Fairway Isle is the Heritage Palms neighborhood with both condominium products under one name: two four-story Terraces and 20 two-story Veranda buildings in Fort Myers, built 1998 to 2002. Sell or buy here with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar lead Domain Realty Group, the #1 Team in Southwest Florida since 2012, and at Fairway Isle we put sellers first. We are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse and Marc, and this guide is the file we build before we list a home here.
Fairway Isle is a two-product condominium neighborhood inside the master-planned community of Heritage Palms Golf and Country Club in Fort Myers, Florida. It is the only Heritage Palms neighborhood where both condominium products share one recorded name: two four-story Terrace buildings of 30 homes each on Bismark Palm Way, and 20 two-story Veranda buildings spread across Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way, governed by eight separate condominium associations.
That split is the whole story of buying or selling here. The two Terraces are four stories, so Florida's milestone-inspection and structural integrity reserve study (SIRS) laws apply to them; the Verandas are two stories and fall outside both. The Terraces were finished in 2002; the Verandas went up between 1998 and 2002, and the very first condominium declaration recorded anywhere in Heritage Palms, Veranda I at Fairway Isle, is here. The Lee County Property Appraiser's records spell the name "Fairway Isle" on every parcel, and that recorded form is the one this guide uses; the club's roster and many listings add an "s."
We built this page from the Lee County Property Appraiser's parcel roll for all 22 Fairway Isle buildings, the county's 911 address file, FEMA's flood map queried building by building, Lee County's school and evacuation layers, the club's and the district's published fee documents, and Southwest Florida MLS closings filtered by street address. Where the public record goes silent, the page says so and names the document that holds the answer.
McGreevy and Comisar are the best realtor for Fairway Isle because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Fairway Isle file built building by building from county, FEMA, club and MLS records.
If you're searching for the best realtor for Fairway Isle in Heritage Palms Golf and Country Club, Fort Myers, whether you're ready to sell your Fairway Isle home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Recent Fairway Isle track record (last 12 months): In the last 12 months we tracked 14 Fairway Isle closings in the Southwest Florida MLS, pulled September 26, 2026, covering closings dated September 27, 2025 to September 26, 2026, for $5,102,785 in closed volume. The median sold price was $377,500 (14 closings, an even count, so the median is the midpoint of $370,000 and $385,000), the median sale was $257.75 per square foot of living area, and homes sold at a median 96.07% of list price after a median 24.5 days on market. Ten of the 14 were Verandas, at a $395,000 median; four were Terraces, from $220,000 to $350,000. The highest-priced Fairway Isle sale in the window was $437,000, a Veranda on Washingtonia Palm Way.
For Fairway Isle sellers: a Fairway Isle sale runs on paperwork that has to be ordered in the right sequence. The club charges the seller a $250 estoppel fee and the buyer an $8,000 closing charge, per its Cost of Ownership page; your own condominium association issues a separate estoppel certificate, which is the only document that states your neighborhood fee. If you own a Terrace, a buyer's lender and inspector will ask for the structural integrity reserve study and any milestone report, and we request both from the association before the home goes on the market. If you own a Veranda, we lead with the fact that the building is two stories and outside those laws, because buyers comparing Heritage Palms condominiums ask.
Honors and recognition:
How do we hold ourselves to that standard across the city? Our guide to the best real estate agents in Fort Myers explains how we measure ourselves against the Fort Myers market, community by community.
Marc Comisar is a top-reviewed Fairway Isle realtor, and the reviews below are five-star client reviews reproduced in each reviewer's own words from the McGreevy and Comisar Google Business Profile. We publish no aggregate score.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
Selling your Fairway Isle home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Fairway Isle? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Fairway Isle is one recorded Heritage Palms neighborhood holding two different condominium products, and nearly every buying or selling decision here turns on which of the two you own. These eight facts matter most, each drawn from a county, state, club or MLS record.
Living in Fairway Isle means owning a condominium in the northern core of Heritage Palms, a gated, bundled golf community inside the City of Fort Myers, with a club membership that comes with the home. Buyers choose between a unit in a four-story Terrace with covered parking, or one in a two-story Veranda building with a detached one-car garage.
The daily shape of life follows from that product choice more than from the street. A Terrace owner lives in one of two identical 30-home buildings on Bismark Palm Way, with parking under a carport and the building's common areas run by one of two Terrace associations. A Veranda owner lives in a building of eight or twelve homes, upstairs or downstairs, with a garage across the drive and one of six Veranda associations handling the building. Both carry the same club membership, the same master bill and the same gate.
Fairway Isle's 22 buildings sit on three streets. The Veranda I and II buildings line the odd-numbered side of Queen Palm Lane, from 8051 to 8107; the two Terraces and the Veranda III and IV buildings are on Bismark Palm Way, from 10225 to 10295; and Veranda V and VI stand on Washingtonia Palm Way, from 10210 to 10270. Every one of those addresses is tagged "Heritage Palms" and "City of Fort Myers" in Lee County's NG911 address layer, and every parcel pays City of Fort Myers taxes and City fire rescue on the county roll (Lee County Parcels layer).
Heritage Palms as a whole is inside the City of Fort Myers, not unincorporated Lee County, so City millage, City fire rescue, City stormwater, City water and City building permits apply, and the City is the local enforcement agency for condominium milestone inspections. That last point matters more in Fairway Isle than almost anywhere else in the community, because two of its buildings are four-story condominiums. The one signed entrance to Heritage Palms is on Ben C. Pratt/Six Mile Cypress Parkway, and the clubhouse is at 10420 Washingtonia Palm Way, on the same street as Veranda V and VI.
Fairway Isle is not a marketing label laid over unrelated buildings. The county's legal descriptions attach "AT FAIRWAY ISLE" (or, for Veranda III, "AT FAIRWAY") to every one of the eight condominiums, and the club's roster groups them together. The club's Property Types page describes the two products this way:
Product | Stories | Floor plans (club) | Size under air (club) | Parking | Fairway Isle buildings |
|---|---|---|---|---|---|
Terrace condominium | 4 | 3 | 1,194 to over 1,414 sq ft, 2 bedrooms, 2 baths plus den | covered parking | 2 (Terrace I and II) |
Veranda condominium | 2 | 4 | 1,333 to 1,661 sq ft, front and back lanai | detached one-car garage | 20 (Veranda I to VI) |
Source: Heritage Palms Golf & Country Club, Property Types, read September 1, 2026; building counts from the Lee County Property Appraiser's legal descriptions, read September 26, 2026. The Property Appraiser's roll records every Fairway Isle Terrace unit with a carport and every Veranda unit with a garage, which matches the club's description.
Every Fairway Isle owner is a member of Heritage Palms Golf & Country Club, because the club states that "membership and golf privileges are included with every home purchase" on its Real Estate page. Through that membership an owner uses 36 holes on the Royal and Sabal courses, the 28,400-square-foot clubhouse, the Activity Center, the Lodge, eight lighted Har-Tru clay tennis courts, six pickleball courts, and two resort-style pools and seven neighborhood pools, nine in all, open dawn to dusk (Club Lifestyle). The club and the master homeowners association are one corporation, so there is nothing separate to join.
The county roll gives a fair picture of who owns Fairway Isle without naming anyone. On the 2026 roll, about a third of Fairway Isle's condominium parcels carry a homestead exemption, the marker of a Florida primary residence, and about six in ten owners have a mailing address outside Florida; 17 list a Canadian address (Lee County Parcels layer, read September 26, 2026). The Midwest dominates the out-of-state mailing addresses, led by Illinois and Michigan.
Heritage Palms is not an age-restricted or 55-plus community. Its resident profile skews toward retirees and seasonal owners, and some listing sites label it 55-plus, but the club's governing-document excerpts, its leasing and transfer forms and its 40-page history contain no age restriction, and the 2020 Census counted 36 residents under 18 living there.
Five facts shape nearly every Fairway Isle purchase, and each is covered in detail below:
Fairway Isle recorded 14 closings through the Southwest Florida MLS in the 12 months to September 26, 2026, at a $377,500 median and a median $257.75 per square foot of living area, selling at a median 96.07% of list after 24.5 days. Verandas led with 10 sales at a $395,000 median; four Terraces sold.
Data updated: September 2026
The two products price in different bands, and a single Fairway Isle median hides that. Every Veranda that closed in the window sold between $338,000 and $437,000; every Terrace sold between $220,000 and $350,000. The overlap is narrow, and it comes from the largest Terrace floor plan meeting the smallest Veranda plan. We tracked every one of the 14 Fairway Isle closings by street address, because the MLS neighborhood label is filled in inconsistently here.
Segment | Closings (n) | Median sold price | Range | Median $/sq ft (living) | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|---|
All Fairway Isle | 14 | $377,500 (midpoint of $370,000 and $385,000) | $220,000 to $437,000 | $257.75 | 96.07% | 24.5 |
Veranda condominiums (two-story) | 10 | $395,000 (both middle sales $395,000) | $338,000 to $437,000 | $263.69 | 96.07% | 37 |
Terrace condominiums (four-story) | 4 (listed below, no median) | see the four sales | $220,000 to $350,000 | see the four sales | see the four sales | 13 to 28 |
Source: Southwest Florida MLS, closed residential sales at the 22 Fairway Isle building addresses inside Heritage Palms Golf and Country Club, September 27, 2025 to September 26, 2026, pulled September 26, 2026. Medians use the middle value for an odd count and the mean of the middle pair for an even count; price per square foot is the median of each sale's price divided by its MLS living area. One of the 14 closed at or above its list price. Closed volume was $5,102,785, every sale a resale.
Four Terrace sales are too few for a median to mean much, so here they are:
The spread between $220,000 and $350,000 is mostly floor plan and condition. The one sale that closed well under list, at $220,000, sits $90,000 below a same-size unit in the same building a month earlier, which is the kind of gap a unit's condition, floor and view explain better than any market trend.
The Veranda premium in Fairway Isle is about $100,000 at the middle of each band, and three things account for most of it. A Veranda is larger on average (the MLS median Veranda sold here was about 1,400 square feet of living area against about 1,200 for a Terrace). It comes with a detached garage rather than a carport. And it sits in a two-story building outside the milestone-inspection and SIRS laws, so its association's reserve obligations are not set by those statutes. Per square foot, the gap narrows: Verandas sold at a median $263.69, and the four Terraces ranged from $183.64 to $259.63, with the middle two at $229.53 and $248.58.
At Fairway Isle a Veranda and a Terrace a few doors apart can differ by $100,000, and the reason is the product, the building and the paperwork, not the street. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price a Fairway Isle home against its own product and building, then order the club's fee schedule, the association's estoppel and, for a Terrace, the reserve study on day one. Selling? What is your Fairway Isle home worth? Get a free valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Widening the window confirms the pattern rather than changing it. Over 24 months (September 27, 2024 to September 26, 2026), 28 Fairway Isle homes closed at a $370,000 median, 22 Verandas at $390,000 (midpoint of $385,000 and $395,000) and six Terraces at $300,000 (midpoint of $290,000 and $310,000). Over 48 months (from September 27, 2022), 50 closed at a $390,000 median (midpoint of $385,000 and $395,000) and $257.07 per square foot: 42 Verandas at a $399,000 median and eight Terraces at $305,000 (midpoint of $300,000 and $310,000). The highest Fairway Isle sale in four years was a Veranda on Bismark Palm Way at $472,000 in June 2024.
On September 26, 2026, five Fairway Isle homes were listed or under contract through the Southwest Florida MLS. Three were active: two Verandas at 8083 Queen Palm Lane, asking $325,000 and $330,000, and one Terrace at 10285 Bismark Palm Way at $274,000. Two were pending: a 1,661-square-foot Veranda at 10235 Bismark Palm Way listed at $515,000, and a Terrace at 10275 Bismark Palm Way listed at $239,900. The $515,000 asking price is above every Fairway Isle closing in four years, so its final price will be worth watching.
Every figure above comes from one Southwest Florida MLS pull of the whole Heritage Palms development, filtered by street address to the 22 buildings the county records as Fairway Isle. We did not rely on the MLS neighborhood label, because the same Fairway Isle building appears under the plural name, as "Terrace" or as "Veranda" on different listings. One Veranda sale appeared twice as a data-entry record a month apart at the same price; we counted it once. The heated square footage in the county roll differs from the MLS living area for the same units, so we never mix the two in one figure.
Fairway Isle is where Heritage Palms began. U.S. Home Corporation recorded the declaration for Veranda I at Fairway Isle at Official Records Book 3039, Page 0153, the first condominium declaration in the community, and the club's history photographs the first Verandas rising on Queen Palm Lane in October 1998. The neighborhood was complete by 2002.
The sequence can be read from two public records that agree: the Official Records book number of each declaration, which rises with the recording date, and the year-built field on each building in the Property Appraiser's roll. Both put Queen Palm Lane first, Washingtonia Palm Way next, and Bismark Palm Way, including both Terraces, last.
U.S. Home Corporation developed and built Heritage Palms, through what the club's history calls its Rutenberg division, and Fairway Isle was its first condominium neighborhood. The Property Appraiser records the two Veranda I buildings at 8107 and 8099 Queen Palm Lane as built in 1998 (Lee County Property Appraiser, 8107 Queen Palm Lane), the same year the club says sales of all four products were under way. The club's grand opening followed on January 10, 1999, and the first 18 holes had opened on November 27, 1998 (club history).
The associations were incorporated in the same order. Veranda I at Fairway Isle's Florida not-for-profit filing carries a 1998 document number (N98000001203), only a few numbers after the master club corporation, Heritage Palms Golf & Country Club, Inc. (N98000001195), per the Florida Division of Corporations. Veranda II followed later in 1998 (N98000006613).
The county's year-built field fills in the middle years building by building. Veranda I's other two buildings (8091 and 8083 Queen Palm Lane) and two of Veranda II's (8075 and 8067) date to 1999, as does Veranda VI's building at 10270 Washingtonia Palm Way; Veranda II's last two (8059 and 8051 Queen Palm Lane), Veranda VI's 10260 and three of Veranda V's four buildings on Washingtonia Palm Way date to 2000; and Veranda V's 10210 and three of Veranda IV's buildings on Bismark Palm Way date to 2001. Veranda VI's declaration is at OR 3180, Page 102, Veranda V's at OR 3315, Page 4431 with Condominium Plat Book 28, Page 85, and Veranda IV's at OR 3439, Page 4604 with Condominium Plat Book 30, Pages 1 to 16.
The last Fairway Isle buildings went up on Bismark Palm Way in 2002: Veranda IV's building at 10255, both Veranda III buildings (10265 and 10295) and both Terraces (10275 and 10285), per the Property Appraiser's roll (Terrace II, 10275 Bismark Palm Way; Terrace I, 10285 Bismark Palm Way). The two Terrace declarations were recorded at OR 3701, Page 2209 (Terrace II) and OR 3732, Page 2207 (Terrace I), and Veranda III's at OR 3690, Page 5486. By Official Records book number, the two Fairway Isle Terrace declarations came after ten of the Terrace declarations at Lakeside Greens and before the other seven and all three at Royal Greens.
Fairway Isle's condominium associations predate owner control of the club by seven years. Owners took over the club from U.S. Home on October 1, 2005, after a volunteer Due Diligence Committee of more than 150 members secured repairs and a negotiated settlement, per the club's History page. Each Fairway Isle association had its own turnover under Florida's condominium statute as its units sold; those dates are in each association's records, not in a public source we could reach.
Fairway Isle has 22 buildings: two four-story Terraces of 30 homes each at 10275 and 10285 Bismark Palm Way, and 20 two-story Veranda buildings of 12, 8 or, in one case, 4 homes, across Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way. Every home on the county roll is two bedrooms and two baths.
The table below is the building-level record a buyer or seller needs and that no listing shows in one place: which association, which declaration, when the building was built, how its homes are numbered, and what FEMA's flood map shows at its center. Each row is drawn from the Lee County Property Appraiser's parcel roll and legal descriptions, the county's 911 address file and FEMA's National Flood Hazard Layer, all read on September 26, 2026.
Address | Association (county legal) | County building no. | Product | Built | Unit numbers | FEMA zone at building center |
|---|---|---|---|---|---|---|
8107 Queen Palm Ln | Veranda I at Fairway Isle | 1 | Veranda, 2 stories | 1998 | 111 to 114, 121 to 124 | X |
8099 Queen Palm Ln | Veranda I at Fairway Isle | 2 | Veranda, 2 stories | 1998 | 211 to 216, 221 to 226 | X |
8091 Queen Palm Ln | Veranda I at Fairway Isle | 3 | Veranda, 2 stories | 1999 | 311 to 316, 321 to 326 | X |
8083 Queen Palm Ln | Veranda I at Fairway Isle | 4 | Veranda, 2 stories | 1999 | 411 to 416, 421 to 426 | X |
8075 Queen Palm Ln | Veranda II at Fairway Isle | 5 | Veranda, 2 stories | 1999 | 511 to 516, 521 to 526 | X |
8067 Queen Palm Ln | Veranda II at Fairway Isle | 6 | Veranda, 2 stories | 1999 | 611 to 616, 621 to 626 | X |
8059 Queen Palm Ln | Veranda II at Fairway Isle | 7 | Veranda, 2 stories | 2000 | 711 to 716, 721 to 726 | X |
8051 Queen Palm Ln | Veranda II at Fairway Isle | 8 | Veranda, 2 stories | 2000 | 811 to 814, 821 to 824 | X |
10295 Bismark Palm Way | Veranda III at Fairway | 9 | Veranda, 2 stories | 2002 | 911, 912, 921, 922 | X |
10285 Bismark Palm Way | Terrace I at Fairway Isle | 10 | Terrace, 4 stories | 2002 | 1011 to 1046 (30 homes) | X |
10275 Bismark Palm Way | Terrace II at Fairway Isle | 11 | Terrace, 4 stories | 2002 | 1111 to 1146 (30 homes) | X |
10265 Bismark Palm Way | Veranda III at Fairway | 12 | Veranda, 2 stories | 2002 | 1211 to 1216, 1221 to 1226 | X |
10255 Bismark Palm Way | Veranda IV at Fairway Isle | 13 | Veranda, 2 stories | 2002 | 1311 to 1316, 1321 to 1326 | X |
10245 Bismark Palm Way | Veranda IV at Fairway Isle | 14 | Veranda, 2 stories | 2001 | 1411 to 1416, 1421 to 1426 | X |
10235 Bismark Palm Way | Veranda IV at Fairway Isle | 15 | Veranda, 2 stories | 2001 | 1511 to 1516, 1521 to 1526 | X |
10225 Bismark Palm Way | Veranda IV at Fairway Isle | 16 | Veranda, 2 stories | 2001 | 1611 to 1616, 1621 to 1626 | X |
10210 Washingtonia Palm Way | Veranda V at Fairway Isle | 17 | Veranda, 2 stories | 2001 | 1711 to 1716, 1721 to 1726 | X |
10220 Washingtonia Palm Way | Veranda V at Fairway Isle | 18 | Veranda, 2 stories | 2000 | 1811 to 1816, 1821 to 1826 | X |
10230 Washingtonia Palm Way | Veranda V at Fairway Isle | 19 | Veranda, 2 stories | 2000 | 1911 to 1916, 1921 to 1926 | X |
10240 Washingtonia Palm Way | Veranda V at Fairway Isle | 20 | Veranda, 2 stories | 2000 | 2011 to 2014, 2021 to 2024 | X |
10260 Washingtonia Palm Way | Veranda VI at Fairway Isle | 21 | Veranda, 2 stories | 2000 | 2111 to 2116, 2121 to 2126 | X |
10270 Washingtonia Palm Way | Veranda VI at Fairway Isle | 22 | Veranda, 2 stories | 1999 | 2211 to 2216, 2221 to 2226 | X |
Sources: Lee County Parcels layer (legal description, year built, unit) and NG911 address points, which list the same unit numbers at every address; FEMA National Flood Hazard Layer, queried at each building's center, all read September 26, 2026. Story counts are the club's, from its Property Types page. The club publishes the Veranda total for Heritage Palms (544) but not a count per neighborhood.
Terrace I (10285) and Terrace II (10275) are mirror twins. Each holds 30 condominium homes, all two bedrooms and two baths on the county roll, in three sizes of heated area recorded by the Property Appraiser: 1,137 square feet (eight homes), 1,146 square feet (16 homes) and 1,303 square feet (six homes). The MLS measures the same homes larger, at 1,194, 1,232 and 1,408 square feet of living area, and the club describes its Terraces as 1,194 to over 1,414 square feet with a den; the county and the MLS measure different things, so compare like with like. Every Terrace unit carries a carport on the roll, the "covered parking" of the club's description (Lee County Property Appraiser, Terrace I unit).
The Verandas are two-story buildings, and their unit numbers show the layout: in a 12-home building the ground-floor units run from x11 to x16 and the upper units from x21 to x26, and in an 8-home building from x11 to x14 and x21 to x24. Sixteen Fairway Isle Veranda buildings follow the 12-home pattern, three (8107 and 8051 Queen Palm Lane and 10240 Washingtonia Palm Way) the 8-home pattern, and one, the Veranda III building at 10295 Bismark Palm Way, carries only four units (911, 912, 921 and 922) in both the Property Appraiser's roll and the county's 911 address file (10295 Bismark Palm Way).
The county records Fairway Isle Veranda homes at 1,255 to 1,565 square feet of heated area, and the MLS at 1,333 to 1,661 square feet of living area, matching the club's 1,333 to 1,661 range. Every Veranda unit carries a garage on the roll, the club's detached one-car garage, and the club's description adds a front and a back lanai.
The club describes three Terrace floor plans and four Veranda plans but publishes no current list of plan names, and we do not repeat names that circulate on listings. The practical way to compare two Fairway Isle homes is by size and position: heated or living area, ground or upper floor in a Veranda, floor and exposure in a Terrace, and whether the plan has a den. The MLS closings show dens on most Veranda sales and on the 1,408-square-foot Terrace plan.
Parking is the most tangible difference between the two products. A Veranda owner gets a detached one-car garage, which in Southwest Florida doubles as the storage room a condominium otherwise lacks. A Terrace owner gets a covered carport space and, per the club, a screened lanai with private storage. For a buyer bringing a golf cart, a second car or seasonal belongings, that difference is often worth more than the square footage.
The recorded name is Fairway Isle, singular: every Lee County Property Appraiser legal description for the eight condominiums reads "AT FAIRWAY ISLE" or, for Veranda III, "AT FAIRWAY." The club's roster writes Fairway Isles, the spelling many listings copy. And two Bismark Palm Way buildings the club lists as Terraces, 10265 and 10295, are recorded as two-story Verandas.
Neither point is trivia. The spelling decides whether a title search, an insurance application or a lender's condominium questionnaire finds the right association, and the product decides which state inspection laws apply to the building a buyer is about to own.
Three custodians spell the name three ways. The Property Appraiser's legal descriptions, which cite the recorded declarations, say "Fairway Isle" on every Terrace I, Terrace II, Veranda I, II, IV, V and VI parcel, and "Veranda III at Fairway" on Veranda III's. The club's neighborhood roster lists the associations in the plural. And the Florida Division of Corporations carries Veranda IV's association (N00000003618) under the plural, while the other Fairway Isle Veranda associations use the singular. On contracts and title work, the recorded condominium name in the legal description is the one that controls.
The club's Cost of Ownership page lists four Bismark Palm Way addresses under its Terrace heading: 10265, 10275, 10285 and 10295. The Property Appraiser records only two of them as Terraces. 10275 is Terrace II at Fairway Isle (building 11) and 10285 is Terrace I (building 10). 10265 and 10295 are Veranda III at Fairway, buildings 12 and 9, recorded under the declaration at OR 3690, Page 5486, built in 2002 and two stories tall (10265 Bismark Palm Way; 10295 Bismark Palm Way).
Three independent records agree on the correction. The county's legal descriptions name Veranda III; the unit numbering at both addresses follows the two-story Veranda pattern (ground-floor units in the teens, upper units in the twenties), not the four-floor Terrace pattern; and every unit at both addresses carries a garage on the county roll, where both Terraces carry carports. The MLS closings at 10295 Bismark Palm Way were 1,661-square-foot Veranda plans.
For a buyer, the two misfiled buildings are the difference between a building that owes a structural integrity reserve study and a milestone inspection and one that does not. A buyer who reads the club's page and asks a Veranda III seller for a SIRS will be told, correctly, that the building is not required to have one. For a seller at 10265 or 10295, the correction is a selling point to state plainly in the listing: two stories, a garage, and no statutory SIRS funding obligation on the association's budget.
Fairway Isle homes carry two numbers: a county building number from 1 to 22 that runs across all eight associations, and a unit number that begins with that building number. At the two Terraces the prefix is 10 or 11, the building number, not the Terrace numeral I or II, so unit 1045 is in Terrace I.
Heritage Palms uses three numbering systems, and Fairway Isle is where they are easiest to misread, because its buildings carry the community's lowest building numbers and both of its Terraces sit in the middle of the Veranda sequence.
The Property Appraiser's legal descriptions number Heritage Palms condominium buildings across the whole community, and Fairway Isle holds numbers 1 through 22: Veranda I is buildings 1 to 4, Veranda II 5 to 8, Veranda III 9 and 12, Terrace I and II 10 and 11, Veranda IV 13 to 16, Veranda V 17 to 20 and Veranda VI 21 and 22. So "Building 12" in a Fairway Isle legal description is a Veranda III building at 10265 Bismark Palm Way, and "Building 10" is Terrace I. Our Heritage Palms guide's warning applies here with full force: the county's legal descriptions use a separate community-wide building number, so "Building 12" in a legal description is a Veranda building, not Terrace XII.
In every Fairway Isle building, the unit number starts with the county building number. At 8083 Queen Palm Lane (building 4) the units run 411 to 426; at 10240 Washingtonia Palm Way (building 20), 2011 to 2024; at Terrace I (building 10), 1011 to 1046; at Terrace II (building 11), 1111 to 1146. Both the Property Appraiser's roll and the county's 911 address file carry the same numbers. That differs from some Terraces elsewhere in Heritage Palms, where the unit prefix is the Terrace's own numeral: at Terrace XII at Lakeside Greens, unit 1246 is on the fourth floor and the "12" is the Terrace (Lee County Property Appraiser, unit 1246).
The safe rule is the one our Heritage Palms guide gives: read the floor from the listing and the county record, never from a unit number or a building number, and match the association named in the legal description to the association whose estoppel you order. At Fairway Isle, that means confirming whether a Bismark Palm Way unit is in Terrace I, Terrace II or Veranda III before anything else, because three different associations share that short street.
Selling in Fairway Isle? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Fairway Isle is governed in three layers: eight separate condominium associations (Terrace I and II, Veranda I to VI) that run the buildings, the Heritage Palms Golf & Country Club, which is both the club and the master homeowners association, and the Heritage Palms Community Development District, which owns the roads, lakes and stormwater system.
Each layer bills separately and keeps its own records. For a Fairway Isle buyer the association layer is the one that differs from building to building, and it is the one whose fees are not published.
Each Fairway Isle condominium was created by its own recorded declaration, and each has its own association, board and budget. The declarations are cited here by their Lee County Official Records book and page, as they appear in the Property Appraiser's legal descriptions; the recorded texts themselves sit in the Lee County Clerk's Official Records and are provided to buyers at resale.
Association | Declaration (Lee County Official Records) | Florida corporation | Buildings | Product |
|---|---|---|---|---|
Veranda I at Fairway Isle | OR 3039, Page 0153 | N98000001203 | 1 to 4, Queen Palm Ln | Veranda |
Veranda II at Fairway Isle | OR 3106, Page 675 | N98000006613 | 5 to 8, Queen Palm Ln | Veranda |
Veranda VI at Fairway Isle | OR 3180, Page 102 | N99000004308 | 21 and 22, Washingtonia Palm Way | Veranda |
Veranda V at Fairway Isle | OR 3315, Page 4431; Condominium Plat Book 28, Page 85 | N00000001077 | 17 to 20, Washingtonia Palm Way | Veranda |
Veranda IV at Fairway Isle | OR 3439, Page 4604; Condominium Plat Book 30, Pages 1 to 16 | N00000003618 | 13 to 16, Bismark Palm Way | Veranda |
Veranda III at Fairway | OR 3690, Page 5486 | N00000003644 | 9 and 12, Bismark Palm Way | Veranda |
Terrace II at Fairway Isle | OR 3701, Page 2209 | not published here | 11, 10275 Bismark Palm Way | Terrace |
Terrace I at Fairway Isle | OR 3732, Page 2207 | not published here | 10, 10285 Bismark Palm Way | Terrace |
Sources: declaration citations from the Lee County Property Appraiser's legal descriptions (Lee County Parcels layer); corporation numbers from the Florida Division of Corporations; association names from the club's neighborhood roster. Rows are in recording order.
Above the eight associations sits Heritage Palms Golf & Country Club, Inc., a Florida not-for-profit filed March 2, 1998, which is both the club and the master homeowners association. In the club's own words, Heritage Palms "is both a country club and a homeowner's association," a structure it calls a Common Interest Realty Association (Cost of Ownership). Owners elect its nine-member board. Heritage Palms homes sit in 40 neighborhood associations community-wide: 22 Terrace condominium associations, 12 Veranda condominium associations, five Villa associations and one single-family homeowners association, each listed on the club's own neighborhood roster. (One page of the club's site says 41; its own roster names 40.) Fairway Isle holds eight of the 40.
Heritage Palms does have a community development district. The Heritage Palms CDD carries no bond debt (its 1998 and 1999 bonds were retired by U.S. Home by November 1, 2005), but it levies an operations and maintenance assessment on every home's Lee County tax bill: $375 per unit for its 2026 fiscal year, rising to $575 for fiscal 2027, a 53 percent increase adopted on August 24, 2026, driven mainly by a road resurfacing program (CDD assessments; FY2027 budget). The City of Fort Myers created the district by Ordinance 2873 on September 21, 1998 (Ordinance 2873).
The public record answers who governs Fairway Isle but not what each association's rules say. U.S. Home first declared the community on November 17, 1998. The club's architectural guidelines cite an amended and restated declaration dated March 27, 2009, and the club's history records that members approved amended and restated bylaws and declaration in April 2020. The recorded declaration and its amendments are not posted publicly; the club keeps them behind its member login. The eight Fairway Isle declarations are recorded instruments, and a buyer receives each association's declaration, bylaws, rules, budget and estoppel certificate as part of the resale disclosure.
Selling in Fairway Isle? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning in Fairway Isle means at least four billed layers: the club's master total of $9,441 per home for 2026, a $500 food and beverage minimum, your Terrace or Veranda association's own fee, and a Heritage Palms CDD assessment on the tax bill that rises from $375 to $575 per home for fiscal 2027. Buyers also pay $8,000 at closing.
The master total, the closing charges and the district assessment are the same for a Fairway Isle Terrace as for any home in Heritage Palms; the neighborhood fee is the one layer that varies, and it is where a Terrace and a Veranda differ most, because a four-story building's reserve obligations under the SIRS law are not a two-story building's.
Layer | Amount | Period | Source |
|---|---|---|---|
Master association dues | $8,025 per home | annual (club year January to December) | |
Summit Broadband cable and internet (bulk) | $866 per home | annual, inside the master bill | |
Special Assessment Fee (Capital Improvement Program) | $550 per home | annual, inside the master bill | |
Master total | $9,441 per home | annual | |
Food and beverage minimum | $500 per home | annual, billed separately | |
Terrace or Veranda association fee | Not published | set by each of the eight associations | association budget and estoppel certificate |
Heritage Palms CDD assessment | $375 (district fiscal 2026); $575 (fiscal 2027, on the November 2026 bill) | annual, on the Lee County tax bill | |
City of Fort Myers solid waste | multi-family category on every Fairway Isle unit; $18.82 for a Terrace on the 2026 roll | annual, on the tax bill | |
Buyer at closing | $7,500 resale capital assessment + $500 membership transfer fee = $8,000 | once | |
Seller at closing | $250 estoppel fee to the club | once |
The county roll codes every Terrace and Veranda unit in Fairway Isle in the multi-family solid-waste category; the $18.82 figure is that category's 2026 charge on a Heritage Palms Terrace, and we did not read the dollar line on each Fairway Isle parcel. The club presents its 2027 budget in December; 2026 figures shown.
For 2026 the master association bills every Heritage Palms home the same $9,441: $8,025 in master association dues, $866 for Summit Broadband cable and internet, and a $550 capital improvement assessment. The figure is identical for a 1,194-square-foot Terrace condominium and a 5,000-square-foot Enclave estate home, because it is levied per unit, not by size. A $500 annual food and beverage minimum is billed on top of it, so an owner who buys nothing at the club pays $9,941. The $8,025 and $866 lines reconcile to the penny against the club's adopted 2026 budget across 1,662 units.
For a Fairway Isle Terrace owner, that flat bill is a larger share of carrying cost than it is for a Veranda owner with a more valuable home, and it buys the same club. The club reports its 2026 dues and fees rose 5.9 percent, or $523 per unit (2026 Budget Presentation Highlights).
The club's published payoff year for its $550 special assessment moved from 2029 to 2037 between its FY2023 and FY2024 cost pages, and the current page drops the explanation entirely and relabels the line a Capital Improvement Program. If the last published payoff year holds, that is 12 more years at $550, or $6,600 per home from 2026 through 2037. The club's 2026 budget presentation separately states that Heritage Palms has no third-party debt; the club has not published how the two statements fit together (FY2023 capture; January 2025 capture).
The CDD's increase is roads. The district's budget line for road repair and maintenance goes from $110,000 in fiscal 2026 to $610,000 in fiscal 2027, and total district expenses from $635,820 to $1,144,534, per its adopted FY2027 budget. The district owns the main roads inside the gates, and its minutes set the order of the work.
Each neighborhood association sets its own fee, which the club does not publish; it appears in that association's budget and on the estoppel certificate issued at resale. The club says so on its Cost of Ownership page: "Each association has its own set of fees that are not included as part of the Master Association Fees." For Fairway Isle's condominiums that fee funds the building exterior, the roof, the condominium master insurance policy and reserves. At Terrace I and II the reserves now include the structural integrity items Florida law no longer allows a budget adopted on or after January 1, 2025 to waive (DBPR); at the six Veranda associations they do not. Neighborhood associations charge their own transfer or application fees, separate from the club's; the amount appears on the association's estoppel certificate.
Before the neighborhood fee, property tax and insurance, the published 2026 lines for a Fairway Isle unit billed at the multi-family solid-waste rate add up to $9,834.82 ($9,441 + $375 CDD + $18.82 solid waste), and the November 2026 tax bill adds $200 more for the CDD. Counting the $500 food minimum and the $8,000 closing charges, a buyer's first-year cash to the club is $17,941. Those totals are arithmetic on published figures, and they leave out the association fee, ad valorem tax and insurance, which differ by home. Property tax depends on each home's taxable value; Heritage Palms homes pay City of Fort Myers millage in addition to county, school and district levies.
Florida's structural integrity reserve study (SIRS) and milestone-inspection laws apply only to Fairway Isle's two four-story Terrace buildings, Terrace I and Terrace II at 10285 and 10275 Bismark Palm Way. The 20 two-story Veranda buildings, including the two on Bismark Palm Way the club's cost page lists as Terraces, fall outside both laws.
This is the single most important product fact in Fairway Isle, because it runs straight down the middle of the neighborhood. Sixty homes carry the new obligations; every other Fairway Isle home does not.
The state's test is stories, not age or price. The Department of Business and Professional Regulation states that residential condominium associations with buildings of three or more habitable stories must complete a SIRS for each such building, and the milestone-inspection statute applies to condominium buildings three or more stories tall (DBPR inspections and SIRS; s. 553.899; s. 718.112). Only the Terrace condominiums are four stories, so only the 22 Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and structural integrity reserve study (SIRS) laws. The two-story Veranda condominiums, the villas and the single-family homes do not.
The Property Appraiser records both Fairway Isle Terraces as built in 2002 (Terrace I; Terrace II). Under the statute's default 30-year clock, a building's first milestone inspection is due by December 31 of the year it reaches 30 years from its certificate of occupancy, which for a 2002 building points to about 2032. Milestone years are estimated from build dates; each building's certificate of occupancy sets its exact year. The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach. Buyers should request the SIRS and any milestone report from the association.
A Fairway Isle Veranda building has two stories and a unit layout to match: ground-floor units numbered in the teens and upper units in the twenties, in every one of the 20 buildings. That is below the three-story threshold in both laws. A Veranda association still keeps reserves and still maintains its roof and exterior, but the statute does not dictate a SIRS or a milestone inspection for its building, and a buyer's lender will not find one to ask for.
For a Terrace I or Terrace II purchase, ask the association for:
The four Fairway Isle Terrace sales in the last 12 months ran from $220,000 to $350,000, against $338,000 to $437,000 for the ten Verandas. Size and parking explain much of that gap, and the reserve rules add a document question that a Veranda buyer never has to ask. We price a Terrace against Terraces, and a Terrace seller who hands a buyer a completed SIRS and a clear budget removes the question that most often slows a four-story condominium sale.
Selling in Fairway Isle? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Fairway Isle owners get the full Heritage Palms membership with the home: two 18-hole courses, the clubhouse, nine pools, eight clay tennis courts and six pickleball courts, at no separate initiation fee. The house rules that matter most here are a 28-day minimum lease, no pets for tenants in any Terrace or Veranda, and two approvals for exterior changes.
Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase. The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc., which describes itself as both a country club and a homeowners association. The club publishes no separate social or optional membership category for owners, and no initiation fee; the one-time capital charge is the resale capital assessment paid at closing.
The club credits both courses to the Azinger/Lewis design team. Both are par 72: the Royal plays 6,631 yards from the back tees (rating 71.7, slope 136) and the Sabal 6,696 yards (72.3, 135), per the club's scorecards and the Florida State Golf Association. The club's September 2026 newsletter said a Sabal bunker renovation was nearing completion, with all 36 holes planned to reopen on October 12, 2026 (Between the Palms). The 28,400-square-foot clubhouse at 10420 Washingtonia Palm Way reopened after its expansion on January 27, 2017, per its architect, Peacock + Lewis, and it sits on the same street as Fairway Isle's Veranda V and VI buildings.
The club lists eight lighted Har-Tru clay courts, including a stadium court; a new court opened in February 2025 when another was converted to pickleball (Racquet Sports). It has six pickleball courts (Pickleball), and two resort-style pools and seven neighborhood pools, nine in all, open dawn to dusk. Dining runs through member venues charged to a house account: "Members and transfer members must charge all goods and services to their house account" (Dining). The club does not publish which neighborhood pool is nearest each building, so a buyer who wants a short walk to a pool should walk it before offering.
The minimum lease at Heritage Palms is 28 consecutive days. Every tenant becomes a transfer member: the transfer costs $500, covers up to two adults, expires after one year and bars subletting, and the owner's own amenity privileges are suspended while it runs (Member Transfer Form). The club's Real Estate page quotes Section 5.17 of the governing documents, which allows neighborhood covenants to be stricter. Limits on how often a home may be leased, and any approval step, are set in the club rules and neighborhood covenants, which are provided at resale. With eight associations in Fairway Isle, a buyer planning to rent should read that specific association's declaration and rules.
The club publishes one pet rule, and it is about tenants. Rule 5.18, quoted on the club's transfer form, reads: "Pets of lessees are not allowed except: in Single-Family Homes with the express permission of the subject owner or Villas with the express written permission of the Subject Owners and if not in violation of any applicable neighborhood covenant." Every Fairway Isle home is a Terrace or a Veranda, so no tenant may bring a pet into any home in the neighborhood. Pet rules for owners are set by the master and neighborhood documents and are not published; the club's public form covers tenants' pets only.
Any exterior change needs the neighborhood association's signature first, then the club's Architectural Review Committee, and a City of Fort Myers permit where one is required, under the club's ARC Guidelines, amended February 17, 2025. At Terraces and Verandas the exterior lanai walls belong to the association and owners may not alter the lanai structure; hurricane shutters need neighborhood and club approval; and "A noncompliance that has gone unnoticed is still a non-compliance and must be corrected once it is discovered," which is why a buyer should read the unit's ARC file along with the inspection report. Enforcement may include fines of up to $100 a day.
Fairway Isle came through Hurricane Ian in September 2022 without any Fairway Isle-specific damage in the public record we found. The club's own account of Ian at Heritage Palms describes wind damage: fallen trees and palms, carport damage at a Terrace building on Butterfly Palm Drive, and the loss of the aqua range's floating greens.
Data updated: September 2026
The Terrace carport damage the club photographed was on Butterfly Palm Drive, at a Lakeside Greens Terrace, not at Fairway Isle's two Terraces on Bismark Palm Way. The distinction matters because the club's caption uses a Terrace's own number, which a reader can easily confuse with the county's community-wide building number 10, Fairway Isle's Terrace I.
The club's history records Ian's damage as wind damage: carport damage at a Terrace building on Butterfly Palm Drive, fallen and uprooted trees and palms along the courses and on White Palm Way, and a fallen palm at a satellite pool. In the club's words, "Damages suffered at HP were far less than elsewhere," and most "were caused by strong winds rather than heavy rain" (club history). No source we found documents storm-surge flooding inside Heritage Palms; the club's own contemporaneous record lists wind damage only.
FEMA denied all seven of the CDD's Hurricane Ian public-assistance applications and all seven appeals, according to the district's February 24, 2025 minutes, because the gated roads and resident-serving stormwater system are not open to the public (CDD minutes, February 24, 2025). Storm repairs to district roads and lakes are therefore paid from district assessments and reserves. The CDD spent $188,376 on hurricane costs in fiscal 2023 and held its assessment flat at $375 through fiscal 2026.
We queried Lee County's evacuation layer at Terrace I on Bismark Palm Way, at Veranda I on Queen Palm Lane and at Veranda VI on Washingtonia Palm Way; all three returned Evacuation Zone C, storm surge zone 3 (Lee County evacuation zones layer; Zone C map). Heritage Palms is in Lee County Evacuation Zone C, the third tier of the county's surge-based zones.
Storm protection at the unit level runs through the club's architectural rules. Hurricane shutters are not required, but none may be installed without neighborhood and club approval, and the owner bears the cost; roll-up metal and stainless steel screen shutters may stay deployed year-round, and other types may go up only shortly before a named storm, per the club's ARC Guidelines. At a Fairway Isle Terrace or Veranda, the building envelope itself (roof, exterior walls, lanai walls) is the association's, so the association's master policy and reserves carry most of the storm exposure.
Every one of Fairway Isle's 22 buildings tested FEMA Zone X, "area of minimal flood hazard," at its center on the effective map (panel 12071C0427G, effective December 7, 2018). But a Zone AE polygon along the lakes lies within 75 meters of every building, so the footprint answer is building by building.
Data updated: September 2026
Flood zone and flood insurance cost depend on each building's location and elevation certificate; check the specific address on FEMA's map. What follows is what FEMA's map shows at each Fairway Isle building, which is more than a community-wide summary can say.
We queried FEMA's National Flood Hazard Layer at the center of each of the 22 buildings, placed from Lee County's 911 address points, on September 26, 2026. All 22 returned Zone X unshaded, outside the Special Flood Hazard Area, on FIRM panel 12071C0427G (FEMA FIRM panel layer). Our Heritage Palms guide cites panel 12071C0429G for the points it tested elsewhere in Heritage Palms; Fairway Isle sits on the adjoining panel 0427G, with the same December 7, 2018 effective date.
A second query within 75 meters of each building center found a Zone AE polygon near all 22, with a mapped base flood elevation of 17.5 feet where one is stated, plus shaded Zone X (the 0.2 percent annual chance floodplain) near 14 buildings and Zone AH near six. Those polygons follow the lakes and the stormwater system around the buildings. Whether a specific building's footprint touches one is a parcel-level question that a survey or elevation certificate answers.
Flood insurance is federally required for a federally backed mortgage on a structure inside a Special Flood Hazard Area and is not required in Zone X, though it remains available there (FEMA National Flood Insurance Program). At a Fairway Isle condominium, the building is insured by the association, so the first document to read is the association's master policy and its flood coverage. Because Heritage Palms is inside the City of Fort Myers, it takes the City's Community Rating System class: Class 6, a 20 percent discount on NFIP flood premiums from October 1, 2025, as WGCU reported in January 2025, not the Class 5 rate that applies in unincorporated Lee County (WGCU, January 13, 2025).
Selling in Fairway Isle? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Every Fairway Isle home is a condominium unit, so the owner carries a unit policy (an HO-6) for the interior, contents and liability, beneath the association's master policy on the building. A Terrace owner insures inside a four-story building's master program; a Veranda owner inside a two-story building's, with the garage.
We do not publish premium figures, because they depend on the building, the policy and the carrier, and no public source reports them for Fairway Isle. What the record does show is who insures what and which documents decide the answer.
Each condominium association carries its own master policy; its declarations page is part of the resale documents. The club's architectural rules add a detail that affects coverage: at Terraces and Verandas, "exterior lanai walls are owned by the HOA," so the association paints and maintains them (ARC Guidelines). With eight associations in one neighborhood, two Fairway Isle homes a street apart can sit under different master policies, with different deductibles.
Every Fairway Isle home falls in the same Lee County school choice zones for 2026 to 2027: Elementary Proximity Zone J, Middle Zone EE and the South Zone, Sub-zone 1, for high school. We confirmed all three at three Fairway Isle buildings. Lee County assigns students by ranked choice and lottery, so no single school is "zoned" to an address.
Data updated: September 2026
We queried Lee County's 2026 to 2027 school proximity zone layer at Terrace I on Bismark Palm Way, Veranda I on Queen Palm Lane and Veranda VI on Washingtonia Palm Way. All three returned the same zones as the six points our Heritage Palms guide tested across Heritage Palms. Lee County assigns students through a zone of school choices; the district's locator shows the options and bus eligibility for a specific address.
Zone J's elementary choices are Ray V. Pottorf, Treeline, Colonial and Gateway, and Zone EE's middle schools are Paul Laurence Dunbar Middle and Fort Myers Middle Academy, per the district's Student Enrollment Plan 2026 to 2027. The Florida Department of Education's 2026 grades, released July 1, 2026, rate Ray V. Pottorf, Treeline and Gateway B and Colonial C, and Paul Laurence Dunbar Middle B and Fort Myers Middle Academy C (FLDOE school grades file). Ray V. Pottorf is 1.6 road miles from the Heritage Palms entrance and Dunbar Middle 1.2, by our Heritage Palms guide's free-flow calculation. 2026 school grades.
South Zone, Sub-zone 1 offers Fort Myers High (A in 2026, up from B, International Baccalaureate), Cypress Lake High (A, up from B, Cambridge and Arts), Dunbar High (C) and South Fort Myers High (C), with Estero High and Bonita Springs High in the contiguous Sub-zone 2 (Lee County School District, July 2026 grades report). Heritage Palms is not an age-restricted community, and the 2020 Census counted 36 residents under 18 in the blocks that hold it, so the school answer deserves the same precision as the fee answer.
Daily life in Fairway Isle runs on City of Fort Myers water, sewer and trash, 100 percent reclaimed irrigation from the club, and Summit Broadband internet and television billed inside the master total. From the Heritage Palms entrance, I-75 at Colonial Boulevard is about 3 miles and Southwest Florida International Airport about 9.3 miles.
Fairway Isle's buildings sit in the northern part of Heritage Palms, so every trip out runs through the gatehouse on Six Mile Cypress Parkway; drive times below start there. Drive times are free-flow estimates from the Six Mile Cypress Parkway entrance, computed on the public road network; in-season traffic is longer.
Destination | Road miles | Minutes (free flow) |
|---|---|---|
Publix, Shops at Village Walk | 1.6 | 3.2 |
I-75 at Colonial Boulevard (Exit 136) | 3.0 | 5.5 |
Gulf Coast Medical Center (emergency department) | 4.1 | about 8 |
Downtown Fort Myers, River District | 7.4 | 14.5 |
Southwest Florida International Airport (RSW) | 9.3 | 17.1 |
Fort Myers Beach, Times Square | 14.5 | 25.8 |
Routes are our Heritage Palms guide's calculation on OpenStreetMap road data from the entrance; Fairway Isle adds a minute or two of internal driving. Gulf Coast Medical Center is Lee County's state-designated Level II trauma center (Gulf Coast Medical Center).
The City of Fort Myers supplies potable water and sewer, and City solid waste is billed on the tax roll in the multi-family category for every Fairway Isle unit. The community irrigates with 100 percent reclaimed water from the club's pump station on a two-day schedule by district: Terrace I and II water with irrigation district 2 on Wednesdays and Sundays, and Veranda I to VI with district 6 on Mondays and Thursdays, per the club's neighborhood associations page. The club maintains the system up to each neighborhood's isolation valve; beyond it, the association is responsible.
Summit Broadband has supplied bulk television and internet at Heritage Palms since November 2018, billed as the $866 line inside the 2026 master total. The club's new agreement runs from January 1, 2027 through December 31, 2033, at $63.95 per home per month, held flat through 2028 and rising 3 percent a year from January 1, 2029, with up to 1 gigabit internet in both directions, a Wi-Fi 6E router and two TiVo boxes for every home (Summit Broadband agreement). Service under the new contract begins January 1, 2027.
Heritage Palms is gated, with a visitor management system and a gatehouse at the main entrance (club gate page). For a Fairway Isle seller that means every showing is registered with the gate in advance; for a buyer, it means a tour is scheduled, not a drive-by.
The biggest change near Fairway Isle is Lee Health's new hospital campus at Colonial Boulevard and Jones-Walker Boulevard, about 2.2 road miles from the Heritage Palms entrance, with a 44-bed emergency department; Lee Health expects its first phase in 2028. Inside the gates, the CDD's road program and the club's golf work are the changes to watch.
Fairway Isle has been built out since 2002, so the changes that touch it come from the district, the club and the corridor outside the gate.
Lee Health is building a new hospital campus, Lee Health Fort Myers, on 53 acres at Colonial Boulevard and Jones-Walker Boulevard, about 2.2 road miles from the Heritage Palms entrance, with a 44-bed emergency department and the Lee Health Musculoskeletal Institute; Lee Health expects the first phase to open in 2028. In June 2025 Lee Health put the capital investment at $820 million (Lee Health Fort Myers).
The CDD's fiscal 2027 budget funds a road program that takes road repair and maintenance from $110,000 to $610,000, and the club planned to reopen all 36 holes on October 12, 2026 after its Sabal bunker work. The Colonial Boulevard interchange at I-75 was rebuilt by the Florida Department of Transportation as a diverging diamond, live on July 12, 2024 (FDOT project 413065-1). This list covers the county, state and utility records we reviewed; City of Fort Myers zoning items are listed where found.
Fairway Isle is the only Heritage Palms neighborhood whose name covers both condominium products, and on the four-year MLS record its Verandas sold at a $399,000 median and its Terraces at $305,000, within a few percent of the matching products in Royal Greens, Lakeside Greens, Twin Lakes and McArthur Palm.
The benchmark below uses one yardstick for every neighborhood: Southwest Florida MLS closings over 48 months (September 27, 2022 to September 26, 2026), assigned to each neighborhood by building street address, with price per square foot measured on MLS living area. Four years gives every neighborhood enough sales to compare.
Neighborhood and product | Closings (48 months) | Median sold price | Median $/sq ft (living) | Median days on market | Built (county) |
|---|---|---|---|---|---|
Fairway Isle Verandas | 42 | $399,000 | $261.03 | 34 | 1998 to 2002 |
Fairway Isle Terraces | 8 | $305,000 (midpoint of $300,000 and $310,000) | $245.73 | 26 | 2002 |
Royal Greens Verandas | 13 | $405,000 | $274.77 | 21 | 2004 |
Royal Greens Terraces | 10 | $302,000 (midpoint of $285,000 and $319,000) | $239.86 | 10.5 | 2003 |
Terraces at Lakeside Greens | 109 | $300,000 | $243.03 | 26 | 1998 onward |
Twin Lakes Verandas | 25 | $412,000 | $268.74 | 10 | 2001 to 2003 (declarations) |
McArthur Palm Verandas | 13 | $415,000 | $264.90 | 34 | 2004 to 2006 (declarations) |
Source: Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club, pulled September 26, 2026, segmented by building address; built years from the Lee County Property Appraiser's roll for Fairway Isle and Royal Greens and from declaration dates for the others. The four-year Fairway Isle Veranda median, $399,000, rests on the most Veranda closings of any Heritage Palms neighborhood: 42, against 25 for the next-largest, Twin Lakes.
Two things stand out. First, Fairway Isle's Verandas trade at the lowest median price per square foot of the four Veranda neighborhoods, about $261 against $265 to $275 elsewhere. They are also the oldest Verandas in Heritage Palms, the first built in 1998, a likely part of the reason, and that makes them the entry point to the Veranda product. Second, Fairway Isle's two Terraces trade in line with the much larger Lakeside Greens Terrace group and slightly above Royal Greens per square foot, even though Royal Greens' Terraces are a year newer. For the neighborhood-level detail on the Terrace group, see our guide to the Terraces at Lakeside Greens.
Fairway Isle and Royal Greens are the only Heritage Palms neighborhoods that pair four-story Terraces with two-story Verandas under one name. Fairway Isle is older (1998 to 2002) and larger (two Terraces, 20 Veranda buildings); Royal Greens is newer (2003 and 2004) and smaller (three Terraces, seven Veranda buildings), and its Verandas have sold higher per square foot.
For a buyer torn between the two, the choice usually comes down to age against price, and to which product you want. The table sets the recorded facts side by side; our full guide to Royal Greens covers its buildings in the same detail as this page.
Factor | Fairway Isle | Royal Greens |
|---|---|---|
Terrace buildings (four stories, 30 homes each) | 2, on Bismark Palm Way | 3, on Washingtonia Palm Way |
Veranda buildings (two stories) | 20, on Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way | 7, on Washingtonia Palm Way |
Associations | 8 (Terrace I and II, Veranda I to VI) | 5 (Terrace I to III, Veranda I and II) |
Built (county roll) | Verandas 1998 to 2002; Terraces 2002 | Terraces 2003; Verandas 2004 |
Terrace first milestone, default 30-year clock | about 2032 | about 2033 |
Veranda heated area (county roll) | 1,255 to 1,565 sq ft | 1,333 to 1,586 sq ft |
Irrigation districts | 2 (Terraces) and 6 (Verandas) | 1 (Terraces) and 5 (Verandas) |
Veranda median, 48 months | $399,000 (42 closings), $261.03 per sq ft | $405,000 (13 closings), $274.77 per sq ft |
Terrace median, 48 months | $305,000 (8 closings), $245.73 per sq ft | $302,000 (10 closings), $239.86 per sq ft |
Median days on market, 48 months | Verandas 34, Terraces 26 | Verandas 21, Terraces 10.5 |
Master total, CDD, closing charges | same for both: $9,441, $375 rising to $575, $8,000 | same |
Sources: Lee County Property Appraiser's roll and legal descriptions (Lee County Parcels layer); the club's neighborhood roster; Southwest Florida MLS, pulled September 26, 2026.
At the middle of the market, a Royal Greens Veranda has sold for about $6,000 more than a Fairway Isle Veranda over four years, and about $14 more per square foot, for a building two to six years newer. The Terrace medians are within $3,000 of each other. Everything the club and the district bill is identical, so the carrying-cost difference between the two neighborhoods sits entirely in each association's own fee and reserves, which neither publishes.
Fairway Isle's strengths are choice and entry price: two products, 22 buildings, the most Veranda resales in Heritage Palms and the lowest Veranda price per square foot. Its trade-offs are age, the oldest buildings in the community, and a Terrace half that carries Florida's new reserve and inspection obligations.
Every item below comes from a county, state, club or MLS record already cited on this page, and each cuts differently depending on which product you buy.
Selling a Fairway Isle home? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you're searching for a Fairway Isle listing agent, or thinking, 'I need someone to sell my Fairway Isle home...' start with the product and the paperwork: in Fairway Isle a Veranda and a Terrace sell to different buyers, and every sale carries an $8,000 club charge to the buyer and a $250 estoppel fee to the seller.
Data updated: September 2026
McGreevy and Comisar helps Fairway Isle owners price, market, negotiate and sell with a plan built for this neighborhood's two products and eight associations. We know which Bismark Palm Way buildings are Terraces and which are Verandas, which association's estoppel to order, and what a buyer's lender will ask a four-story condominium for. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Fairway Isle listing needs.
Honors and recognition:
What Fairway Isle homes sold for in the last 12 months. In the last 12 months we tracked 14 Fairway Isle closings in the Southwest Florida MLS, covering closings dated September 27, 2025 to September 26, 2026 and pulled September 26, 2026, for $5,102,785 in closed volume, every one a resale:
Segment | Closings (n) | Median sold price | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
All Fairway Isle | 14 | $377,500 (midpoint of $370,000 and $385,000) | $220,000 to $437,000 | 24.5 | 96.07% |
Verandas (two-story) | 10 | $395,000 | $338,000 to $437,000 | 37 | 96.07% |
Terraces (four-story) | 4 (too few for a median) | listed in the market section | $220,000 to $350,000 | 13 to 28 | 88.0% to 98.6% |
Builder-direct | 0 (the neighborhood was complete in 2002) | n/a | n/a | n/a | n/a |
Source: Southwest Florida MLS, closed residential sales at the 22 Fairway Isle building addresses, September 27, 2025 to September 26, 2026, pulled September 26, 2026.
What makes selling in Fairway Isle different. Four things. First, the product: a Veranda buyer wants the garage, the two-story building and the fact that the building sits outside the SIRS law, so we say all three in the first line of the listing, and for 10265 and 10295 Bismark Palm Way we correct the club's cost page before a buyer reads it. Second, the Terrace paperwork: a Terrace I or Terrace II buyer's lender will ask for the structural integrity reserve study and the association's budget, and we put both in the listing package. Third, the association: there are eight in Fairway Isle, each with its own estoppel, fee and rules, and we order the right one on day one. Fourth, the season: most Fairway Isle owners mail their tax bills outside Florida, so the buyer pool swells from November, and a home that is priced and documented before then meets it first.
Start with a free home valuation for your Fairway Isle home. It takes about a minute, and Jesse follows up with the closings that actually fit your home: the same product, the same building type and, for a Veranda, the same floor position, with the club's closing charges and your association's fee in view. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. For a Fairway Isle listing we assemble the club's closing-fee sheet, your association's estoppel and, for a Terrace, the reserve study before a buyer asks. Call Jesse direct at (239) 898-6072, or start with a free home valuation.
In the 12 months to September 26, 2026, Fairway Isle closings spent a median 24.5 days on market (Southwest Florida MLS): Verandas a median 37 days and the four Terraces 13 to 28 days. Over four years the Veranda median was 34 days and the Terrace median 26.
It will be asked about. Buyers and lenders for a four-story condominium ask for the structural integrity reserve study and any milestone report, and a complete, current SIRS with a funded budget answers the question. We request both from your association before listing, so they are in the buyer's hands with the disclosure package.
Yes, if the listing says so. The club's cost page files both addresses under Terraces; the county records them as Veranda III at Fairway, two stories, with garages. We state the correct product in the listing so a buyer does not assume the building owes a SIRS.
The club charges the seller a $250 estoppel fee; the buyer pays the club's $8,000 in transfer and capital charges, per the club's cost of ownership page. Your association may charge its own estoppel fee. Commission, title costs and documentary stamp tax go on the net sheet we prepare before you list.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Fairway Isle, and they lead Domain Realty Group from an office in Bonita Springs. Jesse leads the listing side for Fairway Isle sellers, and Marc works with buyers across Fort Myers, Lee County and Collier County.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more on our about the McGreevy and Comisar team page, or meet Jesse McGreevy and Marc Comisar.
How we handle a Fairway Isle listing, in Jesse's words. "Fairway Isle is two neighborhoods sharing one name, and the first job is to sell the right one. For a Veranda, we lead with the garage and the two-story building, and if it is on Bismark Palm Way we show the county record before a buyer reads the club's cost page. For a Terrace, we ask the association for its reserve study and budget up front, because that is the first thing a lender and a careful buyer will want. For either, we order the club's estoppel and the association's, register every showing with the gate, and explain the bundled club in plain terms to buyers who have never owned in one."
What clients say. Jesse McGreevy is a top-reviewed Fairway Isle realtor on Google. The quotes below are five-star client reviews in each reviewer's own words; we publish no aggregate score.
★★★★★ "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
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." 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).
Selling a home in Fairway Isle? Get a free home valuation for your Fairway Isle home, or Call Jesse direct at (239) 898-6072. Buying in Fairway Isle? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
These are the questions buyers ask about Fairway Isle at Heritage Palms, answered from the public record: which product is which, fees, SIRS, flood zones, leasing and schools. Where the record is silent, the answer says so and names the document that holds it.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We built this building-by-building guide from county, FEMA, club and MLS records. Call Marc at (239) 287-5873 to buy, or Jesse at (239) 898-6072 to sell.
Fairway Isle is a recorded condominium neighborhood inside Heritage Palms Golf and Country Club in Fort Myers: two four-story Terrace buildings (Terrace I and II) and 20 two-story Veranda buildings (Veranda I to VI), under eight associations, built from 1998 to 2002.
The county's legal descriptions spell it "Fairway Isle," singular, and that is the name on the recorded declarations. The club's roster and many listings use a plural form. On a contract or title commitment, use the recorded condominium name from the legal description.
Only two: Terrace I at 10285 Bismark Palm Way and Terrace II at 10275 Bismark Palm Way. Every other Fairway Isle building, including 10265 and 10295 Bismark Palm Way, is a two-story Veranda, per the Lee County Property Appraiser.
No. The club's cost page lists them under Terraces, but the Property Appraiser records both as Veranda III at Fairway (buildings 12 and 9), built in 2002, with the two-story unit numbering and a garage on every unit.
The Property Appraiser dates the first two Veranda buildings, 8107 and 8099 Queen Palm Lane, to 1998, and the last buildings, both Terraces and the Veranda III and IV buildings at 10255, 10265 and 10295 Bismark Palm Way, to 2002.
The club describes Terraces at 1,194 to over 1,414 square feet and Verandas at 1,333 to 1,661 square feet. The county records smaller heated areas for the same homes (Terraces 1,137 to 1,303; Verandas 1,255 to 1,565), because it measures differently. Every home is two bedrooms and two baths on the roll.
Yes. The club describes a detached one-car garage with every Veranda, and the county roll records a garage on every Fairway Isle Veranda unit. Terrace units carry a covered carport space instead.
In a Fairway Isle Veranda, ground-floor unit numbers end in the teens (x11 to x16) and upper-floor numbers in the twenties (x21 to x26), per the county's parcel roll and 911 address file. Confirm the floor on the listing and the county record before you offer.
Only to Terrace I and Terrace II, the two four-story buildings. The structural integrity reserve study and milestone-inspection laws apply to condominium buildings of three or more habitable stories (DBPR); the 20 Veranda buildings are two stories.
Both Fairway Isle Terraces were built in 2002, so the statute's default 30-year clock points to about 2032. Milestone years are estimated from build dates; each building's certificate of occupancy sets its exact year.
In the 12 months to September 26, 2026, ten Veranda closings had a $395,000 median and four Terraces sold for $220,000 to $350,000, per the Southwest Florida MLS. Across all 14 closings the median was $377,500.
The club bills every home $9,441 for 2026 plus a $500 food minimum, and the CDD adds $375, rising to $575 on the November 2026 tax bill. Each of the eight associations sets its own fee, which is not published; it appears in the association's budget and estoppel certificate.
Membership comes with the home. The club states that "membership and golf privileges are included with every home purchase," and the club and the master association are one corporation, with no initiation fee and no separate social category.
The buyer pays the club an $8,000 total: a $7,500 resale capital assessment and a $500 membership transfer fee, per the club's Cost of Ownership page. The association may add its own transfer or application fee, shown on its estoppel certificate.
All 22 buildings tested Zone X, outside the Special Flood Hazard Area, at their centers on FEMA's effective map (panel 12071C0427G, December 7, 2018). A lake-edge Zone AE polygon lies within 75 meters of every building, so check the footprint on FEMA's map.
A federally backed mortgage requires it only if the building sits in a Special Flood Hazard Area. The association insures the building, so read its master policy's flood coverage. Inside the City of Fort Myers, NFIP policies take a Class 6, 20 percent discount.
Yes, for at least 28 consecutive days. The tenant becomes a transfer member for a $500 fee, and your own club privileges pause during the lease. Limits on how often a home may be leased, and any approval step, are set in the club rules and neighborhood covenants, which are provided at resale.
Owner pet rules are set by the master and neighborhood documents and are not published. Tenants may not keep pets in any Fairway Isle home: the club's Rule 5.18 bars lessees' pets in Terraces and Verandas.
Every Fairway Isle building we tested sits in Elementary Zone J, Middle Zone EE and High School South Zone, Sub-zone 1, for 2026 to 2027. Families rank schools in the zone and a lottery decides; the district's locator shows the options for a specific address.
No. Heritage Palms is not an age-restricted or 55-plus community; its governing-document excerpts and forms carry no age restriction, and the 2020 Census counted 36 residents under 18 there. Its ownership skews toward retirees and seasonal owners.
Both pair Terraces with Verandas. Fairway Isle is older (1998 to 2002) and larger; Royal Greens is newer (2003 and 2004), with three Terraces and seven Veranda buildings. Over four years Royal Greens Verandas sold at a $405,000 median against $399,000 in Fairway Isle.
The product is the same four-story, 30-home building. Over four years Fairway Isle's Terraces sold at a $305,000 median and $245.73 per square foot, and the 17 Terraces at Lakeside Greens at $300,000 and $243.03, per the Southwest Florida MLS.
The association's budget, estoppel, reserve schedule, master insurance declarations and recent minutes; for Terrace I or II, the SIRS and any milestone report; the unit's ARC file; and the club's current closing-fee schedule in writing.
These are the questions Fairway Isle owners ask before they list, answered from the club's fee pages, the district's budgets, state law and Southwest Florida MLS closings. Each answer is specific to Fairway Isle's two products and eight associations.
McGreevy and Comisar. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we list a Fairway Isle home with its product, building and association paperwork in order before the first showing. Call Jesse direct at (239) 898-6072.
It depends first on product. Fairway Isle Verandas sold at a $395,000 median over the last 12 months and Terraces from $220,000 to $350,000. Your floor plan, floor position, condition and building set your price from there. Get a free valuation.
Fourteen, in the 12 months to September 26, 2026: ten Verandas and four Terraces, for $5,102,785 in closed volume, per the Southwest Florida MLS. Over four years, 50 Fairway Isle homes closed.
Veranda medians have held near $390,000 to $399,000 across the 12-, 24- and 48-month windows, and Terrace medians near $300,000. The four most recent Terrace sales ranged widely, from $220,000 to $350,000, which points to condition and plan more than a trend.
The 14 closings in the last 12 months spent a median 24.5 days on market: 37 for Verandas and 13 to 28 days for the four Terraces. Over four years the medians were 34 days for Verandas and 26 for Terraces.
The club charges the seller a $250 estoppel fee, and your association may charge its own. Commission, title costs and Florida's documentary stamp tax are the other lines, and we put them on a net sheet before you list. The buyer pays the club's $8,000.
The buyer. The club's Cost of Ownership page lists the $7,500 resale capital assessment and the $500 membership transfer fee as buyer charges and the $250 estoppel fee as the seller's. The club's form notes all fees are subject to change.
Two: one from the club and one from your own condominium association, which for Fairway Isle is one of eight (Terrace I or II, Veranda I to VI). Order the association named in your unit's legal description; on Bismark Palm Way that can be a Terrace or Veranda III.
Florida statute sets the delivery deadline and fee limits for estoppel certificates (s. 718.116). We order both certificates when the listing starts so a contract never waits on them.
Yes. Florida's condominium statute requires a reselling owner to deliver the governing documents and related disclosures, and it gives the buyer a cancellation window until they are delivered (s. 718.503). We assemble the package with you.
Buyers and lenders for a four-story condominium ask for it. The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach. We request it from your association before listing.
A Fairway Isle Veranda building is two stories, so the SIRS and milestone laws do not apply to it. You still disclose your association's budget and any special assessment, which the estoppel certificate states.
It can, if a buyer reads the club's cost page first. We put the Property Appraiser's record in the listing: both buildings are Veranda III at Fairway, two stories, with garages, and outside the SIRS law.
Directly. The buildings are the same four-story, 30-home product, and over four years Fairway Isle's Terraces sold at a $305,000 median against $300,000 at Lakeside Greens. We compare your plan, floor, view and association reserves with the closest Terrace sales in both.
Buyers split on it: some pay for a ground-floor unit with no stairs, others for the privacy and view upstairs. We match your unit to closed sales in the same floor position and plan, which the unit number identifies (teens below, twenties above).
It is one of the main reasons Verandas sold about $100,000 above Terraces at the middle of the market over the last 12 months, along with size. We photograph and describe the garage as storage as well as parking.
Before the season. About six in ten Fairway Isle owners have a mailing address outside Florida, and the club's golf leagues start in early November, so a home that is priced and documented by then meets the most buyers.
Yes, subject to the lease and the transfer rules. Your own club privileges are suspended while a transfer member is active, and the tenant's lease terms govern showings. We coordinate access with the tenant and the gate.
It transfers with the home. The buyer becomes the member at closing, pays the $8,000 in club closing charges, and any balance on your club account appears on the club's estoppel and is settled at closing.
Yes, subject to the lender's condominium review, which reads the association's budget, reserves, insurance and, for a Terrace, the SIRS. A complete association package makes that review faster.
It will be compared with Fairway Isle and other Heritage Palms sales of the same product. With 42 Veranda closings in four years, Fairway Isle Verandas have the deepest comparable set in Heritage Palms; Terrace appraisals also draw on Lakeside Greens' 109 Terrace closings.
Only where buyers pay for it. Interior updates do not need the club's ARC, but any exterior change needs your association's approval, then the ARC, and often a City permit, and an unapproved past change remains a violation a buyer inherits. We walk the unit and its ARC file with you first.
Some do, but the MLS records we used do not report financing type for every sale, so we do not publish a share. A cash buyer still needs the estoppel and condominium documents.
Buyers compare total carrying cost. The CDD rises to $575 on the November 2026 bill for a road program, and the district has no bond debt; the $550 capital line's last published payoff year is 2037. We explain both with the source documents.
Yes. Some Fairway Isle owners prefer a private sale, and we can market a home quietly to qualified buyers before, or instead of, a public listing. Call Jesse direct at (239) 898-6072 to discuss it.
With the product first: professional photography and video, a clear Terrace-or-Veranda label, the county record for any Bismark Palm Way building, the association and club fee sheet, and the documents a lender will ask for. Every showing is registered with the gate in advance.
All 22 buildings tested Zone X at their centers on FEMA's effective map, which buyers welcome. Lake-edge AE polygons lie nearby, so we give buyers the FEMA map and the association's elevation certificate rather than a blanket statement.
The club's own record describes wind damage in Heritage Palms, not flooding, and the Terrace carport damage it photographed was at a Lakeside Greens building, not in Fairway Isle. We give buyers the record rather than reassurance.
It ends with your ownership, and the buyer's taxable value resets. About a third of Fairway Isle units carry a homestead exemption on the 2026 roll, so buyers compare tax bills carefully; we show the reset in the listing packet.
That depends on your basis, how long you owned and whether the home was your primary residence. It is a question for your tax adviser; we provide the sale figures they need.
In Lee County the seller customarily pays the owner's title policy, though it is negotiable in the contract. It goes on the net sheet we prepare before you list.
Because a Fairway Isle sale turns on product, building and paperwork, and we handle all three. We are Top 1% Real Estate Agents Nationally Since 2008, and we price against your own product's closings. Call Jesse direct at (239) 898-6072 or get a free valuation.
Every fact on this page comes from a primary or authority source: the club and master association's own documents, the Heritage Palms Community Development District, Lee County and City of Fort Myers records, State of Florida and federal agencies, and dated news reports. No realtor, brokerage or listing portal is cited. County, FEMA and MLS records were read on September 26, 2026; club and district documents on September 1, 2026 unless noted.
Lee County Property Appraiser, one parcel record per Fairway Isle building (legal description, year built, unit):
Lee County GIS layers:
FEMA:
Heritage Palms Golf & Country Club (club and master association):
Heritage Palms Community Development District:
State of Florida:
Schools, health and city:
Federal, news and other:
Market data: Southwest Florida MLS, closed and active residential listings in Heritage Palms Golf and Country Club, pulled September 26, 2026, segmented by the 22 Fairway Isle building addresses.
Each Fairway Isle document below links to its official authority source. The eight condominium declarations are recorded in the Lee County Clerk's Official Records at the book and page numbers in the governance table; the declarations, bylaws, rules and association budgets are provided to buyers at resale and are not posted publicly.
Document | What it is | Authority link |
|---|---|---|
Heritage Palms CDD Adopted Budget, Fiscal Year 2027 | $575 per unit; road program | |
City of Fort Myers Ordinance 2873 (September 21, 1998) | Creates the Heritage Palms CDD | |
District and club agreement (2014) | Who maintains what inside the gates | |
Heritage Palms Golf & Country Club 2026 Budget | Dues, reserves and cable lines | |
Transfer of Membership form | Leasing minimum, transfer fee, Rule 5.18 on tenants' pets | |
Guidelines for All ARC Applications | Architectural rules, lanai walls, shutters | |
Summit Broadband Bulk Services and Entry Agreement | 2027 to 2033 internet and video terms | |
Lee County Evacuation Zone C map | Evacuation zone sheet | |
School District of Lee County, Student Enrollment Plan 2026 to 2027 | Choice zones and lottery | |
Florida Statutes s. 553.899 | Milestone inspection statute | |
Florida Statutes s. 718.112 | Condominium reserves and SIRS statute |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Fairway Isle. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
