Twin Lakes is 164 two-story Veranda condominiums in 14 buildings inside Heritage Palms Golf and Country Club, Fort Myers: detached garages, outside SIRS, every footprint in Zone X. 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 Twin Lakes sellers call first, and the team buyers call when they want the record behind a Heritage Palms Veranda before they write an offer. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between them.
Twin Lakes is a 164-home, two-story Veranda condominium neighborhood inside the master-planned community of Heritage Palms Golf and Country Club in Fort Myers, Florida. It is the largest of the four Veranda neighborhoods in Heritage Palms by building count, 14 buildings on Washingtonia Palm Way and Wine Palm Road, and the one whose middle association, Veranda II, was declared one building at a time: five buildings, five recorded instruments.
"Twin Lakes" is a common place name in Southwest Florida, and Lee County's own parcel roll carries an unrelated Twin Lake Estates subdivision in Lehigh Acres. This guide is about one place only: the three Veranda condominiums at Twin Lakes inside the gates of Heritage Palms Golf and Country Club, ZIP 33966, in the City of Fort Myers.
Three facts about Twin Lakes at Heritage Palms are proven on the record rather than repeated from listing copy. First, its size: the Lee County Property Appraiser's parcel roll lists 164 condominium units in 14 buildings (13 of 12 homes and one of 8), and the county's building layer carries the same 164, which is 30 percent of the club's 544 Verandas. Second, its legal position: every Twin Lakes building is recorded at two stories, so Florida's milestone-inspection and structural integrity reserve study laws, which start at three habitable stories, do not reach it. Third, its market: over the 24 months to September 26, 2026, the first window with ten or more closings, 14 Twin Lakes condominiums closed through the Southwest Florida MLS at a median of $402,500 and $266.11 per square foot of living area.
We built this page the way we price a Twin Lakes listing: from every Twin Lakes closing in the Southwest Florida MLS over the last four years, resolved building by building to the county roll; the three recorded declarations and their Official Records citations; the club's cost, roster and architectural documents; the Heritage Palms Community Development District's adopted budgets; FEMA's flood map tested at every building footprint; and Florida statute. If you own at Twin Lakes, the market and seller sections show what your floor plan has sold for. If you are buying, the building table, fee stack and document list show what you will pay, what you must request, and where the public record goes silent.
McGreevy and Comisar are the best realtor for Twin Lakes at Heritage Palms 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 Twin Lakes market read built on MLS closings, the county roll and the recorded declarations.
If you're searching for the best realtor for Twin Lakes in Heritage Palms Golf and Country Club, Fort Myers, whether you're ready to sell your Twin Lakes home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. If you are weighing us against other teams, our guide to the best real estate agents in Fort Myers sets out how we measure ourselves against the Fort Myers market, community by community.
Recent Twin Lakes track record, from the Southwest Florida MLS. In the last 12 months we tracked 6 Twin Lakes closings in the Southwest Florida MLS, pulled September 26, 2026, covering closings dated 09/27/2025 to 09/26/2026, for $2,280,000 in closed volume, with a median of $362,500 (n=6, even, the mean of the middle pair $340,000 and $385,000). Six closings is fewer than ten, so the seller statistics on this page widen to the 24 months to September 26, 2026: 14 closings, a median of $402,500 (n=14, even, the mean of the middle pair $385,000 and $420,000), $5,561,500 in closed volume, a median sold-to-list ratio of 95.82% and a median of 9 days on market. The highest Twin Lakes sale in that window was $450,000, a 1,661-square-foot end unit on Washingtonia Palm Way in January 2026. As a second layer, the Lee County Property Appraiser's recorded, DOR-qualified sales show 15 Twin Lakes resales in the 24 months beginning September 2024 at a $405,000 median, the newest recorded April 3, 2026.
For Twin Lakes 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 Twin Lakes sale also runs on paperwork, and the order matters. Your buyer will need two estoppel certificates, one from the club, which charges the seller a $250 fee per its Cost of Ownership page, and one from your own Veranda association, which Florida law requires within 10 business days of a request under s. 718.116. Because your building is two stories, the structural integrity reserve study item in your resale package is a statement that none is required, and we put that statement, with the statute beside it, in front of buyers before they ask.
Honors and recognition:
Jesse McGreevy is a top-reviewed Twin Lakes 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 was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
Selling your Twin Lakes home? Get a free home valuation for your Twin Lakes condominium, or Call Jesse direct at (239) 898-6072.
Buying a home in Twin Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Twin Lakes at Heritage Palms is a two-story Veranda condominium neighborhood where the county record answers the questions buyers usually leave to the listing: how many homes, which declaration, what story count, what flood zone. These ten facts matter most to a buyer or seller weighing a Twin Lakes condominium in 2026.
This guide to Twin Lakes at Heritage Palms runs from the homes and the market, through the recorded declarations, the building table, the fee stack and the condominium law that does and does not apply, to storms, flood, schools and daily logistics, the comparison with McArthur Palm, and both FAQ sets.
Living in Twin Lakes means owning a two-story Veranda condominium with a detached one-car garage inside the gates of Heritage Palms Golf and Country Club, with the club's 36 holes, nine pools and clubhouse open to every owner through a membership attached to the home. Twin Lakes' 14 buildings sit on Washingtonia Palm Way and Wine Palm Road, around lakes.
The shape of daily life follows from two layers. The first is the club: every Twin Lakes owner is a member of Heritage Palms Golf & Country Club, Inc., the one corporation that is both the country club and the master homeowners association, because the club states that "membership and golf privileges are included with every home purchase" (Real Estate page). The second is the building: each Twin Lakes home belongs to one of three Veranda condominium associations, which insures and maintains the building, the roof and the grounds around it.
Twin Lakes occupies the west side of Heritage Palms, where Washingtonia Palm Way, the community's main loop, meets Wine Palm Road. Four buildings of Veranda I at Twin Lakes stand on Washingtonia Palm Way, from 10508 to 10538, and the ten buildings of Veranda II and Veranda III line Wine Palm Road from 10400 to 10460, per the club's neighborhood association roster. The Veranda buildings of Royal Greens continue along Washingtonia Palm Way just to the east (10469 to 10537), and the villas of Pineview begin farther out on Wine Palm Road at 11174.
By our straight-line calculation from the county's parcel coordinates, the middle of Twin Lakes is about half a mile from the clubhouse at 10420 Washingtonia Palm Way. The one signed entrance to Heritage Palms is on Ben C. Pratt/Six Mile Cypress Parkway, and the whole community is inside the City of Fort Myers, ZIP 33966, per Lee County's city limits layer.
A Veranda is Heritage Palms' two-story condominium product. The club describes it as two bedrooms and two baths, or two bedrooms and two baths with a den, 1,333 to 1,661 square feet in four floor plans, with a front and a back lanai and a detached one-car garage (Property Types). The county record agrees on the essentials for Twin Lakes: all 164 units carry two bedrooms, two baths and a garage on the 2026 roll, and all 14 buildings are recorded at two stories (Lee County Property Appraiser).
Ground-floor and upper-floor homes share each building, so a Twin Lakes buyer chooses between a home at grade and one above it. The club's architectural guidelines treat both as condominium homes: the exterior lanai walls belong to the association, which paints and maintains them, and "alterations of these structures is not permitted" (ARC Guidelines).
Through the membership that comes with the home, a Twin Lakes owner uses the Royal and Sabal courses (36 holes, both par 72, credited by the club to the Azinger/Lewis design team), the aqua driving range on the 38-acre lake, the 28,400-square-foot clubhouse, the Lodge, the Activity Center, eight lighted Har-Tru tennis courts, six pickleball courts, and two resort-style pools plus seven neighborhood pools, nine in all, per the club's Club Lifestyle and Golf pages. Dining runs through member venues charged to a house account (Dining). The full amenity picture is on our Heritage Palms Golf and Country Club guide.
Twin Lakes, like Heritage Palms as a whole, is not an age-restricted or 55-plus community. The club's governing-document excerpts, its leasing and transfer forms and its history contain no age restriction, and the 2020 Census counted 36 residents under 18 in the blocks that hold Heritage Palms (2020 redistricting file).
The county roll gives one Twin Lakes-specific signal about how owners use their homes. On the 2026 roll, 59 of the 164 Twin Lakes units carry a Florida homestead exemption, and 68 of the 164 owner mailing addresses are in Florida; the rest are spread across other states and Canada, led by Illinois and Ontario, by our count of the county's public parcel layer. That is a seasonal-ownership neighborhood with a year-round core, which is also why listing timing matters here.
Five facts shape nearly every Twin Lakes purchase, and each is explained in detail below:
Twin Lakes is 164 homes in three condominiums inside Heritage Palms Golf and Country Club, and the 24-month median of $402,500 hides a $55,000 gap between an end unit and an inner unit. We price every Twin Lakes home against its own plan and association, with the declaration and estoppel in hand. Selling? Get a free home valuation for your Twin Lakes condominium, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Twin Lakes condominiums closed 14 times through the Southwest Florida MLS in the 24 months to September 26, 2026, at a median of $402,500, a median $266.11 per square foot of living area, a median 95.82 percent of list and a median 9 days on market. Twin Lakes had 6 closings in the last 12 months.
Data updated: September 2026
These are Southwest Florida MLS figures, pulled September 26, 2026, for closings inside Heritage Palms Golf and Country Club whose street address falls in one of Twin Lakes' 14 buildings. We assign every closing to Twin Lakes by its building address rather than by the MLS neighborhood label, because the label is inconsistent here: the same Twin Lakes buildings appear under "Twin Lakes," "Veranda" and even another neighborhood's name on different listings. Every closing was a resale; U.S. Home sold its last home in Heritage Palms in 2006.
Measure (Southwest Florida MLS, Twin Lakes by address) | 12 months (09/27/2025 to 09/26/2026) | 24 months (09/27/2024 to 09/26/2026) | 36 months (from 09/27/2023) | 48 months (from 09/27/2022) |
|---|---|---|---|---|
Closings (n) | 6 | 14 | 18 | 25 |
Median sold price | $362,500 (mean of $340,000 and $385,000) | $402,500 (mean of $385,000 and $420,000) | $421,000 (mean of $420,000 and $422,000) | $412,000 (odd n, an observed sale) |
Sold range | $330,000 to $450,000 | $330,000 to $450,000 | $330,000 to $450,000 | $330,000 to $450,000 |
Median $ per sq ft of living area | $251.17 | $266.11 | $267.62 | $268.74 |
Median sold-to-list ratio | 95.27% | 95.82% | 96.17% | 97.47% |
Median days on market | 7.5 | 9 | 18.5 | 10 |
Closed at or above list | 1 of 6 | 2 of 14 | 3 of 18 | 6 of 25 |
Closed volume | $2,280,000 | $5,561,500 | $7,303,500 | $10,174,500 |
Source: Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club resolved to Twin Lakes by building address, pulled September 26, 2026. Every median uses the same function: an odd count gives the middle sale, an even count the mean of the middle pair, shown where it applies. Price per square foot is the median of each sale's price divided by its MLS living area. The 24-month window is the first with ten or more closings, so it is the lead window on this page.
Three readings stand out. First, the price band is narrow and stable: every Twin Lakes closing in four years landed between $330,000 and $450,000, and the four-year median of $412,000 sits within $10,000 of the 24-month median. Second, the last 12 months were softer than the three years before them. The six most recent closings have a $362,500 median and a 95.27 percent sale-to-list ratio, and the two most recent, in August and September 2026, both closed at $340,000 on 1,414-square-foot inner units after 85 and 142 days on market. Third, Twin Lakes sells quickly when it is priced right: the 24-month median is 9 days on market, but that median hides a split between homes that sold in a week and homes that sat for months.
On September 26, 2026, three Twin Lakes homes were on the market: two active, listed at $429,900 (a 1,661-square-foot end unit) and $375,000 (a 1,414-square-foot unit with a den), and one pending with contingencies at $439,500 (a 1,661-square-foot end unit). Against 14 closings in 24 months, about one every seven weeks, two active listings are roughly three and a half months of supply, by our arithmetic.
The single strongest price signal at Twin Lakes is the floor plan. The MLS lists Twin Lakes homes at two living areas: 1,661 square feet for the end units and 1,414 (occasionally 1,400) square feet for the inner units. Over 24 months the five end-unit closings ranged from $425,000 to $450,000 with a $435,000 median, while the nine inner-unit closings ranged from $330,000 to $422,000 with a $380,000 median. Over 48 months the pattern holds: 10 end units at a $437,000 median (the mean of $435,000 and $439,000) against 15 inner units at a $390,000 median.
The county roll explains why. Its heated-area field records each building's end positions at 1,553 square feet and the inner positions at 1,346 and 1,328 square feet, and it records 56 of the 164 Twin Lakes homes at the largest size (Lee County parcel layer). The county's heated area and the MLS living area measure different things and are never compared figure to figure on this page; both agree that there are two size classes, and that roughly one Twin Lakes home in three is the larger end plan.
The Veranda product is the same across Heritage Palms, so the fair benchmark for Twin Lakes is the other three Veranda neighborhoods, measured the same way, by building address, over the longest window the MLS file holds.
Veranda neighborhood (Southwest Florida MLS, 48 months to 09/26/2026) | Closings (n) | Median sold price | Median $ per sq ft of living area | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|
Twin Lakes (14 buildings) | 25 | $412,000 | $268.74 | 97.47% | 10 (n=25) |
McArthur Palm (7 buildings) | 13 | $415,000 | $264.90 | 96.49% | 34 (n=12) |
Royal Greens Verandas (7 buildings) | 13 | $405,000 | $274.77 | 98.08% | 21 (n=11) |
Fairway Isle Verandas (20 buildings) | 43 | $399,000 | $261.67 | 96.58% | 34 (n=41) |
Source: Southwest Florida MLS, pulled September 26, 2026, closings dated 09/27/2022 to 09/26/2026, each assigned to a neighborhood by building address; odd counts give an observed sale; days on market counts only closings that report it. Over the last 12 months the four Veranda neighborhoods together closed 22 times at a $390,000 median, matching the Heritage Palms Veranda line on our community guide.
Twin Lakes is the quickest-selling Veranda neighborhood over four years, a median 10 days against 21 to 34 elsewhere, and it sits in the middle of the Veranda band on price per square foot. Royal Greens' Verandas carry the highest per-foot figure on a smaller count; Fairway Isle, the largest and oldest Veranda group, carries the lowest. We read these as neighborhood tendencies rather than rules: the gaps between medians are smaller than the gap between an end unit and an inner unit in any one of them.
The Lee County Property Appraiser's recorded sale files are an independent check. Run on the three Twin Lakes condominiums, they show 15 DOR-qualified improved sales in the 24 months beginning September 2024, at a $405,000 median, from $330,000 to $450,000, every one a resale, with the newest recorded on April 3, 2026. The county counts qualified deeds over a slightly different window and stops at its newest recorded deed, so its 15 and the MLS's 14 are close but not identical, and the medians ($405,000 and $402,500) agree within $2,500. The county measures heated area and the MLS measures living area, so we publish no county price per square foot beside the MLS figure.
The county roll adds a context number the MLS cannot: its 2026 just value, the county's assessment estimate, has a median of $301,063 across the 164 Twin Lakes units, from $289,037 to $352,825. Just value is a tax-roll figure, set as of January 1, and it runs well below recent sale prices in every Heritage Palms neighborhood; it is a tax number, not a price.
We started from the Southwest Florida MLS, taking every closed residential sale in the last 48 months whose development field names Heritage Palms Golf and Country Club, and kept the rows whose street address is one of the 14 Twin Lakes buildings: 10508, 10518, 10528 and 10538 Washingtonia Palm Way and 10400, 10401, 10410, 10411, 10420, 10421, 10430, 10440, 10450 and 10460 Wine Palm Road. We did not use the MLS neighborhood field, which files Twin Lakes buildings under several names. We then checked each closing's unit against the county parcel roll. In the last 12 months we tracked every Twin Lakes closing, and in the last four years 25 of them, and each one is in the tables above.
Twin Lakes at Heritage Palms was built by U.S. Home Corporation from 2002 to 2004 as the second wave of the community's Veranda condominiums, after Fairway Isle. Its three associations were incorporated in 2001, 2002 and 2003, and their declarations were recorded between Official Records Book 3653 and Book 4128.
Heritage Palms began in 1997, when U.S. Home Corporation bought 512 acres off Six Mile Cypress Parkway, and the club's own history records that sales of all four products, Terraces, Verandas, villas and single-family homes, were under way by mid-1998, with a grand opening on January 10, 1999 (club history). U.S. Home developed and built the community through what the club's history calls its Rutenberg division, and sold its last home in 2006.
The recorded declarations date the Veranda neighborhoods in order, because Lee County's Official Records book numbers rise with the recording date. The first Veranda declaration in the community, Veranda I at Fairway Isle, sits at OR 3039. Twin Lakes followed: Veranda I at Twin Lakes at OR 3653, Veranda II from OR 3913 to OR 4092, and Veranda III at OR 4128. Royal Greens' Verandas came next at OR 4496 to OR 4683, and McArthur Palm last, at OR 4719 and OR 4806 (Lee County Property Appraiser legal descriptions).
The county roll's year-built field tells the same story at the building level: 2002 for all four Veranda I buildings on Washingtonia Palm Way, 2003 for the five Veranda II buildings and the first Veranda III building (10420 Wine Palm Road), and 2004 for the last four Veranda III buildings, 10430 to 10460 Wine Palm Road. McArthur Palm's seven buildings all date to 2005.
Each Twin Lakes condominium has its own not-for-profit association, registered with the Florida Division of Corporations: Veranda I at Twin Lakes (document N01000008067, a 2001 filing by its number), Veranda II at Twin Lakes (N02000008607, 2002) and Veranda III at Twin Lakes (N03000004636, 2003), per the club's neighborhood roster and the Division of Corporations. The pattern is the developer's: each association was formed ahead of the buildings it would govern.
Owners took control of the master association from U.S. Home on October 1, 2005, after a volunteer due-diligence effort, according to the club's history. The three Twin Lakes associations are owner-run today and each hires its own manager.
Twin Lakes at Heritage Palms is three separate condominiums recorded three different ways: Veranda I at Twin Lakes on one declaration for four buildings, Veranda II at Twin Lakes declared one building at a time across five instruments, and Veranda III at Twin Lakes on one declaration for five buildings. A title search follows the building.
That is the single most useful thing a Twin Lakes buyer, seller or title agent can know, and it comes straight from the county's legal descriptions. Every Twin Lakes unit's legal description at the Lee County Property Appraiser names its condominium, its Official Records book and page, its community building number and its unit, so the recorded instrument for any home can be read off its own parcel record.
Veranda I at Twin Lakes Condominium was created by a declaration recorded at Lee County Official Records Book 3653, Page 3453, and covers the four buildings on Washingtonia Palm Way: 10508, 10518, 10528 and 10538, community buildings 45 to 48. Three of the four hold 12 homes; 10538, building 48, holds 8, which makes Veranda I the smallest Twin Lakes association at 44 homes. The county's common-elements record for Veranda I and II also cites a second Veranda I instrument, OR 3778, Page 3028, which we have not read and treat as a later instrument of record rather than describing its contents.
The club's roster lists a fifth Veranda I address, 10580 Washingtonia Palm Way. Neither the county's parcel roll nor its building layer carries a building or unit at that number, and the 44 units on the roll account for Veranda I's four buildings, so a buyer who sees 10580 on a document should confirm the legal description before relying on it.
Veranda II at Twin Lakes is the clearest example in Heritage Palms of a phased condominium: the developer recorded its declaration for the first building and then added each later building by its own instrument. The county's legal descriptions carry one instrument per building:
For an owner the practical effect is modest, since all five buildings are one condominium with one association (60 homes) and one budget. For a title search it matters: the legal description of a Veranda II unit cites its own building's instrument, and a title agent confirms that the phase adding that building was recorded before relying on the chain. The county's combined common-elements record for Veranda I and II lists all five Veranda II instruments together.
Veranda III at Twin Lakes rests on a single declaration at OR 4128, Page 4308, covering five 12-home buildings on Wine Palm Road: 10420, 10430, 10440, 10450 and 10460, community buildings 54 to 58, 60 homes in all. It is the newest Twin Lakes condominium, with the county dating 10420 to 2003 and the other four to 2004.
This table is the check a Twin Lakes buyer or title agent can run against any listing or estoppel certificate: the address should match the building, the building the association, and the association the recorded instrument.
Community building no. | Address | Association | Recorded instrument (Lee County OR) | Homes | Year built (county) | Manager (club roster) | FEMA zone at footprint |
|---|---|---|---|---|---|---|---|
45 | 10508 Washingtonia Palm Way | Veranda I at Twin Lakes | OR 3653 PG 3453 | 12 | 2002 | My Town Communities | X |
46 | 10518 Washingtonia Palm Way | Veranda I at Twin Lakes | OR 3653 PG 3453 | 12 | 2002 | My Town Communities | X |
47 | 10528 Washingtonia Palm Way | Veranda I at Twin Lakes | OR 3653 PG 3453 | 12 | 2002 | My Town Communities | X |
48 | 10538 Washingtonia Palm Way | Veranda I at Twin Lakes | OR 3653 PG 3453 | 8 | 2002 | My Town Communities | X |
49 | 10421 Wine Palm Rd | Veranda II at Twin Lakes | OR 3913 PG 1129, Condo Plat Book 33 PGS 65-80 | 12 | 2003 | Tropical Isles Management | X |
50 | 10411 Wine Palm Rd | Veranda II at Twin Lakes | OR 4013 PG 1097 | 12 | 2003 | Tropical Isles Management | X |
51 | 10401 Wine Palm Rd | Veranda II at Twin Lakes | OR 4046 PG 2163 | 12 | 2003 | Tropical Isles Management | X |
52 | 10400 Wine Palm Rd | Veranda II at Twin Lakes | OR 4056 PG 2426 | 12 | 2003 | Tropical Isles Management | X |
53 | 10410 Wine Palm Rd | Veranda II at Twin Lakes | OR 4092 PG 3688 | 12 | 2003 | Tropical Isles Management | X |
54 | 10420 Wine Palm Rd | Veranda III at Twin Lakes | OR 4128 PG 4308 | 12 | 2003 | Tropical Isles Management | X |
55 | 10430 Wine Palm Rd | Veranda III at Twin Lakes | OR 4128 PG 4308 | 12 | 2004 | Tropical Isles Management | X |
56 | 10440 Wine Palm Rd | Veranda III at Twin Lakes | OR 4128 PG 4308 | 12 | 2004 | Tropical Isles Management | X |
57 | 10450 Wine Palm Rd | Veranda III at Twin Lakes | OR 4128 PG 4308 | 12 | 2004 | Tropical Isles Management | X |
58 | 10460 Wine Palm Rd | Veranda III at Twin Lakes | OR 4128 PG 4308 | 12 | 2004 | Tropical Isles Management | X |
Total | 14 buildings | 3 associations | 7 instruments | 164 | 2002 to 2004 | 14 of 14 in X |
Sources: legal descriptions, unit counts and year built from the Lee County Property Appraiser's parcel layer, cross-checked against the county's building layer, which records the same unit count and two stories for each building; managers from the club's neighborhood roster; flood zones from FEMA's National Flood Hazard Layer, tested against each building footprint, all pulled September 26, 2026.
The club publishes a Veranda total of 544 homes but no count per neighborhood. We counted Twin Lakes two ways. The county parcel roll holds one parcel per condominium unit, and the 14 Twin Lakes buildings carry 164 unit parcels; the county's building layer, a separate record, lists 164 residential units across the same 14 buildings. Then we checked the total: every Veranda unit parcel in ZIP 33966 on the roll adds to exactly 544, the club's own figure (Property Types), so the Twin Lakes count reconciles to the community total rather than standing alone. Twin Lakes holds 164 of the 544, or 30.1 percent, and McArthur Palm, by the same method, holds 80.
Twin Lakes addresses combine a building street address with a four-digit unit number, and the unit number follows the community-wide building number, not the association's numeral: the county records unit 4526 at 10508 Washingtonia Palm Way, building 45, and unit 5421 at 10420 Wine Palm Road, building 54. Veranda units follow their own pattern, with ground-floor units in the teens and upper-floor units in the twenties, as our Heritage Palms guide explains (Lee County Property Appraiser). Read the floor from the listing and the county record rather than from the number alone, and match the association named in the legal description to the association whose estoppel you order.
Twin Lakes homes are two-bedroom, two-bath Veranda condominiums, many with a den, in two-story buildings of 8 or 12 homes, with a detached one-car garage and front and back lanais. The club describes four Veranda plans of 1,333 to 1,661 square feet; Twin Lakes listings use the 1,414 and 1,661 square-foot sizes.
The club's Property Types page is the only published source for the Veranda product as a whole, and it describes all 544 Verandas together. The county roll and four years of MLS listings let us narrow that description to Twin Lakes.
Measure | End units (positions 11, 16, 21, 26) | Inner units (positions 12 to 15 and 22 to 25) | Source |
|---|---|---|---|
County heated area | 1,553 sq ft | 1,346 or 1,328 sq ft | Lee County parcel layer, 2026 roll |
MLS living area | 1,661 sq ft | 1,414 sq ft (1,400 on some listings) | Southwest Florida MLS, 48 months |
Homes at Twin Lakes | 56 | 108 | county roll |
24-month median sold price | $435,000 (n=5) | $380,000 (n=9) | Southwest Florida MLS |
The club's range of 1,333 to 1,661 square feet covers all four Veranda plans across Heritage Palms; the county records Twin Lakes at three heated sizes, and McArthur Palm's Verandas at three different ones (1,333, 1,383 and 1,685 square feet), which is consistent with the club's four plans spread across the neighborhoods. The county heated area and the MLS living area measure different things (the county counts heated area under roof, the MLS what the listing agent reports as living area), so neither is "right"; they are two consistent descriptions of the same two size classes. The 8-home building, 10538 Washingtonia Palm Way, has four end units and four 1,346-square-foot inner units.
Every Veranda comes with a detached one-car garage, per the club, and the county roll marks a garage on all 164 Twin Lakes units. The club's architectural rules govern the garage's outside: "All garage doors in the community must be in the style of small colonial panels," and Verandas must reuse the present manufacturer (ARC Guidelines). Whether a particular garage is assigned by the declaration as a limited common element or conveyed another way is a question for that condominium's declaration, which is recorded but not posted publicly; confirm it in the resale documents.
The front and back lanais are the Veranda's signature. Under the same guidelines, "Terrace and Veranda exterior lanai walls are owned by the HOA," so the association paints and maintains them, and owners maintain the frames and screens but may not alter the structures. Enclosing a lanai needs approval, and where "a fire sprinkler head does not exist in the area to be enclosed, one must be installed."
Each Twin Lakes building puts half its homes at ground level and half above. Buyers weigh the trade in both directions: a ground-floor home avoids the stairs, and an upper-floor home has no neighbor overhead and a higher view over the lakes. Confirm the floor from the listing and the county record rather than from the unit number. The club's architectural rules require an owner applying for an exterior change to notify the adjacent neighbors, which the guidelines define to include those "above and below for Verandas and Terraces" (ARC Guidelines).
The club's guidelines set the exterior palette for Twin Lakes as for every Veranda: windows "must be white with no grids," paint follows the Terrace and Veranda palettes the board adopted in February 2023, and tree removal around a Veranda needs a City of Fort Myers vegetation removal permit, because "Terraces and verandas are considered commercial property" for that purpose (ARC Guidelines). Window and door replacements also need a City permit.
No. Florida's milestone-inspection law and its structural integrity reserve study law both apply only to condominium buildings of three habitable stories or more, and every Twin Lakes building at Heritage Palms is recorded at two stories by two separate county records. The Terrace condominiums elsewhere in Heritage Palms are four stories and do fall under both laws.
Data updated: September 2026
This is the most consequential legal fact about Twin Lakes, and it is worth stating the test precisely rather than as a slogan, because "exempt from the condo laws" is not what the statutes say.
The milestone-inspection statute, s. 553.899(3)(a), applies to "a building that is three habitable stories or more in height as determined by the Florida Building Code" held in condominium or cooperative form, which must have a milestone inspection by December 31 of the year the building reaches 30 years from its certificate of occupancy, and every 10 years after.
The reserve study statute, s. 718.112(2)(g), requires a structural integrity reserve study "for each building on the condominium property that is three habitable stories or higher in height," and it says plainly: "This paragraph does not apply to buildings less than three stories in height." Existing associations with buildings in scope had to complete their first study by December 31, 2025, and the Department of Business and Professional Regulation's condominium inspection guidance repeats the three-story threshold.
Two independent county records put every Twin Lakes building at two stories: the Property Appraiser's parcel roll records a maximum of two stories on all 164 units, and the county's building layer records two stories and the classification "Condominium, Low Rise, 1 to 3 Floors" for all 14 buildings (building layer). The club describes the Veranda as a two-story product (Property Types). Two stories is below the statutory line, so neither law reaches Twin Lakes.
Across Heritage Palms, only the 22 four-story Terrace associations, 660 of the 1,662 homes, fall under both laws. The Verandas at Twin Lakes, McArthur Palm, Royal Greens and Fairway Isle, the villas and the single-family homes do not. That is why our guide to Fairway Isle, where Terraces and Verandas share one name, treats the two halves differently.
Being outside these two statutes does not take Twin Lakes out of Florida's condominium law. Each Twin Lakes association is still a Chapter 718 condominium association: it adopts an annual budget with reserves for items such as the roof and painting under s. 718.112(2)(f), issues estoppel certificates under s. 718.116, and delivers the resale disclosure documents under s. 718.503. The difference is that the non-waivable SIRS funding rule, which has driven large special assessments in taller buildings across Florida, does not apply to a two-story Twin Lakes building.
The resale statute, s. 718.503(2), entitles a condominium buyer, at the seller's expense, to "the association's most recent structural integrity reserve study or a statement that the association has not completed a structural integrity reserve study," along with the declaration, articles, bylaws, rules, annual financial statement, budget and the "Frequently Asked Questions and Answers" document. For a Twin Lakes home the SIRS item is that statement, and the milestone summary item is marked not applicable. We attach the statute's three-story language to the listing's disclosure package so a buyer's lender and attorney see the reason, not just the blank.
Twin Lakes is one of the few condominium neighborhoods in Fort Myers where the reserve study question has a clean statutory answer, and we make that answer part of the listing from day one. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we order your association's budget, reserve schedule and estoppel, and the club's fee schedule, before a buyer asks. Selling? What is your Twin Lakes condominium 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.
Twin Lakes at Heritage Palms is governed in three layers: its own Veranda condominium association (one of three), the master association that is also the country club, and the Heritage Palms Community Development District, a separate public body that owns the roads and lakes. Each layer bills and maintains something different.
For a Twin Lakes buyer the practical question is which layer answers for what. The condominium association insures and maintains the building, roof, lanai walls and the grounds around it, and it adopts the neighborhood budget. The club runs the golf, clubhouses, pools, gates and the irrigation system up to each neighborhood's isolation valve. The district owns and maintains the main roads, sidewalks, lakes and stormwater system.
The club's neighborhood roster lists each Twin Lakes association with its manager and irrigation district. Veranda I at Twin Lakes is managed by My Town Communities; Veranda II and Veranda III at Twin Lakes by Tropical Isles Management. All three sit in the club's irrigation district 5 with the Royal Greens Verandas. The roster also publishes volunteer association officers' contact details, which we do not reproduce; the managers' offices are the route for owners and buyers.
Three associations means three budgets, three boards and three estoppel certificates. Two Twin Lakes homes of the same plan a street apart can carry different neighborhood fees because they sit in different condominiums.
Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase (home page). The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc. (N98000001195), which describes itself as "both a country club and a homeowner's association (HOA)" on its Cost of Ownership page. The club publishes no separate social or optional owner category and no initiation fee.
The City of Fort Myers created the Heritage Palms Community Development District by Ordinance 2873 on September 21, 1998 (ordinance). Under the 2014 agreement between the district and the club, the district maintains the main roads, sidewalks, lakes, stormwater system, preserves and perimeter fencing, the club maintains common areas, gates and irrigation to each isolation valve, and neighborhood associations maintain their parking areas and irrigation beyond the valve (2014 agreement). The lakes that give Twin Lakes its name are district stormwater lakes.
Four sets of documents govern a Twin Lakes home: the master declaration and bylaws (U.S. Home first declared the community on November 17, 1998; the club's guidelines cite an amended and restated declaration of March 27, 2009, and members approved amended and restated bylaws and declaration in April 2020, per the club's history), the club's rules and architectural guidelines, the condominium's own declaration and bylaws, and Florida's Chapter 718. The master declaration is not posted publicly; the club keeps its governing documents behind its member login, and they are provided to buyers at resale.
Each Twin Lakes association manages a condominium of 25 or more units (44, 60 and 60), which brings it under s. 718.111(12)(g): the association must post digital copies of its recorded declaration and amendments, bylaws, articles, rules, annual budget, financial report and the last 12 months of approved board minutes on a website or mobile application within 30 days of receiving or creating them. For an owner or a buyer under contract, the association's portal is therefore the first place to look for the documents the club does not publish.
Owning a Twin Lakes condominium at Heritage Palms means four billed layers: the club's $9,441 master total for 2026, a $500 food minimum, the Twin Lakes association's own fee, and a Heritage Palms CDD assessment rising from $375 to $575 per home. Buyers also pay the club $8,000 at closing.
Data updated: September 2026
At Heritage Palms the master total, the closing charges and the district assessment are on public pages, and the master figures reconcile to an adopted budget. The one large layer that is not published is the neighborhood condominium fee, and at Twin Lakes that layer is set by three different associations. The club presents its 2027 budget in December; 2026 figures shown.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Master association dues | $8,025 per home | annual, January to December | club operations, golf, amenities, common areas, security, reserves | |
Basic cable and internet (Summit Broadband) | $866 per home | annual, in the master bill | bulk video and internet | |
Special Assessment Fee (Capital Improvement Program) | $550 per home | annual, in the master bill | capital program; no current end date published | |
Master total | $9,441 per home | annual | identical for every Heritage Palms home | |
Food and beverage minimum | $500 per home | annual | club dining; billed on top of the $9,441 | |
Twin Lakes condominium association | Not published | set by Veranda I, II or III | building insurance, roof, exterior, lanai walls, grounds, reserves | association budget and estoppel |
Heritage Palms CDD, operations and maintenance | $375 (fiscal 2026); $575 (fiscal 2027, on the November 2026 bill) | annual, on the tax bill | roads, sidewalks, lakes, stormwater, preserves | |
City of Fort Myers solid waste | multi-family category on the 2026 roll | annual, on the tax bill | trash and recycling | |
Ad valorem property tax | depends on each home's taxable value | annual | county, City, schools and other levies | Lee County Property Appraiser |
Buyer at closing, to the club | $7,500 resale capital assessment + $500 membership transfer fee = $8,000 | once | capital items; transfer | |
Seller at closing, to the club | $250 estoppel fee | once | account-status letter | |
Association transfer or estoppel fee | Not published | once | association transfer and estoppel | association fee schedule; s. 718.116 |
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 (Cost of Ownership).
The $8,025 and $866 lines reconcile to the penny against the club's adopted 2026 budget across 1,662 units. The club reports its 2026 dues and fees rose 5.9 percent, or $523 per unit (2026 Budget Presentation Highlights). The club's published payoff year for its $550 special assessment moved from 2029 to 2037 between its FY2023 and FY2024 cost pages, and the current page drops the explanation entirely and relabels the line a Capital Improvement Program; the club's current cost page gives no end date for the $550 line and does not say what it now funds.
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 Twin Lakes that fee funds the condominium's master insurance policy, the roof and building exterior, the lanai walls, the grounds and parking around the building, and reserves. Because Veranda I, II and III each adopt their own budget, the fee can differ between buildings a few hundred feet apart, and the only reliable number is the one in the association's current budget and estoppel, which the association must post for owners under s. 718.111(12)(g).
Heritage Palms does have a community development district. The Heritage Palms CDD carries no bond debt (its 1998 and 1999 bonds were retired by U.S. Home by November 1, 2005), but it levies an operations and maintenance assessment on every home's Lee County tax bill: $375 per unit for its 2026 fiscal year, rising to $575 for fiscal 2027, a 53 percent increase adopted on August 24, 2026, driven mainly by a road resurfacing program (assessments; FY2027 budget). Property tax depends on each home's taxable value; Heritage Palms homes pay City of Fort Myers millage in addition to county, school and district levies. On the 2026 roll, 59 of the 164 Twin Lakes units carry a homestead exemption, which caps assessment growth for those owners and resets at sale.
At closing the buyer pays the master association an $8,000 total: a $7,500 resale capital assessment and a $500 membership transfer fee. The seller pays a $250 estoppel fee. The resale capital assessment was $4,500 in 2021 and has been $7,500 since the club's FY2024 schedule, and the club's own transfer form says all fees are subject to change, so the amount that applies is the one in force at closing. The Twin Lakes association may charge its own transfer or application fee and its own estoppel fee; the amount appears on the association's estoppel certificate.
Before the neighborhood fee, property tax and insurance, the published 2026 lines for a Twin Lakes home add up to $9,441 for the club, $375 for the CDD and the City's solid-waste charge, and the November 2026 tax bill adds $200 more for the CDD. With the $500 food minimum and the $8,000 closing charges, a Twin Lakes buyer's first-year cash to the club is $17,941 (Cost of Ownership). Against the 24-month Twin Lakes median of $402,500, the one-time $8,000 closing charge is about 2 percent of price, by our arithmetic. These totals leave out the condominium fee, ad valorem tax and the unit owner's insurance, which differ by home.
Every fee on this page comes from the club's, the district's or the county's own records, and we put those records in front of clients before they offer. Selling your Twin Lakes home? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Twin Lakes condominiums can be leased for a minimum of 28 consecutive days under the Heritage Palms master rules, and each tenant becomes a transfer member of the club. Tenants may not keep pets in a Veranda at all, under the club's Rule 5.18; owner pet rules are set by the master and condominium documents.
The club publishes the leasing floor on its Transfer of Membership form and quotes Section 5.17 of its governing documents on its Real Estate page: a 28-consecutive-day minimum, one family per living unit, and neighborhood covenants may be stricter.
Every tenant becomes a transfer member: the transfer runs a minimum of 28 days, expires after one year, costs $500, covers up to two adults and bars subletting, and the owner's own amenity privileges are suspended while it runs (Member Transfer Form). The club forwards transfer information to the Lee County Tax Collector for tourist tax. 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. A Twin Lakes condominium declaration may add its own leasing rules, so an investor reads the declaration of the specific building's condominium before relying on the 28-day floor.
The club publishes one pet rule, and it is about tenants. Rule 5.18, quoted on the club's transfer form, reads: "Pets of lessees are not allowed except: in Single-Family Homes with the express permission of the subject owner or Villas with the express written permission of the Subject Owners and if not in violation of any applicable neighborhood covenant." In plain terms, a tenant may not bring a pet into a Veranda. 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.
Twin Lakes at Heritage Palms came through Hurricane Ian in September 2022 inside a community whose own record describes wind damage rather than flooding: fallen trees and palms, carport damage at a Terrace building and the loss of the aqua range's floating greens. No source we found documents storm-surge flooding inside Heritage Palms.
Data updated: September 2026
The club's history records Ian's damage as wind damage and says "Damages suffered at HP were far less than elsewhere," with most "caused by strong winds rather than heavy rain" (club history). Nothing in the club's record, the district's minutes or the county's permit layers we reviewed singles out a Twin Lakes building.
FEMA denied all seven of the CDD's Hurricane Ian public-assistance applications and all seven appeals, according to the district's February 24, 2025 minutes, because the gated roads and resident-serving stormwater system are not open to the public (CDD minutes). Storm repairs to district roads and lakes, including the lakes beside Twin 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.
Hurricane Milton in October 2024 left "considerable erosion on 18 Royal on the Lake 8 northeast side," per the district's October 28, 2024 minutes. Heritage Palms is in Lee County Evacuation Zone C (Lee County Emergency Management). Hurricane shutters are not required, but none may be installed without neighborhood and club approval under Resolution #104 of the club's ARC Guidelines; at a Twin Lakes condominium that means the association's approval first.
Every one of the 14 Twin Lakes building footprints at Heritage Palms falls in FEMA Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, on the effective December 7, 2018 map. The lakes beside the buildings are mapped Zone AE, with a base flood elevation of 17 feet where the map shows one.
Data updated: September 2026
We tested Twin Lakes more closely than the community-wide map allows. For each of the 14 buildings we took the county's building footprint polygon and intersected it with FEMA's National Flood Hazard Layer: all 14 touch Zone X only, on FIRM panel 12071C0429G, effective December 7, 2018 (FEMA Flood Map Service Center). We then searched for Special Flood Hazard Area polygons near each building: 13 of the 14 building centers lie within about 100 feet (30 meters) of a Zone AE polygon, which is the lake next to them.
Flood insurance is federally required for a federally backed mortgage on a structure inside a Special Flood Hazard Area and is not required in Zone X, though it remains available there (FEMA National Flood Insurance Program). Zone X is a mapping category, not a promise: the building sits close to lakes mapped at a 17-foot base flood elevation, and the rating for a flood policy turns on the building's elevation certificate. The detached garages are not drawn as separate polygons on the county's footprint layer, so we did not test them separately.
Because Heritage Palms is inside the City of Fort Myers, it takes the City's Community Rating System class: Class 6, a 20 percent discount on NFIP flood premiums from October 1, 2025, as WGCU reported in January 2025, not the Class 5 rate that applies in unincorporated Lee County (WGCU, January 13, 2025). Flood zone and flood insurance cost depend on each building's location and elevation certificate; check the specific address on FEMA's map.
Insuring a Twin Lakes condominium at Heritage Palms means two policies: the association's master policy on the building, which each Veranda association carries and funds through the neighborhood fee, and the owner's unit policy for interiors, contents and liability. Flood coverage is optional in Zone X but available at the City's discount.
We do not publish premium figures, because they depend on the building, the policy and the carrier, and no public source reports them for Twin Lakes. Each condominium association carries its own master policy; its declarations page is part of the resale documents.
The association insures the building under its master policy, and under the club's architectural rules the exterior lanai walls belong to the association (ARC Guidelines). The owner insures what the declaration assigns to the unit: typically interior finishes, contents, loss assessment and liability. Whether the detached garage is insured on the master policy or by the owner depends on how the declaration treats it, which is why the declaration and the master policy declarations page are the first two documents an insurance agent asks for.
Twin Lakes at Heritage Palms falls in the same Lee County school choice zones as the rest of the community for 2026 to 2027: Elementary Zone J, Middle Zone EE and High South 1. Lee County assigns students by ranked choice and lottery, so no school is "zoned" to a Twin Lakes address.
Data updated: September 2026
We tested the center of Twin Lakes against Lee County's 2026 to 2027 school proximity zone layer, and it returned the same zones as the six points our community guide tested. Lee County assigns students through a zone of school choices; the district's address locator shows the options and bus eligibility for a specific address, under the district's Student Enrollment Plan.
Level and zone | Schools | 2026 grades (FLDOE) |
|---|---|---|
Elementary, Zone J | Ray V. Pottorf, Treeline, Colonial, Gateway | B, B, C, B |
Middle, Zone 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, released July 1, 2026 (FLDOE school grades file). Fort Myers High and Cypress Lake High both moved up from B, and the district's July 2026 grades report names them among its improvers. 2026 school grades.
Twin Lakes daily life runs through the club's gatehouse and visitor system, City of Fort Myers water, sewer and trash, 100 percent reclaimed irrigation on the club's district 5 schedule, and Summit Broadband bulk internet and television billed inside the $9,441 master total. Architectural changes need two approvals, then a City permit.
These are the rules a Twin Lakes owner lives with after closing, and most are published. Where they are not, we say so.
Heritage Palms is gated, with a visitor management system, a community safety officer and a gatehouse at the main entrance on Six Mile Cypress Parkway (club gate page). The club maintains the main guardhouse, the Penzance gates and the Winkler gatehouse, all district-owned structures (2014 agreement). Every showing of a Twin Lakes home runs through the visitor system.
All three Twin Lakes associations water on the club's district 5 schedule with the Royal Greens Verandas: Monday and Thursday, even addresses from 1 a.m. to 5 a.m. and odd addresses from 9 p.m. to 1 a.m., per the club's neighborhood associations page. The community irrigates with 100 percent reclaimed water, and the club's schedule supersedes published watering restrictions. For a Veranda, an irrigation leak close to the building belongs to the association and its manager, and a leak in the club's common ground belongs to the club's golf maintenance department, per the same page.
The City of Fort Myers supplies potable water and sewer, and the club's page directs owners with no water to the City's utility. City solid waste is billed on the tax bill, and the county roll codes every Twin Lakes unit in the City's multi-family garbage category (Lee County parcel layer).
Summit Broadband supplies bulk television and internet, billed as the $866 line in the 2026 master total. The club's new agreement runs from January 1, 2027 through December 31, 2033, at $63.95 per home per month held flat through 2028 and rising 3 percent a year from January 1, 2029, with up to 1 gigabit internet in both directions and a Wi-Fi 6E router for every home (Summit Broadband agreement). Service under the new contract begins January 1, 2027.
Any exterior change at a Twin Lakes condominium needs the association's signature first, then the club's Architectural Review Committee, which meets on the last Thursday of the month at 4:00 p.m., and ARC approval is not valid until the owner has any required City of Fort Myers permit (ARC Guidelines). Fines can run up to $100 a day, and "a noncompliance that has gone unnoticed is still a non-compliance and must be corrected once it is discovered."
Twin Lakes at Heritage Palms shares the community's single signed entrance on Six Mile Cypress Parkway, from which Publix is about 1.6 miles away, I-75 at Colonial Boulevard about 3.0 miles, Gulf Coast Medical Center about 4.1 miles and Southwest Florida International Airport about 9.3 miles, in free-flowing traffic.
Drive times are free-flow estimates from the Six Mile Cypress Parkway entrance, computed on the public road network; in-season traffic is longer. Twin Lakes sits about half a mile, straight line, from the clubhouse, on the community's internal roads.
Destination | Road miles from the entrance | Minutes (free flow) |
|---|---|---|
Publix, Shops at Village Walk | 1.6 | 3.2 |
Lee Health Fort Myers campus (under construction) | 2.2 | about 5 |
I-75 at Colonial Boulevard (Exit 136) | 3.0 | 5.5 |
Gulf Coast Medical Center | 4.1 | about 8 |
Downtown Fort Myers, River District | 7.4 | 14.5 |
Southwest Florida International Airport | 9.3 | 17.1 |
Fort Myers Beach, Times Square | 14.5 | 25.8 |
Routes are our calculation on OpenStreetMap road data, as published on our community guide. Gulf Coast Medical Center is Lee County's Level II trauma center, per Lee Health, and Lee Health expects the first phase of its new Lee Health Fort Myers campus at Colonial and Jones-Walker Boulevards to open in 2028 (Lee Health Fort Myers).
Twin Lakes and McArthur Palm are the two all-Veranda neighborhoods in Heritage Palms, and they differ on the record: Twin Lakes is 164 homes in 14 buildings under three associations, built 2002 to 2004; McArthur Palm is 80 homes in seven buildings under one association, built in 2005. Both are two-story and outside SIRS.
Data updated: September 2026
The comparison below uses the same yardsticks for both, from the same records, over the 36 months to September 26, 2026, the first window in which both neighborhoods reach ten MLS closings. Our full guide to McArthur Palm covers its association in detail.
Yardstick | Twin Lakes | McArthur Palm | Source |
|---|---|---|---|
Homes | 164 | 80 | Lee County parcel roll |
Buildings | 14 (13 of 12 homes, one of 8) | 7 (6 of 12 homes, one of 8) | county building layer |
Associations | 3 (Veranda I, II, III at Twin Lakes) | 1 (Verandas at McArthur Palm Condominium Association) | |
Recorded instruments | 7 (one, five and one) | 2 (OR 4719 PG 676; OR 4806 PG 2751) | county legal descriptions |
Year built (county) | 2002 to 2004 | 2005 | county roll |
Heated sizes on the roll | 1,328, 1,346, 1,553 sq ft | 1,333, 1,383, 1,685 sq ft | county roll |
Stories, SIRS and milestone | 2; outside both laws | 2; outside both laws | |
FEMA zone at every footprint | X (14 of 14) | X (7 of 7) | |
Manager (club roster) | My Town Communities (I); Tropical Isles (II, III) | My Town Communities | club roster |
Irrigation district | 5 | 6 | club roster |
MLS closings, 36 months | 18 | 10 | Southwest Florida MLS |
Median sold price, 36 months | $421,000 (mean of $420,000 and $422,000) | $401,250 (mean of $385,000 and $417,500) | Southwest Florida MLS |
Median $ per sq ft of living area, 36 months | $267.62 | $259.54 | Southwest Florida MLS |
Median sold-to-list, 36 months | 96.17% | 95.60% | Southwest Florida MLS |
Median days on market, 36 months | 18.5 | 33 (n=9) | Southwest Florida MLS |
2026 median county just value | $301,063 | $270,510 | county roll |
Homestead exemptions, 2026 roll | 59 of 164 | 31 of 80 | county roll |
Sources as listed, all pulled September 26, 2026; MLS closings dated 09/27/2023 to 09/26/2026, assigned by building address; even counts show the middle pair.
The two neighborhoods sell the same product at close to the same price, and the record separates them on scale and governance more than on the home. Twin Lakes has twice the homes and three associations, so a buyer has more buildings and plans to choose among and more resales to price against, and a seller has more comparable sales to defend a price. McArthur Palm is one association and one budget for all seven buildings, a year or two newer on the roll, with a slightly larger county heated size at its end units. Over three years Twin Lakes has sold a little faster and a little higher per foot; over four years, in our benchmark above, the two medians are within $3,000.
Choose Twin Lakes if you want the widest choice of Veranda homes in one neighborhood, a quick resale market with more comparable sales behind every price, and buildings on Wine Palm Road or Washingtonia Palm Way beside the lakes that give it its name. Choose McArthur Palm if you prefer a single association governing every building, the last Verandas U.S. Home built, and a smaller neighborhood on its own lane. Either way, the association's budget and estoppel decide the monthly cost, so read both before you choose. Selling at Twin Lakes? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Twin Lakes at Heritage Palms is one of seven recorded neighborhood names in the community, and its closest comparisons are the other Verandas at Royal Greens and Fairway Isle, and the four-story Terraces, which cost less but carry the milestone and reserve study obligations that two-story Twin Lakes does not.
The Veranda benchmark in the market section above compares Twin Lakes with every other Veranda neighborhood by building address. Two sibling guides cover the neighbors buyers most often weigh against it: Royal Greens, whose Veranda buildings continue along Washingtonia Palm Way beside Twin Lakes and share its irrigation district, and Fairway Isle, the oldest and largest Veranda group, where Terraces and Verandas share one name.
Over the 12 months to September 26, 2026, the Heritage Palms Terraces closed at a $275,000 median (n=39) and the Verandas at $390,000 (n=22), per the Southwest Florida MLS as summarized on our Heritage Palms guide. The $115,000 gap between those medians is the price of the Veranda's larger plan, garage, two lanais and two-story building. Villas and single-family homes sit above both. For a buyer comparing Heritage Palms with other Fort Myers golf communities, our guide to Pelican Preserve is the nearest large-club benchmark.
Twin Lakes at Heritage Palms offers a two-story condominium outside the SIRS and milestone laws, a garage, lanais, lake settings and full club membership, at a four-year median of $412,000. Its trade-offs are an unpublished neighborhood fee, three separate associations, a rising CDD line and a softer last twelve months.
If you're searching for a Twin Lakes listing agent, or thinking, 'I need someone to sell my Twin Lakes home...' start with what buyers ask first at Heritage Palms: which building and declaration, what the association charges, why no reserve study is required, and what the club collects at closing.
Data updated: September 2026
If you are thinking, "I need someone to sell my condo at Twin Lakes in Heritage Palms, Fort Myers, Florida," McGreevy and Comisar helps owners price, market, negotiate and sell with a strategy built for this neighborhood. Whether your home is an end unit on Washingtonia Palm Way in Veranda I, a phased Veranda II building on Wine Palm Road, or one of the Veranda III buildings farther down the same road, the buyer's questions are the same: what the $9,441 club total covers, why the CDD line rises to $575, what your association's budget says, and whether the building needs a structural integrity reserve study. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that discipline is what a Twin Lakes listing needs.
Honors and recognition:
What Twin Lakes homes sold for. In the last 12 months Twin Lakes has seen 6 resales in the Southwest Florida MLS, fewer than ten, so we widen to 24 months. We tracked all 14 Twin Lakes closings dated 09/27/2024 to 09/26/2026, pulled September 26, 2026:
Measure (Twin Lakes, 24 months) | Figure |
|---|---|
Closings | 14, every one a resale |
Closed volume | $5,561,500 |
Median sold price | $402,500 (n=14, even: the mean of $385,000 and $420,000) |
Sold range | $330,000 to $450,000 |
Median days on market | 9 (the mean of 8 and 10) |
Median sold-to-list ratio | 95.82% (the mean of 95.77% and 95.86%) |
Closed at or above list | 2 of 14 |
End units (1,661 sq ft MLS living area) | 5 closings, $425,000 to $450,000, median $435,000 |
Inner units (1,414 sq ft) | 9 closings, $330,000 to $422,000, median $380,000 |
Source: Southwest Florida MLS, closings resolved to Twin Lakes by building address. As a second layer, Lee County's recorded, DOR-qualified sales show 15 Twin Lakes resales in the 24 months beginning September 2024 at a $405,000 median, the newest recorded April 3, 2026.
What makes selling at Twin Lakes different. Four things separate a Twin Lakes sale from a generic Fort Myers condo sale. First, the reserve study question has a clean answer: the building is two stories, so the resale package carries the statement that no SIRS has been completed because none is required, and we attach the statute's three-story language so lenders and attorneys read the reason. Second, there are three associations, so we confirm which one your building belongs to and order that association's estoppel within the 10-business-day statutory window, alongside the club's $250 estoppel. Third, price follows plan: end units have sold $55,000 above inner units at the 24-month median, and we price your home against its own plan, not against a neighborhood average. Fourth, timing: only 59 of the 164 Twin Lakes units carry a homestead exemption on the 2026 roll, and 96 owners give a mailing address outside Florida, so the market is seasonal, so a home priced and documented before winter meets the most buyers.
Start with a free home valuation for your Twin Lakes condominium. It takes about a minute, and Jesse follows up with the Twin Lakes closings that actually fit your home: the same plan, the same association, and the club's closing charges and your association fee in view.
(239) 898-6072, text or call. Confidential conversations welcome.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. For a Twin Lakes listing we assemble the club's fee sheet, your association's budget and estoppel, and the two-story reserve-study statement before a buyer asks. Call Jesse direct at (239) 898-6072.
Plan first. Over the 24 months to September 26, 2026, Twin Lakes end units (1,661 square feet in the MLS) closed from $425,000 to $450,000 and inner units (1,414 square feet) from $330,000 to $422,000. Condition, view and the current market set your figure within that band. Get a free valuation.
The 24-month median is 9 days on market, but the two most recent Twin Lakes closings took 85 and 142 days. Price against your plan and season decides which of those you get.
The club charges the seller a $250 estoppel fee (Cost of Ownership), and your Veranda association charges its own estoppel fee within the limits of s. 718.116. Commission, title and documentary stamp tax are on the net sheet we prepare before you list.
Yes, when it is documented. Buyers across Florida now ask every condominium seller about reserve studies; at Twin Lakes the answer is that the building is below the three-story threshold, and a statement to that effect is part of your resale package under s. 718.503.
Interior updates do not need the club's committee; exterior changes need your association's approval, then the club's, and often a City permit (ARC Guidelines). We walk the home before recommending any spending.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to Twin Lakes at Heritage Palms, and they lead Domain Realty Group from an office in Bonita Springs. Jesse leads the listing side for Twin Lakes sellers, and Marc works with buyers across Fort Myers, Lee County and Collier County.
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, and follow our market notes on Facebook, YouTube and LinkedIn.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
"Twin Lakes is a document sale before it is a house sale," Jesse says. "Before a listing goes live we read the county's legal description to confirm which of the three condominiums the home is in, pull that association's budget and order its estoppel, order the club's estoppel, and put the reserve-study statement and the three-story statute side by side. We price against the home's own plan, end unit or inner unit, and we register every showing through the club's visitor system so no buyer waits at the gate." Before a word of this guide was written we read the county roll for all 164 Twin Lakes units, the three declarations' citations, the club's roster and guidelines, the district's budgets and four years of MLS closings resolved building by building.
Marc Comisar is a top-reviewed Twin Lakes realtor on Google, and the quote below is a five-star client review in the reviewer's own words; we publish no aggregate score.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling a home in Twin Lakes? Get a free home valuation for your Twin Lakes condominium, or call Jesse direct at (239) 898-6072. Buying in Twin Lakes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
For the whole community, see our guide to Heritage Palms Golf and Country Club, and for the wider market our Fort Myers guide. The neighborhoods most often compared with Twin Lakes are McArthur Palm, the other all-Veranda neighborhood, Royal Greens, next door on Washingtonia Palm Way, and Fairway Isle, the largest Veranda group. For the four-story product, see Terraces at Lakeside Greens.
These are the questions buyers ask about Twin Lakes at Heritage Palms, answered from the public record. Where the record is silent, the answer says so and names the document that holds it.
McGreevy and Comisar, the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We read the county roll, the three declarations and the association documents before a buyer offers. Call Marc at (239) 287-5873, or read how we represent buyers.
On the west side of the community: four buildings on Washingtonia Palm Way (10508 to 10538) and ten on Wine Palm Road (10400 to 10460), per the club's neighborhood roster, about half a mile straight-line from the clubhouse.
164 condominiums in 14 two-story buildings, per the Lee County Property Appraiser's parcel roll and building layer, both of which reconcile to the club's 544 Verandas in total.
Three: Veranda I, Veranda II and Veranda III at Twin Lakes, each a separate condominium with its own budget and board, listed on the club's roster.
A two-story condominium home of two bedrooms and two baths, often with a den, 1,333 to 1,661 square feet, with a detached one-car garage and front and back lanais, per the club's Property Types page.
A Terrace is a four-story condominium with carport parking, per the club's Property Types page; a Veranda is a two-story condominium with a detached garage. The Terraces fall under the milestone and SIRS laws and the Verandas do not.
Yes. The club describes a detached one-car garage with every Veranda, and the county roll marks a garage on all 164 Twin Lakes units. The declaration says how each garage is held.
2002 for Veranda I, 2003 for Veranda II and the first Veranda III building, and 2004 for the last four Veranda III buildings, per the county roll.
No. Both laws start at three habitable stories (s. 553.899; s. 718.112), and every Twin Lakes building is recorded at two stories.
For 2026, the club's $9,441 master total plus a $500 food minimum, the association's own fee (not published), and the CDD assessment rising to $575 on the November 2026 bill (Cost of Ownership).
From the association's current budget and estoppel certificate. Each Twin Lakes association has 25 or more units, so it must post its budget on a website or app under s. 718.111.
Yes. The club states that membership and golf privileges come with every home purchase (home page); there is no separate initiation fee.
$8,000: a $7,500 resale capital assessment and a $500 membership transfer fee, per the club's Cost of Ownership page.
All 14 building footprints fall in FEMA Zone X on the December 7, 2018 map; the lakes beside them are Zone AE (NFHL).
A federally backed lender requires it only inside a Special Flood Hazard Area, and the buildings map to Zone X. It remains available, at the City of Fort Myers' Class 6 discount.
The buildings stand beside the district's stormwater lakes; 13 of the 14 building centers are within about 100 feet of a mapped lake polygon. Views vary by unit.
Yes, for at least 28 consecutive days under the club's rules; the tenant becomes a transfer member for $500 (transfer form). The condominium declaration may add limits.
No. The club's Rule 5.18 allows tenants' pets only in single-family homes and villas. Owner pet rules are in the master and condominium documents.
No. Heritage Palms is not age-restricted, and the 2020 Census counted 36 residents under 18 in its blocks.
Elementary Zone J, Middle Zone EE and High South 1, by Lee County choice and lottery; the district's locator is the authority for an address.
No. Verandah is a separate community in Fort Myers; "Veranda" is the name of Heritage Palms' two-story condominium product, and Twin Lakes is one of four Veranda neighborhoods inside Heritage Palms.
Twin Lakes is larger (164 homes, three associations, built 2002 to 2004); McArthur Palm is 80 homes under one association, built in 2005. Both are two-story and outside SIRS; the decision table is above.
The association's budget, reserve schedule, estoppel and master policy declarations page, the declaration for your building, and the club's current closing-fee schedule in writing.
My Town Communities manages Veranda I; Tropical Isles Management manages Veranda II and Veranda III, per the club's roster.
These are the questions Twin Lakes owners ask before listing, answered from the MLS, the county record and Florida statute. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer the rest on a call: (239) 898-6072.
McGreevy and Comisar. We tracked every Twin Lakes closing for four years and price by plan and association. Call Jesse direct at (239) 898-6072 or get a free valuation.
Six closings in the 12 months to September 26, 2026, at a $362,500 median; 14 over 24 months at $402,500, per the Southwest Florida MLS.
$450,000, the top of the four-year range, reached by 1,661-square-foot end units in 2024 and in January 2026.
Softer lately: the last 12 months show a $362,500 median against $402,500 over 24 months and $412,000 over 48. The band itself, $330,000 to $450,000, has held for four years.
Yes. Over 24 months end units closed at a $435,000 median and inner units at $380,000, per the MLS.
A median 9 days over 24 months, but the two most recent closings took 85 and 142 days. Pricing to the plan decides it.
95.82 percent at the 24-month median; 2 of 14 closings reached list price or more.
Under s. 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the SIRS statement and the FAQ document, at your expense.
A statement that the association has not completed a structural integrity reserve study, which the statute allows; the building is two stories, below the law's three-story threshold.
Request it from your association's manager; the association must issue it within 10 business days under s. 718.116, and it is effective for 30 days when delivered electronically. The club issues its own for $250.
Yes. The statute allows delivery within 3 business days for an additional $100, and an additional fee of up to $150 if the account is delinquent.
The buyer, under the club's schedule; the seller pays the $250 estoppel fee (Cost of Ownership).
Buyers see the $575 line on the November 2026 bill. We show them it funds road resurfacing and that the district has no bond debt (FY2027 budget).
It is part of every Heritage Palms home's $9,441 and carries no published end date; buyers compare it across the whole community, not against Twin Lakes alone.
Washingtonia Palm Way addresses are Veranda I; 10400, 10401, 10410, 10411 and 10421 Wine Palm Road are Veranda II; 10420 to 10460 Wine Palm Road are Veranda III. Your county legal description confirms it.
To the title agent, yes: each Veranda II building was added by its own instrument, and we give the title company the correct citation from the start.
Before the season. Only 59 of 164 Twin Lakes units carry a homestead exemption, so most buyers and owners are seasonal; a home listed and documented by early winter meets them.
Many seasonal buyers want a turnkey home; we price the furnishings separately so the appraisal rests on the real estate.
Yes, subject to the lease; the tenant's transfer membership runs up to one year, and the buyer inherits the lease terms.
Twin Lakes has 25 MLS closings in four years to support an appraisal, a deeper set than most Heritage Palms condominium neighborhoods.
Many Heritage Palms condominium buyers pay cash; the MLS record we use does not report financing, so we plan for both.
Lenders send the association a condominium questionnaire; a two-story building outside SIRS removes one common source of delay, and the association's budget and reserves answer the rest.
Yes: the association, then the club's committee, and a City permit; windows must be white with no grids (ARC Guidelines).
Only with approvals, and an added sprinkler head where none exists; the lanai walls belong to the association.
Every showing is registered through the club's visitor system; we arrange access before we schedule.
Yes. We market quietly to our buyer database and neighboring owners when privacy matters.
It depends on your basis, ownership and residence; ask your tax adviser. We provide the closing statement figures they need.
It ends with your ownership, and the buyer's assessment resets; the county roll shows which Twin Lakes units carry one today.
It is negotiated in the contract and shown on the net sheet we prepare before you list.
By plan and year: Twin Lakes' end units are 1,661 square feet in the MLS; McArthur Palm's buildings are newer. Over 36 months Twin Lakes sold at $267.62 a foot against $259.54.
Yes: City millage, City permits and the City's Class 6 flood-insurance discount apply, and we explain each in the listing.
Because a Twin Lakes sale turns on three associations' documents, a statute a buyer's lawyer will ask about, and pricing by plan. We handle all three. Call Jesse direct at (239) 898-6072, or read how we represent buyers if you are also buying.
Every fact on this page comes from a primary or authority source: the club and master association, the Heritage Palms Community Development District, Lee County and City of Fort Myers records, the State of Florida and federal agencies, and dated news reports. No realtor, brokerage or listing portal is cited. Market statistics are from the Southwest Florida MLS, pulled September 26, 2026.
Heritage Palms Golf & Country Club:
Heritage Palms Community Development District:
Lee County and City of Fort Myers:
State of Florida:
Federal:
Health, news and maps:
Each Twin Lakes document below links to its official authority source. The three condominium declarations are recorded in the Lee County Official Records (Veranda I at OR 3653, Page 3453; Veranda II from OR 3913, Page 1129 through OR 4092, Page 3688; Veranda III at OR 4128, Page 4308) and are provided at resale; the associations post them for owners.
Document | What it is | Authority link |
|---|---|---|
Heritage Palms CDD Adopted Budget, Fiscal Year 2027 | $575 per unit; road program | |
Agreement between the Heritage Palms CDD and the club (March 27, 2014) | Who maintains roads, lakes, gates and irrigation | |
City of Fort Myers Ordinance 2873 (1998) | Creates the Heritage Palms CDD | |
Guidelines for All ARC Applications | Garage doors, windows, lanais, shutters, fines | |
Transfer of Membership form | 28-day lease minimum; Rule 5.18 on tenants' pets | |
Heritage Palms Golf & Country Club 2026 Budget | Dues, reserves and cable lines | |
Lee County Evacuation Zone C map | Evacuation zone sheet | |
School District of Lee County Student Enrollment Plan 2026 to 2027 | Choice zones and lottery |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Twin Lakes. 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.
