McArthur Palm is a seven-building Veranda condominium neighborhood in Heritage Palms, Fort Myers: 80 two-story homes built in 2005 under one association, all in FEMA Zone X and outside SIRS. 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 are the team McArthur Palm sellers call first, and the team buyers call when they want the records behind the last Veranda condominiums built in Heritage Palms. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them. McArthur Palm is a seven-building, two-story Veranda condominium neighborhood inside the master-planned community of Heritage Palms Golf and Country Club in Fort Myers, Florida. It is the only Veranda neighborhood in Heritage Palms run by a single association, and the only one whose association carries the word "Condominium" in its registered name.
McArthur Palm is 80 condominium homes in seven buildings on one short lane, McArthur Palm Lane, a few hundred yards east of the clubhouse. Lee County's parcel roll records every one of the seven buildings as two stories, built in 2005, and every one of the 80 units as two bedrooms and two baths with a garage, in three sizes of 1,333, 1,383 and 1,685 heated square feet. One association, Verandas at McArthur Palm Condominium Association, Inc., governs all of it under a declaration recorded at Lee County Official Records Book 4719, Page 676, with building 26 added by a second instrument at Book 4806, Page 2751. Like every Heritage Palms home, each unit carries a full club membership through the member-owned club that is also the master homeowners association.
Three facts about McArthur Palm are proven on the record rather than repeated from listing copy. First, it sits outside Florida's milestone-inspection and structural integrity reserve study rules, because the county records every building at two stories, and those laws start at three. Second, all seven building footprints fall in FEMA Zone X, outside the Special Flood Hazard Area, on panel 12071C0429G, with ground about 19 feet above sea level at each building. Third, it is a thin market that rewards preparation: 13 McArthur Palm closings in the last four years through the Southwest Florida MLS, and ten in the last 36 months, at a median of $401,250.
We built this page the way we price a McArthur Palm listing: from every closed McArthur Palm sale in the Southwest Florida MLS since September 2022, matched unit by unit to the county roll, plus the association's recorded instruments, the club's cost pages and forms, the community development district's budgets, FEMA's flood layers and Florida statute. If you own at McArthur Palm, the market and seller sections show what your floor plan and your floor have sold for. If you are buying, the fee, governance and document sections show what you will pay, what to request, and where the public record goes silent.
McGreevy and Comisar are the best realtor for McArthur Palm because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a McArthur Palm read built unit by unit from MLS closings, the county roll and the association's recorded instruments.
If you're searching for the best realtor for McArthur Palm in Heritage Palms Golf and Country Club, Fort Myers, whether you're ready to sell your McArthur Palm 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. If you are weighing us against other teams, our guide to the best real estate agents in Fort Myers explains how we measure ourselves against the Fort Myers market, community by community.
Recent McArthur Palm track record, from the Southwest Florida MLS. In the last 12 months we tracked 4 McArthur Palm closings in the Southwest Florida MLS, pulled September 26, 2026, covering closings dated 09/27/2025 to 09/26/2026, for $1,586,000 in closed volume, from $368,500 to $425,000. Four closings is fewer than ten, so the seller statistics on this page widen to the first window with ten or more sales, the 36 months to September 26, 2026: 10 closings, a median of $401,250 (n=10, even, the mean of the middle pair $385,000 and $417,500), $3,902,000 in volume, a median $259.54 per square foot of MLS living area, a median 95.60% of list price and a median 33 days on market (n=9 closings that report it). The highest sale in that window was $450,000, an upper-floor end unit in the eight-unit building in June 2025. One McArthur Palm unit was listed on September 26, 2026. These are market figures we tracked, not a count of sales we represented.
For McArthur Palm 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. A McArthur Palm sale also runs on paperwork, and the order matters. Your buyer needs two estoppel certificates: one from the club, which charges the seller a $250 estoppel fee and the buyer an $8,000 closing charge per its Cost of Ownership page, and one from Verandas at McArthur Palm Condominium Association, the only document that states your neighborhood fee, because the club does not publish it. Buyers ask which floor and which plan before they ask about the kitchen: at McArthur Palm the unit number tells you the building, the floor and the position, and the county roll records the end units at 1,685 heated square feet against 1,333 in the centre, so we price your unit against its own plan and floor. And because the buildings are two stories, a buyer's lender will not be waiting on a structural integrity reserve study; we say so in the listing, in writing, with the statute.
Honors and recognition:
Jesse McGreevy is a top-reviewed McArthur Palm 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.
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." 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 McArthur Palm home? Get a free home valuation for your McArthur Palm condominium, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in McArthur Palm? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
McArthur Palm comes down to eight load-bearing facts: how it is organized, how big the homes are, what the market is doing, what the fees are and are not, what Florida's condominium laws require of it, what the flood map shows, what the club includes, and how it compares with Twin Lakes.
This guide to McArthur Palm runs from the market and the homes, through its association, recorded documents and fees, Florida's condominium laws, storms, flood and insurance, schools and daily life, to a head-to-head against Twin Lakes, honest pros and cons, the seller module and both FAQ sets. Jump to what you need.
Living in McArthur Palm means a two-story Veranda condominium with a garage on one short lane a few hundred yards from the Heritage Palms clubhouse, inside a gated, bundled golf community in the City of Fort Myers. All 80 homes carry the same full club membership, and one association runs the seven buildings.
McArthur Palm is one of the four recorded neighborhood names that hold Heritage Palms' Veranda condominiums, alongside Fairway Isle, Royal Greens and Twin Lakes. The club counts 544 Veranda condominiums among its 1,662 homes, per its Property Types page, and McArthur Palm's 80 are about one in seven of them. Every address carries a Fort Myers mailing address in ZIP 33966 and sits inside the City of Fort Myers, not unincorporated Lee County, so City millage, City fire rescue, City water and City building permits apply, per the county's parcel roll, which puts all 80 units in the City of Fort Myers taxing and fire districts.
McArthur Palm occupies what the county's records call a replat of Tract M of Heritage Palms Unit One, the community's first recorded plat (Plat Book 62, Pages 1 to 30), per the association's common-element parcel record. By our straight-line calculation on the county's parcel points, the seven buildings stand 0.16 to 0.26 mile from the clubhouse at 10420 Washingtonia Palm Way, 0.13 to 0.27 mile from the tennis and pickleball complex on Queen Palm Lane, and 1.4 to 1.5 miles from the Lodge and Oasis complex on Seminole Palm Way. The whole lane runs about 0.19 mile from building 29 at 10370 to building 23 at 10421.
The county map shows what surrounds it: district lakes owned by the Heritage Palms Community Development District on several sides, the Terrace buildings of Lakeside Greens along Washingtonia Palm Way to the north and west, and the community's eastern edge beyond, toward Six Mile Cypress Parkway. The association's common grounds total 7.10 acres, and the county's record notes that the land sits on the golf course.
A McArthur Palm owner is a member of Heritage Palms Golf and Country Club on the same terms as an owner of a 5,000-square-foot estate home. The club states that "membership and golf privileges are included with every home purchase" on its Real Estate page, and the club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc. That membership covers 36 holes on the Royal and Sabal courses, the 28,400-square-foot clubhouse, the Activity Center, eight lighted Har-Tru tennis courts, six pickleball courts, and two resort-style pools and seven neighborhood pools, nine in all, open dawn to dusk (Club Lifestyle).
One of those nine pools is at the south end of McArthur Palm Lane. The City of Fort Myers building layer records a club restroom building at 10420 McArthur Palm Lane, built in 2000, on the club's main golf and clubhouse parcel, and the club's history refers to "the McArthur Palm pool" when it records moving a snack bar from it to the clubhouse pool in 2012. The pool sits on club land, so the club, not the association, runs it.
Thirty-one of McArthur Palm's 80 units, about 39 percent, carry a homestead exemption on the 2026 Lee County parcel roll, which means the owner has declared the unit a permanent Florida residence. Forty-four of the 80 owners, 55 percent, receive their tax bill at an address outside Florida, four of them in Ontario. That is a seasonal neighborhood, like Heritage Palms as a whole: the 2020 Census found 802 of the community's 1,663 homes vacant on Census Day, April 1, 2020, consistent with seasonal ownership.
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.
McArthur Palm is the newest and smallest Veranda neighborhood in Heritage Palms, with just ten closings in the last 36 months, so every sale is a comp that moves the next price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we match every McArthur Palm sale to its building, floor and plan before we price. Selling? Find out what your McArthur Palm condominium is worth, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
McArthur Palm recorded 4 closings in the 12 months to September 26, 2026, from $368,500 to $425,000. The first window with ten or more sales is 36 months: 10 closings at a median of $401,250, $259.54 per square foot of living area and 95.60% of list, per the Southwest Florida MLS. One unit was listed.
Data updated: September 2026
These are Southwest Florida MLS figures, pulled September 26, 2026, for every closed sale whose address is one of McArthur Palm's seven buildings on McArthur Palm Lane. With only 80 homes, McArthur Palm trades a handful of times a year, so we show every window from 12 to 48 months with the count beside each median, and then every individual sale. The MLS files McArthur Palm listings under a generic Veranda label rather than the neighborhood's name, so we assigned each closing by its street address and unit number, never by that label.
Measure (Southwest Florida MLS, pulled September 26, 2026) | 12 months | 24 months | 36 months | 48 months |
|---|---|---|---|---|
Window | 09/27/2025 to 09/26/2026 | 09/27/2024 to 09/26/2026 | 09/27/2023 to 09/26/2026 | 09/27/2022 to 09/26/2026 |
Closings (n) | 4 | 8 | 10 | 13 |
Median sold price | $396,250 (even: $375,000 and $417,500) | $380,000 (even: $375,000 and $385,000) | $401,250 (even: $385,000 and $417,500) | $415,000 (odd: an observed sale) |
Sold range | $368,500 to $425,000 | $297,000 to $450,000 | $297,000 to $450,000 | $297,000 to $469,000 |
Closed volume | $1,586,000 | $3,038,000 | $3,902,000 | $5,171,000 |
Median sold price per sq ft of MLS living area | $259.54 | $251.82 | $259.54 | $264.90 |
Median sold-to-list ratio | 95.61% | 93.60% | 95.60% | 96.49% |
Median days on market (closings reporting it) | 33 (n=3) | 50 (n=7) | 33 (n=9) | 34 (n=12) |
Closed at or above list | 1 of 4 | 2 of 8 | 2 of 10 | 3 of 13 |
Source: Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club at the seven McArthur Palm Lane building addresses, pulled September 26, 2026. Every median uses the same function: an odd count gives the middle sale, an even count the mean of the middle pair, shown. Price per square foot is the median of each sale's price divided by its MLS living area. Days on market leaves out one December 2025 closing recorded without it.
The 36-month column is the one to price from: it is the first window with ten sales, the standard we apply to every thin neighborhood. It also shows the range honestly. The $297,000 low was an upper-floor unit that sold in August 2025 after 118 days at 78.36% of its list price, the only McArthur Palm sale in four years below $320,000; the $450,000 high was an upper-floor end unit in the eight-unit building that sold in 9 days above its list price in June 2025.
Closed | Building | Floor and position | MLS living area | List price | Sold price | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|---|
April 2023 | 10381 | ground, centre | 1,400 sq ft | $415,000 | $415,000 | 0 | 100.00% |
September 2023 | 10391 | upper, centre | 1,400 sq ft | $399,000 | $385,000 | 39 | 96.49% |
September 2023 | 10391 | upper, end | 1,685 sq ft | $489,900 | $469,000 | 35 | 95.73% |
November 2023 | 10391 | upper, end | 1,661 sq ft | $449,000 | $440,000 | 23 | 98.00% |
March 2024 | 10370 | ground | 1,414 sq ft | $439,000 | $424,000 | 7 | 96.58% |
May 2025 | 10381 | ground, end | 1,661 sq ft | $419,000 | $385,000 | 70 | 91.89% |
June 2025 | 10411 | upper, end (8-unit building) | 1,661 sq ft | $439,900 | $450,000 | 9 | 102.30% |
June 2025 | 10391 | upper, centre | 1,400 sq ft | $348,800 | $320,000 | 50 | 91.74% |
August 2025 | 10401 | upper | 1,414 sq ft | $379,000 | $297,000 | 118 | 78.36% |
December 2025 | 10391 | ground, end | 1,685 sq ft | $417,500 | $417,500 | not recorded | 100.00% |
January 2026 | 10381 | upper, centre | 1,400 sq ft | $389,500 | $368,500 | 94 | 94.61% |
January 2026 | 10371 | upper, centre | 1,400 sq ft | $405,000 | $375,000 | 33 | 92.59% |
June 2026 | 10391 | upper, end | 1,661 sq ft | $439,900 | $425,000 | 21 | 96.61% |
Source: Southwest Florida MLS, pulled September 26, 2026. Floor and position come from the unit number, matched to the Lee County parcel roll (see how to read a unit number). Every sale listed "2 bedrooms plus den, 2 baths"; MLS living area is the listing's figure and differs from the county's heated area.
Three patterns stand out. End units carry the premium: the six end-unit sales since September 2022 closed from $385,000 to $469,000, and the seven centre and next-in sales closed from $297,000 to $424,000. Building 26 at 10391 McArthur Palm Lane has traded most, six of the 13 sales, and one of its upper end units sold twice, at $440,000 in November 2023 and $425,000 in June 2026, a like-for-like marker of where the market moved. And McArthur Palm sales are spread across the calendar rather than packed into the winter season, with June the busiest month, three of the 13.
On September 26, 2026 one McArthur Palm unit was listed: an upper-floor end unit in building 27, with a den and 1,661 square feet of MLS living area, at $439,000 after 143 days on market. None was pending. Across all of Heritage Palms, 20 homes were active or pending that day, 7 of them Verandas, per the Southwest Florida MLS. One listing against 80 homes is thin supply, but at four closings in the past year it is also about three months of sales at that pace, by our arithmetic.
For the 12 months to September 26, 2026, all 22 Heritage Palms Veranda closings sold at a median of $390,000 (the midpoint of $385,000 and $395,000), $263.15 per square foot of living area and 96.07% of list after a median 33 days, per the Southwest Florida MLS. McArthur Palm's four sales in that window ran from $368,500 to $425,000 and sit inside that band. Over 36 months, Twin Lakes, the next-newest Veranda neighborhood, recorded 18 closings at a median of $421,000 (the mean of $420,000 and $422,000) and $267.62 per square foot, against McArthur Palm's 10 at $401,250 and $259.54; the McArthur Palm vs Twin Lakes section sets the two side by side.
We started from every closed residential sale in the Southwest Florida MLS whose development field names Heritage Palms Golf and Country Club, 308 closings from September 2022 to September 2026, and kept the 13 whose address is one of the seven McArthur Palm buildings and carries a unit number. The MLS neighborhood label on all 13 reads only "Veranda," the same label it uses for Verandas in other neighborhoods, so the address and the unit number, not the label, decide what counts. Each unit number was then matched to the Lee County parcel roll to read its floor, its position in the building and its heated area.
We publish no county price per square foot on this page. The county measures heated area under air and the MLS measures living area as the listing reports it, and at McArthur Palm the two differ by as much as 67 square feet on the same unit, so a figure on one basis is never set beside a figure on the other.
Selling at McArthur Palm? We match your unit to the sales above by building, floor and position; get a free home valuation for your McArthur Palm condominium or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
McArthur Palm was the last Veranda neighborhood U.S. Home built in Heritage Palms. Its declaration was recorded at Official Records Book 4719, Page 676, the county records all seven buildings as built in 2005, and the first recorded unit sales on the county roll run from May to November 2005, a year before U.S. Home's last Heritage Palms sale.
Heritage Palms itself began in 1997, when U.S. Home Corporation bought 512 acres of farmland off Six Mile Cypress Parkway. U.S. Home Corporation developed and built Heritage Palms, through what the club's history calls its Rutenberg division. Sales began in 1998, the grand opening was January 10, 1999, and U.S. Home sold its last home in 2006 (club history). Owners took control of the club on October 1, 2005, while McArthur Palm's buildings were still being sold.
The Verandas went up neighborhood by neighborhood, and the recorded paper shows the order. The first condominium declaration in Heritage Palms was Veranda I at Fairway Isle, at Official Records Book 3039, Page 0153, and the club's history photographs the first Verandas under construction on Queen Palm Lane in October 1998 (club history). Fairway Isle's six Veranda associations followed through 2000, Twin Lakes' three from 2001 to 2003, Royal Greens' two in 2004, and McArthur Palm last, its declaration at Book 4719.
The county's own building records bear that out. Twin Lakes' 164 units are recorded as built in 2002, 2003 and 2004, and McArthur Palm's 80 units all in 2005, per the Lee County parcel roll. That makes McArthur Palm the youngest Veranda housing stock in the community, which matters when a roof, a paint cycle or a reserve schedule is on the table.
The land under McArthur Palm was platted first as Tract M of Heritage Palms Unit One, Plat Book 62, Pages 1 to 30, and then replatted for the condominium. The association's common-element parcel is described as a "Replat of Tract M Heritage Palms Unit 1," as described in Book 4719, Page 676 and Book 4806, Page 2751, 7.10 acres of common elements created in 2005 (Lee County Property Appraiser). Another portion of Tract M sits inside the club's main golf and clubhouse parcel, which is why the neighborhood pool at the end of the lane is on club land rather than the association's.
The county roll keeps the last four recorded sales on every parcel. On 75 of McArthur Palm's 80 units the earliest recorded market sale is still on the roll, and every one of the 75 is dated between May 25 and November 11, 2005, at $234,700 to $370,000, a median of $275,000 (Lee County parcel roll). Some of those may be quick resales rather than first sales, so we call them the first recorded sales on the roll rather than developer prices. By size, the 1,685-square-foot end units first sold at a median of $285,000, against $260,700 for the 1,333-square-foot centre units, a launch price, not a current value.
McArthur Palm's 80 homes are two-story Veranda condominiums: six buildings of 12 units and one of 8, every unit two bedrooms and two baths with a garage, in three sizes set by position in the building. End units are 1,685 heated square feet, the next units in 1,383 and the centre units 1,333, per the Lee County parcel roll.
The club describes the Veranda product as two bedrooms and two baths, or two and two with a den, 1,333 to 1,661 square feet, with a front and a back lanai and a detached one-car garage, in four floor plans (Property Types). The county's record for McArthur Palm is more specific and runs slightly larger at the top: its end units are recorded at 1,685 heated square feet, 24 more than the club's stated maximum.
Building address | Community building number | Units | Stories | Year built | Unit sizes (county heated area) |
|---|---|---|---|---|---|
10370 McArthur Palm Ln | 29 | 12 | 2 | 2005 | four at 1,685, four at 1,383, four at 1,333 sq ft |
10371 McArthur Palm Ln | 28 | 12 | 2 | 2005 | four at 1,685, four at 1,383, four at 1,333 sq ft |
10381 McArthur Palm Ln | 27 | 12 | 2 | 2005 | four at 1,685, four at 1,383, four at 1,333 sq ft |
10391 McArthur Palm Ln | 26 | 12 | 2 | 2005 | four at 1,685, four at 1,383, four at 1,333 sq ft |
10401 McArthur Palm Ln | 25 | 12 | 2 | 2005 | four at 1,685, four at 1,383, four at 1,333 sq ft |
10411 McArthur Palm Ln | 24 | 8 | 2 | 2005 | four at 1,685, four at 1,383 sq ft |
10421 McArthur Palm Ln | 23 | 12 | 2 | 2005 | four at 1,685, four at 1,383, four at 1,333 sq ft |
Total | 23 to 29 | 80 | 2 | 2005 | 28 at 1,685, 28 at 1,383, 24 at 1,333 sq ft |
Source: Lee County parcel roll, 80 residential condominium parcels whose legal descriptions name Verandas at McArthur Palm, and the City of Fort Myers building layer, whose unit counts for the seven buildings also total 80; both queried September 26, 2026. The club publishes the Veranda total (544) but not a count per neighborhood; the 80 here is the county's.
The county roll records the same layout in every 12-unit building. The four corner units, the ground-floor and upper-floor units at each end, are the largest, at 1,685 heated square feet. The four units next in from the ends are 1,383, and the four centre units are 1,333. The eight-unit building at 10411 has only ends and next-in units, so it holds four of each of the two larger sizes and none of the smallest. Across the neighborhood that is 28 homes at 1,685 square feet, 28 at 1,383 and 24 at 1,333, 117,896 heated square feet in all.
Position also decides the view and the walls. An end unit has windows on three sides and one shared wall; a centre unit has two shared walls. Which units look across a lake or the golf course, rather than at a neighbor or the parking court, varies building by building, and the county gives no view code we would publish for a condominium, so walk the unit and look out of every window before you write an offer.
Every one of the 80 units carries a garage on the county roll, and none a carport, which fits the club's description of a detached one-car garage for each Veranda home. The club's product sheet gives the Veranda a front lanai and a back lanai, and the Southwest Florida MLS listed every McArthur Palm unit that sold in the last four years as two bedrooms plus a den and two baths, while the county records each as two bedrooms and two baths, the den being a room the county does not count as a bedroom. At Terraces and Verandas the exterior lanai walls belong to the association, and owners may not alter the lanai structure, under the club's ARC Guidelines.
McArthur Palm listings in the MLS report living areas of 1,400, 1,414, 1,661 and 1,685 square feet, while the county records 1,333, 1,383 and 1,685 heated square feet for the same units. Matching unit numbers shows the pattern: units the county records at 1,333 have listed at 1,400, units at 1,383 have listed at 1,414, and end units at 1,685 have listed at either 1,661 or 1,685. Neither figure is wrong; they are measured differently. We price on one basis at a time, and we tell a buyer which one.
A McArthur Palm unit number is four digits: the first two are the building's community-wide number (23 to 29), the third is the floor (1 ground, 2 upper), and the fourth is the position along the building (1 to 6). Unit 2621 is in building 26, at 10391 McArthur Palm Lane, on the upper floor, at an end.
The Lee County Property Appraiser's legal description for every unit spells it out, for example "Verandas at McArthur Palm, OR 4719 PG 676, Bldg 29, Unit 2926" (Lee County Property Appraiser). Heritage Palms numbers its Veranda and Terrace buildings on one community-wide sequence, 1 to 58, which is why McArthur Palm's seven buildings are numbers 23 to 29 even though the neighborhood has only seven.
Street address | Community building number | Unit numbers |
|---|---|---|
10421 McArthur Palm Ln | 23 | 2311 to 2316 (ground), 2321 to 2326 (upper) |
10411 McArthur Palm Ln | 24 | 2411 to 2414 (ground), 2421 to 2424 (upper) |
10401 McArthur Palm Ln | 25 | 2511 to 2516, 2521 to 2526 |
10391 McArthur Palm Ln | 26 | 2611 to 2616, 2621 to 2626 |
10381 McArthur Palm Ln | 27 | 2711 to 2716, 2721 to 2726 |
10371 McArthur Palm Ln | 28 | 2811 to 2816, 2821 to 2826 |
10370 McArthur Palm Ln | 29 | 2911 to 2916, 2921 to 2926 |
Source: Lee County parcel roll, 80 unit legal descriptions, September 26, 2026. In a 12-unit building, positions 1 and 6 on each floor are the 1,685-square-foot ends; in the eight-unit building 24, positions 1 and 4 are.
McArthur Palm's street numbers repeat elsewhere inside the same gates, on buildings of a different product, and a listing, an insurance quote or a title search that drops the street name can land on the wrong building:
The unit number settles it: a McArthur Palm unit always begins with 23 to 29, a Twin Lakes unit with 45 to 58, and a Terrace unit with its Terrace's own numeral. We check the full legal description on every contract.
The club's Cost of Ownership page lists 19 addresses under "McArthur Palm Lane" in its management-company directory, but only the first seven are on McArthur Palm Lane; the other twelve are Veranda buildings on Washingtonia Palm Way at Royal Greens and Twin Lakes. The club's own neighborhood roster, the county parcel roll and the county's building layer all agree on seven McArthur Palm buildings, 10370 to 10421 McArthur Palm Lane.
McArthur Palm is governed in three layers: its own condominium association, Verandas at McArthur Palm Condominium Association, Inc., for the seven buildings and their grounds; the member-owned club that is also the Heritage Palms master association; and the Heritage Palms Community Development District, which owns the roads and lakes.
What sets McArthur Palm apart is the first layer. Every other Veranda neighborhood in Heritage Palms is split among several associations, one per recorded condominium: six at Fairway Isle, three at Twin Lakes, two at Royal Greens. McArthur Palm's seven buildings sit under one association, one budget and one board (club neighborhood roster).
The association is registered with the Florida Division of Corporations as Verandas at McArthur Palm Condominium Association, Inc., document N04000005351, a 2004 filing by the state's document-number series (Division of Corporations). It is the only one of Heritage Palms' 12 Veranda associations whose registered name includes the word "Condominium," and the name itself is plural with no numeral: "Verandas at McArthur Palm," not "Veranda I." Heritage Palms homes sit in 40 neighborhood associations: 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.)
A single association has practical consequences. One board sets one budget, one reserve schedule and one master insurance policy for all 80 homes, so a roof or paint cycle is planned across seven buildings rather than negotiated among several boards. It also means one estoppel certificate and one set of rules for every McArthur Palm sale, which keeps a closing simple.
The club's neighborhood roster lists My Town Communities, LLC as the manager of Verandas at McArthur Palm, and places the neighborhood in the club's irrigation district 6 with the six Veranda associations at Fairway Isle. The county's record for the association's common-element parcel still carries a different management firm in its mailing address (Lee County Property Appraiser); the manager named in the resale documents is the one that issues the estoppel. The roster also publishes each association president's name and contact details; we do not reproduce them.
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. In the club's words on its Cost of Ownership page, it "is structured in what is known as a Common Interest Realty Association (CIRA)."
The master level decides what a McArthur Palm owner may change outside. Any exterior change needs the association's signature first, then the club's Architectural Review Committee, and often a City of Fort Myers permit, under the club's ARC Guidelines, last amended February 17, 2025.
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 (assessments; FY2027 budget). The district owns the lakes around McArthur Palm; under the 2014 district and club agreement, the club maintains the access driveways to the Veranda neighborhoods, a list that names the Verandas at McArthur Palm Lane, and neighborhood associations maintain their own parking areas.
McArthur Palm rests on two recorded instruments: the declaration of condominium at Lee County Official Records Book 4719, Page 676, which every unit's legal description cites, and a second instrument at Book 4806, Page 2751, which the county cites only for building 26 and for the common elements.
The county's legal descriptions are the evidence. Sixty-eight of the 80 units read "Verandas at McArthur Palm, OR 4719 PG 676," followed by the building and unit; the 12 units of building 26 at 10391 McArthur Palm Lane read "OR 4719 PG 676 + OR 4806 PG 2751" (Lee County Property Appraiser). A later instrument cited for one building is the pattern of a condominium that added a building by amendment or phase, as Veranda II at Royal Greens did with its last building.
We read the legal descriptions, the common-element parcel record and the association's state registration. We did not read the text of either recorded instrument: the Lee County Clerk's official-records site blocks automated retrieval, and we do not describe covenants we have not read. That means this page does not state McArthur Palm's use restrictions, its leasing rules beyond the club's, its pet rules, each unit's share of the common expenses, or how the second instrument brought in building 26. Those are in the declaration and its amendments, which Florida law requires a seller to deliver to a buyer of a resale condominium unit (s. 718.503).
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 master declaration is not posted publicly; the club keeps its governing documents behind its member login, and they are provided to buyers at resale.
Florida law now requires an association managing a condominium with 25 or more units to post its recorded declaration and amendments, bylaws, articles, rules, approved board minutes for the preceding 12 months and other official records on a website or mobile application, with a protected section open only to owners (s. 718.111(12)(g)). With 80 units, Verandas at McArthur Palm is inside that rule. The owner-only section is not public, so a buyer still gets the documents through the seller; a McArthur Palm owner can pull them from the association's portal before listing, which is exactly what we ask our sellers to do.
Owning at McArthur Palm means at least four billed layers: the club's master total of $9,441 per home for 2026, a $500 food and beverage minimum, the Verandas at McArthur Palm association fee, which is not published, and a Heritage Palms CDD assessment rising from $375 to $575. Buyers also pay the club $8,000 at closing.
At Heritage Palms the master total, the closing fees and the district assessment are on public pages, and the master figures reconcile to an adopted budget. The one large layer that is not published is the neighborhood association fee, and at McArthur Palm that is the fee that pays for the seven buildings' roofs, paint, insurance and reserves. The club presents its 2027 budget in December; 2026 figures shown.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Master association dues | $8,025 | annual, club year January to December | club operations, golf, amenities, common areas, security, irrigation to each neighborhood's valve, club reserves | |
Basic cable and internet (Summit Broadband, bulk) | $866 | annual, inside the master bill | bulk video and internet | |
Special Assessment Fee (Capital Improvement Program) | $550 | annual, inside the master bill | capital program; no current end date published | |
Master total | $9,441 | annual | identical for every home | |
Food and beverage minimum | $500 | annual; unspent balance billed December 31 | club dining | |
Verandas at McArthur Palm Condominium Association | Not published | set by the association's budget | building exteriors, roofs, master insurance, reserves, parking areas, irrigation beyond the valve | association budget and estoppel certificate |
Heritage Palms CDD, operations and maintenance | $375 (fiscal 2026); $575 (fiscal 2027, on the November 2026 bill) | annual, on the Lee County tax bill | district roads, sidewalks, lakes, stormwater, preserves | |
City of Fort Myers solid waste | multi-family category on the tax bill ($18.82 on a sampled Terrace condominium in 2026) | annual | trash and recycling | |
Buyer, at closing | $7,500 resale capital assessment + $500 membership transfer fee = $8,000 | once | capital items; transfer processing | |
Seller, at closing | $250 club estoppel fee | once | account-status letter |
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 McArthur Palm owner the flat bill works in a particular way: it is the same for a 1,333-square-foot centre unit as for a 1,685-square-foot end unit, so it is a larger share of the carrying cost on the smaller home. 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 (2023 capture; January 2025 capture).
You may read that Heritage Palms has no CDD; what it no longer has is CDD bond debt. The district's road repair line goes from $110,000 in fiscal 2026 to $610,000 in fiscal 2027, the main driver of the increase to $575 a home (FY2027 budget).
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 directly: "Each association has its own set of fees that are not included as part of the Master Association Fees" (Cost of Ownership). At McArthur Palm that fee funds the building exteriors, the roofs, the master insurance policy, the reserves Florida law requires, the parking areas and the irrigation beyond the club's valve. 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 association fee, property tax and insurance, the published 2026 lines for a McArthur Palm home are $9,441 to the club, $500 in food minimum and $375 to the CDD, $10,316 in all, plus City solid waste; the November 2026 tax bill adds $200 more for the CDD. Counting the $8,000 closing charge, 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 unit. 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.
We put the club's fee sheet, the association's budget and the district's assessment in front of our clients before they offer. Selling your McArthur Palm condominium? 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.
No. Florida's milestone inspections and structural integrity reserve studies apply to condominium buildings three or more stories tall, and all seven McArthur Palm buildings are two stories. Only the four-story Terrace associations in Heritage Palms, 660 of the 1,662 homes, fall under those laws; McArthur Palm's 80 homes do not.
The statute is explicit. Section 553.899 requires a milestone inspection of a building "that is three habitable stories or more in height" and subject to the condominium form of ownership (s. 553.899), and the structural integrity reserve study in section 718.112(2)(g) applies to each building on the condominium property "that is three stories or higher in height" (s. 718.112). The Department of Business and Professional Regulation's own guidance repeats the three-story threshold (DBPR inspections and SIRS).
The county records every one of McArthur Palm's 80 units at two stories on its parcel roll, and the City of Fort Myers building layer, which draws on the Property Appraiser's condominium building records, classes all seven buildings as "Condominium, Low Rise, 1 to 3 Floors" with two stories each (City of Fort Myers building layer). The club's own product sheet describes the Veranda as two stories (Property Types). The county's parcel roll, its building layer and the club's own product sheet agree.
Outside SIRS does not mean outside reserve law. Every Florida condominium budget must include reserve accounts for capital expenditures and deferred maintenance, including "roof replacement, building painting, and pavement resurfacing," computed from each item's remaining useful life and replacement cost (s. 718.112(2)(f)). For a building outside the SIRS rules, the statute still lets the owners vote to waive or reduce that funding. Whether McArthur Palm's owners have done so in any year is in the association's budget, which is part of the resale package.
For a buyer, it removes the largest source of surprise special assessments in Southwest Florida condominiums since 2022: there is no SIRS funding schedule to catch up on and no milestone inspection to pay for. The roof and paint reserves are still the question to ask. For a seller, it is a selling point to put in writing, because buyers who have toured four-story buildings will ask, and the answer at McArthur Palm is the statute.
It also sets McArthur Palm against its closest address twin. The Terrace buildings across Washingtonia Palm Way at Lakeside Greens are four stories and fall under both laws; under the statute's default 30-year clock, the first Terrace milestone inspections come due around 2029 to 2031 and the last around 2035, depending on each building's certificate of occupancy. 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.
A McArthur Palm home comes with a full Heritage Palms club membership: two 18-hole courses, the 28,400-square-foot clubhouse about a quarter mile away, an Activity Center, eight Har-Tru tennis courts, six pickleball courts and nine pools, one of them at the end of McArthur Palm Lane. The association adds its own grounds, parking and irrigation.
The club's facilities are shared by all 1,662 homes, and the amenity story for McArthur Palm is mostly one of distance: it sits within about a quarter mile of the clubhouse, the lake-side practice range and the tennis center. Everything below comes from the club's own pages and the county's records.
Heritage Palms has two par-72 championship courses, the Royal and the Sabal, credited by the club to the Azinger/Lewis design team. From the back tees the Royal plays 6,631 yards (rating 71.7, slope 136) and the Sabal 6,696 yards (72.3, 135), per the club's Royal and Sabal scorecards and the Florida State Golf Association's record. The greens on both courses were rebuilt in the club's 2020 to 2023 program, and 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). Tee times run on the club's Chelsea reservation system, and privately owned golf carts are not allowed on the courses (club golf page).
From McArthur Palm the clubhouse at 10420 Washingtonia Palm Way is 0.16 to 0.26 mile away in a straight line, and the tennis and pickleball center on Queen Palm Lane 0.13 to 0.27 mile, by our calculation on the county's parcel points. The clubhouse reopened after its expansion on January 27, 2017, per its architect, Peacock + Lewis. 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, four LED-lit reservable courts and two Open Play courts (Pickleball). The two-story, 14,000-square-foot Activity Center opened in April 2017 and is open from 4:00 a.m. to 11:00 p.m. by member card (fitness page).
The club counts two resort-style pools and seven neighborhood pools, nine in all, open dawn to dusk (Club Lifestyle). One of the neighborhood pools sits at the south end of McArthur Palm Lane, beside a club restroom building at 10420 McArthur Palm Lane that the City of Fort Myers building layer records as built in 2000, on the club's main parcel. The club's history names "the McArthur Palm pool" when it records moving a snack bar from it to the clubhouse pool in 2012 (club history). Because the pool is on club land, its hours, rules and upkeep are the club's; the board's own 2026 member survey named the pools among the areas members most want improved (2026 member survey).
Heritage Palms has five member dining venues: the Palms Dining Room and the Grill Room in the clubhouse, the remodeled Oasis Grill and the poolside Tiki Bar and Grill at the Lodge, and the Cabana by the clubhouse pool. Every purchase is charged to the member's house account, against a $500 annual minimum (Dining). The Lodge and Oasis complex on Seminole Palm Way, rebuilt in 2024 and 2025, is the one major facility that is not close to McArthur Palm: 1.4 to 1.5 miles away by our straight-line calculation.
The McArthur Palm association owns and maintains its 7.10 acres of common elements, the grounds between and around the seven buildings (Lee County Property Appraiser). Under the 2014 district and club agreement, neighborhood associations maintain their own parking areas and the irrigation beyond each isolation valve, while the club maintains the access driveways to the Veranda neighborhoods and the irrigation system up to the valve. McArthur Palm waters on the club's district 6 schedule, Mondays and Thursdays, with Fairway Isle's Verandas, from the community's 100 percent reclaimed-water system (club roster).
No. McArthur Palm, like all of Heritage Palms, is not an age-restricted or 55-plus community. Nothing in the club's governing-document excerpts, leasing forms or history sets an age limit, and the 2020 Census counted 36 residents under 18 in Heritage Palms.
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 (2020 Census; Real Estate page). The McArthur Palm declaration itself was not read for this page; any occupancy rule of its own is in that document.
For a seller, the open buyer pool is worth stating plainly: a McArthur Palm condominium can be sold to any qualified buyer, not only to households of a certain age.
Yes, within limits. Heritage Palms requires a minimum lease of 28 consecutive days, every tenant becomes a club transfer member for a $500 fee, the owner's own club privileges pause during the lease, and tenants may not keep pets in a Veranda. The McArthur Palm declaration may add stricter rules.
The club's Member Transfer Form sets the terms. A transfer must be for at least 28 consecutive days and expires after one year unless renewed; the $500 fee is non-refundable and covers up to two adults; subletting is prohibited and a copy of the lease is required; and while a transfer member is active, the owner's own amenity and charging privileges are suspended. The club forwards transfer information to the Lee County Tax Collector, and the owner or rental agent is responsible for tourist taxes. The club's Real Estate page quotes Section 5.17 of the governing documents, which sets the 28-day minimum and one family per living unit and 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. For McArthur Palm that neighborhood covenant is the declaration at Book 4719, Page 676, which we have not read; an investor should read its leasing article before making an offer.
Owners' pet rules at McArthur Palm are set by the master and association documents and are not published. The club's one published pet rule is about tenants: under Rule 5.18, a tenant may not keep a pet in a Terrace or a Veranda, so a McArthur Palm tenant cannot bring one.
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." Verandas are not among the exceptions. 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. The club keeps a separate resource page on service and emotional support animals, which follow federal and state law rather than association pet rules.
The club's own record of Hurricane Ian in September 2022 describes wind damage across Heritage Palms rather than flooding, and it does not name McArthur Palm among the places damaged. No source we found documents storm-surge flooding inside Heritage Palms, and McArthur Palm's buildings sit about 19 feet above sea level.
Data updated: September 2026
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. The record does not say which satellite pool lost a palm, and we do not assume it was McArthur Palm's.
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). 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. The lakes around McArthur Palm are district lakes, so a storm-damaged bank there is the district's to repair, funded from the assessment every McArthur Palm owner pays.
Heritage Palms is in Lee County Evacuation Zone C (Lee County Emergency Management). Hurricane Milton in October 2024 left considerable erosion on the northeast side of Lake 8 on the Royal course, per the district's October 28, 2024 minutes. Storm protection on the buildings runs through the club's architectural rules: under Resolution #104 in the club's ARC Guidelines, hurricane shutters are not required, but none may be installed without neighborhood and club approval. At McArthur Palm that means the association's signature first. The permit history for each building, including any roof or window work since 2005, is in the City of Fort Myers' records, which we did not pull for this page; ask the association and the seller for it.
All seven McArthur Palm building footprints are in FEMA Zone X, the area of minimal flood hazard, outside the Special Flood Hazard Area, on panel 12071C0429G, effective December 7, 2018. A Zone AE polygon with a 17.5-foot base flood elevation touches the association's grounds along the water, but no building.
Data updated: September 2026
We tested each building rather than the neighborhood as a whole. For each of the seven, we queried FEMA's National Flood Hazard Layer at the building's point on the county parcel roll and again with the building's full footprint from the City of Fort Myers building layer. Every point and every footprint returned unshaded Zone X only. The FIRM panel for all seven is 12071C0429G (FIRM panel PDF).
Building | Flood zone at the footprint | Special Flood Hazard Area? | FIRM panel | Ground elevation at the building point |
|---|---|---|---|---|
10370 McArthur Palm Ln (29) | X, minimal hazard | No | 12071C0429G | 19.5 ft |
10371 McArthur Palm Ln (28) | X, minimal hazard | No | 12071C0429G | 19.4 ft |
10381 McArthur Palm Ln (27) | X, minimal hazard | No | 12071C0429G | 19.1 ft |
10391 McArthur Palm Ln (26) | X, minimal hazard | No | 12071C0429G | 19.3 ft |
10401 McArthur Palm Ln (25) | X, minimal hazard | No | 12071C0429G | 19.4 ft |
10411 McArthur Palm Ln (24) | X, minimal hazard | No | 12071C0429G | 19.3 ft |
10421 McArthur Palm Ln (23) | X, minimal hazard | No | 12071C0429G | 19.2 ft |
Source: FEMA National Flood Hazard Layer, queried September 26, 2026; ground elevations from the USGS Elevation Point Query Service (3DEP lidar, feet, NAVD88) at the county's point for each building. Ground is not finished floor.
The association's 7.10-acre common-element parcel touches three designations: unshaded Zone X, shaded Zone X (the 0.2 percent annual chance floodplain) and Zone AE with a base flood elevation of 17.5 feet, which follows the edge of the district lakes. On flat Southwest Florida ground a small rise separates a building pad from a lake bank, and here the ground at the seven building points, 19.1 to 19.5 feet, sits about 1.6 to 2.0 feet above that 17.5-foot base flood elevation. Across Heritage Palms as a whole, the map carries Zone X, shaded Zone X and Zones AE and AH along parts of the lake and canal system, and a regulatory floodway along the eastern edge by the Six Mile Cypress corridor; McArthur Palm's buildings are in none of the hazard polygons.
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). None of McArthur Palm's buildings is inside one, so a lender's flood requirement should not be triggered by the map. 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). Confirm the zone for a specific unit at the FEMA Flood Map Service Center and ask the association for the building's elevation certificate.
A McArthur Palm owner insures the unit's interior, contents and liability under a condominium unit policy, while Verandas at McArthur Palm Condominium Association insures the seven buildings under one master policy. With every building in Zone X, flood coverage is optional, not map-required.
We do not publish premium figures, because they depend on the building, the policy and the carrier, and no public source reports them for McArthur Palm. 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. At McArthur Palm there is one association, so one master policy covers all seven buildings, rather than the several association policies a buyer compares at Fairway Isle or Twin Lakes; its deductibles and exclusions are on the declarations page. 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).
Every McArthur Palm building falls in the same Lee County school choice zones for 2026 to 2027 as the rest of Heritage Palms: Elementary Proximity Zone J, Middle Zone EE and the South Zone, Sub-zone 1 for high school. Lee County assigns students by ranked choice and lottery, so no school is "zoned" to a McArthur Palm address.
Data updated: September 2026
We tested both ends of McArthur Palm Lane, buildings 29 and 23, against Lee County's 2026 to 2027 school proximity zone layer; both returned the same three zones as the six points tested across the rest of Heritage Palms. Under the district's Student Enrollment Plan 2026 to 2027, families rank the schools inside their zone and a lottery decides when applications exceed seats. Lee County assigns students through a zone of school choices; the district's locator shows the options and bus eligibility for a specific address.
Level | School | Drive from the Heritage Palms entrance | 2026 grade |
|---|---|---|---|
Elementary (Zone J) | Ray V. Pottorf Elementary | 1.6 mi / 3.9 min | B |
Elementary (Zone J) | Colonial Elementary | 3.6 mi / 8.0 min | C |
Elementary (Zone J) | Treeline Elementary | 6.0 mi / 11.1 min | B |
Elementary (Zone J) | Gateway Elementary | 8.5 mi / 14.4 min | B |
Middle (Zone EE) | Paul Laurence Dunbar Middle | 1.2 mi / 2.9 min | B |
Middle (Zone EE) | Fort Myers Middle Academy | 5.5 mi / 11.5 min | C |
High (South 1) | Fort Myers High | 6.9 mi / 15.2 min | A |
High (South 1) | Cypress Lake High | 7.3 mi / 13.3 min | A |
High (South 1) | Dunbar High | 5.6 mi / 10.6 min | C |
High (South 1) | South Fort Myers High | 4.2 mi / 7.9 min | C |
Grades are the Florida Department of Education's 2026 school grades, released July 1, 2026 (FLDOE school grades file); drive figures are free-flow estimates from the Six Mile Cypress Parkway entrance, computed on the public road network. Both A-rated high schools moved up from B in the 2026 grades, per the district's July 2026 report. Whether a McArthur Palm address falls inside Ray V. Pottorf's two-mile Safe-Walk zone is for the district's locator to confirm.
The nearest emergency department to McArthur Palm is Gulf Coast Medical Center, about 4.1 miles and 8 minutes from the Heritage Palms entrance, Lee County's Level II trauma center. A new Lee Health hospital campus with a 44-bed emergency department is under construction about 2.2 road miles from the entrance, with its first phase expected in 2028.
Lee Health describes Gulf Coast Medical Center, 13681 Doctors Way, as its largest hospital and as "the only Level II Trauma Center between Bradenton and Miami" (Gulf Coast Medical Center). 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 (Lee Health Fort Myers). For a neighborhood where 49 of 80 units carry no homestead exemption, an emergency department about five minutes from the gate is the most consequential change on the horizon. Urgent care is at Lee Convenient Care on Metro Parkway, 4.2 miles away (Lee Health urgent care).
From the Heritage Palms entrance on Six Mile Cypress Parkway, I-75 at Colonial Boulevard is about 3 miles and 5.5 minutes, Southwest Florida International Airport about 17 minutes, downtown Fort Myers about 14.5 minutes and Fort Myers Beach about 26 minutes, in free-flowing traffic. McArthur Palm adds only a short drive inside the gates.
The drive times below are the community's, measured from the entrance; McArthur Palm Lane is close to the clubhouse and to the community's eastern edge, so the trip from a McArthur Palm garage to the gate is a short one on the district's roads.
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 |
Whole Foods Market, Daniels Parkway | 3.4 | 6.3 |
Bell Tower | 5.4 | 9.6 |
Downtown Fort Myers, River District | 7.4 | 14.5 |
Southwest Florida International Airport | 9.3 | 17.1 |
Fort Myers Beach, Times Square | 14.5 | 25.8 |
Sanibel, Periwinkle Way | 19.5 | 33.2 |
Drive times are free-flow estimates from the Six Mile Cypress Parkway entrance, computed on the public road network; in-season traffic is longer. Routes are our calculation on OpenStreetMap road data. Lee County's 2025 concurrency report rates Six Mile Cypress Parkway from Challenger Boulevard to Colonial Boulevard at level of service A in 2024, and I-75 between Daniels Parkway and Colonial Boulevard at E. There is no LeeTran stop at the gate (LeeTran stops layer).
The biggest changes near McArthur Palm are outside the gates: the Lee Health hospital campus rising on Colonial Boulevard, a relocated Costco under construction at Colonial and Plantation Road, and the district's road resurfacing program inside Heritage Palms, which drives the CDD's fiscal 2027 increase.
Data updated: September 2026
Inside the gates, the Heritage Palms CDD's fiscal 2027 budget raises its road repair and maintenance line from $110,000 to $610,000 (CDD FY2027 budget), and the district repaved the main entrance at Six Mile Cypress Parkway under development order LDO2023-00148 in 2023 (Lee County development orders layer). The South Florida Water Management District issued a permit for a Heritage Palms reclaimed water meter station, 36-116576-P, on June 2, 2026 (SFWMD approved permits). We did not pull building permits for the seven McArthur Palm buildings themselves; the City of Fort Myers holds them.
Costco is relocating its Fort Myers store to Colonial Boulevard at Plantation Road; the City approved the rezoning in July 2025 and site work was under way by mid-August 2026 (WINK News). By March 2026 the contractor had topped out the hospital and medical office building in the first phase of Lee Health Fort Myers (Business Observer). The City of Fort Myers is expanding its southern wellfield beside Heritage Palms with about $47.5 million from the Florida Department of Environmental Protection (Florida DEP). This list covers the county, state and utility records we reviewed; City of Fort Myers zoning items are listed where found.
Daily life at McArthur Palm runs through three offices: the club handles the gate, guests and architectural approvals; the City of Fort Myers supplies water, sewer and trash; and Summit Broadband supplies bulk internet and television. The association adds its own parking rules and building upkeep.
Data updated: September 2026
Heritage Palms is gated, with a visitor management system and a gatehouse at the main entrance on Six Mile Cypress Parkway (club gate page). The City of Fort Myers supplies potable water and sewer, and City solid waste appears on the tax bill; all 80 McArthur Palm units are in the county's multi-family garbage category (Lee County parcel roll). The club links a City Recycle Smart brochure from the McArthur Palm entry on its roster.
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 Summit Broadband agreement runs from January 1, 2027 through December 31, 2033, with an automatic one-year extension, at $63.95 per home per month, held flat through 2028 and rising 3 percent a year from January 1, 2029; it delivers up to 1 gigabit internet in both directions, a Wi-Fi 6E router and two TiVo set-top boxes to every home (Summit Broadband agreement). Service under the new contract begins January 1, 2027.
Any exterior change at McArthur Palm needs two approvals and usually a permit. The club's ARC Guidelines require the neighborhood association to sign an application first; the club's Architectural Review Committee then reviews it at its monthly meeting; and ARC approval is not valid until the owner has a City of Fort Myers permit where one is needed. Enforcement may include fines of up to $100 a day, and "A noncompliance that has gone unnoticed is still a non-compliance and must be corrected once it is discovered" (ARC Guidelines). Only concrete or clay tile roofs are approved, and window frames must be white or bronze.
McArthur Palm is the newest of Heritage Palms' four Veranda neighborhoods, the only one under a single association, and tied with Royal Greens as the smallest, at 80 homes. Its end units, at 1,685 heated square feet, are the largest Veranda plan in the community on the county roll.
Data updated: September 2026
The yardstick is the Lee County parcel roll, read the same way for all four neighborhoods on September 26, 2026: residential condominium units whose legal descriptions name each neighborhood's recorded condominiums, their recorded year built and their heated area. The four neighborhoods' unit counts add to 544, exactly the club's published Veranda total, which is the check that the county enumeration is complete.
Veranda neighborhood | Units (county) | Buildings | Associations | Year built (county) | Largest plan (county heated sq ft) | Homesteaded (2026 roll) |
|---|---|---|---|---|---|---|
McArthur Palm | 80 | 7 | 1 | 2005 | 1,685 | 31 of 80 (39%) |
164 | 14 | 3 | 2002 to 2004 | 1,553 | 59 of 164 (36%) | |
Royal Greens (Verandas) | 80 | 7 | 2 | 2004 | 1,586 | 31 of 80 (39%) |
Fairway Isle (Verandas) | 220 | 20 | 6 | 1998 to 2002 | 1,565 | 75 of 220 (34%) |
All Heritage Palms Verandas | 544 | 48 | 12 | 1998 to 2005 |
Source: Lee County parcel roll, queried September 26, 2026; associations from the club's neighborhood roster. The club publishes the Veranda total (544) but not a count per neighborhood; the per-neighborhood counts here are the county's, and they sum to the club's total.
McArthur Palm and Royal Greens were built back to back, in 2004 and 2005, with the same unit count and nearly the same plan sizes at the small end (1,333 and 1,383 square feet in both); the difference is at the top, where McArthur Palm's end units run 99 square feet larger. Fairway Isle is the oldest and largest Veranda neighborhood, built from 1998, and Twin Lakes the middle generation. All four are two stories, so none falls under the milestone-inspection or SIRS laws; all four are Heritage Palms members on identical club terms. What changes from one to the next is the association: McArthur Palm owners answer to one board, where a Fairway Isle owner is one of six associations sharing a neighborhood name.
McArthur Palm and Twin Lakes are the two newest Veranda neighborhoods in Heritage Palms, and buyers comparing one usually see the other. McArthur Palm is smaller, newer and under one association, with larger end units; Twin Lakes has twice the homes, three associations, and more frequent sales.
Twin Lakes is the natural rival because it is the next-newest all-Veranda neighborhood, its Wine Palm Road buildings share three street numbers with McArthur Palm's, and the two sit on the same club with the same master bill. Our Twin Lakes guide covers that neighborhood in full; this section compares only what each side's records say.
Question a buyer asks | McArthur Palm | Twin Lakes |
|---|---|---|
How many homes? | 80 in 7 buildings (county roll) | 164 in 14 buildings (county roll) |
Built | 2005, all seven buildings | 2002 to 2004 |
Associations | 1: Verandas at McArthur Palm Condominium Association, Inc. | 3: Veranda I, II and III at Twin Lakes |
Recorded declaration | One declaration (Book 4719, Page 676), plus Book 4806, Page 2751 for building 26 | Veranda II recorded one building at a time across five instruments; Veranda I and III on one each |
Streets | McArthur Palm Lane only | Washingtonia Palm Way and Wine Palm Road |
Unit sizes (county heated area) | 1,333; 1,383; 1,685 | 1,328; 1,346; 1,553 |
Stories; milestone and SIRS | 2; outside both laws | 2; outside both laws |
Flood zone | Zone X at all seven footprints | Check each building on FEMA's map |
Closings, 36 months to September 26, 2026 (Southwest Florida MLS) | 10, median $401,250 (mean of $385,000 and $417,500) | 18, median $421,000 (mean of $420,000 and $422,000) |
Median $ per sq ft of living area, 36 months | $259.54 | $267.62 |
Median sold-to-list, 36 months | 95.60% | 96.17% |
Median days on market, 36 months | 33 (n=9) | 18.5 (n=18) |
Listed on September 26, 2026 | 1 active | 2 active, 1 pending |
Irrigation district | 6 | 5 |
Source: Lee County parcel roll and City of Fort Myers building layer, September 26, 2026; Southwest Florida MLS by address, pulled September 26, 2026; club roster.
The two neighborhoods pay the same club and the same district, so the carrying-cost difference is the association fee, which neither publishes, and property tax on each unit's value. The structural difference is governance. At McArthur Palm one board, one budget and one master policy cover every building, so a buyer reads one set of documents; at Twin Lakes a buyer must check which of three associations a building belongs to, and for Veranda II which recorded instrument brought that building in.
The market difference is pace and size. Twin Lakes has sold nearly twice as often over 36 months, in a median 18.5 days against McArthur Palm's 33, at a slightly higher median price per square foot. McArthur Palm's larger end units give its top sales more room: its $469,000 end-unit sale in September 2023 is above the highest Twin Lakes sale in the four-year file, $450,000.
Choose McArthur Palm if you want the newest Veranda building in Heritage Palms, a single association, a short walk to the clubhouse and tennis, or one of the 28 end units at 1,685 square feet. Choose Twin Lakes if you want the wider selection that comes with 164 homes and more frequent listings, or a building on Wine Palm Road or at the Washingtonia Palm Way end of the community. Either way, the association's budget and estoppel decide the true monthly cost, and we read both before you offer. Weighing the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling at McArthur Palm to a buyer who is also touring Twin Lakes? Get a free home valuation or Call Jesse direct at (239) 898-6072.
For buyers still deciding between Heritage Palms and another Fort Myers golf community, our Pelican Preserve guide covers the best-known alternative, where golf is optional rather than bundled.
McArthur Palm's strengths are on the record: the newest Veranda buildings in Heritage Palms, one association, every building in FEMA Zone X, outside the milestone and SIRS laws, and close to the clubhouse. Its trade-offs are documented too: a thin market, an unpublished association fee, and the same bundled club bill every home pays.
Data updated: September 2026
Every item below comes from a public record or the club's and district's own documents, and each points to the section of this guide that proves it.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and in a neighborhood this small the listings that sell best are the ones whose documents are in hand before the first showing. Thinking of selling? Get a free home valuation for your McArthur Palm condominium, or Call Jesse direct at (239) 898-6072. Considering buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you're searching for a McArthur Palm listing agent, or thinking, 'I need someone to sell my McArthur Palm home...' start with the record buyers will check: ten McArthur Palm closings in 36 months, end units selling well above centre units, and a buyer who pays the club $8,000 at closing while you pay a $250 estoppel fee.
Data updated: September 2026
If you are thinking, "I need someone to sell my condo at McArthur Palm in Heritage Palms, Fort Myers," McGreevy and Comisar helps owners price, market, negotiate and sell with a plan built for this building type and this club. At McArthur Palm the price is set unit by unit: which of the seven buildings, which floor, and whether the unit is an end, a next-in or a centre unit. We price against McArthur Palm's own sales first, then against Royal Greens and Twin Lakes, the Verandas buyers tour alongside it. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a thin-market listing needs.
Honors and recognition:
What McArthur Palm homes sold for. In the last 12 months we tracked 4 McArthur Palm closings in the Southwest Florida MLS, dated 09/27/2025 to 09/26/2026 and pulled September 26, 2026, for $1,586,000 in closed volume. Because that is fewer than ten, the seller figures widen to 36 months:
McArthur Palm, Southwest Florida MLS | 12 months | 36 months (first window with 10 or more closings) |
|---|---|---|
Closings (n) | 4 | 10 |
Closed volume | $1,586,000 | $3,902,000 |
Median sold price | $396,250 (mean of $375,000 and $417,500) | $401,250 (mean of $385,000 and $417,500) |
Median days on market | 33 (n=3) | 33 (n=9) |
Median sold-to-list ratio | 95.61% | 95.60% |
Closed at or above list | 1 of 4 | 2 of 10 |
Builder-direct sales | 0 (the community sold out in 2006) | 0 |
Source: Southwest Florida MLS, closed sales at the seven McArthur Palm Lane building addresses, pulled September 26, 2026. Medians of an even count are the mean of the middle pair, shown.
What makes selling at McArthur Palm different. Four things. First, the unit's position sets the price more than anything a seller can change: end units, 1,685 heated square feet on the county roll, have closed from $385,000 to $469,000 since September 2022, and centre and next-in units from $297,000 to $424,000. Second, the two-story fact is a selling point: McArthur Palm is outside Florida's milestone-inspection and SIRS laws, and a buyer who has just toured a four-story Terrace will ask. Third, the paperwork runs through one association, so one estoppel, one budget and one master policy answer every buyer question, and Florida law now requires the association to keep those records in an owner-only online portal (s. 718.111), which lets us assemble the package before we list. Fourth, the address collisions: we attach the full legal description to every listing, so no buyer, lender or insurer confuses 10391 McArthur Palm Lane with a Terrace on Butterfly Palm Drive.
Start with a free home valuation for your McArthur Palm condominium. It takes about a minute, and Jesse follows up with the McArthur Palm sales that actually fit your unit: the same plan, the same floor, and the Royal Greens and Twin Lakes sales a buyer will compare it with. 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 McArthur Palm listing we assemble the club's closing-fee sheet, the association's estoppel, budget and master policy, and the two-story statute answer before a buyer asks. Call Jesse direct at (239) 898-6072, or start with a free home valuation.
Yes, on the record. The six end-unit closings since September 2022 ran from $385,000 to $469,000; the seven centre and next-in closings ran from $297,000 to $424,000, per the Southwest Florida MLS. End units are the county's 1,685-square-foot plan and have windows on three sides, so we price them as their own product.
Upper-floor units hold both ends of the four-year range, the $469,000 high and the $297,000 low, while the four ground-floor sales ran from $385,000 to $424,000. With 13 sales in four years, position along the building explains more of the price than floor, and we show a seller both.
Over the 36 months to September 26, 2026, McArthur Palm closings spent a median 33 days on market (n=9), per the Southwest Florida MLS; the slowest took 118 days and closed at 78.36% of list. Correct pricing on day one is what keeps a McArthur Palm listing out of that tail.
The club charges the seller a $250 estoppel fee, and the association may charge its own estoppel fee under Florida's condominium statute (s. 718.116). The buyer pays the club's $8,000 in transfer and capital charges (Cost of Ownership). Commission, title and documentary stamp tax are on the net sheet we prepare before you list.
Interior updates do not need the club's committee; any exterior change needs the association's signature, the club's Architectural Review Committee and often a City permit, under the club's ARC guidelines. We walk the unit and compare it with the last end-unit and centre-unit sales before recommending any spend.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to McArthur Palm at Heritage Palms Golf and Country Club, and they lead Domain Realty Group from an office in Bonita Springs. Jesse leads the listing side for McArthur Palm sellers, and Marc works with buyers across Fort Myers and Lee 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 about Jesse McGreevy, Marc Comisar and the team on our about McGreevy and Comisar page.
How we handle a McArthur Palm listing, in Jesse's words. "McArthur Palm is a unit-by-unit market. Before a listing goes live we match every McArthur Palm sale of the last four years to its building, floor and position on the county roll, because an end unit and a centre unit in the same building are different products. We order the club's estoppel and the association's, pull the association's budget and master policy, and put the two-story answer in writing so no buyer wonders about a reserve study. We attach the full legal description, because three of McArthur Palm's street numbers belong to Terraces on Butterfly Palm Drive and three to Twin Lakes on Wine Palm Road. And we register every showing through the club's visitor system so no buyer waits at the gate."
What clients say. Jesse McGreevy is a top-reviewed McArthur Palm realtor on Google. The quotes below are five-star client reviews in each reviewer's own words; we publish no aggregate score.
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review
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 McArthur Palm condo? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying at McArthur Palm? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
These are the questions buyers ask about McArthur Palm and about buying a Veranda condominium in Heritage Palms, answered from the public record. 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 price and buy McArthur Palm unit by unit from every MLS sale matched to the county roll. Call Marc at (239) 287-5873 to start a search.
McArthur Palm is a neighborhood of 80 two-story Veranda condominiums in seven buildings on McArthur Palm Lane inside Heritage Palms Golf and Country Club in Fort Myers, recorded as Verandas at McArthur Palm and governed by one association, Verandas at McArthur Palm Condominium Association, Inc.
Eighty: six buildings of 12 units and one of 8, per the Lee County parcel roll and the City of Fort Myers building layer, which agree. The club publishes the Veranda total (544) but not a count per neighborhood.
The county records all seven buildings as built in 2005, and the first recorded unit sales on its roll run from May to November 2005. McArthur Palm was the last Veranda neighborhood built in Heritage Palms.
Every unit is two bedrooms and two baths on the county roll, in three sizes: 1,685 heated square feet for end units, 1,383 for the next units in and 1,333 for centre units. MLS listings describe them as two bedrooms plus a den and report living areas of 1,400 to 1,685 square feet.
Yes. All 80 units carry a garage on the county roll and none a carport, consistent with the club's description of a detached one-car garage for each Veranda home (Property Types).
A Veranda is a two-story condominium building of 8 or 12 homes with a detached one-car garage and front and back lanais; a Terrace is a four-story building of 30 homes with covered parking. Only the Terraces fall under Florida's milestone-inspection and SIRS laws.
The club does not use the term. "Veranda" is the club's name for its two-story condominium product, and "carriage home" is a loose portal label that is sometimes applied to it.
For 2026 the club bills every home $9,441, plus a $500 food minimum; the Verandas at McArthur Palm association sets its own fee, which is not published and appears in its budget and on the estoppel certificate; and the CDD adds $375, rising to $575 on the November 2026 tax bill.
Yes. Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase, so a McArthur Palm owner is a full member on the same terms as every other owner (club home page).
At closing the buyer pays the master association an $8,000 total: a $7,500 resale capital assessment and a $500 membership transfer fee. The association may charge its own transfer or application fee, stated on its estoppel certificate.
No. Both laws apply to condominium buildings of three or more stories (s. 553.899; s. 718.112), and all seven McArthur Palm buildings are two stories on the county roll and the City's building layer.
Yes. Florida law requires every condominium budget to include reserves for roof replacement, building painting and pavement resurfacing, which owners of a building outside the SIRS rules may vote to waive or reduce. The budget in the resale package shows what McArthur Palm funds.
All seven building footprints are in FEMA Zone X, minimal hazard, outside the Special Flood Hazard Area, on panel 12071C0429G, effective December 7, 2018. A Zone AE polygon touches the association's grounds along the lake edge but no building.
A lender requires flood insurance for a building inside a Special Flood Hazard Area, and no McArthur Palm building is inside one, so the map should not trigger the requirement. It remains available, and City of Fort Myers NFIP policies take a 20 percent discount.
No source we found documents storm-surge flooding inside Heritage Palms; the club's own record of Ian lists wind damage and does not name McArthur Palm. The buildings sit about 19 feet above sea level at the ground.
Yes, for at least 28 consecutive days. Every tenant becomes a club transfer member for a $500 fee, the owner's club privileges pause during the lease, and the declaration may add stricter limits, which appear in the resale documents.
Owner pet rules are set by the master and association documents and are not published. Tenants may not keep pets in a Veranda under the club's Rule 5.18.
No. Heritage Palms is not an age-restricted or 55-plus community; the 2020 Census counted 36 residents under 18 there.
Elementary Zone J (including Ray V. Pottorf, 1.6 miles from the entrance), Middle Zone EE (including Paul Laurence Dunbar Middle, 1.2 miles) and High School South Zone, Sub-zone 1 (including Fort Myers High and Cypress Lake High, both A-rated in 2026). Assignment is by choice and lottery.
About 0.16 to 0.26 mile in a straight line from the seven buildings to the clubhouse at 10420 Washingtonia Palm Way, and 0.13 to 0.27 mile to the tennis and pickleball center, by our calculation on the county's parcel points.
Yes. One of the club's seven neighborhood pools is at the south end of McArthur Palm Lane, beside a club restroom building at 10420 McArthur Palm Lane; the club's history calls it the McArthur Palm pool. It is club property.
The first two digits are the building (23 to 29), the third the floor (1 ground, 2 upper) and the fourth the position (1 to 6). Unit 2621 is building 26, upper floor, an end unit.
The club's neighborhood roster lists My Town Communities, LLC as the manager. The manager named in the resale documents issues the association's estoppel certificate.
Approval is by condominium project and changes over time; check the current status on HUD's condominium approval search and ask your lender before you offer. We did not find a current record to publish.
McArthur Palm has 80 homes built in 2005 under one association, with 1,685-square-foot end units; Twin Lakes has 164 homes built 2002 to 2004 under three associations. Over 36 months McArthur Palm closed 10 sales at a $401,250 median and Twin Lakes 18 at $421,000.
Yes. All 80 units are in the City of Fort Myers taxing and fire districts on the county roll, so City millage, water, permits and the City's flood-insurance discount apply.
These are the questions McArthur Palm owners ask before they list, answered from the MLS, the county roll, the club's documents and Florida statute.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012. We price McArthur Palm units against their own building, floor and position. Call Jesse direct at (239) 898-6072.
Over the 36 months to September 26, 2026, McArthur Palm sold at a median of $401,250 across 10 closings, from $297,000 to $450,000, per the Southwest Florida MLS. Your plan, floor, position and condition set your number from there; start with a free valuation.
Four closed in the 12 months to September 26, 2026, from $368,500 to $425,000, for $1,586,000 in volume, per the Southwest Florida MLS. Thirteen closed in the four years since September 2022.
One unit gives a like-for-like answer: an upper end unit in building 26 sold for $440,000 in November 2023 and $425,000 in June 2026. The 36-month median of $401,250 sits below the four-year median of $415,000.
A median 33 days on market over 36 months (n=9), per the Southwest Florida MLS, against 18.5 days at Twin Lakes. The slowest recent sale took 118 days after a list price the market did not accept.
An upper-floor unit in building 25 sold in August 2025 at $297,000 after 118 days, at 78.36% of a $379,000 list price, per the Southwest Florida MLS. The MLS record does not state the reason; it is the one sale in four years below $320,000.
Yes. End units have closed from $385,000 to $469,000 since September 2022, and centre and next-in units from $297,000 to $424,000.
A $250 club estoppel fee, any association estoppel fee, commission, the title charges the contract assigns to the seller, and Florida's documentary stamp tax on the deed (s. 201.02).
The buyer. The club's cost 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 (Cost of Ownership).
Two are needed: the club's, for a $250 fee, and the association's, through its manager. Florida's condominium statute sets the delivery deadline and fee limits for the association's certificate (s. 718.116). We order both at listing.
Florida's resale disclosure statute gives a condominium buyer the declaration, articles, bylaws, rules, the current budget and the association's question-and-answer sheet (s. 718.503). Most are in the association's owner portal.
Yes. McArthur Palm is outside the milestone-inspection and SIRS laws, which removes the question that stalls many Southwest Florida condominium sales. We put the statute and the county's two-story record in the listing.
We compare plan to plan. Royal Greens' Verandas, built in 2004, share McArthur Palm's 1,333 and 1,383 square foot sizes on the county roll; Twin Lakes' plans run 1,328 to 1,553. McArthur Palm's 1,685-square-foot end units have no exact match in either.
Sales here are spread across the year, with June the busiest month in the four-year file. Most McArthur Palm owners are seasonal, so we list with the documents ready before owners and buyers arrive in the fall.
The CDD rises to $575 on the November 2026 bill for every Heritage Palms home, so it does not favor one neighborhood over another. We show buyers the reason, a road resurfacing program in the district's fiscal 2027 budget, and that the district carries no bond debt.
Only where a buyer will pay for it. We compare your unit with the last sales of the same plan before recommending work; exterior changes need association and club approval.
Yes, but the tenant holds a club transfer membership and your own privileges are paused, and showings must fit the lease. The club's transfer form sets the terms (transfer form).
The buyer becomes a member through the purchase, paying the $500 membership transfer fee and $7,500 resale capital assessment at closing. There is no separate membership to sell.
The club bills any unspent balance of the $500 annual minimum on December 31; your estoppel from the club shows what is owed on your account at closing.
Some are and some are financed; the MLS extract behind this page does not carry the financing type, so we publish no cash share for McArthur Palm. We confirm a buyer's proof of funds or loan approval before accepting an offer.
An appraiser will use McArthur Palm and nearby Veranda sales; with ten McArthur Palm sales in 36 months, we give the appraiser the plan-matched comps, including end-unit versus centre-unit pairs.
Yes, subject to the lender's condominium review, which reads the association's budget, reserves and insurance. A single association with one master policy is simpler for a lender to review than several.
Yes. Every McArthur Palm building footprint is in FEMA Zone X, outside the Special Flood Hazard Area, so a buyer's lender will not require flood insurance on the map. We include the panel and zone in the listing.
The club's record of Ian describes wind damage across Heritage Palms and does not name McArthur Palm. We disclose what the seller knows about the unit and point buyers to the club's own record.
Which floor, which plan, whether it has a den, what the association fee is, and whether the building needs a reserve study. We answer all five in the listing.
With video, drone, photography and our qualified-buyer database, plus a document package that explains the bundled club in plain terms. More than half of McArthur Palm's owners receive their tax bills outside Florida, so the next buyer often starts the search from out of state.
Yes. We offer discretion and off-market marketing when a sale needs to stay quiet, and we explain the trade-off in exposure before you choose it.
It depends on your ownership and use; the IRS explains the exclusion for a main home in Topic 701. Ask your tax adviser before you list.
The exemption ends with your ownership; a new Florida homestead may be able to carry savings under Florida's portability rules, described by the Florida Department of Revenue. Thirty-one McArthur Palm units carry a homestead exemption on the 2026 roll.
It is negotiated in the contract; we set it out on the net sheet before you list.
Florida's condominium statute sets the delivery deadline and fee limits for estoppel certificates (s. 718.116); we order both certificates at listing so neither delays closing.
With one unit listed and four sales in the past year, supply is about three months at the recent pace, by our arithmetic, and McArthur Palm units have sold at a median 95.60% of list over 36 months. Pricing to the plan-matched comps is what sells here.
Because in a neighborhood of 80 units every sale is a comp, and a mispriced listing costs the next seller too. We are Top 1% Real Estate Agents Nationally Since 2008 and price McArthur Palm unit by unit from the record.
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. Dates show when each source was read.
Each McArthur Palm document below links to its official authority source. The association's recorded declaration (Official Records Book 4719, Page 676, and Book 4806, Page 2751) is held by the Lee County Clerk and is provided to buyers at resale; the association's bylaws, rules and budget sit in its owner-only portal.
Document | What it is | Authority link |
|---|---|---|
FEMA FIRM panel 12071C0429G, effective December 7, 2018 | The flood map panel for all seven McArthur Palm buildings | |
Heritage Palms CDD Adopted Budget, Fiscal Year 2027 | $575 per unit; road program | |
Agreement between the Heritage Palms CDD and the club (executed March 27, 2014) | Who maintains what, including the Veranda access driveways | |
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 (amended February 17, 2025) | Architectural rules, lanai walls, shutters | |
School District of Lee County, Student Enrollment Plan 2026 to 2027 | Choice zones, lottery, transportation | |
Lee County Evacuation Zone C map | Evacuation zone sheet |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for McArthur Palm. 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.
