asked that district work avoid those dates (July 22, 2026 CDD minutes). The club's public event calendar lists tournaments and outings open to the public.
The Tern Bay CDD meets at the clubhouse, with remote participation and questions sent ahead to the district manager, and posts agendas seven days before each meeting (Board Meeting Information). Board seats are filled by resident electors; at the November 2026 cycle, three residents qualified unopposed for the open seats.
Search results show Heritage Landing residents organizing through the club and social media groups. We have not verified any group's charter, so we name none here. The master association and golf club boards, both resident-run by their 2026 annual reports, are the formal bodies.
The district installed rope lighting on the entrance royal palms for the holidays, and after residents asked, the board voted to keep it lit dusk to dawn all year (FY2027 Notice to Homeowners). Upgraded holiday decorations go up at both entrances from November to early January.
Heritage Landing is the newest gated golf community in the Punta Gorda market and one of its two most affordable, with a 12-month MLS median of $330,000 against $564,000 in Punta Gorda Isles and $803,250 in Burnt Store Isles, close to Burnt Store Marina's $323,750. What it trades for that price is a CDD bill and a longer drive.
Data updated: September 2026 (Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026).
Community | Closings, 12 months | Median sold | Median days on market | Sale-to-list | Median $ per living sq ft | Golf | Special district on the tax bill |
|---|---|---|---|---|---|---|---|
Heritage Landing Golf and Country Club | 72 | $330,000 | 70 | 95.8% | $212 | 18 holes, inside the gate | Tern Bay CDD |
Burnt Store Marina | 30 | $323,750 | not broken out | not broken out | not broken out | 27 holes, inside the gate | None; Lee County |
Punta Gorda Isles | 80 | $564,000 | 77.5 | 96.0% | $284 | Not measured here | City canal district |
Burnt Store Isles | 14 | $803,250 | 121 | 95.2% | $313 | Twin Isles Country Club inside | City canal district |
Burnt Store Lakes | 32 | $422,450 | not broken out | not broken out | not broken out | Not measured here | Not measured here |
Deep Creek | 38 | $337,250 | not broken out | not broken out | not broken out | Not measured here | Two property owners associations |
Esplanade at Starling | 14 | $509,495 | not broken out | not broken out | not broken out | Not measured here | Starling CDD |
Source: Southwest Florida MLS Matrix aggregates by community, pulled September 25, 2026; community facts from each community's governing bodies as cited in this guide. Burnt Store Marina carries a Punta Gorda mailing address but sits in Lee County.
On the MLS yardstick, Heritage Landing is where a buyer gets a gated golf club for about the price of a non-golf single-family home elsewhere in Punta Gorda, largely because most of its inventory is attached. Its 70-day median is the quickest of the communities we could measure, and its 95.8 percent sale-to-list ratio sits in line with the rest. The canal communities, Punta Gorda Isles and Burnt Store Isles, carry higher prices for boating water that Heritage Landing does not have. Our guide to buying a home in Punta Gorda walks through those trade-offs city-wide.
A buyer who wants new construction with golf bundled in often also tours Babcock Ranch, 36 miles east, where Babcock National is the golf neighborhood (Babcock Ranch guide). The trade is newer inventory and a town center against a longer drive to the harbor.
Selling a Heritage Landing home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Heritage Landing and Burnt Store Marina are the two gated golf communities on the Burnt Store Road corridor, with nearly identical MLS medians of $330,000 and $323,750. Choose Heritage Landing for newer construction and one 18-hole course; choose Burnt Store Marina for a deep-water marina and boating to the Gulf, in Lee County.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Burnt Store Marina master association site and Tern Bay CDD budget, read September 25, 2026).
Both communities sit on Burnt Store Road, use Punta Gorda 33955 addresses, are gated, have golf inside the gate and sell mostly attached homes in the low-to-mid $300,000s. They are the two communities a Heritage Landing buyer is most likely to tour in the same weekend. Their differences are sharp: county, water, age of the housing and how the fees are built.
Factor | Heritage Landing | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County | Unincorporated Lee County (Burnt Store Marina census place) |
Size | About 1,545 homes | About 1,920 residences on 600 acres |
Housing age | 49 homes from 2006 and 2007; the rest 2019 to 2025 | Older and mixed, single homes to high-rise condominiums |
Golf | 18 holes, par 71, 7,122 yards, remastered 2019 | 27-hole course with the Burnt Store Golf and Activity Club |
Boating | Kayak and canoe launch only | Privately owned deep-water marina, about 10 miles to the Gulf through Boca Grande Pass |
Associations | CDD plus master association, golf club and 15 condominiums | A Section 22 master association plus 47 sub-associations |
Special district on the tax bill | Tern Bay CDD, $1,356.09 operating plus a bond line | None comparable |
Dining inside the gate | Clubhouse restaurants per the club | Three restaurants: Cass Cay, the Trading Post and Linkside Café |
MLS, 12 months | 72 closings, median $330,000 | 30 closings, median $323,750 |
Schools | Charlotte County Public Schools | Lee County public schools |
Sources: Burnt Store Marina master association; Burnt Store Golf and Activity Club; Tern Bay CDD Adopted Budget FY2027; US Census Bureau geocoder (county and census place for a Burnt Store Marina address); Southwest Florida MLS Matrix.
Choose Heritage Landing if you want a home built in the last few years, a single championship-length course with a social club season, Charlotte County government and schools, and one gate and one set of rules. Budget for the CDD lines on the tax bill, and ask for the golf club declaration, which the club's rules point to, before you assume golf is optional or included.
Choose Burnt Store Marina if the boat matters more than the house: a slip in a deep-water marina on Charlotte Harbor is something Heritage Landing cannot offer. Expect older buildings, two association layers for most homes, Lee County taxes and schools, and a building-by-building look at post-storm condition.
Lennar's recorded builder sales in Heritage Landing stopped after December 4, 2025, and its Heritage Landing web page now redirects to a regional page, but Lennar still holds title to the golf course tract and several future-development tracts, and a Phase III plat was recorded in August 2026. We found no Lennar statement either way.
Data updated: September 2026 (Charlotte County Property Appraiser sales file and roll; Lennar web address checked September 25, 2026).
The county file records 1,171 builder-direct sales in Heritage Landing from 2019 through December 4, 2025, peaking at 245 in 2023, and 91 qualified sales from January 1 to August 31, 2026, every one of them a resale. The last builder-direct closings by product were a single-family home on December 4, 2025, a terrace unit on November 5, a coach home on September 23 and a veranda unit on September 18, 2025.
The September 2026 roll titles the 333-acre golf and clubhouse tract, Phase II tracts of 85.9, 65.4 and 44.4 acres, and several smaller tracts to Lennar. The district's home page still describes Heritage Landing as "being developed by Lennar Homes," reports Lennar rebuilding valley curbs in the Veranda 3 area, and its July minutes say Lennar "has one final requisition to do" (Tern Bay CDD). The development order allows about 265 more homes.
For buyers, the practical answer in September 2026 is that Heritage Landing is a resale market. That matters two ways: resale sellers no longer compete with builder closeout pricing, and buyers no longer get builder incentives. Our new construction guide for Punta Gorda covers the corridor's active builders, including the rule that you must bring your agent on your first visit to a builder's sales office or lose builder-paid representation.
Heritage Landing's strengths are newer construction, a gated golf club at a price well below Punta Gorda's canal communities, lakes behind most homes and a quick 70-day median sale. Its weaknesses are a CDD bill that more than tripled in two years, association and club dues that are not published, flood-zone paperwork, and a drive to hospitals and shopping.
Selling a Heritage Landing home well means pricing it on the county's recorded sales for your exact product, explaining the CDD bill and the golf transfer rules before a buyer asks, and handing over the FEMA letter for your building. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Heritage Landing listing around those.
If you're searching for the best Heritage Landing listing agent, or thinking, "I need to sell my house in Heritage Landing," you are choosing between agents who read the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Heritage Landing homes against the actual recorded sales of the same product, terrace, veranda, coach or single-family, and the same lot or view, then market what an out-of-state buyer cannot see for themselves.
In the last 12 months we tracked 138 recorded Heritage Landing sales at a median of $352,500, from $168,000 to $960,000, of which 108 were resales at a median of $330,000 (Charlotte County Property Appraiser files, sales recorded September 5, 2025 to August 31, 2026). The Southwest Florida MLS shows 72 closings in the 12 months to September 24, 2026, at a median of $330,000, a median of 70 days on market and a 95.8 percent median sale-to-list ratio. By product, the county's 12-month medians ran $697,500 for Tern Bay plat homes, $460,000 for the later single-family homes, $400,000 for coach homes, $297,500 for verandas and $235,000 for terraces.
Start with our free home valuation and we will follow up with a Heritage Landing number built on recorded sales of your product. For the city-wide picture, our Punta Gorda home values guide explains how prices are moving across Punta Gorda.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
The 72 MLS closings in Heritage Landing in the 12 months to September 24, 2026 took a median of 70 days on market, compared with 79 days for Punta Gorda outside Babcock Ranch. Pricing on recorded sales of your product from the first day is the biggest lever on that number.
Not when it is shown clearly. A buyer who sees the fiscal 2027 operating line of $1,356.09, the bond line for your product and what the district maintains is comparing like with like. We put both lines, and the district's adopted budget, in every listing packet.
No. The bond assessment stays with the property and is collected on the tax bill each year until 2052, unless an owner chooses to prepay. The buyer takes over the annual payment, and Florida requires the contract to disclose the district.
Heritage Landing has been a resale-only market since January 2026. Attached-home resale medians are below their 2023 peaks, while single-family resales have held better. The right answer depends on your product and plans; we will run the recorded numbers with you.
Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, plus title, estoppel fees, recording and prorated taxes and assessments (section 201.02). We give every seller a written net sheet before listing.
McGreevy and Comisar are the Southwest Florida team Heritage Landing owners call when a golf-community home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and work the Burnt Store corridor.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across more than 4,000 transactions with the Domain Realty Group team, and Jesse and Marc's own personal sales exceed $900 million. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Heritage Landing home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Heritage Landing? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Heritage Landing realtor, and the reviews on the team's Google Business Profile describe what a golf-community seller and buyer need: sound pricing, a firm hand with builders, and a plan that works for owners who do not live here year-round.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
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).
Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These Heritage Landing buyer questions come from what people search for about the community and what our buyers ask on tours. Each answer is short and matches the sourced sections above; where a figure is not public, the answer says which document holds it and how a buyer gets it.
Heritage Landing is on the west side of Burnt Store Road in unincorporated Charlotte County, about three miles north of the Lee County line, with a Punta Gorda, Florida 33955 address. The clubhouse is at 14571 Heritage Landing Boulevard, about 17 minutes from downtown Punta Gorda by our routing estimate.
No. Heritage Landing is in unincorporated Charlotte County, so county government, the sheriff and county utilities serve it, and it pays no City of Punta Gorda taxes. The Punta Gorda name is its mailing address, and ZIP 33955 covers the Burnt Store corridor outside the city.
Yes, the land is the same. Tern Bay was the project name until Charlotte County renamed the development of regional impact to Heritage Landing in Resolution 2019-134. The name survives in the Tern Bay Community Development District and in the recorded plat for 231 of the single-family lots.
Yes. Every home is in the Tern Bay Community Development District. For fiscal 2027 the operating assessment is $1,356.09 per home, and a bond assessment of $995.68 to $1,849.13, depending on the product, is added until 2052. Both appear on the Charlotte County property tax bill.
The operating assessment rose from $377.44 in fiscal 2025 to $800.00 in fiscal 2026 and $1,356.09 in fiscal 2027 as the district took over gate staffing, landscaping, stormwater and preserve work the developer had carried, stopped drawing on reserves and began a $300,000 capital and hurricane reserve.
The master association does not publish its dues on a public page we could find, and neither does the golf club. Condominium dues are set by each of the 15 condominium associations. A buyer gets every amount in writing on an estoppel certificate before closing, which Florida law requires the associations to issue.
We could not verify it from a public document. The golf club's rules define membership "as set forth in the Declaration," so the recorded golf club declaration answers the question. A CDD supervisor spoke of about 800 golf members in July 2026. Ask for the declaration and the club's estoppel figures before you write an offer.
The golf club does not publish its dues, initiation or any capital contribution on its website. Figures on listing and rental sites are not tied to a document, so we do not repeat them. The club's estoppel certificate and its declaration are the documents that state what a new owner owes.
Yes. The club says public guests may book tee times two days in advance by calling the golf shop at (941) 347-2222, and it hosts outside tournaments and corporate outings. Member and tenant rates include Florida sales tax.
The course plays 7,122 yards from the black tees, with a 73.9 rating and 130 slope, down to 4,363 yards from the red tees. It is 18 holes, par 71, with Champion Paspalum greens, tees and fairways, remastered by Gordon G. Lewis in 2019.
Lewis C. "Chip" Powell designed the original 27-hole course that opened in 2007 as Tern Bay Golf and Country Club. Gordon G. Lewis remastered it in 2019 into the current 18-hole layout, reshaping the bunkers and rerouting holes.
Heritage Landing has 569 single-family homes, 268 coach homes, 288 veranda condominiums and 420 terrace condominiums, about 1,545 homes in all. Terrace units run about 1,120 to 1,301 square feet, verandas 1,350 to 1,569, coach homes 1,741 to 2,110, and single-family homes typically 2,200 to 2,500.
In the 12 months to August 31, 2026, recorded sales ran from $168,000 to $960,000, with a median of $352,500. By product the medians were about $235,000 for terraces, $297,500 for verandas, $400,000 for coach homes, $460,000 for the later single-family homes and $697,500 for the Tern Bay plat homes.
Not from the builder as of September 2026. No builder-direct sale has recorded since December 4, 2025, and Lennar's Heritage Landing page now redirects. Lennar still holds title to several tracts and a Phase III plat was recorded in August 2026, so we watch the county file for any new builder sales.
Mostly, yes. About 87 percent of mapped homes are in FEMA zone AE with a 9-foot base flood elevation, about 120 are in shaded zone X and 56 in zone D. FEMA letters of map revision based on fill have removed many individual buildings from the high-risk zone, so check the letter for the specific building.
If the building is in zone AE and has no FEMA letter removing it, a federally backed mortgage requires flood insurance. If a letter removed the building, federal law does not require it, though the lender may. We recommend pricing flood coverage for every home here, because premiums depend on elevation, not the zone alone.
Charlotte County places 1,354 of the 1,364 mapped Heritage Landing homes in storm-surge evacuation zone B and 10 veranda units in zone A. Evacuation orders are issued by zone, so owners should know their zone letter before each hurricane season.
We found no first-party damage report for Heritage Landing from Hurricane Ian in 2022 or from Helene and Milton in 2024. Most homes were built between 2019 and 2025. The district's 2026 notice describes routine infrastructure work, including a full storm-inlet cleanout, rather than storm recovery.
Every Heritage Landing home is zoned to East Elementary, Punta Gorda Middle and Charlotte High in Charlotte County Public Schools, confirmed against the district's own boundary files for all 1,364 mapped homes. The 2026 state grades were B, A and B, and the district earned an A.
No document we read restricts Heritage Landing by age. The golf club's membership definition covers dependent children under 21, and every home is zoned to public schools. Many owners are retirees or seasonal residents, but that is a pattern of buyers, not a rule.
Yes. Both entrances are gated and staffed. Since December 2025 the district's Entrance IQ system gives visitors QR codes that scan in under a minute, reads license plates, records video of every entry and keeps a vehicle log, with Allied Universal staffing the gate.
Leasing rules are in the master declaration and, for attached homes, the condominium declaration, so read both before buying to rent. The golf club lets a member transfer golf privileges to a tenant for at least 31 days, up to 12 times in 12 months, with an administrative fee.
Personal golf carts are not allowed on the course. On the streets, the district is still working with Charlotte County toward a formal golf-cart community designation, and residents reported confusion over registering low-speed vehicles in July 2026, so street use is unsettled until the designation is final.
The club describes a resort-style pool with lap lanes, three restaurants including a pool café, two bars, tennis, pickleball, bocce, a fitness center, an aerobics room and a full-service spa, plus the 18-hole course, range and pro shop. The district maintains a kayak launch, preserve path and lit pedestrian bridges.
No. Heritage Landing has a canoe and kayak launch into the preserve, not a marina or private docks. The nearest marina community is Burnt Store Marina, about five miles and 13 minutes south by our routing estimate, in Lee County.
Heritage Landing is on the Charlotte Harbor side of Burnt Store Road, with preserve between the homes and the harbor, and it has no beach. Gulf beaches on the barrier islands are reached by boat or by a longer drive around the harbor.
Punta Gorda Airport is about 11 miles and 22 minutes from the clubhouse, and Southwest Florida International Airport in Fort Myers about 36.6 miles and 50 minutes, by free-flow routing estimates. Seasonal traffic adds time from January to April.
HCA Florida Fawcett Hospital and AdventHealth Port Charlotte, about 26 to 27 minutes north across the Peace River, are the nearest full-service hospitals. Punta Gorda's hospital closed after the 2024 hurricanes, and AdventHealth plans a freestanding emergency department at Jones Loop Road with no opening date.
Heritage Landing Master Association, Inc. is a Florida not-for-profit corporation with a resident board named in its 2026 annual report and offices at 14601 Heritage Landing Boulevard. The Tern Bay CDD and Heritage Landing Golf Club, Inc. are separate bodies with their own boards.
The CDD, master association and golf club boards all show resident members in 2026 filings and minutes. Lennar still holds title to the golf course tract and several future-development tracts and was finishing punch-list work in 2026, so ask for each association's turnover status.
Heritage Station, a separate subdivision, is filling in directly south, and Esplanade at Starling is building across Burnt Store Road. Charlotte County has chosen a route for an east-west road from Burnt Store Road to U.S. 41 but has not funded it, and it is expanding the Burnt Store wastewater plant.
No. Heritage Station, on Calusa Drive south of the Heritage Landing gate, is a separate subdivision by Wilmington Land Company with its own homeowners association. Its parcels are not in the Tern Bay CDD's tax district and do not share Heritage Landing's club or gate.
The golf club's site is heritagelandinggc.com and the district's is ternbaycdd.org. A site ending in ".golf" that uses the club's name belongs to a real estate and property-management company. The Heritage Landing near St. Augustine is a different community.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start every Heritage Landing search with the product, the CDD lines, the golf declaration and the building's FEMA letter, then tour.
Our Punta Gorda guide covers the city's neighborhoods and government, and our comparison of the best real estate agents in Punta Gorda, linked at the top of this guide, explains how to choose representation on the public record.
These Heritage Landing seller questions come from owners we talk with and from what sellers search for. Each answer ties back to the recorded sales, the district budget and the club rules cited above, and to how McGreevy and Comisar list a Heritage Landing home: priced on the record, with the paperwork ready.
The best Heritage Landing listing agent prices your home on recorded sales of the same product, not a portal estimate, and hands buyers the CDD, golf and flood paperwork up front. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, list that way. Call Jesse at (239) 898-6072.
It depends first on product: in the 12 months to August 31, 2026, recorded medians were about $235,000 for terraces, $297,500 for verandas, $400,000 for coach homes, $460,000 for the later single-family homes and $697,500 for Tern Bay plat homes. View, pool, lot width and the building's flood letter move it from there. Start with our free home valuation.
MLS closings in Heritage Landing took a median of 70 days on market in the 12 months to September 24, 2026, faster than Punta Gorda outside Babcock Ranch at 79 days. Correct pricing from the first day and complete CDD and flood paperwork are the two biggest levers.
The median Heritage Landing sale closed at 95.8 percent of its final list price in the 12 months to September 24, 2026, by Southwest Florida MLS figures. A home priced on recorded sales of its own product usually closes nearer to its list price than one priced on hope.
The Charlotte County Property Appraiser recorded 138 qualified Heritage Landing sales from September 5, 2025 to August 31, 2026, with $54,092,000 in volume, of which 108 were resales. The MLS shows 72 closings for its 12 months, because builder-direct sales rarely reach the MLS.
Terrace and veranda resale medians are below their 2023 highs, $235,000 and $298,750 in 2026 to date against $349,000 and $415,000 in 2023, while the builder is no longer selling against you. The decision depends on your plans, carrying costs and building; we run the recorded numbers with you before you choose.
In 2025 Lennar's recorded first sales undercut resales for every attached product, for example coach homes at a median of $285,000 against $445,000 on resale. No builder-direct sale has recorded since December 4, 2025, so 2026 sellers compete only with other resales.
Not when the buyer understands it. We show the fiscal 2027 operating line of $1,356.09, your product's bond line and what the district maintains, from its adopted budget. Buyers compare Heritage Landing with other communities that carry similar district or association costs.
No. The Series 2022 bond assessment runs with the property and is collected on the tax bill each year until 2052 unless an owner chooses to prepay it. The buyer assumes the annual payment, and Florida requires the contract to disclose the district.
Florida requires a contract for a home in a community development district to carry a disclosure about the district's assessments. We attach the district's adopted budget and the tax-bill lines for your parcel so the buyer sees the real numbers.
Membership follows the golf club's declaration, which is recorded against the property, so the answer is written there rather than in a listing remark. We request the club's estoppel figures at listing so any transfer charge or capital contribution is known before the buyer's inspection period ends.
Yes. We put the club's written estoppel figures in front of buyers early, negotiate who pays any transfer or administrative charge, and coordinate the club's paperwork with the title company so the buyer's membership starts cleanly at closing.
An estoppel certificate is the association's written statement of what is owed and any fees due at closing. Florida law requires homeowners and condominium associations to issue one on request. The title company usually orders it; in Heritage Landing we request the master association, golf club and, for attached homes, condominium certificates together.
Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, and there are title, recording and estoppel charges plus prorated taxes, CDD assessments and dues. We give every seller a written net sheet before listing.
We market the product and view with professional photography, video and drone, reach buyers through our qualified-buyer database and the MLS, and lead every listing packet with the recorded comps, the CDD lines, the golf club rules and the FEMA letter. Many Heritage Landing owners have Midwest and Canadian mailing addresses on the county roll, so we market to buyers in those places too.
Yes. When privacy matters, we can market a Heritage Landing home quietly to qualified buyers before, or instead of, a public listing. We explain what off-market selling gains and gives up for your home so the choice is informed.
Since January 2026 every recorded Heritage Landing sale has been a resale, 91 through August 31. Single-family resales have held better than attached homes, which remain below their 2023 highs. Well-prepared homes still sell in about 70 days at the MLS median.
The buyer pays for their own policy, but the seller controls the papers that set its price. Give us your elevation certificate and any FEMA letter of map revision for your building, and we put them in the listing packet so buyers can quote insurance on day one.
Yes. A letter of map revision based on fill that removed your building from the special flood hazard area means federal law does not require flood insurance, though a lender may. Buyers and their lenders see that before they bid, which removes a common reason for delay.
Florida sellers must disclose known material defects and, under the state's flood disclosure law, known flood history, prior flood insurance claims and federal flood assistance. In Heritage Landing, also disclose the CDD and association memberships, which the contract forms and statutes require.
Fix what an inspector will flag and a buyer's insurer will price: roof, openings protection and anything on the wind mitigation form. Most Heritage Landing homes are young enough that paint, landscaping and a professional clean matter more than renovation.
Yes. The form documents roof-to-wall connections and opening protection, which Florida insurers must credit, so a buyer can quote wind insurance quickly. For a 2019 to 2025 Heritage Landing home the form usually shows strong features, and having it ready helps the buyer.
Yes, subject to the lease and the association rules. A tenant's lease terms, and any transfer of golf privileges to the tenant, carry into the buyer's plans, so we review the lease and the club's transfer paperwork before listing.
On the recorded numbers, well-priced single-family homes and coach homes with golf or long-lake views draw the strongest resale prices, while terrace units compete on price with many similar units. Condition, view and complete paperwork shorten the market time for every product.
In the latest 12 months the county's single-family medians were $460,000 for the later phases and $697,500 for the Tern Bay plat homes, against $400,000 for coach homes, $297,500 for verandas and $235,000 for terraces. Single-family homes also carry higher CDD bond lines.
In the last 12 months, yes: 14 Tern Bay plat homes recorded a median of $697,500 against $460,000 for 41 sales in the later Heritage Landing phases. Tern Bay plat homes sit more often on the course and larger lakes and are larger on average, about 2,450 square feet.
Most buyers start with a search for "Heritage Landing Punta Gorda," about 1,000 searches a month, and then look for the club, the course and the fees. Our listing packets answer those follow-up searches, the CDD, golf and flood questions, before a buyer has to ask.
A canal-home buyer asks about seawalls, boat routes and the city's canal district; a Heritage Landing buyer asks about the CDD, the golf declaration and the condominium association. The paperwork differs, so the listing packet differs. Our guide to selling a home in Punta Gorda covers both.
Possibly, and we watch it. Lennar still holds title to several tracts labeled future development and a Phase III plat was recorded in August 2026, while the development order allows about 265 more homes. Any new builder sales would appear in the county file, and we would show you the effect on your product.
The operating assessment is set each summer for the fiscal year starting October 1, and the adopted fiscal 2027 cap for notice purposes is $1,750.00. A contract closing after October 1 prorates the current year's bill. We show buyers the adopted budget so the number is not a surprise.
Call Jesse direct at (239) 898-6072, text or call, or start with our free home valuation. We will pull the recorded sales for your product, your parcel's CDD lines and your building's FEMA letter, then give you a price and a written net sheet.
Every Heritage Landing figure on this page comes from one of the sources below, listed with the date we read it. Government, district, club and statute sources are primary; the two market datasets are our own analysis of public and member records. We cite no competing brokerage or listing portal.
Tern Bay Community Development District
Heritage Landing Golf and Country Club
Charlotte County development orders and planning
State corporate records
Flood, storm and imagery
Schools, health care and travel
Florida Statutes
Rival community and builder
Market data
These Heritage Landing documents are published by the Tern Bay Community Development District, Charlotte County and the golf club. Each link opens the issuing authority's own copy, so you always read the current version rather than a reprint. Read the recorded documents for any specific parcel before you buy.
Document | Issued by | Why it matters |
|---|---|---|
Tern Bay CDD | The $1,356.09 operating assessment and every bond rate | |
Tern Bay CDD | The district's own account of its first year of operations | |
Tern Bay CDD | Unit counts by product and the fiscal 2025 rate | |
Tern Bay CDD | The July 22, 2026 minutes, bridges, plat and easements | |
Heritage Landing Golf Club | Membership definition, tenant transfers, cart rules | |
Charlotte County | The rename from Tern Bay and the current entitlement | |
Charlotte County | Unit mix, courts and the 2042 buildout date | |
Charlotte County | The original 1992 development order | |
Charlotte County | The 1993 settlement order | |
Charlotte County | The Tern Bay era agreement | |
Charlotte County | Every development order in one place |
Market data from Southwest Florida MLS, pulled September 2026. County sales from Charlotte County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
