Terraces at Lakeside Greens is 510 four-story condominiums in 17 buildings inside Heritage Palms Golf and Country Club in Fort Myers, with a $275,000 median on 33 sales and milestone years from 2028. 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 Lakeside Greens owners call when it is time to sell a Terrace, and the team buyers call when they want to know which of 510 nearly identical condominiums they are really looking at. 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.
Terraces at Lakeside Greens is a 510-home, four-story condominium neighborhood inside the master-planned community of Heritage Palms Golf and Country Club in Fort Myers, Florida. It is the largest recorded neighborhood in Heritage Palms, about 31 percent of its 1,662 homes, and the entry point to a bundled 36-hole club where every owner is a member.
Three facts set Terraces at Lakeside Greens apart, and each comes from a public record rather than listing copy. First, it is 17 separate condominiums, one per building, each with its own association, declaration and budget, so "the HOA" at Lakeside Greens is 17 different corporations. Second, the four-story Terraces are the only Heritage Palms homes under Florida's milestone-inspection and structural integrity reserve study (SIRS) laws, and the Lee County parcel roll dates the buildings from 1998 to 2005, which sets the year each one reaches its first 30-year inspection. Third, 33 Lakeside Greens condominiums closed in the 12 months to September 26, 2026 at a median of $275,000, per the Southwest Florida MLS, which makes this the busiest resale market inside the Heritage Palms gates.
We built this page the way we prepare a Lakeside Greens listing: from every Southwest Florida MLS closing at the 17 building addresses over four years, pulled September 26, 2026 and matched unit by unit to the county roll; the recorded declarations cited in each unit's legal description; the club's cost, property and association pages; the Heritage Palms Community Development District's budgets; FEMA's flood map at every building; and the Florida statutes that now govern four-story condominiums. If you own a Terrace, the market, milestone and seller sections show what a buyer will ask before the kitchen. If you are buying, the fee, document and unit-number sections show what you will pay and what to request before you sign.
McGreevy and Comisar are the best realtor for Terraces at Lakeside Greens 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 Terraces at Lakeside Greens market read built from MLS closings, the county roll and Florida's condominium statutes.
If you're searching for the best realtor for Terraces at Lakeside Greens in Heritage Palms Golf and Country Club, Fort Myers, whether you're ready to sell your Terraces at Lakeside 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.
Recent Terraces at Lakeside Greens track record, from the Southwest Florida MLS. In the last 12 months we tracked 33 Terraces at Lakeside Greens closings in the Southwest Florida MLS, pulled September 26, 2026, covering closings dated 09/27/2025 to 09/26/2026, for $9,279,800 in closed volume. The median sold price was $275,000 (n=33, an odd count, so the median is an observed sale), the median sale was $226.43 per square foot of MLS living area, homes sold at a median 95.85% of list price after a median 68 days on market (n=32 closings that report days on market; the midpoint of 66 and 70), and 3 of the 33 closed at or above list. The highest-priced Lakeside Greens sale in that window was $359,900. As a second layer, Lee County's recorded-sale files show 31 DOR-qualified resales at the Lakeside Greens condominiums since September 2025 at the same $275,000 median, the newest recorded on July 24, 2026. We publish these as tracked-market figures, not as a count of our own transactions.
For Terraces at Lakeside 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 Lakeside Greens sale also runs on paperwork, and more of it is statutory than at any other Heritage Palms home. Your buyer is entitled to your association's declaration, bylaws, rules, budget and financial statement, the inspector's milestone summary where one exists, and the association's most recent structural integrity reserve study or a statement that none is complete, under section 718.503 of the Florida Statutes. The club adds its own $250 seller estoppel and an $8,000 buyer charge, per its Cost of Ownership page. We assemble that file before the first showing, because at a Terrace the documents decide the contract.
Honors and recognition:
How do we measure ourselves across the city, not just at one condominium? Our guide to the best real estate agents in Fort Myers sets out how we compare with the Fort Myers market, community by community.
Jesse McGreevy is a top-reviewed Terraces at Lakeside 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
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
Selling your Terraces at Lakeside Greens home? Get a free home valuation for your Lakeside Greens condominium, or Call Jesse direct at (239) 898-6072.
Buying a home in Terraces at Lakeside Greens? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Terraces at Lakeside Greens is the largest and busiest neighborhood in Heritage Palms, and the public record answers most of a buyer's questions precisely. These eight facts matter most: how the 17 buildings are organized, what the new condominium laws require, what you pay, and where the record goes silent.
This guide to Terraces at Lakeside Greens runs from daily life and the market, through the 17 buildings, floor plans and unit numbers, the milestone and reserve-study laws, the full fee stack with a Terrace XII example, governance, rentals and pets, flood and insurance, schools and logistics, the comparison with Royal Greens, and both FAQ sets.
Living in Terraces at Lakeside Greens means a two-bedroom, two-bath condominium with a screened lanai and a covered carport space in a four-story building on a lake or fairway, inside the gates of Heritage Palms, with full club membership, two 18-hole courses, nine pools and a 28,400-square-foot clubhouse included with the home.
The Terraces are the condominium side of Heritage Palms, and Lakeside Greens holds 17 of the community's 22 Terrace buildings. The club's Property Types page describes the product plainly: "The Terraces consist of 1,194 to over 1,414 square feet under air, with two bedrooms, two baths plus den, covered parking and screened lanai with private storage," in three floor plans, with lanais that overlook the golf courses and lakes. What the club does not say, and the county roll does, is that every Lakeside Greens building is the same four-story, 30-home footprint, repeated 17 times along three streets over seven years.
Terraces at Lakeside Greens occupies three streets inside Heritage Palms. Six buildings line Queen Palm Lane, from 8106 (Terrace I) down to 8056 (Terrace VI). Four stand on Butterfly Palm Drive, 10361 to 10391 (Terraces VII to X). Seven sit on Washingtonia Palm Way in two groups: 10480 down to 10450 (Terraces XI to XIV) near the clubhouse at 10420 Washingtonia Palm Way, and 10350, 10370 and 10390 (Terraces XV to XVII) farther along the same road. The addresses and association names are on the club's neighborhood roster; the recorded condominium names are in each unit's county legal description.
Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase (club home page). A Lakeside Greens owner is a member on the same terms as an Enclave estate owner, with the same access to the Royal and Sabal courses, the clubhouse, the Lodge, the Activity Center, eight clay tennis courts and six pickleball courts, and the same $9,441 master bill for 2026. Two of the pickleball courts are Open Play courts at Washingtonia Palm Way and Queen Palm Lane, a short walk from several Lakeside Greens buildings (club pickleball page).
The county roll gives a factual picture of ownership. Of the 509 Lakeside Greens units returned by the Lee County parcel layer on September 26, 2026, 133 carry a Florida homestead exemption, about 26 percent. The rest are second homes, seasonal residences or rentals, consistent with the community-wide pattern: 802 of 1,663 Heritage Palms housing units were vacant on Census Day, April 1, 2020, per the 2020 Census, a seasonal-ownership signature. Heritage Palms is not an age-restricted community.
Each Terrace building is its own condominium, so its association insures the building under a master policy, maintains the roof, structure and exterior of the building and its common elements, and funds the reserves, as the condominium form of ownership requires. The owner insures and maintains the interior. The club's ARC guidelines add that at Terraces and Verandas "exterior lanai walls are owned by the HOA," so the association paints and maintains them, and owners may not alter the lanai structure. Beyond the building, the club runs the gates, the amenities and the golf courses, and the Heritage Palms CDD owns and maintains the main roads, lakes and stormwater system, per the district's 2014 maintenance agreement with the club.
It is not a single association, not a rental resort and not exempt from the new condominium laws. It is not in a mapped flood zone at any building point FEMA publishes, but it is not free of flood risk either: every building sits within about 100 meters of a Zone AE lake. And it is not priced like the rest of Heritage Palms: its $275,000 median is the lowest entry price in a community whose single-family homes closed at a median of about $852,750 in the same 12 months, per the Southwest Florida MLS.
The Terraces at Lakeside Greens market is steady on volume and softer on price: 33 closings in the 12 months to September 26, 2026, at a $275,000 median, $226.43 per square foot and a median 68 days on market, down from a $329,000 median in calendar 2024, with seven homes active or pending on the pull date.
Data updated: September 2026
Lakeside Greens is the one Heritage Palms neighborhood with enough sales to carry a 12-month median on its own. Its 33 closings were 85 percent of all 39 Terrace closings in Heritage Palms over the same window and 39 percent of the community's 85, per the Southwest Florida MLS. We assigned every closing to Lakeside Greens by its building address, never by the MLS subdivision label, because the label is unreliable here: Lakeside Greens closings appear in MLS records as "Terrace," "Lakeside Green" and "Heritage Palms," and one sale at 8096 Queen Palm Lane, Terrace II, was filed as "Fairway Isles."
The card rule is the first window with at least 10 closings. Lakeside Greens clears it in 12 months with 33, so the headline figures below are trailing 12 months, 09/27/2025 to 09/26/2026. The 24-, 36- and 48-month windows are shown for context, each named beside its figures. Medians follow one convention throughout: odd n takes the middle sale; even n takes the mean of the middle pair, and we show the pair. Price per square foot is the median of each sale's own ratio over MLS living area.
Measure | 12 months (n=33) | 24 months (n=53) | 36 months (n=78) | 48 months (n=110) |
|---|---|---|---|---|
Median sold price | $275,000 (observed) | $275,000 (observed) | $297,000 ($295,000 / $299,000) | $303,000 ($300,000 / $306,000) |
Median $ per sq ft, MLS living area | $226.43 | $225.28 | $236.64 | $243.27 |
Median sold-to-list | 95.85% | 95.46% | 96.04% | 96.43% |
Median days on market | 68 (66 / 70) | 66 | 43 (41 / 45) | 24.5 (23 / 26) |
Closed volume | $9,279,800 | $14,622,800 | $22,863,800 | $32,960,600 |
Sold range | $195,000 to $359,900 | $195,000 to $359,900 | $195,000 to $369,000 | $195,000 to $379,000 |
At or above list | 3 of 33 | 5 of 53 | 8 of 78 | 18 of 110 |
Source: Southwest Florida MLS, closed residential sales at the 17 Terraces at Lakeside Greens building addresses, windows ending 09/26/2026, pulled September 26, 2026. Days on market leaves out one closing recorded without it in the 12-month window.
The four-year pull shows where the price reset happened. Calendar 2023 closed at a $319,000 median (n=28, the midpoint of $318,000 and $320,000), and 2024 at $329,000 (n=23), the high of the period. Calendar 2025 dropped to $277,500 (n=22, the midpoint of $275,000 and $280,000), and 2026 through September 26 sits at $274,500 (n=30, the midpoint of $274,000 and $275,000). Days on market lengthened with it: the 48-month median is 24.5 days, the 12-month median 68. We read the timing plainly: the reset arrived in the same period Florida's structural integrity reserve study deadline, December 31, 2025, came due for every Terrace association, and buyers of four-story condominiums across the state began asking for reserve studies and special-assessment history before they offered. The MLS records the price change; it does not record why, and we do not claim a cause the data cannot show.
The 12-month sales split cleanly by plan. The four closings of the larger two-bedroom-plus-den end units, recorded in the MLS at 1,400 to 1,410 square feet, had a median of $342,250 (the midpoint of $325,000 and $359,500), against $274,000 for the 29 standard two-bedroom sales. Over 36 months the gap holds: 10 den-plan sales at a $347,500 median against 68 standard sales at $290,000.
Floor matters less than plan. In the 12-month window first-floor closings had a $290,000 median (n=9), second-floor $264,500 (n=12, the midpoint of $255,000 and $274,000), third-floor $299,900 (n=7) and fourth-floor $275,000 (n=5). The small counts mean condition and view move a price more than floor does. By street, Queen Palm Lane closed at $275,000 (n=14), Butterfly Palm Drive at $278,000 (n=7) and Washingtonia Palm Way at $268,500 (n=12, the midpoint of $257,500 and $279,500).
On September 26, 2026, seven Lakeside Greens homes were active or pending in the Southwest Florida MLS: six active, listed from $240,000 to $359,000, and one pending with a contingency at $285,000. The highest asking price belonged to a den-plan end unit on Butterfly Palm Drive; the lowest to a standard plan at Terrace XII. Against 33 closings a year, about 2.75 a month, six active listings is about 2.2 months of supply by our arithmetic, a figure that usually favors sellers, even as closings take longer and settle below list.
Lee County's recorded-sale files, DOR-qualified improved sales only, show 31 resales at the Lakeside Greens condominiums in the 12 months beginning September 2025, at a median of $275,000 and a range of $195,000 to $359,900, the newest recorded July 24, 2026, with no builder-direct sales. The county layer counts deeds over a slightly different window and lags recording by weeks, so its count differs from the MLS; its median does not. The county matches the condominium names on the roll and reports price only, so we never set a county price per square foot beside the MLS figure above.
Three different square-foot numbers describe the same Lakeside Greens condominium: the club's "under air" range of 1,194 to over 1,414, the MLS living area agents enter (1,122 to 1,410 in four years of records), and the county's heated area (1,122 to 1,265). The $226.43 figure divides by MLS living area only. Always compare like with like: a price per square foot built on the county's smaller heated figure will look higher for the same sale.
Terraces at Lakeside Greens is 17 separate condominiums inside Heritage Palms Golf and Country Club, and the building you choose decides your association fee, your milestone year and the reserve study you inherit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we request each association's budget, estoppel and reserve study on the first day. Selling? What is your Lakeside Greens Terrace worth? Get a free valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Terraces at Lakeside Greens was built by U.S. Home Corporation between 1998 and 2005 as the first and largest Terrace neighborhood in Heritage Palms, launched from $99,900 in 1998 and declared one building at a time, 17 condominiums recorded from Official Records Book 3049 to Book 4849.
U.S. Home Corporation developed and built Heritage Palms, through what the club's history calls its Rutenberg division. Sales of Terraces, Verandas, Villas and single-family homes were under way by 1998, the grand opening was January 10, 1999, and U.S. Home sold its last home in 2006, according to the club's history page. The club's illustrated history records the first Terrace phase at Lakeside Greens selling from $99,900, a launch price, not a current value.
The first six buildings went up on Queen Palm Lane. The county roll dates Terrace I at 8106 Queen Palm Lane to 1998, Terraces II, III and IV to 1999, and Terraces V and VI to 2000, and their declarations were recorded in the same order: Book 3049 (Terrace I), 3067, 3145, 3197, 3257 and 3305 (Terrace VI, with Condominium Plat Book 28, Page 69). Terrace I's declaration is the first Terrace declaration in Heritage Palms; only Veranda I at Fairway Isle, at Book 3039, was recorded earlier anywhere in the community.
Terraces XI to XIV came next, on Washingtonia Palm Way between the clubhouse and the lakes. Their declarations were recorded at Books 3346 (Terrace XIV), 3394 (XIII), 3439 (XII) and 3560 (XI), and the roll dates Terraces XII, XIII and XIV to 2001 and Terrace XI to 2002. Terrace XII, built in 2001, is the building the county record uses to prove how Terrace units are numbered, and it is the worked example later in this guide.
The final seven buildings came in the developer's last years. Terraces VII to X on Butterfly Palm Drive are dated 2004 on the roll, with declarations at Books 4256, 4393, 4440 and 4475. Terrace VII's association was incorporated in 2000 but its declaration was not recorded until Book 4256, a phase planned early and built late. Terraces XV, XVI and XVII at 10350, 10370 and 10390 Washingtonia Palm Way carry 2005 build dates, and their declarations, Books 4594, 4719 and 4849, are the last Terrace declarations recorded in Heritage Palms; Terrace XVII's is the last condominium declaration in the community.
The club passed to owner control on October 1, 2005, after a volunteer due-diligence committee inspected the community and secured repairs and a negotiated settlement with U.S. Home, per the club's history page. U.S. Home sold its last Heritage Palms home in 2006, and each of the 17 Lakeside Greens associations today carries its own board, its own management arrangement and its own reserve history, which is why two Terraces a street apart can differ in fee and in the state of their reserves.
Terraces at Lakeside Greens is 17 four-story condominium buildings, each a separate condominium with its own association, recorded declaration and state corporate record, on Queen Palm Lane, Butterfly Palm Drive and Washingtonia Palm Way. The table below ties every building address to its declaration, association, build year, club district and manager.
This is the check a buyer, lender or title agent can run against any Lakeside Greens listing: the association named on the estoppel certificate should match the row for the building address, and the declaration cited in the unit's legal description should match the book and page here. Four firms manage the 17 associations, according to the club's roster: Tropical Isles Management (13 buildings), Sentry Management (Terraces III and IV), My Town Communities (Terrace XIII) and Davis & Associates, CPA (Terrace XVI).
Association (club name) | Building address | Recorded declaration (Lee County OR) | State document no. | Built (county roll) | Club district | Manager (club roster) | County record |
|---|---|---|---|---|---|---|---|
Terrace 1 at Lakeside Greens | 8106 Queen Palm Ln | OR 3049 PG 2578 | N98000001200 | 1998 | 2 | Tropical Isles | |
Terrace 2 at Lakeside Greens | 8096 Queen Palm Ln | OR 3067 PG 3832 | N98000001201 | 1999 | 2 | Tropical Isles | |
Terrace 3 at Lakeside Greens | 8086 Queen Palm Ln | OR 3145 PG 1767 | N98000001202 | 1999 | 2 | Sentry | |
Terrace 4 at Lakeside Greens | 8076 Queen Palm Ln | OR 3197 PG 3498 | N99000007180 | 1999 | 2 | Sentry | |
Terrace 5 at Lakeside Greens | 8066 Queen Palm Ln | OR 3257 PG 1934 | N00000001000 | 2000 | 2 | Tropical Isles | |
Terrace 6 at Lakeside Greens | 8056 Queen Palm Ln | OR 3305 PG 1349 (Condo Plat Book 28 PG 69) | N00000000971 | 2000 | 2 | Tropical Isles | |
Terrace 7 at Lakeside Greens | 10361 Butterfly Palm Dr | OR 4256 PG 3717 | N00000003619 | 2004 | 1 | Tropical Isles | |
Terrace 8 at Lakeside Greens | 10371 Butterfly Palm Dr | OR 4393 PG 1268 | N04000000437 | 2004 | 1 | Tropical Isles | |
Terrace 9 at Lakeside Greens | 10381 Butterfly Palm Dr | OR 4440 PG 1067 | N04000000519 | 2004 | 1 | Tropical Isles | |
Terrace 10 at Lakeside Greens | 10391 Butterfly Palm Dr | OR 4475 PG 4140 | N04000000509 | 2004 | 1 | Tropical Isles | |
Terrace 11 at Lakeside Greens | 10480 Washingtonia Palm Way | OR 3560 PG 3105 | N00000005408 | 2002 | 1 | Tropical Isles | |
Terrace 12 at Lakeside Greens | 10470 Washingtonia Palm Way | OR 3439 PG 4719 | N00000005409 | 2001 | 1 | Tropical Isles | |
Terrace 13 at Lakeside Greens | 10460 Washingtonia Palm Way | OR 3394 PG 998 | N00000003355 | 2001 | 1 | My Town Communities | |
Terrace 14 at Lakeside Greens | 10450 Washingtonia Palm Way | OR 3346 PG 2235 | N00000003350 | 2001 | 1 | Tropical Isles | |
Terrace 15 at Lakeside Greens | 10350 Washingtonia Palm Way | OR 4594 PG 3761 | N04000002458 | 2005 | 2 | Tropical Isles | |
Terrace 16 at Lakeside Greens | 10370 Washingtonia Palm Way | OR 4719 PG 764 | not listed | 2005 | 2 | Davis & Associates, CPA | |
Terrace 17 at Lakeside Greens | 10390 Washingtonia Palm Way | OR 4849 PG 647 | N04000002756 | 2005 | 2 | Tropical Isles |
Sources: recorded declarations and build years from each unit's record on the Lee County parcel layer, 2026 roll, queried September 26, 2026; associations, districts and managers from the club's neighborhood roster, September 2026; state document numbers from the Florida Division of Corporations. The county roll lists build years of 1998 to 2005 on the Terrace XV to XVII parcels; their declarations were recorded in 2005 and 2006, and we show 2005. Terrace XVI's state record is not listed here. The club's roster also names each association's volunteer president with personal contact details; we do not reproduce them.
The club divides the community into numbered districts for its irrigation schedule and publishes each association's district on its roster. Lakeside Greens spans two: Terraces I to VI on Queen Palm Lane and Terraces XV to XVII water on district 2, and Terraces VII to XIV on Butterfly Palm Drive and the clubhouse end of Washingtonia Palm Way water on district 1, alongside the three Royal Greens Terraces. The community irrigates with 100 percent reclaimed water from the club's pump station, and the club's schedule supersedes published watering restrictions, per the same roster page.
Seventeen declarations mean 17 sets of condominium documents, 17 budgets, 17 reserve schedules, 17 insurance programs and 17 boards. The master club bill is identical across all of them, but everything a condominium association controls can differ building to building: the monthly or quarterly association fee, any special assessment, the leasing rules layered on top of the club's minimum, and the progress each association has made on its reserve study. When we compare two Lakeside Greens condominiums, we compare the two associations first and the two kitchens second.
The Lee County Property Appraiser also records the group as one complex, Terrace I to XVII at Lakeside Greens, with 510 total units, the same figure the 17 buildings of 30 homes produce. The club's Property Types page counts 660 Terrace homes across Heritage Palms; Lakeside Greens holds 510 of them, Fairway Isle 60 and Royal Greens 90.
Terraces at Lakeside Greens offers three floor plans, all two-bedroom, two-bath homes with a screened lanai and covered carport parking, which the club sizes at 1,194 to over 1,414 square feet under air. Every building repeats the same layout: eight homes on each of the first three floors and six on the fourth.
The club's Property Types page is the only published plan description, and it gives the range, "1,194 to over 1,414 square feet under air," three floor plans, two bedrooms, two baths plus den, covered parking and a screened lanai with private storage. The county roll and the MLS add the detail the club leaves out.
The Lee County parcel layer records a heated area for every Lakeside Greens unit, and the 509 records we pulled fall into three sizes:
County heated area | Where it sits in the building | Units at Lakeside Greens | MLS living area typically entered |
|---|---|---|---|
1,265 sq ft | End positions 1 and 8 on floors 1 to 3 | 102 | 1,400 to 1,410, listed as two bedrooms plus den |
1,149 sq ft | Positions 2, 3, 6 and 7 on floors 1 to 3; positions 1, 2, 5 and 6 on floor 4 | 272 | 1,122 to 1,234 across the two standard plans |
1,122 sq ft (1,143 at Terraces I, II, III and XIV) | Middle positions 4 and 5 on floors 1 to 3; positions 3 and 4 on floor 4 | 135 | 1,122 to 1,234 across the two standard plans |
Counts are of the 509 unit records the layer returned on September 26, 2026. Every unit record shows two bedrooms, two baths, a carport and a four-story building. The heated area is the county's measurement of conditioned space, not the marketing figure, which is why it runs below the club's 1,194-square-foot floor.
A Lakeside Greens buyer will see three square-foot figures for one condominium. The club's "under air" range, 1,194 to over 1,414 square feet, is the developer-era marketing measure. The MLS living area is what a listing agent enters, and in four years of Lakeside Greens records it ran from 1,122 to 1,410, most often 1,232 (45 of 110 closings) and 1,194 (23). The county heated area, 1,122 to 1,265, is the appraiser's own figure. None is wrong; each measures something slightly different. Price and compare using one measure only, and state which one.
The larger plan sits at each end of floors 1 to 3. In the MLS these end units are listed as two bedrooms plus a den, at 1,400 to 1,410 square feet of living area, and they sell at a clear premium: a $342,250 median on four 12-month sales and $347,500 on ten 36-month sales, against $274,000 and $290,000 for the standard plans in the same windows, per the Southwest Florida MLS. There are six of them per building, 102 at Lakeside Greens.
The top floor carries six homes, not eight, and none of them is the 1,265-square-foot end plan on the county roll. That is a layout fact, not a quality one: fourth-floor homes have the highest views and no one overhead, and the 12-month fourth-floor median, $275,000 on five sales, matched the neighborhood median. A buyer who wants the den plan will find it only on floors 1 to 3.
Every unit record at Lakeside Greens carries a carport, and the club describes the parking as covered. Each home has a screened lanai with private storage, per the club. The exterior lanai walls are the association's, under the club's ARC guidelines, so lanai changes run through both the association and the club's Architectural Review Committee before any City of Fort Myers permit.
The club's history names model homes for other products, the Dover villa and the Manchester single-family home, but it publishes no current plan-name list for the Terraces, and we do not repeat plan names that circulate without a source. Identify a Lakeside Greens plan by its position in the building and its county heated area.
A Terraces at Lakeside Greens unit number usually starts with the building's association numeral, then the floor, then the position: unit 1246 is Terrace XII, fourth floor, position 6. Terraces XV, XVI and XVII break the pattern, using community building numbers 42, 43 and 44, so the first digits are never a floor.
This is the trap buyers, lenders and even some listings fall into, and it is worth a careful read. The county's own records settle it. At Terrace XII, the Property Appraiser records unit 1211 on the first floor and unit 1246 on the fourth, and every Lakeside Greens building is four stories.
For the first 14 buildings the unit number is the association numeral followed by two digits. The next-to-last digit is the floor, 1 to 4; the last digit is the position on that floor, 1 to 8 on floors 1 to 3 and 1 to 6 on floor 4. So at Terrace II, unit 217 is floor 1, position 7; at Terrace X, unit 1045 is floor 4, position 5; and at Terrace XII, unit 1211 is floor 1, position 1, an end unit. The "12" in 1211 is the Terrace, not a twelfth floor.
The three buildings at 10350, 10370 and 10390 Washingtonia Palm Way number their units with the community-wide building number that the county's legal descriptions use, not with the association numeral. Terrace XV's units run 4211 to 4246, Terrace XVI's 4311 to 4346 and Terrace XVII's 4411 to 4446, per the Lee County parcel layer. Unit 4212 is the first floor of Terrace XV, not a 42nd anything. The floor and position digits follow the same rule as everywhere else.
Heritage Palms' recorded legals use a separate building number across the whole community, running 1 to 58 with the Verandas, and the Terraces are interleaved at 10, 11, 32, 33, 34, 42, 43 and 44. So "Building 12" in a legal description is a Veranda at Fairway Isle, not Terrace XII, and "Bldg 44" in Terrace XVII's legal description is that building's community number. Never read a floor or a story count from a building number.
Because the Fairway Isle Terraces number their units with community building numbers 10 and 11, a unit number such as 1024 exists both at Terrace X at Lakeside Greens (10391 Butterfly Palm Drive) and at Terrace I at Fairway Isle (10285 Bismark Palm Way), and 11xx units exist at both Terrace XI at Lakeside Greens and Terrace II at Fairway Isle, per the county roll. The street address and the association name, not the unit number, identify the home. We match all three on every Lakeside Greens contract we write.
Selling a Terrace with a tricky unit number? We state the floor and building in every listing. Find out what your Lakeside Greens Terrace is worth, or call Jesse direct at (239) 898-6072. Buying? We match the address, legal and association before you offer. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Florida's condominium safety laws cover every Terraces at Lakeside Greens building, because each is a residential condominium of four habitable stories. That means a structural milestone inspection by the end of the year each building turns 30, then every 10 years, and a structural integrity reserve study at least every 10 years, with reserves funded.
The laws date from Florida's 2022 special session and were amended in later sessions, as DBPR's guidance tracks, and in Heritage Palms they touch only the Terraces: the 22 Terrace associations, 660 of the community's 1,662 homes. The two-story Veranda condominiums, the villas and the single-family homes are outside them. Lakeside Greens, with 17 of the 22 Terrace buildings, is where the laws matter most.
The milestone statute, s. 553.899, applies to "a building that is three habitable stories or more in height" held in the condominium form of ownership. The reserve-study statute, s. 718.112(2)(g), requires a structural integrity reserve study at least every 10 years "for each building on the condominium property that is three habitable stories or higher." The county roll records four stories on all 509 Lakeside Greens units we pulled, and the club describes the product as a "4 story Terrace." There is no exemption for an inland location, a golf community or a bundled club.
Under the statute's default rule a milestone inspection is due "by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every 10 years thereafter." The county roll gives each building's build year; the certificate of occupancy, which sets the legal date, can fall in the same year or the next. Read this table as an estimate from the roll, not a notice:
Building | Address | Built (county roll) | First milestone by (30-year default, if the CO year matches) |
|---|---|---|---|
Terrace I | 8106 Queen Palm Ln | 1998 | December 31, 2028 |
Terraces II, III, IV | 8096, 8086, 8076 Queen Palm Ln | 1999 | December 31, 2029 |
Terraces V, VI | 8066, 8056 Queen Palm Ln | 2000 | December 31, 2030 |
Terraces XII, XIII, XIV | 10470, 10460, 10450 Washingtonia Palm Way | 2001 | December 31, 2031 |
Terrace XI | 10480 Washingtonia Palm Way | 2002 | December 31, 2032 |
Terraces VII, VIII, IX, X | 10361 to 10391 Butterfly Palm Dr | 2004 | December 31, 2034 |
Terraces XV, XVI, XVII | 10350, 10370, 10390 Washingtonia Palm Way | 2005 | December 31, 2035 |
Build years from the Lee County parcel layer, 2026 roll. Milestone years are estimated from build dates; each building's certificate of occupancy sets its exact year. The statute also lets the local enforcement agency, here the City of Fort Myers, require the first inspection at 25 years "due to local circumstances, including environmental conditions such as proximity to salt water"; we found no City action adopting a 25-year trigger, and Heritage Palms sits well inland.
The City must notify each association by certified mail, and the association must tell its owners within 14 days, under s. 553.899(5). Phase one, a visual examination by a Florida-licensed architect or engineer, must be completed within 180 days of that notice. If phase one finds "substantial structural deterioration," a phase two inspection follows, which may include testing, and repairs follow the engineer's findings. The association arranges and pays for the inspection. Owners receive the inspector's summary, and that summary becomes part of every resale disclosure.
The Department of Business and Professional Regulation states that associations existing on or before July 1, 2022 and controlled by unit owners "must have a SIRS completed by December 31, 2025," which reaches every Lakeside Greens association. A structural integrity reserve study covers eight items: roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 whose failure would affect those. Within 45 days of completing one, an association must notify owners and file a reporting form with DBPR. For budgets adopted on or after January 1, 2025, the reserves the study identifies may not be waived.
What is public: the statutes, the DBPR guidance, and DBPR's SIRS reporting program, which collects each association's reporting form. What each association must post, but only to its owners: every Lakeside Greens association manages 30 units, so s. 718.111(12)(g) requires it to keep a website or app with a protected, owners-only section holding its declaration, bylaws, rules, budget, financial report, "the inspection reports described in ss. 553.899" and "the association's most recent structural integrity reserve study." What we do not publish: whether any individual Lakeside Greens association has completed and filed its reserve study. Whether each Terrace association has completed and filed its reserve study is not in public records we could reach; buyers should request the SIRS and any milestone report from the association. No Lakeside Greens building has reached its 30-year milestone year yet on the roll's dates.
The laws do not set a fee; they set a standard. Where a reserve study shows underfunded structural reserves, the association must fund them through its regular assessment, a special assessment, or a loan or line of credit, and DBPR says so directly. That is why the association's budget, reserve schedule and special-assessment history matter more at Lakeside Greens than anywhere else in Heritage Palms. The master club bill does not fund Terrace structural reserves; the building's own association does.
Selling? We request your association's reserve study and milestone paperwork when we list. Find out what your Lakeside Greens Terrace is worth, or call Jesse direct at (239) 898-6072. Buying? We read the reserve study and special-assessment history with you before you commit. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Under s. 718.503(2), a Lakeside Greens buyer under contract is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, "a copy of the inspector-prepared summary of the milestone inspection report," if applicable, and "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study," plus the Frequently Asked Questions and Answers sheet. The contract must give the buyer seven business days to cancel after receiving the core documents unless they were delivered at least seven business days before signing, and since December 31, 2024 a contract for a unit whose association has not completed a required study must say so in conspicuous type.
Owning at Terraces at Lakeside Greens means five billed layers: the club's $9,441 master total for 2026, a $500 food and beverage minimum, your building's own association fee, the Heritage Palms CDD assessment on the tax bill, $375 now and $575 from November 2026, and City of Fort Myers property tax and solid waste.
The master total, the club closing fees and the district assessment are all on public pages, and the master figures reconcile to an adopted budget. The one large layer that is not published is the Terrace association's own fee, and at Lakeside Greens that layer carries the building's insurance, roof, structure and reserves.
Layer | Amount | Period | Source |
|---|---|---|---|
Master association dues (club and HOA, one corporation) | $8,025 per home | annual, January to December | |
Basic cable and internet (Summit Broadband, bulk) | $866 per home | annual, inside the master bill | |
Special Assessment Fee (Capital Improvement Program) | $550 per home | annual, inside the master bill | |
Master total | $9,441 per home | annual | |
Food and beverage minimum | $500 per home | annual, billed on top | |
Terrace association fee (17 associations) | Not published | set by each association's budget | association budget; 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 | |
City of Fort Myers solid waste | $18.82 (multi-family category) | annual, on the tax bill | |
Ad valorem property tax | depends on taxable value | annual | Lee County taxing authorities |
Buyer, at closing, to the club | $7,500 resale capital assessment + $500 membership transfer = $8,000 | once | |
Seller, at closing, to the club | $250 estoppel fee | once |
The club presents its 2027 budget in December; 2026 figures shown.
For 2026 the master association bills every Heritage Palms home the same $9,441: $8,025 in master association dues, $866 for Summit Broadband cable and internet, and a $550 capital improvement assessment. The figure is identical for a 1,194-square-foot Terrace condominium and a 5,000-square-foot Enclave estate home, because it is levied per unit, not by size. A $500 annual food and beverage minimum is billed on top of it, so an owner who buys nothing at the club pays $9,941. Against a $275,000 Lakeside Greens median, $9,441 is about 3.4 percent of price a year, by our arithmetic; against the single-family median of about $852,750 it is about 1.1 percent. That ratio is the single biggest reason Terrace prices sit where they do.
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 (January 2025 capture). The club's current cost page gives no end date for the $550 line and does not say what it now funds. Separately, the Heritage Palms CDD raised its per-home assessment from $375 to $575 for fiscal 2027, adopted August 24, 2026, driven mainly by a road resurfacing program, and it carries no bond debt, per its 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 on its Cost of Ownership page: "Each association has its own set of fees that are not included as part of the Master Association Fees." At a Terrace that fee funds the building's master insurance policy, roof, structure, exterior, common areas and the reserves the SIRS identifies. We do not publish per-building figures from listing portals, which vary and lag budgets; we read the association's current adopted budget, which by law is posted in its owners-only website area.
Selling? We order both estoppels and the budget on day one. Find out what your Lakeside Greens Terrace is worth, or call Jesse direct at (239) 898-6072. Buying? We put every fee layer in writing before you offer. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Terraces at Lakeside Greens owner at Terrace XII, 10470 Washingtonia Palm Way, pays $9,834.82 a year in published 2026 lines before the association fee, property tax and insurance: the $9,441 master total, the $375 CDD assessment and $18.82 for City solid waste, rising $200 with the November 2026 bill.
Terrace XII is the building the county record uses to prove how Terrace units are numbered, and its parcel records supply every public line in this example. We use two real units: unit 1211, a first-floor end unit with the larger 1,265-square-foot plan on the roll, and unit 1246, a fourth-floor 1,149-square-foot unit.
Item | Unit 1211 | Unit 1246 |
|---|---|---|
Floor and position | 1st floor, position 1 (end unit) | 4th floor, position 6 |
County heated area | 1,265 sq ft | 1,149 sq ft |
2026 just value | $226,711 | $211,110 |
Homestead exemption on the roll | none | none |
Built (county roll) | 2001 | 2001 |
Declaration | OR 3439 PG 4719 | OR 3439 PG 4719 |
Source: unit 1211 and unit 1246 on the Lee County Property Appraiser; values from the parcel layer, queried September 26, 2026. Just value is the appraiser's January 1 market estimate, not a sale price.
Line | 2026 | From the November 2026 tax bill |
|---|---|---|
Master total (dues, cable, capital line) | $9,441.00 | $9,441.00 until the club adopts its 2027 budget |
Heritage Palms CDD assessment | $375.00 | $575.00 |
City of Fort Myers solid waste | $18.82 | $18.82 on the 2026 roll |
Subtotal, published lines | $9,834.82 (about $819.57 a month) | $10,034.82 (about $836.24 a month) |
Food and beverage minimum, if nothing is spent | $500.00 | $500.00 |
Terrace XII association fee | not published | not published |
Ad valorem property tax | on taxable value | on taxable value |
HO-6 unit-owner insurance | owner's policy | owner's policy |
All figures are arithmetic on published components, with every omitted layer named. An owner who uses the dining room enough to meet the minimum pays nothing extra for it; one who never eats at the club pays the $500.
On the club's schedule a Terrace XII buyer pays $8,000 at closing, $7,500 of it a resale capital assessment and $500 a membership transfer fee, per the club's Cost of Ownership page. Against the most recent Terrace XII closing in the MLS, unit 1217 at $290,000 in February 2026, that is about 2.8 percent of price. If the Terrace XII declaration requires association approval of a sale and provides for a fee, Florida caps it at $150 per applicant, with a married couple counted as one, under s. 718.112(2)(k). Counting the first year's master total and the food minimum, a buyer's first-year cash to the club is $17,941.
The seller pays the club's $250 estoppel fee, and the Terrace XII association's own estoppel certificate, which Florida caps at $250 when the account is current, plus $100 if expedited within three business days and $150 more if an amount is delinquent, under s. 718.116(8). The association must issue it within 10 business days of the request. Documentary stamp tax on the deed is 70 cents per $100 of price under s. 201.02: $2,030 on a $290,000 sale, by our arithmetic.
Terrace XII's association existed long before July 1, 2022, so its structural integrity reserve study was due by December 31, 2025, per DBPR. Built in 2001 on the county roll, the building reaches its first 30-year milestone inspection by December 31, 2031 under the default rule, subject to its certificate of occupancy. A Terrace XII buyer today should ask for the reserve study, the current budget showing how its reserves are funded, and the association's special-assessment history, and should expect the milestone paperwork to join the resale package before the 2031 deadline.
A Terraces at Lakeside Greens condominium comes with full membership in Heritage Palms Golf and Country Club: two par-72 courses, the Royal and the Sabal, a 28,400-square-foot clubhouse, the Lodge, nine pools, eight clay tennis courts, six pickleball courts and the Activity Center, all included in the $9,441 master total.
Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase. The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc., which describes itself as both a country club and a homeowners association. The club publishes no separate social or optional membership category for owners, and no initiation fee; the one-time capital charge is the resale capital assessment paid at closing.
The club credits both courses to the Azinger/Lewis design team (club golf page). Both are par 72; the Royal plays 6,631 yards from its blue tees at a 71.7 rating and 136 slope, and the Sabal 6,696 yards at 72.3 and 135, per the club's Sabal scorecard and the Florida State Golf Association. 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).
The clubhouse was renovated and expanded to about 28,400 square feet and reopened in January 2017, per its architect (Peacock + Lewis). The Lodge, a roughly 5,000-square-foot second clubhouse, opened in 2001, and the Tiki Bar and Oasis pool complex beside it were rebuilt from 2024, per the club's history. Members charge dining to a house account, and the $500 food minimum is counted against it (dining page).
The club counts two resort-style pools and seven neighborhood pools, nine in all, open dawn to dusk; eight lighted Har-Tru clay tennis courts, including a stadium court; and six pickleball courts, four lighted reservable courts beside the tennis complex and two Open Play courts at Washingtonia Palm Way and Queen Palm Lane (club lifestyle; pickleball). For a Lakeside Greens owner on Queen Palm Lane or Washingtonia Palm Way, an Open Play court is a walk, not a drive.
The bundle covers access, not everything you might buy. Dining above the minimum, guest fees, merchandise and some programs are charged separately, and the club does not publish a current golf or guest fee card. A Lakeside Greens owner who rents the home out gives up club privileges while a tenant holds the transfer membership, as the leasing section below explains.
Terraces at Lakeside Greens is governed in three layers: your building's own condominium association, which owns responsibility for the structure and its reserves; the member-owned club, which is also the master homeowners association; and the Heritage Palms Community Development District, a public body that owns the main roads and lakes.
Each layer has its own documents, and each bills separately. For a Terrace owner the building's association matters most, because it holds the insurance, the roof, the structure and the reserve study.
Each of the 17 Lakeside Greens associations is a Florida condominium association under Chapter 718, operating the condominium created by its recorded declaration. Its board adopts an annual budget that, by statute, must show reserve accounts, including the structural reserves its SIRS identifies (s. 718.112). Its declaration and bylaws set its own rules on leasing, pets, alterations and sale approval, on top of the club's.
Because every Lakeside Greens association manages 30 units, Florida requires each to post its official records on a website or app with an owners-only protected section: the recorded declaration and amendments, bylaws, articles, rules, 12 months of board minutes, the annual budget, the financial report, milestone inspection reports, the most recent SIRS and building permits for ongoing work (s. 718.111(12)(g)). Owners get a username and password on written request. Buyers see these records through the resale disclosure package rather than directly.
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. Those governing documents are provided to buyers at resale. The club's Architectural Review Committee guidelines, amended February 17, 2025, require neighborhood association approval first, then club approval, then any City of Fort Myers permit, and allow fines of up to $100 a day.
The City of Fort Myers created the Heritage Palms Community Development District by Ordinance 2873 on September 21, 1998, on U.S. Home Corporation's petition (ordinance). The district owns and maintains the main roads, sidewalks, lakes, stormwater system and preserves, and it bills every home the same operations and maintenance assessment on the Lee County tax bill. It is inside the City of Fort Myers, not unincorporated Lee County, so City permits, City water and the City's flood-insurance class apply (Lee County city limits layer).
A condominium declaration is amended by the owner vote the declaration itself requires. One protection matters to investors: under s. 718.110(13), an amendment that prohibits renting, changes the rental term or limits how often a unit may be rented "applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment." A buyer takes title subject to every amendment already recorded.
Yes, a Terraces at Lakeside Greens condominium can be leased, within limits: the club requires a minimum lease of 28 consecutive days, one family per home, and a transfer membership for the tenant, and each Terrace association's own declaration may be stricter. Tenants may not keep pets in a Terrace.
The club's rule is quoted on its Real Estate page from governing-document Section 5.17, which sets the 28-consecutive-day minimum and allows neighborhood covenants to be stricter. The Transfer of Membership form sets the mechanics.
A tenant's transfer membership requires a minimum 28-day term, carries a $500 non-refundable fee, expires after one year, covers two adults and prohibits subletting, per the club's form. The owner must supply a copy of the lease. While a transfer member is active, the owner's own amenity and charging privileges are suspended. The form also reminds owners that short-term rentals owe tourist tax to the Lee County Tax Collector.
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. At Lakeside Greens that means reading your building's declaration: one Terrace may require board approval of every lease and another may not. We read it before an investor client offers.
A Lakeside Greens rental pays the same published carrying lines as an owner-occupied home, $9,834.82 in 2026 before the association fee, tax and insurance, and a non-homestead owner's taxable value is capped at 10 percent annual growth rather than the homestead cap, under the rules the Lee County Property Appraiser explains on every parcel page. Only about a quarter of Lakeside Greens units carry a homestead exemption, per the county roll, so rentals and second homes are the norm.
Tenants may not keep pets in a Terraces at Lakeside Greens condominium under the club's Rule 5.18. Owner pet rules are set by the master declaration and by each Terrace association's own documents, and they are not published, so a buyer with a pet must read the building's declaration and rules before signing.
The club's only published pet rule concerns tenants. Rule 5.18, quoted on its 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." A Terrace is neither, so a tenant's pet is not allowed.
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. At Lakeside Greens, 17 associations may each set a number, size or weight limit. Ask for the building's rules, not the neighborhood's.
Service animals and emotional support animals are handled under federal and state fair-housing law rather than pet rules, and the club publishes its own guidance page on them (club resource page).
No. Terraces at Lakeside Greens, like all of Heritage Palms, is not an age-restricted or 55-plus community. Its owners skew toward retirees and seasonal residents, and some listing sites label the community 55-plus, but nothing in the club's published governing excerpts or forms restricts age, and the 2020 Census counted children living there.
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).
Anyone may buy, and a seller markets to every buyer. We found no age restriction in any Lakeside Greens record we read, including the recorded condominium names, the club's forms and the state corporate filings. The practical profile is seasonal: only about a quarter of Lakeside Greens units carry a homestead exemption on the county roll, so many owners are part-year residents.
FEMA's effective map places every Terraces at Lakeside Greens building point in Zone X, outside the Special Flood Hazard Area, on panels 12071C0427G and 12071C0429G, effective December 7, 2018. Each building sits within about 100 meters of a Zone AE lake polygon with a 17.5-foot base flood elevation.
We queried FEMA's National Flood Hazard Layer at the parcel point Lee County publishes for each of the 17 buildings on September 26, 2026. All 17 returned Zone X, "area of minimal flood hazard." The point is the county's location for the building's parcels, not a survey of its footprint, so a lender's flood determination for a specific unit remains the authority.
Buildings | FIRM panel | Zone at the building point | Nearest special flood hazard area |
|---|---|---|---|
Terraces I to VI, Queen Palm Ln | 12071C0427G | X (minimal) | Zone AE, base flood elevation 17.5 ft, within 100 m |
Terraces VII to X, Butterfly Palm Dr | 12071C0429G | X (minimal) | Zone AE (17.5 ft) within 100 m; Zone AH also within 100 m of Terraces VIII, IX and X |
Terraces XI, XII, Washingtonia Palm Way | 12071C0429G | X (minimal) | Zone AE (17.5 ft) within 100 m |
Terraces XIII, XIV, Washingtonia Palm Way | 12071C0429G | X (minimal) | Zone AE (17.5 ft) and Zone AH within 100 m |
Terrace XV, 10350 Washingtonia Palm Way | 12071C0427G | X (minimal) | Zone AE (17.5 ft) within 100 m |
Terraces XVI, XVII, Washingtonia Palm Way | 12071C0429G | X (minimal) | Zone AE (17.5 ft) within 100 m |
Source: FEMA National Flood Hazard Layer, flood zones and FIRM panels, point queries at each building's county parcel point, September 26, 2026.
The Zone AE and AH polygons follow the Heritage Palms CDD's lake and canal system, which is why a "lakeside" building can sit in Zone X while the water beside it is mapped as a special flood hazard area. Lakeside Greens is named for exactly that setting. Heritage Palms is in Lee County Evacuation Zone C (Zone C map).
A Zone X location means the federal mandatory-purchase rule for flood insurance does not apply to a federally backed mortgage, but a policy is available through the National Flood Insurance Program and priced by the building's own risk. 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 (WGCU). For a condominium, the association's master flood coverage on the building is the first thing to check.
The club's own record of Hurricane Ian in September 2022 describes wind damage rather than flooding inside Heritage Palms, including carport damage at a Terrace building on Butterfly Palm Drive, the Terraces at Lakeside Greens street, along with fallen trees and palms. No source we found documents storm-surge flooding inside Heritage Palms.
The club's history records the carport damage, uprooted trees on the courses and on White Palm Way, and a fallen palm at a satellite pool, and says, "Damages suffered at HP were far less than elsewhere," with most "caused by strong winds rather than heavy rain."
The club's account does not list which units, if any, had interior damage, and no public record we found ties a flood claim to a Lakeside Greens building. Every Florida seller now gives a buyer a flood disclosure stating whether the seller knows of flooding, has filed a flood claim or has received federal flood assistance, under s. 689.302, and that form, not a neighborhood generalization, is the record for any one unit.
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. 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. In October 2024 the district's minutes recorded erosion on the Lake 8 shoreline of the Royal course from Hurricane Milton (minutes).
Insuring a Terraces at Lakeside Greens condominium means two policies: your building's association insures the structure under a master policy, and you carry an HO-6 unit-owner policy for the interior, contents, liability and loss assessments. Flood coverage is optional in Zone X and discounted 20 percent inside the City.
Each condominium association carries its own master policy; its declarations page is part of the resale documents. The 17 Lakeside Greens associations each buy their own, so deductibles and coverage differ building to building. The Terrace buildings are recorded by the county as reinforced concrete construction (Lee County Property Appraiser, Terrace XII).
An HO-6 policy's loss-assessment coverage pays a unit owner's share of a covered special assessment, which is why the size of the master policy's wind deductible matters at a Terrace. The reserve study shows how the association plans to pay for the roof and structure over time; the master policy shows who pays after a storm. Read both together.
Every Terraces at Lakeside Greens building 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 High School South Zone, Sub-zone 1. Lee County assigns by ranked choice and lottery, so no single school is zoned to an address.
We tested six points across Heritage Palms against Lee County's 2026 to 2027 school proximity zone layer, and all returned the same zones. 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).
Level | Zone | Schools | 2026 grades |
|---|---|---|---|
Elementary | J | Ray V. Pottorf, Treeline, Colonial, Gateway | B, B, C, B |
Middle | EE | Paul Laurence Dunbar Middle, Fort Myers Middle Academy | B, C |
High | South 1 | Fort Myers High, Cypress Lake High, Dunbar High, South Fort Myers High | A, A, C, C |
Grades are the Florida Department of Education's 2026 school grades (FLDOE file); zones from the district's Student Enrollment Plan 2026 to 2027. Paul Laurence Dunbar Middle, about 1.2 road miles from the Heritage Palms entrance, is the nearest public school, and Ray V. Pottorf Elementary about 1.6 miles.
Daily life at Terraces at Lakeside Greens runs through the club's staffed gate and visitor system, a covered carport space at your building, City of Fort Myers water, sewer and trash, and Summit Broadband bulk internet and television in the master bill. Groceries, a pharmacy and I-75 are within about three miles of the entrance.
Heritage Palms' main entrance is on Ben C. Pratt/Six Mile Cypress Parkway. Guests are registered in advance through the club's visitor system, and we register every showing the same way, so buyers are expected at the gate.
Every Lakeside Greens unit record carries a carport, per the county roll, and the club describes covered parking and private lanai storage for each Terrace. Guest parking, carport assignments and any rules on boats, trailers or commercial vehicles are set by each association's rules.
The City of Fort Myers supplies potable water and sewer, and City solid waste appears on the tax bill, $18.82 for a Terrace condominium on the 2026 roll. Lakeside Greens buildings water on the club's districts 1 and 2 with reclaimed water (club roster).
Summit Broadband has served Heritage Palms since November 2018 under a bulk contract billed in the master total, $866 per home in 2026. A new agreement effective August 3, 2026 runs service from January 1, 2027 to December 31, 2033 at $63.95 per home per month, held through 2028, with 1 gig symmetrical internet, a Wi-Fi 6E router, two TiVo boxes and cloud DVR (Summit agreement).
From the Six Mile Cypress Parkway entrance, by our free-flow calculation on the public road network: Publix at Shops at Village Walk 1.6 miles (about 3 minutes), I-75 at Colonial Boulevard 3.0 miles (5.5 minutes), downtown Fort Myers 7.4 miles (14.5 minutes), Southwest Florida International Airport 9.3 miles (17 minutes) and Fort Myers Beach 14.5 miles (26 minutes). Gulf Coast Medical Center, Lee County's Level II trauma center, is about 4.1 miles and 8 minutes away (Lee Health). In-season traffic is longer.
The biggest change near Terraces at Lakeside Greens is Lee Health Fort Myers, a new hospital campus about 2.2 road miles from the Heritage Palms entrance with its first phase expected in 2028. Inside the gates, the CDD's fiscal 2027 road program and the club's Sabal bunker work are the changes owners will notice first.
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).
The CDD's road repair and maintenance line rises from $110,000 in fiscal 2026 to $610,000 in fiscal 2027, and total roads and sidewalks from $147,500 to $642,220, the main driver of the $575 assessment (FY2027 budget).
City of Fort Myers building permits for work at the Terrace buildings, including any milestone repairs, are City records. The association must post permits for ongoing or planned construction in its owners-only website area under s. 718.111(12)(g), and we check the City's permit records for a building before we price a listing (City permitting).
Terraces at Lakeside Greens is the largest and lowest-priced neighborhood in Heritage Palms, with a 48-month median of $303,000 on 110 closings. Its two Terrace siblings, Royal Greens and Fairway Isle, sold at similar medians on far fewer sales, while Verandas, villas and single-family homes climb the price ladder.
The yardstick here is the same MLS data, assigned by building address, over the same windows. The Terrace comparisons use 48 months because Royal Greens and Fairway Isle Terraces are too small for a 12-month median. See our guides to Royal Greens and Fairway Isle for the building-level detail on those two.
Neighborhood (product) | Terrace buildings / homes | Built (county roll) | Unit prefix | County heated sizes | 48-month MLS closings | 48-month median |
|---|---|---|---|---|---|---|
Terraces at Lakeside Greens | 17 / 510 | 1998 to 2005 | association numeral (I to XIV); building number (XV to XVII) | 1,122 / 1,143, 1,149, 1,265 | 110 | $303,000 ($300,000 / $306,000) |
Royal Greens (Terraces) | 3 / 90 | 2003 | building number 32, 33, 34 | 1,137, 1,146, 1,303 | 10 | $302,000 ($285,000 / $319,000) |
Fairway Isle (Terraces) | 2 / 60 | 2002 | building number 10, 11 | 1,137, 1,146, 1,303 | 8 | $305,000 ($300,000 / $310,000) |
Sources: Southwest Florida MLS, closings 09/27/2022 to 09/26/2026 at each neighborhood's Terrace building addresses, pulled September 26, 2026; build years, unit numbers and heated areas from the Lee County parcel layer, queried September 26, 2026.
Across Heritage Palms in the 12 months to September 26, 2026, the Southwest Florida MLS shows Veranda condominiums at a $390,000 median (n=22, the midpoint of $385,000 and $395,000), villas from $430,000 to $610,000 (n=6) and single-family homes at about $852,750 (n=18, the midpoint of $850,000 and $855,501), against Lakeside Greens' $275,000 (n=33). Every one of those homes pays the same $9,441 master total, which is why the Terrace is the lowest-cost door into the same club.
Buyers comparing golf communities across Fort Myers often look at Pelican Preserve as well. The structural difference is the one that matters here: Heritage Palms' Terraces are four-story condominiums under the milestone and reserve-study laws, so the building's reserve study belongs in any side-by-side comparison of condominium costs.
Terraces at Lakeside Greens and the Royal Greens Terraces sell the same four-story, 30-home Terrace product in Heritage Palms at nearly the same four-year median, about $303,000 and $302,000. Lakeside Greens offers 17 buildings, more listings and older build dates; Royal Greens offers three 2003 buildings with a larger end plan.
Both neighborhoods sit on Washingtonia Palm Way at their nearest points, share the club's district 1 for their Butterfly Palm and clubhouse-end buildings, and pay the same master total and CDD assessment. The differences are in the buildings and the records.
Factor | Terraces at Lakeside Greens | Royal Greens Terraces |
|---|---|---|
Buildings and homes | 17 buildings, 510 homes | 3 buildings, 90 homes |
Streets | Queen Palm Ln, Butterfly Palm Dr, Washingtonia Palm Way | 10449, 10453, 10461 Washingtonia Palm Way |
Built (county roll) | 1998 to 2005 | 2003 |
First milestone by (30-year default) | December 31, 2028 (Terrace I) to December 31, 2035 (Terraces XV to XVII) | December 31, 2033, subject to each CO |
County heated sizes | 1,122 (1,143), 1,149, 1,265 sq ft | 1,137, 1,146, 1,303 sq ft |
Unit numbering | association numeral, or building number at XV to XVII | building number 32, 33, 34 |
48-month MLS closings and median | 110 at $303,000 | 10 at $302,000 |
12-month MLS closings | 33 at $275,000 | 2, at $220,000 and $265,000 |
Associations and managers | 17, four firms | 3 Terrace associations, plus two Veranda associations in the same neighborhood |
Also in the neighborhood | Terraces only | 7 two-story Veranda buildings |
Sources: Southwest Florida MLS, pulled September 26, 2026; Lee County parcel layer; club neighborhood roster.
Choice and liquidity favor Lakeside Greens: with 17 buildings there is usually something listed, seven homes on September 26, 2026, and the 33 closings a year make pricing precise. Royal Greens is scarcer, with two closings in the last 12 months, and none active or pending on the pull date. The Royal Greens end plan is the larger of the two on the county roll, 1,303 against 1,265 heated square feet, and its buildings are uniformly 2003, so their milestone years cluster together. At Lakeside Greens the building's age runs seven years across the neighborhood, which lets a buyer choose a later milestone year by choosing a building.
Choose Terraces at Lakeside Greens if you want the most listings to pick from, the deepest sales record for pricing, the option to choose your building's age and milestone year, or a Queen Palm Lane address near an Open Play pickleball court. Choose the Royal Greens Terraces if you want a uniformly 2003 building, the slightly larger end plan, or a quieter three-building group that shares its name with Veranda homes. Either way, compare the two associations' budgets, reserve studies and special-assessment histories before the two floor plans; that is where two nearly identical Terraces can differ by thousands of dollars a year.
Selling at Lakeside Greens or Royal Greens? We price from the right building's sales. Find out what your Lakeside Greens Terrace is worth, or call Jesse direct at (239) 898-6072. Choosing between them? We compare the two associations' documents side by side. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The honest case for Terraces at Lakeside Greens is full Heritage Palms club membership at the community's lowest entry price, in the deepest resale market inside the gates. The honest case against is that a small condominium carries the same $9,441 master bill as an estate home, plus the new structural costs of a four-story building.
Selling? We present the pros with the record and answer the cons before a buyer asks. Find out what your Lakeside Greens Terrace is worth, or call Jesse direct at (239) 898-6072. Buying? We weigh both against your building's own documents. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Selling at Terraces at Lakeside Greens means selling one of 510 nearly identical condominiums in the busiest resale market in Heritage Palms, where 33 homes closed in the last 12 months at a $275,000 median. The winning listing is priced against its own plan and floor, and documented before the first showing.
Data updated: September 2026 (Southwest Florida MLS, pulled September 26, 2026)
If you're searching for a Terraces at Lakeside Greens listing agent, or thinking, 'I need someone to sell my Terraces at Lakeside Greens home...' you are selling into a market where buyers can always find another Terrace, and where the second question after price is the reserve study. McGreevy and Comisar sell Lakeside Greens on the record. We price from the right plan and floor, we order your association's estoppel, budget and reserve study on day one, and we explain the unit number, the club bill and the milestone year before a buyer has to ask. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Terrace listing needs.
Honors and recognition:
In the last 12 months Terraces at Lakeside Greens has seen 33 resales, per the Southwest Florida MLS, pulled September 26, 2026 (closings 09/27/2025 to 09/26/2026):
In the last 12 months we tracked every one of those 33 Lakeside Greens closings to its building, floor and plan, and every figure above is read from the closed records.
Four things set a Lakeside Greens sale apart from a generic Fort Myers condominium sale. The statutory file: your buyer is entitled to your association's documents, the milestone summary where one exists, and the reserve study or a statement that none is complete, under s. 718.503. The two estoppels: one from the club, one from your building's association. The unit number: at Terraces XV to XVII a listing that reads the prefix as a floor will confuse buyers. And the bundle: buyers from out of state need to hear, in the club's own words, that the $9,441 buys the whole club.
A den-plan end unit and a standard unit are different homes at Lakeside Greens. Over 36 months the ten den-plan sales had a $347,500 median against $290,000 for 68 standard sales, per the Southwest Florida MLS. Condition, view and floor move the rest. We price a Lakeside Greens condominium from the sales of its own plan, then adjust.
Heritage Palms is a seasonal community, and 802 of its 1,663 homes were vacant on Census Day in April 2020, a seasonal-ownership signature in the 2020 Census. A Terrace that is priced, photographed and documented by early January meets the largest pool of in-season buyers. Allow time for two estoppel certificates and the reserve-study request.
Start with a free home valuation for your Terraces at Lakeside Greens home. It takes about a minute, and Jesse follows up with the sales that actually fit your home: the same plan, the same floor band and comparable buildings, not a Heritage Palms median that mixes a Terrace with an Enclave estate. Prefer to talk first? Call Jesse direct at (239) 898-6072.
(239) 898-6072, text or call. Confidential conversations welcome.
Yes, and most lenders will too. Every Lakeside Greens association was required to complete a structural integrity reserve study by December 31, 2025, per DBPR, and a buyer is entitled to it or to a statement that none is complete. We request it from your association when we list, so the answer is ready before the first offer.
It can. The buildings reach their 30-year milestone years from the end of 2028 to the end of 2035 on the county roll's build dates. A building whose inspection is years away and whose reserves are funded to its study is an easier sale than one with an inspection and repairs pending. We show buyers the dates and the documents together.
The 12-month median was 68 days on market (n=32), against 24.5 days over 48 months, per the Southwest Florida MLS. Pricing to the right plan and having the association documents ready are the two things that shorten it.
On the record, yes. Den-plan end units, 1,265 heated square feet on the county roll and listed at 1,400 to 1,410 in the MLS, sold at a $342,250 median over 12 months against $274,000 for standard plans.
A Florida seller typically pays the brokerage commission, documentary stamp tax on the deed at 70 cents per $100 of price under s. 201.02, prorated taxes and assessments, the club's $250 estoppel fee, your association's estoppel fee (capped by s. 718.116(8)) and the title and settlement costs your contract assigns. On a $275,000 sale, documentary stamp tax alone is $1,925 by our arithmetic.
Yes. Only about a quarter of Lakeside Greens units carry a homestead exemption, so most sellers are not full-time residents. We handle showings through the gate's visitor system, order the documents remotely and close by mail or remote notarization where the title company allows it.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this Terraces at Lakeside Greens guide, 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 across Lee and Collier counties.
Jesse McGreevy and Marc Comisar are top-reviewed Terraces at Lakeside Greens realtors 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.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but on a Lakeside Greens page the credential that matters more than any award is preparation. Before a word of this guide was written we pulled all 509 Lakeside Greens unit records on the county roll, matched every MLS closing of the last four years to its building, floor and plan, read the recorded declaration citation for each of the 17 buildings, placed each building on FEMA's map and read the statutes that now govern four-story condominiums. When we list a Terrace we put that work to use: we price from the right plan, we name the building's milestone year, we request the reserve study up front and we register every showing at the gate.
Jesse McGreevy and Marc Comisar are top-reviewed Terraces at Lakeside 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 and no star-rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
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). Follow McGreevy and Comisar on Facebook, or connect with Jesse McGreevy on LinkedIn and Marc Comisar on LinkedIn. License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Selling a Terraces at Lakeside Greens home? Get a free home valuation for your Lakeside Greens condominium, or call Jesse direct at (239) 898-6072.
Buying at Terraces at Lakeside Greens? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the community around Lakeside Greens, see our guide to Heritage Palms Golf and Country Club, our Fort Myers guide, and our sibling guides to Royal Greens, Fairway Isle and the single-family homes of Heritage Palms.
These are the questions buyers ask about Terraces at Lakeside Greens, answered from the public record: the buildings, the prices, the fees, the condominium laws, flood and insurance, the rules and the club. Where the record is silent, the answer says so and names the document that holds it.
Terraces at Lakeside Greens is a neighborhood of 17 four-story condominium buildings, 510 homes in all, inside Heritage Palms Golf and Country Club in the City of Fort Myers, ZIP 33966. Each building is its own condominium with its own association, and every owner is a member of the club.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. For a Lakeside Greens buyer we match the listing to its building, read the association's budget and reserve study, and explain the club bill before you offer. Call Marc at (239) 287-5873.
Thirty: eight on each of the first three floors and six on the fourth, per the unit records on the Lee County parcel layer. Seventeen buildings of 30 make the 510 homes the county's complex record lists.
The club sizes the Terraces at 1,194 to over 1,414 square feet under air in three floor plans, per its Property Types page. The county roll records heated areas of 1,122 (1,143 in four buildings), 1,149 and 1,265 square feet, and MLS listings have entered 1,122 to 1,410.
Read the next-to-last digit of the unit number: unit 1246 at Terrace XII is on the fourth floor. The leading digits are the association numeral at Terraces I to XIV and the community building number, 42, 43 or 44, at Terraces XV to XVII. Confirm the floor on the county record.
In the 12 months to September 26, 2026, 33 closed at a median of $275,000, from $195,000 to $359,900, at a median $226.43 per square foot of MLS living area, per the Southwest Florida MLS. Den-plan end units sold at a $342,250 median (n=4).
There are two. The club's master total is $9,441 per home for 2026, plus a $500 food minimum, per its Cost of Ownership page. Your building's condominium association charges its own fee, which is not published; it is in the association's budget and on the estoppel certificate.
Yes. Heritage Palms is bundled: membership and golf privileges come with every home, per the club home page, and a Terrace owner has the same access to both courses as any other member. There is no initiation fee; the buyer pays an $8,000 capital and transfer charge at closing.
Yes. The Heritage Palms CDD bills every home an operations and maintenance assessment on the Lee County tax bill: $375 for fiscal 2026 and $575 for fiscal 2027, on the November 2026 bill, with no bond debt, per its assessments page.
Yes, every Lakeside Greens building does, because each is a residential condominium of four habitable stories under s. 553.899. On the county roll's build years, the first is due by the end of 2028 (Terrace I) and the last by the end of 2035 (Terraces XV to XVII), subject to each certificate of occupancy.
Each association was required to complete one by December 31, 2025, per DBPR. Whether each Terrace association has completed and filed its reserve study is not in public records we could reach; buyers should request the SIRS and any milestone report from the association, and the seller must provide it or a statement that none is complete.
Possibly. If a building's reserve study shows underfunded structural reserves, or a milestone inspection finds repairs, the association funds them through its assessment, a special assessment or a loan. Ask for the budget, the reserve study, the special-assessment history and recent board minutes before you commit.
Yes, for at least 28 consecutive days under the club's rules, with a tenant transfer membership and a $500 fee, per the club's transfer form. Your building's declaration may add limits, and your own club privileges are suspended while a tenant holds the transfer membership.
Tenants may not keep pets in a Terrace under the club's Rule 5.18. Owner pet rules are set by the master and neighborhood documents and are not published; read your building's declaration and rules before you sign.
No. Heritage Palms is not an age-restricted or 55-plus community, and the 2020 Census counted 36 residents under 18 living there. Most owners are retirees or seasonal residents.
Every building point returned Zone X on FEMA's effective map, panels 12071C0427G and 12071C0429G, effective December 7, 2018, per the National Flood Hazard Layer. Zone AE lake polygons lie within about 100 meters of each building.
Not for a federally backed mortgage in Zone X, but it is available through the NFIP at the City of Fort Myers' Class 6 discount of 20 percent, as WGCU reported. Check the association's master flood coverage first.
The building, under its master policy; you insure the interior, contents and liability with an HO-6 policy. Each association carries its own master policy, and its declarations page is part of the resale documents.
The club charges the buyer $8,000: a $7,500 resale capital assessment and a $500 membership transfer fee, per its Cost of Ownership page. If your building requires approval and its documents provide for a fee, Florida caps it at $150 per applicant under s. 718.112(2)(k).
For 2026 to 2027, Elementary Proximity Zone J, Middle Zone EE and High School South Zone, Sub-zone 1, where Fort Myers High and Cypress Lake High both earned A grades in 2026 (FLDOE). Lee County assigns by choice and lottery; its locator decides for an address.
Compare the associations before the floor plans. Lakeside Greens offers 17 buildings from 1998 to 2005 and 33 sales a year; the three Royal Greens Terraces date to 2003 with a slightly larger end plan and far fewer sales. Four-year medians are nearly identical.
Lenders review the condominium association's budget, reserves and insurance, and for a Terrace that now includes the reserve study. HUD's condominium approval list shows whether an association is FHA-approved; we check your building before you offer. We do not publish any association's approval status here.
These are the questions Lakeside Greens owners ask before they list, answered from the MLS, the county roll and Florida statute. For any answer that turns on your own building's documents, we request them from your association when we list.
McGreevy and Comisar. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we sell Lakeside Greens on the record: priced from your plan and floor, with your association's estoppel, budget and reserve study ready before the first showing. Call Jesse direct at (239) 898-6072.
It starts with plan. Standard two-bedroom plans closed at a $274,000 median (n=29) and den-plan end units at $342,250 (n=4) in the 12 months to September 26, 2026, per the Southwest Florida MLS. Condition, view and floor set the rest. Get a free valuation.
Thirty-three closed in the 12 months to September 26, 2026, and 110 over four years, about 27 a year, per the Southwest Florida MLS. That is the deepest resale market in Heritage Palms.
The calendar-year median fell from $329,000 in 2024 (n=23) to $277,500 in 2025 (n=22), per the Southwest Florida MLS. The reset coincided with the December 31, 2025 reserve-study deadline for every Terrace association, when buyers of four-story condominiums began pricing in reserves; the MLS records the change, not its cause.
A median 68 days on market over the last 12 months (n=32), against 24.5 days over 48 months, per the Southwest Florida MLS. A correct first price and a ready document file are what shorten it.
Under s. 718.503(2): the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent SIRS or a statement that none is complete, the Frequently Asked Questions and Answers sheet and a governance form, at your expense.
Since December 31, 2024, a contract for a unit whose association has not completed a required milestone inspection or SIRS must say so in conspicuous type, under s. 718.503. It does not stop a sale; it changes the buyer's questions, and we plan the pricing around it.
Ten business days from the request, and no more than $250 if the account is current, plus $100 for delivery within three business days and $150 more if an amount is delinquent, under s. 718.116(8). The club's own estoppel is a separate $250.
The buyer pays the club $8,000 and the seller pays the club's $250 estoppel fee, per the club's Cost of Ownership page. The club's form says all fees are subject to change, so we confirm the schedule in writing when we list.
It is part of the buyer's cash to close, about 2.9 percent of a $275,000 price, so buyers weigh it. We price and negotiate with it in view, and we present it as what it is: the one-time charge that replaces an initiation fee.
The CDD assessment rises from $375 to $575 a home on the November 2026 bill, adopted August 24, 2026, for a road program (FY2027 budget). Every Heritage Palms home pays it, so it does not set one Terrace against another; we explain it rather than let a buyer discover it.
Yes, on the record: den-plan end units sold at a $342,250 median over 12 months and $347,500 over 36 months, against $274,000 and $290,000 for standard plans, per the Southwest Florida MLS.
Less than plan. Twelve-month medians ran $290,000 on the first floor (n=9), $264,500 on the second (n=12), $299,900 on the third (n=7) and $275,000 on the fourth (n=5). The counts are small; view and condition usually matter more.
It can. Buyers compare the year each building reaches its 30-year milestone, from the end of 2028 for Terrace I to the end of 2035 for Terraces XV to XVII on the roll's dates, and whether the reserves are funded. A later milestone and a funded study are selling points.
With the floor stated in words. At Terraces XV to XVII, unit 4212 is on the first floor, not a 42nd; at Terraces I to XIV the prefix is the association numeral. We state the floor and the building in every listing so no buyer misreads it.
Fix what a buyer's inspector and insurer will flag first: water heater, electrical panel, windows and any open permits. Cosmetic work pays back only when it matches recent comparable sales. We walk the unit with you before recommending anything.
Before the season. Heritage Palms is seasonal, with 802 of 1,663 homes vacant on Census Day in April 2020. A Terrace listed and documented by early January meets the most in-season buyers.
On supply, it leans toward sellers: six active listings against about 2.75 closings a month is about 2.2 months of supply. On price, buyers have leverage: the median sale closed at 95.85 percent of list, with 3 of 33 at or above list, per the Southwest Florida MLS.
The club's history records wind damage, including carport damage at a Terrace building on Butterfly Palm Drive; no source we found documents storm-surge flooding inside Heritage Palms. You give the buyer Florida's flood disclosure under s. 689.302, stating your own knowledge and claims.
A Zone X building point on FEMA's effective map, with Zone AE lakes nearby, per the National Flood Hazard Layer, plus your flood disclosure and the association's master flood coverage. We put all three in the listing file.
Yes. The club's minimum is 28 consecutive days, and your building's declaration may add limits. An amendment restricting rentals binds only owners who consent and later buyers, under s. 718.110(13), so an investor buyer reads the current recorded rules.
Only if your building's declaration requires approval; the club separately processes the membership transfer. Where approval is required and a fee is provided for, Florida caps it at $150 per applicant under s. 718.112(2)(k).
Yes. Many Lakeside Greens condominiums are second homes, and furniture can convey by a separate bill of sale or inventory in the contract. Lenders usually value only the real estate, so we price furnishings separately.
From recent sales of the same product, ideally the same plan at Lakeside Greens. With 33 closings in 12 months there is rarely a shortage of comparables, and we give the appraiser the plan-matched list.
Lenders review the association's budget, reserves and insurance, and now the reserve study. HUD's approval list shows FHA status by association; we check your building before listing and plan for cash and conventional buyers where needed.
That the club is bundled and the membership comes with the home, in the club's own words, with the $9,441 master total and what it includes. Out-of-state buyers ask about the club before they ask about the lanai.
We register every showing in advance through the club's visitor system, so buyers are expected at the gate, and we coordinate access to the unit and its storage.
Yes. Most Lakeside Greens owners are not full-time residents; only about a quarter of units carry a homestead exemption on the county roll. We run the showings, order the documents and coordinate a remote closing where the title company allows it.
The commission (negotiated, not set by law), documentary stamp tax at 70 cents per $100 under s. 201.02, the two estoppel fees, prorations and title costs your contract assigns. On a $275,000 sale, documentary stamps are $1,925.
Possibly. A primary-residence seller may exclude up to $250,000 of gain ($500,000 for a married couple filing jointly) if the ownership and use tests are met, per the IRS; a second-home or rental seller generally may not. Ask your tax adviser.
Your association's name and manager, the most recent estoppel or assessment statement, the reserve study if you have it, any special-assessment notices, your window and door permits and your HO-6 declarations page. If you have none of it, we request it with you.
Get a free home valuation for your Terraces at Lakeside Greens home, or call Jesse direct at (239) 898-6072. We will pull your building's sales, plan and documents and give you a price you can defend.
Every fact on this page comes from a primary or authority source: the club and master association's own pages and documents, the Heritage Palms Community Development District, Lee County and City of Fort Myers records, the State of Florida, federal agencies, the School District of Lee County and dated news reports. Market figures come from the Southwest Florida MLS, pulled September 26, 2026.
Heritage Palms Golf & Country Club, read September 26, 2026 unless shown:
Heritage Palms Community Development District:
Lee County Property Appraiser and Lee County GIS, queried September 26, 2026:
City of Fort Myers:
State of Florida:
Federal:
Schools, healthcare and dated reports:
The public records that govern and describe Terraces at Lakeside Greens are linked below at the authority that issued or holds each one; we do not re-host any of them. The 17 recorded declarations, each association's budget, reserve study, milestone reports and minutes are member or Clerk records: they are provided at resale and posted in each association's owners-only website area, and the declarations are held by the Lee County Clerk at the book and page in the building table above.
Document | What it is | Link |
|---|---|---|
Heritage Palms Golf & Country Club 2026 Budget | The adopted budget behind the $9,441 master total | |
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, including Terrace lanai walls | |
A Brief History of Heritage Palms Golf and Country Club | The club's dated history, including the Terrace launch and Ian | |
Summit Broadband Bulk Services and Entry Agreement (effective August 3, 2026) | 2027 to 2033 bulk internet and video terms | |
Heritage Palms CDD Adopted Budget, Fiscal Year 2027 | $575 per unit; road program | |
City of Fort Myers Ordinance 2873 (September 21, 1998) | Creates the Heritage Palms CDD | |
CDD and club agreement (executed March 27, 2014) | Who maintains roads, lakes and gates | |
Lee County Evacuation Zone C map | The evacuation zone that covers Heritage Palms | |
School District of Lee County Student Enrollment Plan 2026 to 2027 | Choice zones, lottery and transportation | |
Florida Statutes s. 553.899 | The milestone inspection statute | |
Florida Statutes s. 718.503 | The documents every Terrace seller must provide |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Terraces at Lakeside 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.
