Royal Greens is a Heritage Palms Golf and Country Club condominium neighborhood in Fort Myers: three 2003 Terrace buildings and seven 2004 to 2005 Veranda buildings beside the clubhouse. 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 Royal Greens sellers call first, and the team buyers call when they want the record behind a Heritage Palms condominium before they write an offer. 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.
Royal Greens is a two-product condominium neighborhood inside the master-planned community of Heritage Palms Golf and Country Club in Fort Myers, Florida. It is the only Heritage Palms neighborhood besides Fairway Isle that puts both condominium products under one recorded name: three four-story Terrace buildings of 30 homes each, built in 2003, and seven two-story Veranda buildings with garages, built in 2004 and 2005, all on the south side of Washingtonia Palm Way, a short walk west of the clubhouse.
Three facts about Royal Greens are proven on the record rather than repeated from listing copy. First, its three Terraces are the newest Terrace buildings outside Lakeside Greens: their associations were incorporated in 2002 and the Lee County Property Appraiser records all 90 Terrace homes as built in 2003, so under Florida's default 30-year clock their first milestone inspections fall around the end of 2033, later than the 1998 to 2001 Terraces elsewhere in the community. Second, its Verandas are newer and larger than most in Heritage Palms: the county roll records Royal Greens Veranda homes at 1,333, 1,383 and 1,586 heated square feet, built 2004 to 2005, against 1998 to 2002 at Fairway Isle and 2002 to 2004 at Twin Lakes; only McArthur Palm's 2005 Verandas are newer. Third, over the last 24 months Royal Greens Verandas sold at a median $268.95 per square foot of living area, the highest of any Veranda neighborhood in Heritage Palms, per the Southwest Florida MLS.
We built this page the way we price a Royal Greens listing: every closed sale at a Royal Greens address in the Southwest Florida MLS over four years, the county parcel roll for all 170 units, FEMA's flood map queried at each of the ten buildings, the recorded declarations for all five associations, and the club's and district's own fee records. If you own here, the market and seller sections show what your product and plan have sold for. If you are buying, the fee, governance and document sections show what you will pay and what to request. One naming note first: Royal Greens at Heritage Palms, ZIP 33966, is not Royal Greens at Gateway, a separate condominium in ZIP 33913, and nothing on this page describes that property.
McGreevy and Comisar are the best realtor for Royal Greens because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Royal Greens market read built building by building from MLS closings, the county roll and FEMA's maps.
If you're searching for the best realtor for Royal Greens in Heritage Palms Golf and Country Club, Fort Myers, whether you're ready to sell your Royal Greens 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 sets out how we measure ourselves against the city's market.
Recent Royal Greens track record, from the Southwest Florida MLS. In the last 12 months we tracked 4 Royal Greens closings in the Southwest Florida MLS, pulled September 26, 2026, covering closings dated 09/27/2025 to 09/26/2026. Four is fewer than ten, so the seller statistics on this page widen to the 24 months to September 26, 2026, the first window with ten or more closings: 11 closings, $3,876,000 in closed volume, a median sold price of $355,000 (n=11, odd, so the median is an observed sale), a median $258.93 per square foot of living area, a median 96.70% of list price and a median 17 days on market (the 9 closings that report it). The highest sale was $460,000, a Veranda in February 2025. No Royal Greens home was listed or pending on September 26, 2026. These are market figures we tracked, not a count of sales we represented.
For Royal Greens 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 Royal Greens sale also runs on paperwork in the right order. The club charges the seller a $250 estoppel fee and the buyer an $8,000 closing charge, per its Cost of Ownership page, and your own condominium association issues a separate estoppel certificate under s. 718.116, the only document that states the neighborhood fee. If you own a Terrace, a buyer's lender will ask for the structural integrity reserve study; we request it from the association before the home goes on the market. If you own a Veranda, we lead with the fact that two-story buildings sit outside that law.
Honors and recognition:
Jesse McGreevy is a top-reviewed Royal Greens realtor, and the reviews below are five-star client reviews reproduced in each reviewer's own words from the McGreevy and Comisar Google Business Profile. We publish no aggregate score.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "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
Selling your Royal Greens home? Get a free home valuation for your Royal Greens condominium, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying a home in Royal Greens? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Royal Greens comes down to eight load-bearing facts: two condominium products under one recorded name, what each was built as, what the market shows, what an owner pays, which buildings carry Florida's newest condominium obligations, what the flood map says at every building, and how it compares with Fairway Isle.
This guide to Royal Greens runs from the market and the homes, through its five associations, fees, documents and storm posture, to flood, schools and daily life, a head-to-head against Fairway Isle, honest pros and cons, the seller module and both FAQ sets. Jump to what you need.
Living in Royal Greens means owning a condominium in the middle of Heritage Palms, on Washingtonia Palm Way between the clubhouse and Twin Lakes, with a full club membership that comes with the deed. Buyers choose between a Terrace flat with covered parking in a four-story building and a two-story Veranda home with a garage.
Royal Greens is small enough to describe building by building. Ten buildings sit in a single row along the south side of Washingtonia Palm Way, numbered 10449 to 10537, and every address is odd. The three Terraces come first, nearest the clubhouse; the seven Verandas continue west. Across the street, on the even-numbered side from 10508 to 10538, are the Verandas of Twin Lakes, a separate neighborhood with its own associations.
Heritage Palms is a gated, bundled golf community of 1,662 homes inside the City of Fort Myers, entered from Ben C. Pratt/Six Mile Cypress Parkway, with the club at 10420 Washingtonia Palm Way. Royal Greens sits just west of that clubhouse. Measured in a straight line from each building's Lee County address point to the clubhouse's, the three Terraces stand 0.11, 0.14 and 0.18 mile away and the seven Verandas 0.23 to 0.47 mile away, by our calculation on the county's NG911 address layer. By the same straight-line measure, no other Terrace or Veranda building in the community is that close: the nearest Lakeside Greens Terrace is 0.13 mile away and the nearest McArthur Palm Veranda 0.16.
Every Royal Greens address is inside the City of Fort Myers, not unincorporated Lee County, and every one carries ZIP 33966. The county address layer tags all ten building addresses to the City, and the county parcel roll lists the City of Fort Myers as the taxing and fire district for all 170 units (Lee County parcel roll).
The club's Property Types page describes a Terrace as a four-story condominium of 1,194 to over 1,414 square feet, two bedrooms and two baths plus a den, with covered parking and a screened lanai with private storage, in three floor plans. It describes a Veranda as a two-story condominium of 1,333 to 1,661 square feet, two bedrooms and two baths or two and two with a den, with a front and a back lanai and a detached one-car garage, in four plans.
Royal Greens has both, and that is the reason it has its own page. A buyer deciding between a Terrace and a Veranda in Heritage Palms is deciding between two different legal and financial positions, not just two sizes: the Terraces fall under Florida's milestone-inspection and structural integrity reserve study laws, and the Verandas do not. At Royal Greens that decision can be made on one street, among neighbors of the same era.
Every Royal Greens owner is a member of the club, because the club states that "membership and golf privileges are included with every home purchase" on its Real Estate page. The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc., which describes itself on its Cost of Ownership page as both a country club and a homeowners association.
The membership covers two 18-hole courses, the Royal and the Sabal, credited by the club to the Azinger/Lewis design team (club golf page); the 28,400-square-foot clubhouse that reopened after its expansion on January 27, 2017, per its architect Peacock + Lewis; eight lighted Har-Tru clay tennis courts, including a stadium court, where a new court opened in February 2025 when another was converted to pickleball (Racquet Sports); six pickleball courts (Pickleball); and two resort-style pools and seven neighborhood pools, nine in all, open dawn to dusk (Club Lifestyle). The name Royal Greens is the recorded condominium name; we found no record that ties it to a particular golf hole, so we describe the buildings by address rather than by view.
The county roll gives a rough picture of full-time ownership. Of the 170 Royal Greens units, 58 carried a Florida homestead exemption on the county's parcel roll when we queried it on September 26, 2026: 27 of the 90 Terrace units and 31 of the 80 Veranda units, or about 34 percent overall (Lee County parcel roll). The rest are second homes, seasonal residences or rentals, which fits the community-wide pattern: 802 of Heritage Palms' 1,663 homes were vacant on Census Day, April 1, 2020, consistent with seasonal ownership (2020 Census redistricting file).
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.
A Royal Greens sale or purchase turns on which of the five associations the home belongs to, whether the building is a Terrace or a Veranda, and which of six plans it is. We price and advise from those three facts, not from a Heritage Palms median. Selling? 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.
Royal Greens is a thin, steady market: 4 closings in the last 12 months and 11 in the 24 months to September 26, 2026, the first window with ten or more sales, at a median of $355,000 and a median 96.70 percent of list. No Royal Greens home was listed or pending on September 26, 2026.
Data updated: September 2026
These are Southwest Florida MLS figures, pulled September 26, 2026, for closed residential sales in Heritage Palms Golf and Country Club at the ten Royal Greens building addresses. We assigned each closing by street address, not by the MLS neighborhood label, because that label is inconsistent here: the same Royal Greens buildings appear on different listings as Royal Greens, Terrace, Veranda or Heritage Palms. We tracked every one of the 23 Royal Greens closings of the last four years, and the count (n) sits beside every median below.
In the last 12 months we tracked four Royal Greens closings, $1,315,000 in all: a Terrace II home of 1,198 square feet of living area at $265,000 in July 2026; a Veranda II home of 1,383 square feet at $380,000 in May 2026; a Veranda I home of 1,661 square feet at $450,000 in February 2026; and a Terrace I home of 1,194 square feet at $220,000 in January 2026, per the Southwest Florida MLS. Two were Terraces and two Verandas. Four sales are too few for a meaningful median, so the page's seller statistics use the 24-month window below and name it beside every figure.
Measure (Southwest Florida MLS, 09/27/2024 to 09/26/2026) | All Royal Greens | Terrace | Veranda |
|---|---|---|---|
Closings (n) | 11 | 5 | 6 |
Median sold price | $355,000 (odd n: an observed sale) | $282,500 (odd n) | $411,000 (midpoint of $380,000 and $442,000) |
Sold range | $220,000 to $460,000 | $220,000 to $325,000 | $355,000 to $460,000 |
Median sold price per sq ft of living area | $258.93 | $229.30 | $268.95 |
Median sold-to-list ratio | 96.70% | 94.20% | 99.22% |
Median days on market (closings reporting it) | 17 (n=9) | 11 (n=5) | 29 (n=4; midpoint of 17 and 41) |
Closed at or above list | 3 of 11 | 0 of 5 | 3 of 6 |
Closed volume | $3,876,000 | $1,411,500 | $2,464,500 |
Source: Southwest Florida MLS, closed residential sales at Royal Greens building addresses in Heritage Palms Golf and Country Club, 09/27/2024 to 09/26/2026, pulled September 26, 2026. An odd count gives the middle sale; an even count gives the midpoint of the middle pair, shown. Price per square foot is the median of each sale's price divided by its MLS living area. Two Veranda closings were recorded without a days-on-market figure.
The split tells the story. Five of the six Royal Greens Verandas that sold in the window closed at 98 percent of list or better, and half at or above asking, while no Terrace closed at or above list. The Veranda premium over the Terrace median, $128,500, is larger than the difference in their living areas would explain on its own, because Verandas also sold for more per square foot: $268.95 against $229.30.
Over the 48 months to September 26, 2026, 23 Royal Greens homes closed through the Southwest Florida MLS for $8,181,500: 10 Terraces at a median of $302,000 (the midpoint of $285,000 and $319,000) and 13 Verandas at a median of $405,000. The four-year median across both products was $355,000, the same as the 24-month figure, and the median sale closed at 96.70 percent of list after 15 days on market (21 closings reporting it). The highest Royal Greens sale in four years was $480,000, a 1,661-square-foot Veranda I home in April 2023; the lowest was the $220,000 Terrace sale of January 2026.
Royal Greens by year closed (MLS) | Terrace closings | Veranda closings |
|---|---|---|
September 27, 2022 to December 2022 | 1 | 1 |
2023 | 3 | 3 |
2024 | 1 | 3 |
2025 | 3 | 4 |
2026 to September 26 | 2 | 2 |
Total | 10 | 13 |
Source: Southwest Florida MLS, pulled September 26, 2026, Royal Greens building addresses.
Nothing. On September 26, 2026, the Southwest Florida MLS carried 20 active or pending Heritage Palms listings, and none was at a Royal Greens address. For a neighborhood that averaged about six closings a year over four years, a zero-listing day is not unusual, but it means a Royal Greens seller who lists this fall meets buyers with no direct competition inside the neighborhood. The nearest alternatives on that date were Terrace listings elsewhere in Heritage Palms and Veranda listings at Fairway Isle, Twin Lakes and McArthur Palm.
The Lee County Property Appraiser's recorded-sale files are a second, independent layer. They show 8 DOR-qualified recorded Royal Greens sales in the 12 months beginning September 2025, at a median of $344,500, and 14 in the 24 months beginning September 2024, at a median of $362,500, every one a resale; the newest was recorded July 15, 2026 (Lee County Property Appraiser property search). The county counts more sales than the MLS because it records deeds, including sales that never went through the MLS. We publish no county price per square foot: the county measures heated area and the MLS measures living area, and the two are never set against each other on this page.
One caution for anyone running their own search: without the Heritage Palms ZIP code, a county search for "Royal Greens" also returns Royal Greens at Gateway in ZIP 33913, a different condominium with 484 matching parcels and much lower prices. Every figure on this page is limited to ZIP 33966 and to the ten Heritage Palms buildings.
Heritage Palms neighborhood and product (MLS, 24 months to September 26, 2026) | Closings | Median sold | Median $ per sq ft of living area |
|---|---|---|---|
Terraces at Lakeside Greens | 52 | $275,000 | $225.83 |
Fairway Isle, Terraces | 6 | $300,000 | $236.21 |
Royal Greens, Terraces | 5 | $282,500 | $229.30 |
Fairway Isle, Verandas | 22 | $390,000 | $261.03 |
Twin Lakes | 13 | $420,000 | $264.90 |
McArthur Palm | 8 | $380,000 | $251.82 |
Royal Greens, Verandas | 6 | $411,000 | $268.95 |
Source: Southwest Florida MLS, pulled September 26, 2026; every closing assigned to its neighborhood by building address with the same median method. This is the one number on this page a buyer can rank by: over the last 24 months Royal Greens Verandas sold for more per square foot of living area than any other Veranda neighborhood in Heritage Palms, and over 48 months the ranking holds, at $274.77 against $269.27 at Twin Lakes, $264.90 at McArthur Palm and $261.67 at Fairway Isle. Royal Greens Terraces, by contrast, sit in the middle of the Terrace range. The counts are small, so read them as a pattern, not a guarantee. Selling at Royal Greens? 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.
Royal Greens came late in the Heritage Palms build-out. U.S. Home Corporation began the community in 1997, the first declarations were recorded in 1998, and the Royal Greens associations were incorporated in 2002 and 2004; the county roll dates the Terraces to 2003 and the Verandas to 2004 and 2005.
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; A Brief History of Heritage Palms). The developer used the same naming pattern across the community: numbered "Terrace" and "Veranda" condominiums grouped under recorded neighborhood names such as Lakeside Greens, Fairway Isle, Twin Lakes and Royal Greens.
The three Terrace associations were incorporated with the Florida Division of Corporations in 2002: Terrace I at Royal Greens (document N02000004014), Terrace II (N02000004005) and Terrace III (N02000004000), as recorded on the Division's entity search when the roster was checked on September 1, 2026. Their declarations followed in sequence in Lee County's Official Records: Terrace I at Book 3884, Page 527; Terrace II at Book 4056, Page 1767; and Terrace III at Book 4109, Page 4013, each cited in the county's legal description for every unit. The Property Appraiser records all 90 Terrace homes as built in 2003.
Veranda I at Royal Greens Association (N04000001460) and Veranda II at Royal Greens Association (N04000001458) followed in 2004. Veranda I's declaration is at Official Records Book 4496, Page 463, and covers four buildings. Veranda II was declared at Book 4604, Page 473, and its third building, 10537 Washingtonia Palm Way, was added by a second instrument at Book 4683, Page 1900, which is why that building's county legal description cites both. The roll records the Veranda I buildings as built in 2004 and the Veranda II buildings in 2004 to 2005.
Declarations in Heritage Palms run from Official Records Book 3039 (Veranda I at Fairway Isle, 1998) to Book 4849 (Terrace XVII at Lakeside Greens, the last). Royal Greens' five instruments, from Book 3884 to Book 4683, sit in the last third of that run. Its Terraces are a year newer than Fairway Isle's two, which the county roll dates to 2002, and its Verandas are two to six years newer than Fairway Isle's, which the roll dates from 1998 to 2002. For a buyer, the practical effect is a later milestone-inspection date for the Terraces and a newer building for the Verandas.
Royal Greens homes are all two-bedroom, two-bath condominiums on the county roll: 90 Terrace flats in three four-story buildings with carport parking, and 80 Veranda homes in seven two-story buildings with garages. The roll records three Terrace sizes and three Veranda sizes, from 1,137 to 1,586 heated square feet.
Building address (Washingtonia Palm Way) | Association | Declaration (Lee County OR) | Community building no. | Units | Year built (county roll) | Heated sq ft on the roll |
|---|---|---|---|---|---|---|
10449 | Terrace I at Royal Greens | Book 3884, Page 527 | 32 | 30 | 2003 | 1,137, 1,146, 1,303 |
10453 | Terrace II at Royal Greens | Book 4056, Page 1767 | 33 | 30 | 2003 | 1,137, 1,146, 1,303 |
10461 | Terrace III at Royal Greens | Book 4109, Page 4013 | 34 | 30 | 2003 | 1,137, 1,146, 1,303 |
10469 | Veranda I at Royal Greens | Book 4496, Page 463 | 35 | 8 | 2004 | 1,383, 1,586 |
10487 | Veranda I at Royal Greens | Book 4496, Page 463 | 36 | 12 | 2004 | 1,333, 1,383, 1,586 |
10497 | Veranda I at Royal Greens | Book 4496, Page 463 | 37 | 12 | 2004 | 1,333, 1,383, 1,586 |
10507 | Veranda I at Royal Greens | Book 4496, Page 463 | 38 | 12 | 2004 | 1,333, 1,383, 1,586 |
10517 | Veranda II at Royal Greens | Book 4604, Page 473 | 39 | 12 | 2004 to 2005 | 1,383, 1,586 |
10527 | Veranda II at Royal Greens | Book 4604, Page 473 | 40 | 12 | 2004 to 2005 | 1,333, 1,383, 1,586 |
10537 | Veranda II at Royal Greens | Book 4604, Page 473; Book 4683, Page 1900 | 41 | 12 | 2004 to 2005 | 1,333, 1,383, 1,586 |
Source: Lee County Property Appraiser parcel roll, queried September 26, 2026, through the county's parcel layer; unit counts match the county's NG911 address points for each building. Veranda I at Royal Greens' own association website describes the association as 44 units in these four buildings. The club publishes the Veranda total for Heritage Palms (544) but not a count per neighborhood; these per-building counts are the county's.
Each Royal Greens Terrace is a four-story condominium building of 30 homes. The county roll records the same three sizes in each building: 8 homes of 1,137 heated square feet, 16 of 1,146 and 6 of 1,303, all two bedrooms and two baths, all with a carport on the roll. The club describes the Terrace product as 1,194 to over 1,414 square feet with a den, covered parking and a screened lanai with private storage (Property Types); the MLS listings that sold here reported 1,137 to 1,408 square feet of living area. The three sources measure differently, which is why this page labels every size with its source. Fairway Isle's two Terraces carry exactly the same three county sizes, so the Terrace plans are the same product a year apart.
Each Royal Greens Veranda is a two-story condominium building, one of 8 homes and six of 12. The county roll records three sizes: 1,333, 1,383 and 1,586 heated square feet, all two bedrooms and two baths, every unit with a garage on the roll. Those sizes are larger than the Fairway Isle Veranda sizes on the same roll (1,255 to 1,565 heated square feet in the 1998 to 2002 buildings), and the MLS listings that sold at Royal Greens reported 1,333 to 1,661 square feet of living area, matching the club's Veranda range of 1,333 to 1,661 (Property Types).
Every Royal Greens building went up between 2003 and 2005, per the county roll, which puts them among the last condominium buildings completed in Heritage Palms before U.S. Home sold its last home in 2006. The Heritage Palms Terraces are recorded by the county as reinforced concrete construction (Lee County Property Appraiser, a Terrace XII unit). The roof type and any wind-mitigation report for a specific Royal Greens building belong in the association's resale documents, and we request them before pricing.
The roll's just values, set for taxation, put the median Royal Greens Terrace unit at about $221,400 to $223,000 by building and the median Veranda unit at about $281,000 to $296,000 by building (Lee County parcel roll). Those are mass-appraisal figures, and Royal Greens homes have sold well above them: the 24-month MLS medians were $282,500 for a Terrace and $411,000 for a Veranda. Price from closed sales, never from the just value. Selling at Royal Greens? 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.
A Royal Greens unit number starts with the building, not the association. In the county's legal descriptions, the Terrace I units at 10449 Washingtonia Palm Way run 3211 to 3246, because Terrace I is community building 32; Terrace II's run 3311 to 3346 and Terrace III's 3411 to 3446.
That pattern is the county's own, read from every unit's legal description on the parcel roll, and it differs from the older Lakeside Greens Terraces, where a unit number can begin with the Terrace's own numeral instead. At Royal Greens the first two digits are the community building number in every case, Terrace and Veranda alike.
The recorded legal descriptions number buildings across the whole of Heritage Palms, 1 to 58, with Verandas and Terraces interleaved. Royal Greens holds buildings 32 to 41: Terraces 32, 33 and 34, then Verandas 35 to 41. So "Building 35" in a Royal Greens legal description is the eight-unit Veranda at 10469 Washingtonia Palm Way, and "Terrace I" and "Building 32" name the same Terrace.
Veranda unit numbers follow the building number too. The eight-unit Veranda at 10469 has units 3511 to 3514 and 3521 to 3524; a twelve-unit Veranda runs x11 to x16 and x21 to x26, so the building at 10487 has units 3611 to 3616 and 3621 to 3626. The county records every one of these units as two stories in a two-story building.
A buyer who reads "unit 3343" as a floor number will be wrong about where the home is. Never infer a floor or a story count from a unit number: confirm the floor from the listing and the association, and match the building address and association name on the estoppel certificate to the county's legal description. We do that on every Royal Greens contract.
Royal Greens is governed in three layers: one of five condominium associations for the building, the Heritage Palms Golf & Country Club corporation as master association and club, and the Heritage Palms Community Development District for roads, lakes and preserves. Each layer bills separately and each has its own records.
Association | Florida document no. | Declaration | Buildings | Irrigation district (club schedule) |
|---|---|---|---|---|
Terrace I at Royal Greens | N02000004014 | OR 3884 PG 527 | 32 (10449) | 1 |
Terrace II at Royal Greens | N02000004005 | OR 4056 PG 1767 | 33 (10453) | 1 |
Terrace III at Royal Greens | N02000004000 | OR 4109 PG 4013 | 34 (10461) | 1 |
Veranda I at Royal Greens | N04000001460 | OR 4496 PG 463 | 35 to 38 (10469 to 10507) | 5 |
Veranda II at Royal Greens | N04000001458 | OR 4604 PG 473; OR 4683 PG 1900 | 39 to 41 (10517 to 10537) | 5 |
Sources: declarations from each unit's county legal description on the Lee County parcel roll; document numbers from the Florida Division of Corporations, checked September 1, 2026 (the Division's search was down for scheduled maintenance when we re-checked on September 26, 2026); districts and associations from the club's neighborhood association roster. Each association is a separate Florida not-for-profit corporation with its own board, budget and reserves, and each building is its own condominium under Chapter 718.
Veranda I at Royal Greens publishes the most about itself: its website describes a three-person board elected annually by the members, 44 units, and a management contract with Tropical Isles Management Services for maintenance, fiscal management and record keeping. The club's roster lists the other four associations and their managers; across Heritage Palms the club's site names six management companies. We do not reproduce the names or contact details of volunteer officers.
The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc., filed March 2, 1998 (Division of Corporations record). 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.) Royal Greens holds five of the 40.
The Heritage Palms Community Development District, created by City of Fort Myers Ordinance 2873 on September 21, 1998, owns the main roads, sidewalks, lakes, stormwater system and preserves (CDD home page; Ordinance 2873). The 2014 district and club agreement sets out which body maintains which roads, gates and common areas. The two golf courses belong to the club corporation, not the district.
Owning at Royal Greens means four recurring layers: the club's $9,441 master total for 2026 plus a $500 food minimum, your condominium association's own fee, the CDD's assessment on the tax bill, and property tax. Only the association fee is unpublished; the rest are on the record.
Layer | 2026 amount | Who bills it | Source |
|---|---|---|---|
Master association dues | $8,025 | the club | |
Bulk cable and internet (Summit Broadband) | $866 | the club | same |
Capital improvement assessment | $550 | the club | same |
Master total | $9,441 | the club | same |
Food and beverage minimum | $500, billed on top | the club | same |
Condominium association fee | not published | your association | its budget and estoppel certificate |
CDD operations and maintenance | $375 (fiscal 2026); $575 (fiscal 2027) | Lee County tax bill | |
City solid waste (multi-family category) | $18.82 on the 2026 roll | Lee County tax bill | |
Ad valorem property tax | depends on taxable value | Lee County tax bill |
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.
Because the $9,441 is the same for every home, it weighs more on a Royal Greens Terrace than on a Veranda. Against the 24-month Terrace median of $282,500 it is about 3.3 percent of the price every year; against the Veranda median of $411,000, about 2.3 percent, by our arithmetic on the MLS medians above. That is one reason Verandas hold a higher price per square foot: the fixed club cost is spread over a larger price.
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 (adopted fiscal 2027 budget; August 24, 2026 agenda). You may read that Heritage Palms has no CDD; what it no longer has is CDD bond debt.
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 (2023 capture; January 2025 capture). 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 (2026 Budget Presentation Highlights); the club has not published how the two statements fit together.
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. At Royal Greens that means five separate budgets. A Terrace association's budget also carries the reserves its structural integrity reserve study requires, which a Veranda association's does not, so the Terrace and Veranda fees at Royal Greens are set on different legal footings. We pull the current budget of the specific association before we price a listing or write an offer.
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 seller pays a $250 estoppel fee. The resale capital assessment was $4,500 in 2021 and has been $7,500 since the club's FY2024 schedule, and the club's own form says all fees are subject to change, so the amount that applies is the one in force at closing (Transfer of Membership form). Neighborhood associations charge their own transfer or application fees, separate from the club's; the amount appears on the association's estoppel certificate. Selling at Royal Greens? 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.
Royal Greens runs on five recorded declarations of condominium, one per association, beneath the master declaration of the club. The declarations are cited here by Official Records book and page; their text was not read for this page, because the Lee County Clerk's records are not open to automated retrieval, so we quote none of their covenants.
The recorded instruments are Terrace I at Book 3884, Page 527; Terrace II at Book 4056, Page 1767; Terrace III at Book 4109, Page 4013; Veranda I at Book 4496, Page 463; and Veranda II at Book 4604, Page 473, with its third building added at Book 4683, Page 1900. Each is cited in the county legal description of every unit it created. A buyer's title agent pulls the declaration and every recorded amendment; a seller must deliver them under 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.
Under the club's ARC guidelines, amended February 17, 2025, a Royal Greens owner who wants to change anything outside the unit applies to the condominium association first and the club's Architectural Review Committee second, then pulls a City of Fort Myers permit where one is required. The guidelines provide for fines of up to $100 a day, treat unapproved changes as disallowed, and require unnoticed violations to be corrected. At Terraces and Verandas, the guidelines say, "exterior lanai walls are owned by the HOA," so the association paints and maintains them.
No. 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. We found nothing in the Royal Greens record that adds an age rule.
Royal Greens condos can be leased for at least 28 consecutive days under the club's rules, and a condominium association's own covenants may be stricter. Tenants may not keep pets in a Terrace or a Veranda; owners' pet rules sit in the master and association documents, which are not published.
The club's governing documents, quoted on its Real Estate page, set a 28-consecutive-day minimum and one family per living unit, and allow neighborhood covenants to be stricter. The club's Transfer of Membership form adds the mechanics: a tenant who wants club privileges becomes a transfer member for a $500 non-refundable fee, the transfer lasts at most a year, covers two adults, prohibits subletting and requires a copy of the lease, and while it is active the owner's own amenity and charging privileges are suspended. 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.
The club's Rule 5.18, quoted on the same 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." Royal Greens homes are condominiums, neither single-family homes nor villas, so a tenant in a Royal Greens Terrace or Veranda may not keep a pet. 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.
Florida's milestone-inspection and structural integrity reserve study (SIRS) laws apply to the three Royal Greens Terraces, because they are condominium buildings of four habitable stories, and not to the seven Royal Greens Verandas, which are two stories. That single fact is the largest legal difference between the two halves of the neighborhood.
Section 553.899 requires a milestone inspection of a condominium building three habitable stories or more in height by December 31 of the year the building reaches 30 years of age, based on its certificate of occupancy, and every 10 years after. Section 718.112 requires associations of such buildings to complete a structural integrity reserve study and fund the reserves it identifies; the Department of Business and Professional Regulation administers the program and its reporting (DBPR inspections and SIRS).
Only the Terrace condominiums are four stories, so only the 22 Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and structural integrity reserve study (SIRS) laws. The Royal Greens Terraces, built in 2003 per the Property Appraiser, reach their first milestone year around December 31, 2033 under the statute's default 30-year clock, depending on each building's certificate of occupancy; milestone years are estimated from build dates, and each building's certificate of occupancy sets its exact year. That is later than any Terrace at Fairway Isle (2002) and later than the early Lakeside Greens Terraces. 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, and buyers should request the SIRS and any milestone report from the association.
Section 553.899 reaches buildings of three or more habitable stories, and every Royal Greens Veranda is a two-story building on the county roll. Veranda I and Veranda II at Royal Greens are therefore not subject to milestone inspections or the SIRS requirement, although as condominiums they still keep the reserves and budgets Chapter 718 requires of every association.
For a Terrace, request the association's SIRS, its current budget showing the funded reserves, any milestone or engineering report and the minutes of the last year of board meetings. For a Veranda, request the budget, the reserve schedule and the minutes. For either, ask the estoppel certificate to confirm any special assessment. We ask for all of it on day one. Selling at Royal Greens? 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.
Royal Greens came through Hurricane Ian in 2022 inside a community whose own record describes wind and tree damage rather than flooding. The club's history lists damage elsewhere in Heritage Palms, and no source we found documents storm-surge flooding inside Heritage Palms; all ten Royal Greens buildings are in Lee County Evacuation Zone C.
The club's history records Ian's damage as wind-driven: carport damage at a Terrace building on Butterfly Palm Drive (in Lakeside Greens, not Royal Greens), fallen and uprooted trees and palms, and the observation that "Damages suffered at HP were far less than elsewhere," most of it "caused by strong winds rather than heavy rain" (A Brief History of Heritage Palms). Ian also interrupted the renovation of the Royal course. We found no Royal Greens building named in that record.
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 (February 24, 2025 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.
After Hurricane Milton, the district's October 28, 2024 minutes reported "considerable erosion on 18 Royal on the Lake 8 northeast side caused by Hurricane Milton," with cleanup 99 percent complete (amended minutes, October 28, 2024). That is golf-course shoreline, not a Royal Greens building.
Every Royal Greens building address falls in Lee County Evacuation Zone C, storm surge zone 3, on the county's evacuation zone layer, which we queried at all ten buildings (Zone C map). Lee County orders evacuations by zone, and a Royal Greens owner who winters elsewhere should plan the storm-season checklist with the association's building rules in mind.
FEMA's effective flood map places every Royal Greens building in Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, at each building's county address point on panel 12071C0429G, effective December 7, 2018. Lake-edge Zone AE polygons, base flood elevation 17 feet, lie within about 50 meters of four buildings.
We queried FEMA's National Flood Hazard Layer at the Lee County address point of each of the ten Royal Greens buildings on September 26, 2026, and every one returned Zone X, "area of minimal flood hazard," not a Special Flood Hazard Area, on FIRM panel 12071C0429G, effective December 7, 2018 (FEMA Flood Map Service Center). Community-wide, FEMA's map shows most of Heritage Palms in Zone X, with Zones AE and AH following parts of the lake and canal system and a floodway along the eastern edge.
Widening each query to 50 meters found a Zone AE polygon with a 17-foot base flood elevation near the Terrace at 10461 and the Verandas at 10469, 10487 and 10497, and Zone AH or shaded Zone X near the three Terraces, the lake-edge pattern FEMA maps across the community. We did not test building footprints, so whether any part of a specific structure touches those polygons is a question for its elevation certificate. USGS lidar ground elevations at the ten address points ran from about 18.4 to 19.1 feet (USGS elevation point query service), a little above that 17-foot base flood elevation; ground elevation is not a floor elevation.
Zone X is outside the Special Flood Hazard Area, where federally backed lenders require flood insurance, but it is not a promise of no water, and FEMA's map is not a statement that a building cannot flood. Flood zone and flood insurance cost depend on each building's location and elevation certificate; check the specific address on FEMA's map. Selling at Royal Greens? 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.
Insuring a Royal Greens condo means an HO-6 unit policy beneath your association's master policy, with flood coverage optional in Zone X but available at the City of Fort Myers' discounted NFIP rate. Premiums depend on the building and carrier; no public source reports them for Royal Greens.
Each of the five Royal Greens associations insures its buildings under its own master policy, and the owner insures the unit interior, contents, improvements and liability. Each condominium association carries its own master policy; its declarations page is part of the resale documents. Ask for it before you bind, along with the policy's wind and flood coverage and deductibles.
Because Heritage Palms is inside the City of Fort Myers, it takes the City's Community Rating System class: Class 6, a 20 percent discount on NFIP flood premiums from October 1, 2025, as WGCU reported in January 2025, not the Class 5 rate that applies in unincorporated Lee County (WGCU, January 13, 2025; City of Fort Myers CRS page). In Zone X, a flood policy through the National Flood Insurance Program is the owner's choice rather than a lender requirement.
Gather the association's master policy declarations page, its current budget, for a Terrace the SIRS and any milestone report, the elevation certificate for the building if one exists, and the estoppel certificates from the club and the association, which confirm any special assessment the seller owes.
Royal Greens falls in the same Lee County school choice zones as the rest of Heritage Palms for 2026 to 2027: 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 single school is "zoned" to a Royal Greens address.
Data updated: September 2026
We tested the first and last Royal Greens buildings, 10449 and 10537 Washingtonia Palm Way, against the district's 2026 to 2027 school proximity zone layer, and both returned Zone J, Zone EE and South 1. Under the district's Student Enrollment Plan 2026 to 2027, families rank schools inside those zones 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 (school site locator).
The Zone J elementary choices are Ray V. Pottorf (2026 grade B), Treeline (B), Colonial (C) and Gateway (B); the Zone EE middle choices are Paul Laurence Dunbar Middle (B), 1.2 road miles from the Heritage Palms entrance, and Fort Myers Middle Academy (C). Grades are the Florida Department of Education's 2026 school grades, released July 1, 2026 (FLDOE 2026 school grades file).
South Zone Sub-zone 1 offers Fort Myers High and Cypress Lake High, both A in the 2026 grades and both up from B, plus Dunbar High (C) and South Fort Myers High (C), with Estero High and Bonita Springs High (both B) in the contiguous South 2 sub-zone (School District of Lee County, July 2026 grades report). Programs such as International Baccalaureate and Cambridge carry their own admissions criteria. 2026 school grades.
From the Heritage Palms entrance on Six Mile Cypress Parkway, I-75 at Colonial Boulevard is about 3.0 miles and 5.5 minutes, Southwest Florida International Airport about 9.3 miles and 17 minutes, and the nearest Publix 1.6 miles, in free-flowing traffic. Royal Greens sits inside the gates near the clubhouse.
Destination | Road miles | Minutes (free flow) |
|---|---|---|
Publix, Shops at Village Walk | 1.6 | 3.2 |
I-75 at Colonial Boulevard (Exit 136) | 3.0 | 5.5 |
Gulf Coast Medical Center (emergency department) | 4.1 | about 8 |
Downtown Fort Myers, River District | 7.4 | 14.5 |
Southwest Florida International Airport (RSW) | 9.3 | 17.1 |
Fort Myers Beach, Times Square | 14.5 | 25.8 |
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, with destinations placed from Lee County's address points.
The nearest hospital emergency department is Gulf Coast Medical Center, 13681 Doctors Way, which Lee Health describes 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).
Lee County's 2025 concurrency report rates Six Mile Cypress Parkway from Challenger Boulevard to Colonial Boulevard, the route to I-75, at level of service A in 2024 and forecast at A in 2029, while I-75 between Daniels Parkway and Colonial ran at E. The Colonial Boulevard interchange was rebuilt by the Florida Department of Transportation as a diverging diamond, live on July 12, 2024 (FDOT project 413065-1).
No development order, rezoning or new construction we found touches the ten Royal Greens buildings. The nearest recent permitted work is the club's own: the 2023 to 2025 Oasis pool, bar and bocce project at the Lodge and the 2024 to 2025 pickleball conversion near the clubhouse.
The City of Fort Myers, not Lee County, issues building permits in Heritage Palms. Its reports show the club's Oasis project, a site plan amendment for "a new pool, pool deck, walkways, an outdoor bar, bocce ball courts, associated parking, and a stormwater management system" (City new projects report, September 2023), and the conversion of one tennis court to four pickleball courts (April 2024 report). A permit history for a specific Royal Greens building or unit, such as a roof, a window or an air conditioner, sits on the City's permit system and the Property Appraiser's parcel record; building permits inside the community were not pulled for this page.
The largest project nearby is Lee Health Fort Myers at Colonial and Jones-Walker Boulevards, north of the community. Lee County's zoning and development-order layers show no pending case inside Heritage Palms (development orders; zoning cases); this list covers the county, state and utility records we reviewed, and City of Fort Myers zoning items are listed where found.
Royal Greens residents come and go through Heritage Palms' staffed gatehouse on Six Mile Cypress Parkway, use City of Fort Myers water, sewer and multi-family trash service, water the grounds from the club's reclaimed irrigation system, and receive Summit Broadband internet and TV through the master total.
Guests and contractors are admitted through the club's gatehouse visitor system, which owners use to pre-register visitors (gatehouse page). Showings of a Royal Greens listing run through the same system, so we register every appointment in advance.
The county roll places every Royal Greens unit in the City of Fort Myers' multi-family solid-waste category (Lee County parcel roll). Veranda I at Royal Greens' own website lists recycling pickup on Tuesday and trash on Friday, with owners taking turns putting out bins and opening the trash enclosure the night before; the other associations set their own routines.
Potable water and sewer are City of Fort Myers services. The grounds are irrigated with 100 percent reclaimed water on the club's schedule, which puts the Royal Greens Terraces in irrigation district 1 (Tuesday and Saturday) and the Verandas in district 5 (Monday and Thursday), per the club's neighborhood association page.
Bulk internet and TV come from Summit Broadband under a new Bulk Services and Entry Agreement effective August 3, 2026, with service under it from January 1, 2027 through December 31, 2033: 1 Gig symmetrical internet, a Wi-Fi 6E router and two TiVo boxes, at $63.95 per unit per month held through 2028 (Summit Broadband agreement). The current $866 line in the master total covers the service today.
Royal Greens is the smallest two-product neighborhood in Heritage Palms and the closest to the clubhouse. It has the newest Terraces outside Lakeside Greens, Verandas larger on the county roll than those at Fairway Isle or Twin Lakes, and the highest Veranda price per square foot of the last 24 months.
Neighborhood | Products | Buildings | Build era (county roll or records) | 24-month MLS closings | Nearest building to the clubhouse (straight line) |
|---|---|---|---|---|---|
Royal Greens | Terrace and Veranda | 3 Terrace, 7 Veranda | 2003 to 2005 | 11 | 0.11 mile |
Terrace and Veranda | 2 Terrace, 20 Veranda | 1998 to 2002 | 28 | 0.33 mile | |
Terrace | 17 | 1998 to 2006 (records) | 52 | 0.13 mile | |
Veranda | 14 | 2002 to 2004 (county roll) | 13 | 0.35 mile | |
McArthur Palm | Veranda | 7 | 2005 (county roll) | 8 | 0.16 mile |
Sources: building counts and recorded names from the county's legal descriptions and the club's neighborhood roster; Royal Greens, Fairway Isle, Twin Lakes and McArthur Palm build years from the Lee County parcel roll, Lakeside Greens from association incorporation and declaration dates; closings from the Southwest Florida MLS, 09/27/2024 to 09/26/2026, assigned by address; distances our calculation on Lee County address points.
Lakeside Greens is the Terrace market in Heritage Palms: 17 buildings, 510 homes, and 52 of the community's Terrace closings in the last 24 months, at a $275,000 median and $225.83 per square foot of living area. Royal Greens' three Terraces sold at $282,500 and $229.30 on five closings. A Terrace buyer who wants choice shops Lakeside Greens; one who wants a 2003 building steps from the clubhouse watches Royal Greens and waits for a listing.
Twin Lakes' Verandas face Royal Greens across Washingtonia Palm Way and include 10508 to 10538 on the even side of the street. Over 24 months, Twin Lakes Verandas sold at a median $420,000 on 13 closings and $264.90 per square foot; Royal Greens Verandas at $411,000 on six and $268.95. The two are the closest Veranda substitutes in Heritage Palms, and a buyer should watch both.
Royal Greens and Fairway Isle are the only Heritage Palms neighborhoods that hold both Terraces and Verandas under one recorded name. Fairway Isle is larger and older, with 22 buildings from 1998 to 2002 and 28 closings in 24 months; Royal Greens has 10 buildings from 2003 to 2005, sits nearer the clubhouse, and sells less often.
Question | Royal Greens | Fairway Isle |
|---|---|---|
Associations | 5 (Terrace I to III, Veranda I and II) | 8 (Terrace I and II, Veranda I to VI) |
Buildings | 3 Terrace, 7 Veranda | 2 Terrace, 20 Veranda |
Terrace year built (county roll) | 2003 | 2002 |
Veranda year built (county roll) | 2004 to 2005 | 1998 to 2002 |
Veranda heated sizes (county roll) | 1,333, 1,383, 1,586 sq ft | 1,255 to 1,565 sq ft |
Terrace heated sizes (county roll) | 1,137, 1,146, 1,303 sq ft | the same three sizes |
First Terrace milestone year (default 30-year clock) | around 2033 | around 2032 |
Terrace closings and median, 24 months (MLS) | 5, $282,500, $229.30 per sq ft | 6, $300,000, $236.21 per sq ft |
Veranda closings and median, 24 months (MLS) | 6, $411,000, $268.95 per sq ft | 22, $390,000, $261.03 per sq ft |
Nearest building to the clubhouse | 0.11 mile | 0.33 mile |
Irrigation districts | 1 and 5 | 2 and 6 |
Oldest recorded paper | Book 3884 (2002) | Book 3039 (1998), the first declaration in Heritage Palms |
Master total, CDD, closing charges | same as every Heritage Palms home | same as every Heritage Palms home |
Sources: Lee County parcel roll, queried September 26, 2026; Southwest Florida MLS, 09/27/2024 to 09/26/2026, pulled September 26, 2026, by address; the club's neighborhood roster and Cost of Ownership page; milestone years estimated from build dates under s. 553.899, each building's certificate of occupancy sets the exact year.
Royal Greens wins on building age, Veranda size and location. Its Verandas are two to six years newer than Fairway Isle's and larger on the county roll, and they have sold for more per square foot. Its Terraces are a year newer, which pushes the first milestone year a year later. And its first building is about a third of the distance to the clubhouse of Fairway Isle's nearest.
Fairway Isle wins on choice and liquidity. With 22 buildings and 28 closings in 24 months against Royal Greens' 11, a Fairway Isle buyer usually has a listing to see, and a seller has more comparable sales to price from. Its Verandas have sold for less, a $390,000 median against $411,000, which suits a buyer who wants the Veranda product at a lower entry price. Our Fairway Isle guide covers its eight associations building by building.
Choose Royal Greens if you want a 2003 to 2005 building, the Terrace or Veranda building nearest the clubhouse, and a Veranda larger on the county roll than Fairway Isle's, and you are willing to wait for one of about six sales a year. Choose Fairway Isle if you want the widest selection of Terraces and Verandas under one name, a lower Veranda entry price, and a market with a listing to see most months. Either way, the club fees, the CDD line and the closing charges are the same; the difference is the building, the association budget and the price per foot.
The honest case for Royal Greens is a newer building next to the clubhouse, with Verandas that hold their value per square foot; the honest case against it is thin supply, a Terrace half that carries Florida's reserve-study obligations, and five association fees nobody publishes.
We walk Royal Greens buyers through these trade-offs with the association budget in hand, and sellers through how to answer each one in a listing. Selling? 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.
Selling at Royal Greens means selling one of 170 condominium homes with no other Royal Greens listing on the market on September 26, 2026. Over the last 24 months, the first window with ten or more closings, 11 Royal Greens homes sold at a median of $355,000 and 96.70 percent of list.
Data updated: September 2026 (Southwest Florida MLS, pulled September 26, 2026)
If you're searching for a Royal Greens listing agent, or thinking, 'I need someone to sell my Royal Greens home...', you are selling into a market where buyers ask three things first: Terrace or Veranda, which association, and what the fees are. McGreevy and Comisar sell Royal Greens on the record. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Royal Greens listing needs: a price built from the same product's sales, a resale file that clears the club and the association without delay, and a document packet that answers a lender before an underwriter asks.
Honors and recognition:
In the last 12 months we tracked 4 Royal Greens closings in the Southwest Florida MLS, pulled September 26, 2026. Four is fewer than ten, so the figures below use the 24 months to September 26, 2026, the first window with ten or more closings.
Three things set a Royal Greens sale apart from a generic Fort Myers condominium sale. First, the product decides the buyer: a Terrace buyer is weighing a SIRS-covered building and will ask for the study, the budget and any milestone report, while a Veranda buyer is buying a two-story building outside that law, which we say in the first line of the listing. Second, the estoppel sequence: the club's $250 seller estoppel fee, the association's own certificate under s. 718.116, and the condominium disclosures of s. 718.503, which we order on day one. Third, the unit number: we show buyers that the first two digits are the building, not a floor, and match every unit to its legal description.
Seven of Royal Greens' 11 closings in the last 24 months came from January through May, per the Southwest Florida MLS, and 802 of Heritage Palms' 1,663 homes were vacant on Census Day, April 1, 2020, consistent with seasonal ownership (2020 Census). A Royal Greens home that is priced, photographed and documented by early January meets the largest pool of in-season buyers. Work back from that, and allow time for the club's transfer paperwork and the association's certificate.
Start with a free home valuation for your Royal Greens condominium. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same product, the same plan size and the same association, not a Heritage Palms median that mixes a Terrace with an estate home. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
Product by product. Over 48 months, Royal Greens Terraces sold at a median $302,000 and Verandas at $405,000, per the Southwest Florida MLS, pulled September 26, 2026. We price your home from its own product's sales first, then adjust for plan size, floor, condition and updates. Get a free home valuation or call Jesse direct at (239) 898-6072.
A median 17 days on market over the last 24 months, on the 9 closings that report it, per the Southwest Florida MLS; the range ran from 0 days to 114 days. Price and condition explain most of the spread. Call Jesse direct at (239) 898-6072.
It changes the paperwork, not necessarily the price. A Terrace buyer's lender will ask for the SIRS and the budget showing funded reserves; a complete file answers the question before it slows the contract. We request both from the association before listing.
Yes, as a matter of fact rather than marketing. Every Royal Greens Veranda is a two-story building on the county roll, so its association is outside s. 553.899 milestone inspections and the SIRS requirement. We say so in the listing.
No. The roll's median just values, about $221,000 to $223,000 for a Terrace and $281,000 to $296,000 for a Veranda by building, are mass-appraisal figures for taxation, well below the 24-month MLS medians of $282,500 and $411,000. Price from closed sales. Start with a free home valuation.
$8,000: a $7,500 resale capital assessment and a $500 membership transfer fee, per the club's Cost of Ownership page. You pay the club's $250 estoppel fee. The association may charge its own transfer or application fee.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Royal Greens, and they lead Domain Realty Group from an office on US 41 in Bonita Springs. Jesse leads the listing side, and Marc works with buyers in the field across Lee and Collier counties. Both are Top 1% Real Estate Agents Nationally Since 2008, and every figure on this page is one we checked ourselves.
Jesse McGreevy is a top-reviewed Royal Greens realtor on Google. Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, built the team on a simple idea: the seller or buyer who understands the record before the first showing negotiates from strength. Read more on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
On a Royal Greens page, the credential that matters more than any award is preparation. Before a word of this guide was written we read the county legal description of all 170 units, queried FEMA's map at all ten buildings, tracked every Royal Greens closing in the Southwest Florida MLS for four years, and checked all five associations against the state's corporate records and the club's roster. When we list a Royal Greens home we put that work to use: we price the product against its own sales, order the club and association estoppel certificates on day one, register every showing through the gate, and put the SIRS or the two-story exemption in the file before the first showing.
Jesse McGreevy and Marc Comisar are top-reviewed Royal Greens realtors on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; license status can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
For the whole community, see our guide to Heritage Palms Golf and Country Club, and for the wider market our Fort Myers guide. Two neighborhood guides cover the Heritage Palms condominiums most often compared with Royal Greens: Fairway Isle, the other two-product neighborhood, and Terraces at Lakeside Greens, the largest Terrace group. For a different kind of Fort Myers golf community, see Pelican Preserve.
These are the questions Royal Greens buyers ask us most, answered from the record. Each answer names its source, and where the public record goes silent, the answer says so.
McGreevy and Comisar. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008. We tracked every Royal Greens closing of the last four years building by building. Call Marc at (239) 287-5873.
Royal Greens is a condominium neighborhood inside Heritage Palms Golf and Country Club in Fort Myers: three four-story Terrace buildings and seven two-story Veranda buildings on Washingtonia Palm Way, governed by five associations, per the county's recorded legal descriptions.
170 condominium units on the county parcel roll: 90 in the three Terraces (30 each) and 80 in the seven Verandas, 44 in Veranda I and 36 in Veranda II (Lee County parcel roll).
A Terrace is a flat in a four-story building with carport parking; a Veranda is a home in a two-story building of 8 or 12 with a garage and front and back lanais, per the club's Property Types page. Only Terraces fall under the milestone and SIRS laws.
The county roll records the three Terraces as built in 2003, the Veranda I buildings in 2004 and the Veranda II buildings in 2004 to 2005. U.S. Home Corporation developed the community.
On the county roll, Terraces are 1,137, 1,146 or 1,303 heated square feet and Verandas 1,333, 1,383 or 1,586, all two bedrooms and two baths. MLS listings report living area differently, from about 1,137 to 1,661 square feet.
The Verandas do: the county roll records a garage for every Veranda unit, and the club describes a detached one-car garage. The Terraces have carport parking.
Over the 24 months to September 26, 2026, Royal Greens homes sold at a median of $355,000 on 11 closings: Terraces at $282,500 and Verandas at $411,000, per the Southwest Florida MLS.
The club's 2026 master total is $9,441 per home plus a $500 food minimum; the CDD assessment is $375, rising to $575 for fiscal 2027; and each of the five associations sets its own fee, which is not published and appears on its estoppel certificate.
Yes. Heritage Palms is bundled: the club states that "membership and golf privileges are included with every home purchase" (Real Estate page).
The one that governs your building: Terrace I, II or III at Royal Greens for 10449, 10453 or 10461 Washingtonia Palm Way; Veranda I for 10469 to 10507; Veranda II for 10517 to 10537. You also belong to the club as master association.
Yes. They are four-story condominium buildings, so s. 553.899 and the SIRS rules apply; built in 2003, their first milestone year is around 2033, depending on the certificate of occupancy. Filing status is not public; ask the association.
No. They are two-story buildings, below the three-story threshold of the milestone and SIRS laws.
Zone X, minimal flood hazard, at all ten building address points on FEMA panel 12071C0429G, effective December 7, 2018, per FEMA's National Flood Hazard Layer. Lake-edge Zone AE lies nearby; check the elevation certificate.
A federally backed lender does not require it in Zone X, but it is available through the NFIP at the City of Fort Myers' Class 6 discount, 20 percent from October 1, 2025, as WGCU reported in January 2025.
No. Heritage Palms is not an age-restricted or 55-plus community, and the 2020 Census counted 36 residents under 18 in the blocks that hold it.
Yes, for at least 28 consecutive days under the club's rules, and an association's covenants may be stricter. A tenant who wants club privileges pays a $500 transfer fee (Transfer of Membership form).
Tenants may not keep pets in a Terrace or Veranda under the club's Rule 5.18. Owner pet rules are in the master and association documents, which are not published.
About 0.11 to 0.47 mile in a straight line, from the Terrace at 10449 to the Veranda at 10537 Washingtonia Palm Way, by our measurement on Lee County address points.
Lee County Elementary Zone J, Middle Zone EE and High School South Zone Sub-zone 1 for 2026 to 2027, a choice-and-lottery system. The district's school site locator confirms options for any address.
No. Royal Greens at Gateway is a separate condominium in ZIP 33913. Royal Greens at Heritage Palms is in ZIP 33966, inside the Heritage Palms gates, and every figure on this page is limited to it.
The first two digits are the community building number: 33 is Terrace II at Royal Greens, 10453 Washingtonia Palm Way, per the county's legal descriptions. Never read a floor from a unit number; confirm it with the listing and the association.
Yes. The county roll lists the City of Fort Myers as the taxing and fire district for all 170 units.
Yes, the Heritage Palms Community Development District, with no bond debt and an operations and maintenance assessment of $375 for fiscal 2026 and $575 for fiscal 2027 on the tax bill (CDD assessments).
None were active or pending on September 26, 2026, per the Southwest Florida MLS. Call Marc at (239) 287-5873 to hear first when one lists.
Royal Greens for newer buildings, larger Verandas and a shorter walk to the clubhouse; Fairway Isle for more choice and a lower Veranda median. The decision table above sets them side by side.
These are the questions Royal Greens owners ask us before they list. Every answer is drawn from the Southwest Florida MLS, the county record, the club's schedules or Florida statute.
McGreevy and Comisar. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and we price Royal Greens from its own sales, product by product. Call Jesse direct at (239) 898-6072.
It depends first on whether it is a Terrace or a Veranda. Over 24 months Terraces sold at a median $282,500 and Verandas at $411,000, per the Southwest Florida MLS. Get a free home valuation for your plan and association.
Four in the 12 months to September 26, 2026, and 11 in 24 months, per the Southwest Florida MLS. The county's recorded deeds show 8 sales in the 12 months beginning September 2025, including sales outside the MLS.
$355,000 over the 24 months to September 26, 2026, on 11 closings, an observed sale because the count is odd. The four-year median is also $355,000, on 23 closings.
A median $258.93 per square foot of living area over 24 months: $229.30 for Terraces and $268.95 for Verandas, the highest Veranda figure in Heritage Palms, per the Southwest Florida MLS.
A median 17 days on market over 24 months on the 9 closings that report it; the range ran from 0 to 114 days.
A median 96.70 percent over 24 months. Verandas closed at a median 99.22 percent and Terraces at 94.20 percent.
Before season. Seven of the last 24 months' 11 closings came from January through May. We aim to have your home priced, photographed and documented by early January.
No. No Royal Greens home was active or pending on September 26, 2026, per the Southwest Florida MLS; buyers were choosing among other Heritage Palms neighborhoods.
A $250 estoppel fee, per the club's Cost of Ownership page. Your buyer pays the club $8,000.
$8,000: a $7,500 resale capital assessment and a $500 membership transfer fee, subject to the schedule in force at closing.
Two: the club's, as master association, and your condominium association's under s. 718.116. We order both on the first day of the listing.
A condominium seller provides the governing documents and financial information set out in s. 718.503, including the declaration, bylaws, rules, the budget and, for a Terrace, the structural integrity reserve study information.
It adds documents a buyer and lender will ask for: the SIRS, the funded reserves in the budget and any milestone report. A complete file keeps the contract on schedule.
It removes a question. A two-story Veranda is outside the milestone and SIRS laws, which we state in the listing with the county record behind it.
Yes, with care. All Heritage Palms Terraces are the same product, and Fairway Isle's two share Royal Greens' three county sizes, but Royal Greens' 2003 buildings and clubhouse location are adjustments we make explicitly.
Yes. Twin Lakes Verandas sold at a median $420,000 and $264.90 per square foot over 24 months, the closest substitute; Royal Greens Verandas sold at $411,000 and $268.95.
It is the same for every Heritage Palms home, so it does not set Royal Greens apart, but it weighs more on a Terrace price than a Veranda price, and we show buyers what it includes: golf, the club and bulk internet and TV.
The rise from $375 to $575 for fiscal 2027 applies to every Heritage Palms home. We disclose it and explain what drives it: road resurfacing, per the district's adopted budget.
No. The roll's Royal Greens medians, about $221,000 to $223,000 for a Terrace and $281,000 to $296,000 for a Veranda, are well below closed prices.
Usually not heavily. Fix what an inspector will flag, refresh paint and lighting, and let us show you which recent sales carried updates. Exterior changes need association and club ARC approval first.
Yes, but the lease and any club transfer membership must be disclosed, and a tenant's transfer membership lasts at most a year under the club's form. We time showings around the lease.
Every showing is registered in the club's gatehouse visitor system in advance. We handle the registrations.
Some online searches mix them. We market your home with the Heritage Palms name, ZIP 33966 and the club membership in the first line.
It can. We explain that the first two digits are the building number and confirm the floor in the listing.
Buyers ask. The club's own record describes wind and tree damage elsewhere in the community, not flooding, and every Royal Greens building is in FEMA Zone X at its address point. We put both facts in the file.
Florida sellers must disclose known material defects, and we recommend providing the FEMA zone, the elevation certificate if one exists and any flood history you know of. Your closing attorney or title agent confirms the current disclosure forms.
It ends with the sale; you may be able to carry part of your Save Our Homes benefit to a new Florida homestead through portability, per the Florida Department of Revenue.
Possibly. The federal exclusion for a principal residence is explained in IRS Topic 701. Ask your tax adviser; we provide the sale figures.
Yes. We run video walkthroughs and deliver the club, association and county documents digitally before an offer.
Yes. We coordinate both sides, including timing the club's transfer paperwork so your membership moves cleanly.
Photography, video and drone, the qualified-buyer database, and a document-first listing that answers the Terrace or Veranda question before the first showing. Call Jesse direct at (239) 898-6072.
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.
Royal Greens records, queried September 26, 2026:
Heritage Palms Golf & Country Club, read September 1, 2026:
Heritage Palms Community Development District:
Lee County:
City of Fort Myers:
State of Florida:
Federal:
Schools, health and news:
These are official documents a Royal Greens buyer or seller can read today, each hosted by the body that issued it.
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Royal Greens. 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.
