Savanna Lakes is a gated Lennar community off Amber Waves Road in south Lehigh Acres, roughly 630 homes at build out, no CDD. It is the fastest moving named community in Lehigh Acres at a median 19 days on market. Sell or buy with McGreevy and Comisar.
Savanna Lakes is the fastest moving community in Lehigh Acres, and it is not a close call. Over the trailing twelve months, Savanna Lakes homes went under contract in a median of 19 days, against a median of 51 days across Lehigh Acres as a whole. That is roughly 37% of the town’s time. It does that while delivering the largest median home of the three Lehigh communities in this build batch at 2,112 square feet, for the lowest median price of the three at $289,047. Biggest house, lowest price, fastest sale. Every one of those figures comes from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026, and together they are the whole argument for this gated Lennar community off Amber Waves Road in south Lehigh.
If you own here, that speed is leverage and it should change how you price. If you are buying here, that same speed is the reason a Savanna Lakes listing does not sit around waiting for you to think it over. Either way, the decision turns on real closed sales rather than on a national estimate that has never driven down Amber Waves Road.
Thinking of selling your Savanna Lakes home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Thinking of buying in Savanna Lakes? Call Marc at (239) 287-5873 for a buyer consultation before you write an offer on a 19 day market.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Savanna Lakes is a 19 day market inside a 51 day town, and pricing a home into that gap takes primary data rather than a portal estimate. In the last 12 months we tracked 47 closed sales in Savanna Lakes, every row hand checked against the Southwest Florida MLS, which is the only defensible basis for a Savanna Lakes list price or a Savanna Lakes offer.
We do not quote a community median we read somewhere. On 6 August 2026 we ran a trailing twelve month closed sales query against the Southwest Florida MLS across all eight Lehigh Acres MLS areas, deduped it by MLS number, and matched Savanna Lakes on the development and subdivision fields. It returned 47 closed sales, a median sold price of $289,047, a median living area of 2,112 square feet, and a median of 19 days on market. Those four numbers are the spine of everything below, and they are ours.
Lehigh is not one market. In the same twelve months, the northeast MLS area cleared a median of $345,000 while the central area cleared $274,945, a spread of 25.5% inside a single town. A team that prices Savanna Lakes off a town wide average is going to be wrong in one direction or the other. Top 1% Real Estate Agents Nationally Since 2008, and the reason that matters in Lehigh is that national ranking bought us the transaction count to see those splits before we price your house.
Savanna Lakes carries an HOA that includes lawn maintenance, sits inside the Lehigh Acres Municipal Services Improvement District footprint, and pays a Lehigh Acres Fire Control and Rescue District assessment on the tax bill. It carries no CDD, which is a genuine carrying cost advantage over the Estero and Babcock corridors where a bond assessment is routine. We read the estoppel, the budget and the tax bill line items, and we tell a buyer which of those numbers is fixed and which one moves.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that volume is exactly why we can tell a Savanna Lakes seller what 19 days means in practice instead of treating it as a trivia figure.
A 19 day median is the single most valuable fact a Savanna Lakes seller owns, and most sellers never learn it. It means the market here clears, so a correctly priced Savanna Lakes home does not need a price reduction cycle to find its buyer. It also means that if your home passes 30 days without a contract, something in the pricing, the presentation or the condition is off, and you will know it far sooner than a seller in a 51 day town would. We price to the community, watch the first ten days closely, and treat day 30 as a decision point rather than a shrug. Call Jesse at (239) 898-6072.
On a 19 day market the buyer who wins is the buyer who is ready before the listing appears. We set the search, read the HOA documents in advance, get you underwritten rather than pre qualified, and have the offer terms decided so that the only variable left on the day is price. Call Marc at (239) 287-5873 and we will have that groundwork done before you need it.
Thinking of selling your Savanna Lakes home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Thinking of buying? Call Marc at (239) 287-5873.
Savanna Lakes is a gated, all ages Lennar community off Amber Waves Road in south Lehigh Acres, ZIP 33974, planned for roughly 630 single family homes at build out. It is the fastest moving named community in Lehigh Acres on our own MLS data, and it delivers more house per dollar than any other named Lehigh community with publishable trailing twelve month figures. The eight points below are the load bearing facts, each expanded with its source further down.
Savanna Lakes has a small factual base and one very large finding, so this page is built to put the market data first and then work outward into cost, governance and daily life. The market snapshot and the benchmark carry the proprietary work.
The numbers
The community
The address
The decision
The proof
Savanna Lakes closed 47 sales in the trailing twelve months at a median sold price of $289,047, a median living area of 2,112 square feet, and a median of 19 days on market. Set against Lehigh Acres as a whole, that is a smaller price on a substantially larger house that sells in roughly a third of the time. The full comparison sits in the table below.
Metric | Savanna Lakes | Lehigh Acres, all areas |
|---|---|---|
Closed sales, trailing 12 months | 47 | 3,152 |
Median sold price | $289,047 | $309,998 |
Median living area | 2,112 sq ft | 1,593 sq ft |
Median days on market | 19 | 51 |
Median sold price divided by median size | about $137 per sq ft | about $195 per sq ft |
Source for both columns: our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026, closed status only, MLS areas LA01 through LA08. In the last 12 months we tracked those 47 Savanna Lakes closings row by row rather than accepting a summary figure, which is the working habit behind Top 1% Real Estate Agents Nationally Since 2008.
Nineteen days is the midpoint from list date to contract, not from list date to closing. Half of the 47 Savanna Lakes homes that closed in the last twelve months found their buyer faster than that. For a seller, it means the community clears, so an unsold Savanna Lakes listing at 40 days is telling you something specific about price or condition rather than something general about the market. For a buyer, it means the house you saw on Saturday can be gone by the following weekend, and a financing pre approval that has not been through underwriting is a real disadvantage.
The 2,112 square foot median is 519 square feet larger than the Lehigh Acres median of 1,593. That is not a rounding difference, it is an extra bedroom and a two car garage. Lennar’s Executive Homes collection is what drives it, and it is the reason Savanna Lakes reads as inexpensive on a per foot basis while sitting only moderately below the town median on headline price.
Dividing the median price by the median size gives roughly $137 per square foot at Savanna Lakes against roughly $195 for Lehigh Acres overall. That is a genuine and large gap, and it is the single strongest value argument for this community. It is also a ratio of two medians rather than a median of ratios, which is a real statistical distinction. The two figures track each other closely in practice, but we will not present a derived number as though it were pulled directly. If you want a true median price per square foot on a specific product type in Savanna Lakes, call us and we will run it.
We do not publish a Savanna Lakes sold to list ratio, a Savanna Lakes months of supply figure, or a Savanna Lakes year over year change. The trailing twelve month pull was built to return closed price, size and days on market at community level, and it does. Extrapolating a ratio the query did not return would be inventing a number. If you need those figures for a specific listing decision, ask us and we will run the query rather than estimate.
Savanna Lakes is the fastest moving named community in Lehigh Acres and the cheapest per square foot, on the same trailing twelve month Southwest Florida MLS pull that produced every other row in the table below. Seven Lehigh communities carry enough closed sales to publish. Savanna Lakes wins on speed and on size for the money, and loses on nothing except headline price to three smaller communities.
Community | Closed | Median price | Median sq ft | Median DOM | Price divided by size |
|---|---|---|---|---|---|
Savanna Lakes | 47 | $289,047 | 2,112 | 19 | about $137 |
Westminster | 31 | $280,000 | 1,812 | 40 | about $155 |
Mirror Lakes | 57 | $329,000 | 1,645 | 47 | about $200 |
Asher Park | 39 | $278,000 | 1,464 | 49 | about $190 |
Whispering Lakes | 56 | $323,990 | 1,870 | 83 | about $173 |
Town Lakes | 12 | $340,000 | 2,232 | 83 | about $152 |
Olympia Pointe | 17 | $225,000 | 1,322 | 121 | about $170 |
Lehigh Acres, all areas | 3,152 | $309,998 | 1,593 | 51 | about $195 |
Source: our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026. Town Lakes at 12 closed sales and Olympia Pointe at 17 are small samples and their medians should be read with that caveat.
Savanna Lakes at 19 days is more than twice as fast as the next quickest community on the list, Westminster at 40. It is 2.7 times faster than the Lehigh Acres town median of 51. It is 6.4 times faster than Olympia Pointe at 121 days. Two communities in this batch, Whispering Lakes and Town Lakes, sit at 83 days, which is roughly four and a half times slower than Savanna Lakes. If speed to contract matters to your plan, whether because you have a contingent purchase or because you are carrying two payments, that ranking is the most actionable line on this page.
On price divided by size, Savanna Lakes at roughly $137 per square foot is the lowest of the seven and about 30% below the town figure of roughly $195. Town Lakes at roughly $152 and Westminster at roughly $155 are the next closest. Mirror Lakes at roughly $200 is the most expensive per foot of the seven, which is what a 1958 golf course and watercraft permitted lakes buy you. There is no community on this list that delivers more square footage per dollar than Savanna Lakes.
You are not selling into the Lehigh Acres market, you are selling into the Savanna Lakes market, and the two behave differently enough that using the wrong one costs real money. A Savanna Lakes seller who prices off the town median of $309,998 is asking about 7% over the community median and is likely to sit. A Savanna Lakes seller who assumes the town’s 51 day timeline is budgeting roughly a month of carrying cost they probably will not need. Both errors are avoidable, and both are common.
Savanna Lakes is the best square footage value on this list, and it is also the list’s tightest window. Those two facts are related: value moves. If you are cross shopping Savanna Lakes against Whispering Lakes or Town Lakes, understand that you will have four times longer to decide in those communities and you will pay more per square foot. That is a genuine trade, not a trick, and the right answer depends on whether you value newness and school adjacency over size and price.
Across Lehigh Acres, 79.4% of closed sales in the trailing twelve months, 2,502 of 3,152, carry no named community at all, and that scatter segment’s median of $314,900 runs $27,900 above the named community median of $287,000 across 637 sales. That is the opposite of almost every market we publish, where the gated community commands the premium. The counts and medians are verified. The likely mechanism, newer construction on individual platted lots, is inferred rather than proven and we label it that way. What it means practically is that in Lehigh, buying inside a gate is not automatically the expensive choice, and Savanna Lakes is the clearest example of that on the whole list.
Savanna Lakes is a gated, all ages, single family community by Lennar at 12451 Amber Waves Road in south Lehigh Acres, ZIP 33974, planned for approximately 630 homes at build out. The product splits into two Lennar collections, the Patio Homes and the Executive Homes, and the amenity set is a pool, a fitness center, a playground and a community pond, with lawn maintenance included in the HOA fee.
Lennar markets Savanna Lakes as two collections rather than one. The Patio Homes are the smaller, lower fee product at $202.33 a month. The Executive Homes are the larger product at $207.33 a month. The five dollar monthly difference is small enough that it should not drive the decision; the square footage and lot difference should. The 2,112 square foot median across all 47 closed sales tells you the Executive Homes are doing a lot of the transactional work in this community.
Six hundred and thirty homes at build out is a mid sized Lehigh community. It is large enough to have its own resale rhythm, which is exactly what the 47 closed sales in twelve months demonstrates, and small enough that it has one amenity center rather than a club, a marina or sub villages. We say that plainly because several competitor pages describe Lehigh communities in language borrowed from Bonita Bay, and a buyer arriving on that expectation is going to be disappointed by a perfectly good community.
Lennar lists a swimming pool, a fitness center, a playground, a community pond and fully maintained lawns for Savanna Lakes. There is no golf course, no clubhouse restaurant, no tennis or pickleball complex described in the builder’s own amenity list, and no gate house with a staffed guard described either. If any of those matter to you, ask before you tour rather than after. Amenity lists change during a build out, and the association, not the builder page, is the authority on what is actually finished and open today.
Lennar continues to carry Savanna Lakes on its Naples and Fort Myers division site alongside its other Lehigh Acres communities. Whether a specific collection or phase is still selling on any given day is a question for the builder’s sales office, and the answer moves. What the MLS data settles is that there is an active resale market here: 47 closed sales in twelve months is a real, liquid community, not a paper one.
The homes are single family, one and two story, concrete block and stucco, on platted lots inside a gated perimeter, with attached garages and tile or shingle roofs depending on the plan and the year. Because the community is recent by Lehigh standards, the roofs, the mechanical systems and the electrical panels are far younger than the Lehigh median, and that matters more in Florida insurance underwriting than almost anything else about the house.
Savanna Lakes is a Lennar development in south Lehigh Acres, built as a gated all ages community on land inside the 1950s Lehigh Acres plat. To understand why a gated community is unusual in Lehigh at all, and why Savanna Lakes behaves so differently from the surrounding grid, you have to start with the plat itself rather than with the builder.
In 1954 a Chicago businessman named Lee Ratner, who had made his money on d-CON rat poison, bought roughly 18,000 acres of pasture and palmetto scrub in eastern Lee County for about $675,000 and named it the Lucky Lee Ranch. Two years later Ratner and his advertising partner Gerald Gould turned it into a mail order land sales business, and by 1959 they had sold more than 12,000 lots sight unseen to working families across the Midwest and Northeast. The sales model predates the Interstate Land Sales Full Disclosure Act of 1968, which was written in part because of operations like it. The grid was platted with vastly more lots than the infrastructure ever supported, and on the order of 100,000 or more of those originally platted lots remain unbuilt today.
Lehigh Acres was never master planned around communities. It was platted around lots. That is why the named, gated, amenitized communities like Savanna Lakes are the exception in Lehigh rather than the rule, and it is the structural reason they behave differently in the MLS data from the surrounding scatter. When you buy in Savanna Lakes you are buying an assembled, governed, maintained parcel inside a town whose default product is an individually owned quarter acre or half acre lot with no association at all.
Lennar is the largest national builder operating inside Lehigh Acres by community count, carrying Savanna Lakes alongside its other Lehigh product on the Naples and Fort Myers division site. That matters to a resale seller in a specific way: as long as the builder is active anywhere in the market, resale inventory competes with new construction that comes with a warranty, current building code and builder incentives. The 19 day median suggests Savanna Lakes resales are winning that competition comfortably, which is not true everywhere in Lehigh.
We do not publish a groundbreaking date, a first closing date, a phase schedule or a plat book and page number for Savanna Lakes, because none of those are in the record we have assembled from authority sources. The Lee County Clerk of Court and the Lee County Property Appraiser hold that record. If a specific date matters to your decision, we will pull it rather than approximate it.
Owning in Savanna Lakes means an HOA fee of $202.33 a month for the Patio Homes or $207.33 a month for the Executive Homes with lawn maintenance included, no CDD assessment at all, a Lehigh Acres Fire Control and Rescue District assessment, an LA-MSID assessment, county and school millage, and Florida homeowners insurance that is materially cheaper here than on the coast. The full stack is below.
The published Lennar figures are $202.33 a month for the Patio Homes and $207.33 a month for the Executive Homes, and the fee includes lawn maintenance. Treat those as the builder’s marketing figures rather than as today’s assessment. The association has not published a current public fee schedule, so get the number from the estoppel before you sign, and ask specifically whether the amount quoted is the current year’s assessment or a prior year’s. Lawn maintenance inside an HOA fee is worth real money in Florida, roughly the cost of a monthly service contract, and it also removes the single most common source of violation letters in a Lehigh community.
Savanna Lakes carries no Community Development District assessment. In Estero, in Babcock Ranch and across much of the Corkscrew corridor, a buyer routinely absorbs a CDD bond assessment on the annual tax bill that can run well over a thousand dollars a year for decades. Savanna Lakes has none of that. Lehigh’s district is LA-MSID, which is a town wide drainage and water control district rather than a community specific bond, and it is a fundamentally different and much smaller line item.
The Lehigh Acres Municipal Services Improvement District covers approximately 70,000 acres of eastern Lee County, including Savanna Lakes. It was created by the Florida Legislature under CS/HB 1255 in 2015, replacing the East County Water Control District, and amended by HB 819 in 2024. It provides drainage, water control, public improvements, community facilities, local streets, sidewalks and streetlights, and it manages the Harns Marsh stormwater system. It levies a non ad valorem assessment that appears on the annual property tax bill. It is not a CDD, and it is not specific to Savanna Lakes.
Lehigh Acres Fire Control and Rescue District is an independent special district funded by assessment rather than by county property tax. For fiscal year 2025 to 2026 the district’s published assessment is not to exceed $209.64 per parcel plus $1.20 per $1,000 of the value of improvements on the parcel. That is a non ad valorem line on the tax bill, separate from county millage, and it applies to every parcel in the district including every home in Savanna Lakes. The district carries an ISO Public Protection Classification of 3, which is a favorable input into Florida homeowners insurance pricing.
Lehigh Acres is unincorporated Lee County, so there is no city millage and no city government. The ad valorem stack on a Savanna Lakes tax bill is Lee County general revenue, Lee County public schools, the unincorporated MSTU, the library district, the South Florida Water Management District, and the Lehigh Acres Light District where applicable. The Lee County Property Appraiser publishes a parcel level tax estimator, and it is the only honest way to get a number for a specific address rather than a range.
Florida property insurance is the single biggest variable in a Lehigh carrying cost and the one most likely to surprise a buyer moving from out of state. Typical Lehigh homeowners premiums in 2026 run roughly $1,800 to $3,500 a year for a modest single family home, and the ZIP that contains Savanna Lakes, 33974, sits at the favorable end of that band at approximately $1,804. Newer construction helps here in a very direct way: roof age, opening protection and wind mitigation credits drive Florida pricing more than almost anything else, and Savanna Lakes homes are young by Lehigh standards. Get a bound quote before your inspection period expires, not an estimate.
For a Savanna Lakes Executive Home at the community median of $289,047, a buyer should budget the HOA at roughly $2,488 a year, homeowners insurance in the region of $1,800 to $2,500 a year for a newer home in 33974, the fire district assessment at up to roughly $210 plus the improvements component, the LA-MSID assessment, and county and school ad valorem taxes computed off assessed value after any homestead exemption. This is an illustrative stack, not a quote. Run the parcel through the Property Appraiser’s tax estimator and get a bound insurance quote before you rely on any of it.
Savanna Lakes is governed by three separate layers that most buyers conflate: a homeowners association that controls the community itself, the Lehigh Acres Municipal Services Improvement District that handles drainage and water control across the whole of Lehigh, and unincorporated Lee County, which handles land use, permitting and code enforcement. There is no city, and there is no CDD.
The community association is the body that sets and collects the monthly fee, maintains the pool, the fitness center, the playground and the pond, contracts the lawn maintenance included in the fee, and enforces the covenants. Florida homeowners associations register with the Florida Division of Corporations, and a search on Sunbiz will return the current registered agent, officers and filing status for the association that governs a specific address. Verify the exact association name and its current status on Sunbiz rather than assuming it from a builder page.
LA-MSID is a drainage and water control district, not a community association and not a CDD. It maintains the canal and stormwater conveyance network that keeps the Lehigh grid drained, it manages Harns Marsh, and it levies a non ad valorem assessment across roughly 70,000 acres. It does not set your HOA fee, approve your paint colour, or maintain anything inside the Savanna Lakes gate. Many Lehigh platted lots also carry LA-MSID drainage easements along rear or side lot lines, which is a survey question worth asking on any Lehigh parcel.
Because Lehigh Acres is unincorporated, land use is governed by the Lee Plan, the county’s comprehensive plan, and by the Lee County Land Development Code, with a Lehigh specific overlay in Design Standards Exhibit V-G. Setbacks, height, density, permitting and code enforcement all route through the Lee County Department of Community Development. Lee Plan Goal 25 is Lehigh’s dedicated community planning goal, and the county publishes a planning communities map that settles whether a given address is actually inside Lehigh.
The estoppel certificate is the association’s own written statement of what a specific unit owes and what the rules are, and in Florida the seller’s side orders it. Read it for six things: the current assessment amount and payment frequency, any special assessment approved or pending, the association’s reserve position, any open violation on the property, the transfer or capital contribution fee due at closing, and the approval process and timeline for a new owner. If the estoppel and the builder page disagree on the fee, the estoppel wins.
For a covenant question, an architectural approval or a fee dispute, the association. For a drainage, canal or easement question, LA-MSID. For a permit, a setback, an unpermitted addition or a code enforcement case, Lee County Department of Community Development. For a recorded document, a plat or a lien, the Lee County Clerk of Court. For assessed value, exemptions and the tax estimator, the Lee County Property Appraiser. For the bill itself, the Lee County Tax Collector.
Savanna Lakes offers a swimming pool, a fitness center, a playground and a community pond behind a gated entry, with lawn maintenance included in the monthly fee. It is a straightforward family amenity package rather than a country club, and the honest way to think about it is that the amenity you are really buying in Savanna Lakes is the maintained, governed, gated envelope around a large house.
The pool and fitness center are the daily use amenities. The playground makes this a genuinely family oriented community rather than a nominally all ages one. The community pond is a landscape and stormwater feature. There is no golf, no restaurant, no marina and no tennis complex, and no page should pretend otherwise. Ask the association what hours the amenities keep, whether there is a guest policy, and whether any amenity is currently closed for maintenance, because a builder page will never tell you that.
Lawn maintenance inside the fee is unusual at this price point in Lehigh and it does two useful things. It removes a recurring monthly cost that a scatter lot owner pays separately or does themselves in Florida heat, and it holds the streetscape consistent, which protects resale value in a way that individually maintained yards in an unassociated Lehigh neighborhood do not. For a seasonal owner or an investor, it also removes the most common cause of a violation letter arriving while nobody is there to read it.
The center of gravity for daily errands in Lehigh is the Lee Boulevard corridor, which carries the community’s largest retail loads including a Publix at Crossroads Shopping Center and a Walmart Supercenter, along with the HCA Florida Lehigh Hospital campus. From south Lehigh that is a drive rather than a walk. Sunshine Boulevard is the north south artery on the eastern half of Lehigh and Lee County approved construction contracts in March 2026 to widen it to four lanes from State Road 82 to 23rd Street SW, part of a Lehigh roadway pipeline exceeding $358 million.
Lehigh Acres carries a genuinely good stock of public amenities for a place with no city government: Veterans Park, the Lehigh Acres Community Pool, the Lehigh Acres Senior Citizen Center, the East County Regional Library, Greenbriar Preserve, and Harns Marsh, an LA-MSID water management site that doubles as one of the best birding locations in Lee County. Veterans Park Academy for the Arts, the PK-8 arts magnet, is also the highest performing public school in the Lehigh ZIPs.
Lehigh runs on volunteer institutions to a degree that surprises people: the Greater Lehigh Acres Chamber of Commerce, the East Lee County Chamber, Lehigh Community Services, the Boys and Girls Club of Lee County Lehigh branch, Habitat for Humanity of Lee and Hendry Counties, Kiwanis, Rotary, American Legion Post 323 and VFW Post 4174. If you are moving from a master planned community where the developer ran the social calendar, this is a different and in some ways better model.
Savanna Lakes sits off Amber Waves Road in south Lehigh Acres, ZIP 33974, which is the southern quadrant of the Lehigh grid. The honest framing is that Lehigh’s value proposition is price per square foot in exchange for a longer drive, and Savanna Lakes is no exception. If a short commute to a Fort Myers or Naples office is your top priority, this trade is the thing to weigh before the amenity list.
Lee Boulevard is the east west arterial, running from State Road 82 at the western Fort Myers boundary through the heart of Lehigh and out toward Buckingham. State Road 82 is the diagonal connection toward Fort Myers and, in the other direction, toward Immokalee. Sunshine Boulevard is the principal north south route in eastern Lehigh and is currently the subject of a four lane widening from State Road 82 to 23rd Street SW, approved by Lee County in March 2026.
The drive from central Lehigh Acres to downtown Fort Myers runs approximately 17 miles and 26 to 33 minutes in normal conditions. The average Lehigh commute time is approximately 37 minutes, which reflects a bedroom community pattern rather than a local jobs base. From south Lehigh, add time to reach the arterials. Most professional and higher wage employment in the region sits in Fort Myers, at Southwest Florida International Airport, or in Naples, and a Savanna Lakes buyer should assume a real commute rather than hope for a short one. That is the trade that buys you 2,112 square feet for $289,047.
Lee County has a multi year capital pipeline in Lehigh exceeding $358 million, which includes the Sunshine Boulevard widening, a $1.5 million repaving package covering 24.6 miles of eastern Lehigh streets, intersection improvements, ADA upgrades and a Lee Boulevard sidewalk replacement program. Road capacity has historically lagged Lehigh’s growth, and the honest read is that the pipeline is a response to that lag rather than a head start on it.
LeeTran operates the county bus system with Lehigh service, and it is a genuine option for some trips but not a substitute for a car in south Lehigh. Southwest Florida International Airport is the regional airport, and the drive from Lehigh runs through the State Road 82 and Daniels Parkway corridors. Check the drive at your own commute hour rather than at midday, because the State Road 82 corridor behaves very differently in peak.
Lehigh’s six ZIP codes behave like different markets. 33974 covers south Lehigh and includes Savanna Lakes on Amber Waves Road, Mirror Lakes Elementary and Fire Station 105 at 636 Thomas Sherwin Avenue South. In a single month sample from Florida Realtors SunStats for June 2026, 33974 recorded 80 closed sales at a median of $299,950 with 82 median days to contract, against 41 days in 33972. Note carefully that this is a different source, a different measure and a different period from the 19 day figure at the top of this page: SunStats reports median days to contract for a single month across an entire ZIP, while our own Matrix pull reports median days on market over twelve months for Savanna Lakes specifically. They are not the same yardstick and should never be compared directly. What the ZIP figure does tell you is that Savanna Lakes is moving far faster than its own surrounding ZIP, whichever measure you pick.
Savanna Lakes sits in ZIP 33974, which is served by Mirror Lakes Elementary School and East Lee County High School, both physically in the same ZIP. The Lee County School District operates on a choice and proximity assignment model, which means “zoned for” is not a fixed street level guarantee, and the district is the only authority on which school a specific address will actually attend in a given year.
Mirror Lakes Elementary School, 525 Charwood Avenue South, Lehigh Acres 33974, serves PK through 5 with approximately 1,237 students and a student teacher ratio of about 18 to 1. East Lee County High School, 715 Thomas Sherwin Avenue South, Lehigh Acres 33974, serves grades 9 through 12 with approximately 1,985 students, and carries Cambridge International and Gifted and Talented magnet programs. Approximately 64% of its students are economically disadvantaged.
Lehigh’s middle school capacity is spread across Lehigh Acres Middle School at 651 Sunrise Boulevard, whose original Arthur Avenue campus reopened in August 2023 after an $18.6 million renovation, Lemuel Teal Middle School, which opened in August 2023, Harns Marsh Middle School in eastern Lehigh, and Veterans Park Academy for the Arts, a PK-8 arts magnet at 49 Homestead Road South that is the highest performing public school in the Lehigh ZIPs. Middle school assignment for a south Lehigh address is exactly the kind of question that moves year to year, so verify it rather than assume it.
The Lee County School District has been building hard in Lehigh. It opened Gateway High School and a new Lehigh Acres Middle School in 2021, opened Amanecer Elementary and Lemuel Teal Middle School in August 2023, reopened the renovated Lehigh Acres Middle School campus the same month, and has Elementary L opening in August 2026. The School Board has approved Phase One pre construction costs for an additional middle school and an additional high school in Lehigh. For a Savanna Lakes buyer, the relevant implication is that assignment boundaries in Lehigh are being redrawn more often than in a static district.
Do not rely on a real estate listing, a builder page or a third party school rating site for school assignment. Take the parcel address to the Lee County School District directly and ask for the current year assignment and the choice window dates. If a specific school is a condition of your purchase, make that verification part of your inspection period rather than an assumption you carry into closing.
Lehigh’s schools carry high economically disadvantaged percentages, and school rating sites weight that heavily in their scores. That is a real characteristic of the community and we are not going to hide it. It is also not the same thing as a statement about any individual classroom, and the magnet programs at East Lee County High School and Veterans Park Academy are competitive by any measure. Visit, and form your own view.
Savanna Lakes is inland, roughly 15 to 20 miles from the Gulf of Mexico, and carries no storm surge exposure. That is a genuine and material differentiator against coastal Lee County. The exposure that does exist here is wind and rainfall flooding, and Hurricane Ian in September 2022 demonstrated exactly what that looks like in Lehigh.
Hurricane Ian made landfall at Cayo Costa on the afternoon of 28 September 2022 as a near Category 5 storm and tracked east northeast across Lee County and over Lehigh Acres. Lehigh received 14.42 inches of rainfall in the hours immediately after landfall. The damage profile inland was predominantly wind and rain rather than surge, and the freshwater flooding that followed affected canal corridors and low lying streets, particularly in older platted areas whose stormwater system was designed in the 1950s and 1960s before modern South Florida Water Management District standards.
We do not have a verified, parcel level record of Hurricane Ian’s impact on Savanna Lakes, and we are not going to characterize it in either direction. Saying a community was untouched is as irresponsible as saying it flooded, when the record does not support either. What we will tell you is what to do about it: pull the effective FEMA flood panel for the exact parcel, ask the seller for the Florida statutory flood disclosure, ask whether the property has ever had a flood insurance claim, and ask the association whether the community has ever had a stormwater or drainage assessment.
Flood Zone X is not zero risk. Ian dropped 14.42 inches of rain on Lehigh in a few hours and produced flooding well outside the published 100 year floodplain. Inland Zone X flooding is the dominant Lehigh storm loss risk. A buyer who reads “Zone X, flood insurance not required” and stops there has learned the wrong lesson from the single largest data point available.
Lee County’s Department of Community Development maintains both a 2022 FEMA flood map revisions page and a separate 2026 PROPOSED FIRM revisions page. Panels currently in process will continue to move individual Lehigh parcels between flood insurance pricing tiers. Pull the effective panel for your parcel at the FEMA Flood Map Service Center search page, then check the proposed panels as well, because the proposed map is what your premium will eventually be priced against.
The FEMA Community Rating System discounts NFIP premiums in participating communities. In April 2024, FEMA revoked Lee County’s 25% NFIP Community Rating System discount, which had been in place for 17 years and was worth a collective $14 to $17 million annually to Lee County flood policyholders. FEMA cited unpermitted work, lack of documentation and failure to properly monitor activity in special flood hazard areas. Any page or agent still quoting a 25% CRS discount in Lee County is quoting a figure that no longer applies, and a Savanna Lakes buyer budgeting flood insurance should price without it.
Wind premiums on a comparable single family home in Lehigh routinely run materially below the same home in Cape Coral’s Gulf access canal zones or in Fort Myers Beach. The 33974 ZIP that contains Savanna Lakes carries an approximate average homeowners premium of $1,804, against approximately $2,163 in 33936 and approximately $2,169 in 33972. Newer roofs, opening protection and an ISO Public Protection Classification of 3 in the Lehigh Acres Fire Control and Rescue District all feed into that. Ask your carrier explicitly about wind mitigation credits on any roof built after 2002.
Quote insurance in week one of your inspection period, not week three. Get the wind mitigation inspection and the four point inspection if the carrier asks for them. Pull the FEMA panel yourself rather than trusting a listing remark. Ask for the seller’s prior year premium as a sanity check, and understand that it is not what you will pay. And run flood insurance pricing separately from homeowners, because in Lehigh the two answer to completely different risks.
Where central service exists in Lehigh Acres, water and sewer come from the Florida Governmental Utility Authority, not from Lee County Utilities. Much of the Lehigh platted grid is still on private well and on site septic. Which side of that line a specific Savanna Lakes address falls on is a due diligence question with real money attached, and it is one of the genuine practical differences between a gated Lehigh community and the surrounding scatter.
The Florida Governmental Utility Authority operates the Lehigh Acres water and wastewater system, and it publishes both a system description defining the served area and an annual drinking water quality report for the Lehigh Acres division. If you are used to a county run utility, note the difference: FGUA is a separate authority, with its own rates, its own capital projects program and its own service area boundary. Lee County Utilities serves other parts of the county but is not the Lehigh operator.
The bulk of Lehigh’s platted lot inventory sits outside the FGUA central service area, and a buyer building on a vacant Lehigh lot typically needs a private well and an on site septic system. That adds five figure costs to a build and meaningful permitting steps. Under HB 1379 (2023), lots of one acre or less in areas where central sewer is unavailable now require nitrogen reducing septic systems under Florida law, which raised the cost again. Whether a parcel is inside the FGUA or Lee County Utilities service area, or on well and septic, can account for roughly $20,000 to $50,000 of construction cost variance.
Ask the seller and the association directly whether the home is on central water, central sewer, both, or neither. Ask FGUA to confirm the service address. If there is a septic system, ask for its permit record, its age, its last pump out date and whether it has been inspected. If there is a well, ask about the pump age, the water quality test history and any softening or treatment equipment. None of this is exotic in Lehigh, and all of it is cheaper to learn before closing than after.
Electric service in Lehigh is provided by the investor owned utility serving eastern Lee County, and solid waste is a non ad valorem line item on the annual tax bill alongside the fire district and LA-MSID assessments. Internet and television service in Lehigh is provider dependent by street; if you work from home, check the actual available speeds at the specific address rather than trusting a coverage map.
Stormwater and drainage in Lehigh are the responsibility of LA-MSID rather than of FGUA or the county utility. That is a distinction most buyers never learn and it matters when something goes wrong: a canal, a swale or a drainage easement question routes to the district, not to the water company. Many Lehigh lots carry LA-MSID drainage easements along rear or side lot lines, which a current survey will show and a listing photograph will not.
Savanna Lakes is served by HCA Florida Lehigh Hospital, the in town hospital on the Lee Boulevard corridor, with the wider regional network including the trauma center in Fort Myers operated by Lee Health. For a community whose defining trade off is distance from the coast, having a hospital inside Lehigh rather than a 30 minute drive away is a genuine and underrated advantage.
HCA Florida Lehigh Hospital sits on the Lee Boulevard corridor and was acquired by HCA Florida from Lehigh Regional Medical Center in November 2024. It is the community’s acute care anchor and its emergency department is the closest to a south Lehigh address. Confirm current service lines directly with the hospital rather than assuming from a list, because service lines at a community hospital change.
Lee Health operates the wider regional system including the region’s trauma center in Fort Myers, and it is also the largest employer in Southwest Florida with more than 16,000 employees. For specialist care, a Savanna Lakes household should expect to drive toward Fort Myers, which is the same trade the commute section describes. Lee Health publishes a location finder that is the authoritative source for which campus offers what.
The Florida Department of Health in Lee County operates public health services locally. Everyday retail and services concentrate on the Lee Boulevard corridor, with the Publix at Crossroads Shopping Center and the Walmart Supercenter carrying the largest loads. The East County Regional Library is the branch serving eastern Lehigh, and the Lee County Sheriff operates a substation in Lehigh with a published facility directory.
Fire and emergency medical response comes from the Lehigh Acres Fire Control and Rescue District, an independent taxing district with seven stations. Station 105 at 636 Thomas Sherwin Avenue South is in the 33974 ZIP that contains Savanna Lakes. The district holds an ISO Public Protection Classification of 3, which is a strong rating and a favorable input into homeowners insurance pricing, and any Lehigh property more than five road miles from a station prices differently. Law enforcement is the Lee County Sheriff’s Office; there is no municipal police department because there is no municipality.
If you are shopping gated Lehigh Acres communities, the honest comparison is that Savanna Lakes gives you the most square footage per dollar and the fastest exit, Mirror Lakes gives you golf and lake access at the highest price per foot, Whispering Lakes gives you the newest construction next to the newest schools, and Westminster gives you the most established gated golf address. Here is how they actually differ.
Whispering Lakes is the newest gated family community in Lehigh, in an active Centex build cycle and directly across from Amanecer Elementary and a new middle school, with a low HOA in the $136 to $137 a month range. It closed 56 sales at a median of $323,990 on 1,870 median square feet, with a median of 83 days on market. Savanna Lakes is cheaper, larger, and sells four and a half times faster. Whispering Lakes is newer and better positioned for school access. If your priority is school adjacency and brand new construction, Whispering Lakes. If it is size, price and liquidity, Savanna Lakes.
Mirror Lakes is the oldest golf community in Lehigh, with a course that opened in 1958, and it is the only Lehigh community whose lakes are watercraft permitted with association registration. It closed 57 sales at a median of $329,000 on 1,645 median square feet with a median of 47 days on market. That is roughly $200 per square foot against Savanna Lakes at roughly $137. You are paying a genuine premium for golf, lake access and mature landscaping, and you are getting a smaller house and older, more variable housing stock in return.
Westminster is the established gated golf address in Lehigh with roughly 620 homes and a renovated course. It closed 31 sales at a median of $280,000 on 1,812 median square feet with a median of 40 days on market, which works out to roughly $155 per square foot. It is the closest competitor to Savanna Lakes on value and the second fastest community on the list. The trade is golf and a longer track record at Westminster against more house, a lower per foot cost and twice the speed at Savanna Lakes.
Town Lakes carries the largest median home in the dataset at 2,232 square feet, but on only 12 closed sales and at a median of 83 days on market. Olympia Pointe is the slowest pocket in the data at 121 median days on market with the lowest median price at $225,000 on 1,322 median square feet. Both are small samples and both should be read with that caveat. Against either of them, Savanna Lakes offers deeper transaction evidence and dramatically better liquidity.
The real alternative for many buyers is not another gated community at all, it is an individual platted lot home somewhere on the Lehigh grid. That scatter segment closed 2,502 sales at a median of $314,900 with a median of 53 days on market, which is higher priced and slower moving than Savanna Lakes. You would give up the gate, the pool, the fitness center, the maintained lawn and the covenant protection, and you would take on the possibility of well and septic and of an unbuilt lot next door. For some buyers, particularly those who want acreage or a workshop or no association at all, that is the right trade. For most, it is not.
We will not link or cite a competitor brokerage’s community page, and we will not publish a median for Ibis Landing or Copperhead. Those two communities share street addresses and the MLS files them under a single development name, which produces a 53% median gap between two groups reported as one community. Publishing a number in that situation would be wrong for both, so we publish none until the parcel level record settles it.
Savanna Lakes is the best square footage value and the most liquid resale market of any named Lehigh Acres community with publishable trailing twelve month data. It is also a straightforward suburban product with a modest amenity set, in a town whose commute and school picture demand real scrutiny. Both halves of that are true and a buyer deserves both.
Savanna Lakes suits a family or a household that wants the most house it can get for under $300,000 in a gated, maintained, all ages community, is comfortable with a Lehigh commute, and values a liquid resale market. It suits an investor who wants a newer three or four bedroom single family house in a town where the three bedroom single family rental is the dominant lease product. It does not suit a buyer who wants golf, a club, walkability, or a short drive to a Gulf beach.
Before you sign a contract in Savanna Lakes, get the estoppel, the flood panel, a bound insurance quote, the utility service confirmation and the school assignment in writing. Those five items settle almost every surprise a Lehigh buyer can hit, and every one of them is cheaper to resolve inside your inspection period than after closing.
Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 and we will work that list with you rather than hand it to you.
Savanna Lakes sellers hold the strongest position of any named community in Lehigh Acres, and most of them do not know it. A median of 19 days to contract against a town median of 51 means a correctly priced Savanna Lakes home clears quickly, which changes how you price, how you time a contingent purchase, and how you read the first two weeks on market. McGreevy and Comisar have sold Southwest Florida since 2004 and we will price your home to that reality.
In a slow market, a seller prices high and expects to negotiate down over a long marketing period. In a 19 day market, that strategy is actively expensive: the listing that starts high burns its best two weeks of buyer attention, and the price reduction that follows signals weakness to every buyer who has been watching. In Savanna Lakes the correct move is to price at the market and let the speed work for you. That is not a discount strategy, it is a competition strategy, and it is why we watch the first ten days on a Savanna Lakes listing more closely than the next sixty.
The Lehigh Acres median sold price is $309,998. The Savanna Lakes median is $289,047. A Savanna Lakes seller who prices off the town figure is asking roughly 7% over their own community’s midpoint, and in a market that clears in 19 days, sitting is a very loud signal. Your competition is not the whole town, it is the other Savanna Lakes homes, and there were 47 closed sales to read them against.
We price from the primary MLS pull rather than from an automated estimate. We prepare the home before the photographs rather than after. We stage the marketing so the listing hits the market with full exposure on day one, because on a 19 day market day one is most of the campaign. We manage showing feedback in real time, and we treat day 30 as a decision point with a plan attached rather than as an occasion for a shrug and a price cut. Top 1% Real Estate Agents Nationally Since 2008, and the discipline behind that ranking is what turns a fast market into a strong net rather than just a quick one.
Start with the number. Get a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 and we will reconcile that figure against condition matched Savanna Lakes closings rather than against a town wide average. If you are selling and buying at the same time, call earlier rather than later, because a 19 day community changes the sequencing of a contingent purchase in your favor and that only works if it is planned.
Jesse McGreevy is a top-reviewed Lehigh Acres realtor, and the three reviews below are genuine verified Google reviews from the McGreevy and Comisar business profile. We publish them without reviewer names and without an aggregate rating, by policy.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
That first one is here for a reason. On a 19 day market, meeting a buyer at a house within twenty minutes is not a courtesy, it is the difference between writing the offer and reading about the sale.
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
★★★★★ “Marc was everything we needed for our house-hunting journey in Southwest Florida. He was incredibly communicative, always quick to respond, keeping us updated every step of the way, and truly listening to our needs and preferences.” Verified Google review
Read the full set on the McGreevy and Comisar Google Business Profile.
McGreevy and Comisar are the real estate team to call for Savanna Lakes and for Lehigh Acres generally. Jesse McGreevy and Marc Comisar of Domain Realty have sold Southwest Florida since 2004, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across the region. They price a Savanna Lakes home from the Southwest Florida MLS record rather than from an automated estimate. Contact details, credentials and licensing are below.
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. More about Jesse and Marc is on the McGreevy and Comisar about page, and individual profiles are at Jesse McGreevy and Marc Comisar.
Selling in Savanna Lakes? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse at (239) 898-6072. Buying in Savanna Lakes? Call Marc at (239) 287-5873 before the next listing hits, because on a 19 day market the preparation has to be done in advance.
Buyers researching Savanna Lakes ask the same thirty questions, and the answers below are sourced rather than guessed. Where the record does not support an answer we say so instead of filling the gap. For anything specific to a parcel, call Marc at (239) 287-5873.
Savanna Lakes is at 12451 Amber Waves Road in south Lehigh Acres, ZIP 33974. That is the southern quadrant of the Lehigh grid, which also contains Mirror Lakes Elementary School and Fire Station 105.
Yes. Savanna Lakes is a gated community. Ask the association how guest access is handled and whether the gate is staffed, because that varies and the builder page does not say.
Lennar. Savanna Lakes is a Lennar community carried on the builder’s Naples and Fort Myers division site alongside its other Lehigh Acres product.
Approximately 630 single family homes at build out.
$289,047 across 47 closed sales over the trailing twelve months, from our own Southwest Florida MLS pull run 6 August 2026. That is 6.8% below the Lehigh Acres town median of $309,998 over the same period.
The median days on market is 19, against a Lehigh Acres town median of 51. That makes Savanna Lakes the fastest moving named community in Lehigh Acres on our data, and it means a home here goes under contract in roughly 37% of the town’s time.
The median living area across the 47 closed sales was 2,112 square feet, which is 519 square feet larger than the Lehigh Acres median of 1,593 square feet.
The fee covers the community amenities, the maintenance of common areas, and lawn maintenance for the individual homes, which is the inclusion most buyers underestimate. Get the exact schedule of what is and is not covered from the association rather than from a marketing page.
Lennar publishes $202.33 a month for the Patio Homes and $207.33 a month for the Executive Homes. Treat those as builder figures and confirm the current assessment on the estoppel before you sign.
No. Savanna Lakes carries no Community Development District assessment. That is a meaningful carrying cost advantage over the Estero, Babcock Ranch and Corkscrew corridor communities where a CDD bond assessment is routine.
LA-MSID is the Lehigh Acres Municipal Services Improvement District, a drainage and water control district covering roughly 70,000 acres of eastern Lee County. It applies to Savanna Lakes because it applies to essentially all of Lehigh Acres. It levies a non ad valorem assessment on the tax bill. It is not a CDD and it is not specific to any one community.
Lennar continues to carry Savanna Lakes on its Naples and Fort Myers division site, but whether a specific collection or phase has inventory available on any given day changes constantly. Ask the builder’s sales office directly, and ask us for the resale picture at the same time so you can compare both.
They are two Lennar collections at different sizes and price points, with HOA fees of $202.33 and $207.33 a month respectively. The Executive Homes are the larger product. Given the community’s 2,112 square foot median, the Executive Homes account for a substantial share of what actually trades here.
A swimming pool, a fitness center, a playground and a community pond, with fully maintained lawns included in the fee. There is no golf course, no clubhouse restaurant and no tennis or pickleball complex in the builder’s published amenity list.
No. If you want golf inside a Lehigh community, Mirror Lakes and Westminster are the addresses to look at, and both cost more per square foot than Savanna Lakes.
No. Savanna Lakes is all ages, and the playground and school proximity make it a genuinely family oriented community rather than a nominally all ages one.
33974, which covers south Lehigh Acres.
Mirror Lakes Elementary School at 525 Charwood Avenue South and East Lee County High School at 715 Thomas Sherwin Avenue South are both in the 33974 ZIP. Lee County operates a choice and proximity assignment model, so verify the current assignment for the exact address with the Lee County School District rather than relying on any listing or builder page.
Flood zone is assigned parcel by parcel, not community by community, so there is no single answer for Savanna Lakes. Pull the effective panel for the exact parcel at the FEMA Flood Map Service Center, then check the Lee County 2026 proposed FIRM revisions page as well. The one thing worth knowing in advance is that Zone X in Lehigh is not zero risk: Hurricane Ian produced flooding well outside the published 100 year floodplain.
We do not have a verified parcel level record for Savanna Lakes and we will not characterize it in either direction. What is verified is that Lehigh Acres received 14.42 inches of rain in the hours after Ian’s landfall on 28 September 2022 and that the inland damage profile was wind and rainfall flooding rather than storm surge. Ask the seller for the statutory flood disclosure and ask whether a flood claim has ever been filed on the property.
Where central service exists in Lehigh it is provided by the Florida Governmental Utility Authority, not by Lee County Utilities, and much of the Lehigh grid is still on private well and septic. Confirm the service status for the specific address with FGUA rather than assuming it from the community name.
Central Lehigh Acres to downtown Fort Myers runs approximately 17 miles and 26 to 33 minutes in normal conditions, and the average Lehigh commute time is approximately 37 minutes. From south Lehigh, add time to reach the arterials. Test the drive at your actual commute hour, because the State Road 82 corridor behaves very differently in peak.
There is no single figure, because the bill combines Lee County general revenue, school millage, the unincorporated MSTU, the library district, the water management district and the Lehigh Acres Light District, plus non ad valorem assessments for the fire district, LA-MSID and solid waste. The Lee County Property Appraiser publishes a parcel level tax estimator and it is the only honest way to get a number for a specific address.
Typical Lehigh homeowners premiums in 2026 run roughly $1,800 to $3,500 a year for a modest single family home, and the 33974 ZIP that contains Savanna Lakes averages approximately $1,804, the most favorable of the Lehigh ZIPs we have figures for. Newer construction, roof age and wind mitigation credits move that number more than anything else. Get a bound quote inside your inspection period rather than relying on an average.
Leasing rules are set by the association and typically cover minimum lease term, the number of leases permitted per year and tenant approval. Get the current restrictions in writing from the association before you buy if rental income is part of your plan. For market context, Lehigh Acres closed 1,616 leases in the trailing twelve months at a median rent of $1,750 a month, and the three bedroom single family house is the dominant lease product at 944 of those leases.
Pet rules are association rules and they can restrict size, breed or number. Ask for the current pet policy in writing rather than relying on what a neighbour tells you at the pool.
The honest inputs: Lehigh Acres median rent is $1,750 a month against a town median sale price of $309,998, which is a gross annual yield of about 6.8%. That figure is gross, before taxes, insurance, HOA, management and vacancy, and in this market insurance is the swing factor that makes the net materially lower. Savanna Lakes specifically offers newer three and four bedroom single family product, which is exactly the dominant Lehigh rental type, plus a 19 day median resale window that shortens the exit. Run the actual numbers on a specific property rather than on the town averages.
HCA Florida Lehigh Hospital, on the Lee Boulevard corridor in Lehigh Acres, acquired by HCA Florida from Lehigh Regional Medical Center in November 2024. The wider regional network, including the Fort Myers trauma center, is operated by Lee Health.
It has the ingredients: gated, all ages, a playground, a pool, a large median home at 2,112 square feet, and elementary and high schools inside the same ZIP. The honest counterweight is the commute and the fluidity of Lee County school assignment. Visit the schools, drive the commute at your real hour, and decide from that rather than from a rating site.
Ask for them in writing as part of your offer, and order the estoppel through the closing agent. The documents you want are the declaration and covenants, the current budget, the most recent reserve study, the rules and regulations including leasing and pet policy, and the minutes of the last twelve months of board meetings. Call Marc at (239) 287-5873 and we will make that request part of the contract rather than an afterthought.
Selling in a 19 day community is a genuinely different exercise from selling in a 51 day town, and most of the standard advice a seller finds online is written for the slower case. The thirty five answers below are written specifically for a Savanna Lakes seller. Call Jesse at (239) 898-6072 for the version specific to your house.
Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then let us reconcile it against condition matched Savanna Lakes closings. The community median is $289,047 on 2,112 median square feet, but a median is a midpoint, not a price, and your home sits somewhere in a distribution around it.
The community median is 19 days from list to contract, against 51 days for Lehigh Acres overall. Half the homes go faster than that. Closing typically follows contract by another 30 to 45 days depending on financing.
The most plausible explanation is the value proposition: at roughly $137 per square foot against roughly $195 town wide, Savanna Lakes is the most house per dollar of any named Lehigh community in the data, inside a gate, with lawn maintenance included and no CDD. Demand finds that. We label the explanation as our reading of the data rather than as a proven mechanism, because the MLS pull gives us the outcome, not the cause.
The Savanna Lakes median, always. Pricing off the town median of $309,998 puts you roughly 7% above your own community’s midpoint, and in a market that clears in 19 days a listing that sits is a loud signal to every buyer watching.
No, and this is the most common and most expensive mistake. A fast market rewards correct pricing with a fast, competitive sale; it does not reward optimistic pricing with a fast, optimistic sale. Overpricing in a 19 day community burns the two weeks of peak buyer attention that are the whole campaign.
The community carries the fastest days on market and the strongest per square foot value story in Lehigh, which is a strong position. The right timing question is personal rather than general: what does the sale enable, and when do you need it to complete? Call us and we will build the timeline backwards from that.
It says 47 homes closed in Savanna Lakes at a median of $289,047 on a median of 2,112 square feet, in a median of 19 days. Those are the four figures every serious pricing conversation about your home should start from. Everything after that is condition, location within the community, and timing.
Substantially, because the community’s median is unusually large at 2,112 square feet. A home meaningfully below that median is a different product competing against a different buyer, and pricing it on a per foot basis from the community median will usually be wrong in one direction. We price against condition matched comparables, not against a ratio.
There is no clean answer and anyone giving you one is guessing. While a builder is active anywhere in a market, resale competes with new construction that carries a warranty and incentives. Savanna Lakes resales are clearly winning that competition at a 19 day median, which is the relevant evidence. Decide on your own timeline, not on a prediction about the builder.
To some degree, yes, wherever the builder has standing inventory. Your advantages are immediate occupancy, mature landscaping, existing window treatments and finished improvements, and no construction timeline risk. We position the listing around those rather than trying to out price a builder incentive.
By selling what a new build cannot: move in timing, finished landscaping, screened lanai and pool if you have one, upgrades already paid for, and a known neighborhood. Price is the last lever, not the first. Buyers who want a builder warranty will buy new regardless; your buyer is the one who wants to move in next month.
Anything that reads as newer and lower risk: a recent roof, updated air conditioning, impact windows or accordion shutters, and a clean, current kitchen. In Florida, insurability improvements pay twice, once in the sale price and once in the buyer’s ability to get a bound quote at all.
Major structural remodelling, a pool added purely for sale, and high end finish upgrades that overshoot the community’s price band. At a community median of $289,047, a kitchen specified for a $600,000 house does not return its cost. We will tell you which items to skip, which is often the more valuable half of the conversation.
Often yes on paint, sometimes on flooring. Neutral paint and consistent flooring across the main living areas are two of the cheapest ways to remove buyer objections in photographs, and in a 19 day market the photographs are doing most of the selling. We walk the house and tell you the specific list rather than a general rule.
It is worth considering, particularly on a home with an older roof or air conditioning system. A pre-listing inspection lets you price the known issues rather than renegotiate them under time pressure after a buyer’s inspector finds them. In a fast market, avoiding a mid contract renegotiation is worth real money.
The declaration and covenants, the current budget and assessment schedule, the rules and regulations including leasing and pet policy, any notice of a pending or approved special assessment, and confirmation that your account is current with no open violation. Getting those in hand before you list prevents a delay after you are under contract.
An estoppel certificate is the association’s written statement of what a specific unit owes and what conditions apply. In a Florida residential resale it is ordered through the closing process on the seller’s side, and Florida statute caps what an association may charge for it. Order it early, because a slow association is a common cause of a delayed closing.
Net proceeds are the contract price minus the mortgage payoff, the brokerage fee agreed in the listing agreement, documentary stamp tax on the deed, title and closing costs per local custom, prorated property taxes and assessments, the estoppel fee, and any repair credits negotiated. We build you a written net sheet before you list, not after you have an offer.
The recurring items are the documentary stamp tax on the deed, the owner’s title policy where local custom puts it on the seller, settlement and recording fees, prorated taxes and association assessments, the estoppel fee, and the agreed brokerage compensation. The exact allocation is negotiable and is set by the contract, so we put the numbers in writing before you sign anything.
The LA-MSID assessment is a non ad valorem line on the annual property tax bill and it is handled through the ordinary tax proration at closing, in the same way as the fire district assessment and solid waste. Your closing agent computes the proration. Ask to see it on the settlement statement rather than assuming.
Like the other non ad valorem items on the tax bill, through the standard tax proration your closing agent prepares. For fiscal year 2025 to 2026 the Lehigh Acres Fire Control and Rescue District assessment is published as not to exceed $209.64 per parcel plus $1.20 per $1,000 of the value of improvements.
Florida sellers must disclose known facts that materially affect the value of the property and are not readily observable. Prior flooding and prior flood insurance claims fall squarely in that category. Disclose it in writing, early. A disclosed issue is a negotiation; an undisclosed one is a lawsuit.
Known material defects that are not readily observable, in writing. In practice that means roof leaks, prior flooding, sinkhole activity, structural repairs, unpermitted work, active litigation, pending special assessments and known association disputes. When in doubt, disclose. Consult your own attorney for legal advice on your specific situation.
An as-is contract in Florida still requires disclosure and still gives the buyer an inspection period with a right to walk. It changes the repair negotiation, not the obligation to be honest. In a 19 day community, as-is with a credible, pre-inspected condition story often nets better than as-is with unknowns.
Cash removes appraisal and financing risk and usually shortens the timeline, which is worth something real. It is not automatically worth a large discount, especially in a community that contracts in a median of 19 days. Compare the offers on net proceeds and certainty, not on the word cash.
The contract determines what happens next, which is why the appraisal contingency language matters at the point of accepting the offer rather than after. Options typically include renegotiating price, the buyer bringing additional cash, providing the appraiser with better comparables for a reconsideration of value, or terminating. In Savanna Lakes we have 47 recent closed sales to argue from, which is a stronger position than most Lehigh communities offer.
Full Southwest Florida MLS syndication, professional photography, a launch designed so the listing hits the market at full exposure on day one, direct outreach to our own buyer database, and active follow up on every showing. On a 19 day market, the campaign is front loaded by necessity, and a listing that dribbles onto the market has already lost its best week.
Yes, on every listing. In a community that contracts in a median of 19 days, the photographs are the first showing and often the only one that decides whether there is a second.
Southwest Florida has a real seasonal buyer flow, but Savanna Lakes is not primarily a seasonal market: it is a family and workforce community with a year round buyer pool, which is part of why it clears in 19 days. Timing your listing to your own move is usually a better decision than timing it to the season.
Then you have information, and quickly. In a community with this median, a home past 30 days without a contract is telling you something specific about price, presentation or condition. We treat day 30 as a scheduled decision point with a plan attached rather than as a moment to shrug and cut the price.
Yes, and Savanna Lakes is one of the better places in Lehigh to attempt it, precisely because the sale side is fast and reasonably predictable. The sequencing has to be planned before you list, not improvised after you are under contract. Call Jesse at (239) 898-6072 early if this is your situation.
Run both numbers rather than choosing on instinct. Lehigh’s median rent is $1,750 a month against a town median price of $309,998, a gross annual yield of about 6.8% before taxes, insurance, HOA, management and vacancy, and the net will be materially lower than the gross. Against that, weigh the leasing restrictions in your association documents, the carrying costs, and what selling into a 19 day market would net you today.
Ask three questions. What is the community’s median days on market and where did you get that number. What have you sold inside this community. And what is the plan if the home is not under contract by day 30. An agent who cannot answer the first from primary data is going to price your home from an automated estimate.
Brokerage compensation is negotiable and is agreed in writing in the listing agreement before any marketing begins. We will walk you through the fee, the services it covers and the alternatives on the same call as the pricing conversation, so you are comparing complete offers rather than headline numbers.
Get a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072. We will bring the Savanna Lakes closed sale data, walk the house, and give you a written net sheet and a pricing recommendation before you commit to anything.
Every factual claim about Savanna Lakes, Lehigh Acres, Lee County and the districts on this page traces to one of the sources below, alongside our own trailing twelve month pull from the Southwest Florida MLS run 6 August 2026. We do not cite real estate aggregators or competitor brokerages, on purpose. Where an authority source and a marketing page disagree, we follow the authority source and say so.
The Downloadable Documents below are the primary records behind this page, each linked to the official authority that publishes it. Every one is a finished, currently available document. We do not link a document we have not opened, and we do not host copies of records that belong on a government server.
Document | What it settles | Authority |
|---|---|---|
LA-MSID Adopted Budget, FY 2025-2026 | What the Lehigh Acres Municipal Services Improvement District spends and assesses | |
CS/HB 1255 (2015) staff analysis | Why LA-MSID exists, what it replaced, and the limits of its authority | |
HB 819 (2024) staff analysis | The most recent legislative change to the district’s authority | |
The Lee Plan, comprehensive plan as amended | The controlling land use document for unincorporated Lee County, including all of Lehigh Acres | |
Lehigh Acres Design Standards, Exhibit V-G | Lehigh specific architectural and site design standards | |
Lee County Hurricane Ian After-Action Report | The county’s official post storm review, published 11 August 2023 | |
Lee County Planning Communities Map 16 | Whether a given address is actually inside Lehigh Acres | |
FGUA Lehigh Acres Service Area System Description | Which parcels are inside the central water and sewer service area | |
FGUA Annual Drinking Water Quality Report, Lehigh Acres Division | Water quality for the Lehigh Acres system | |
Lehigh Acres Fire District audited financial statements, 2024 | The fire district’s finances behind the assessment on your tax bill | |
Lee County Lehigh Acres Fact Sheet | The county’s own summary of Lehigh services, districts and contacts | |
Lee Plan New Horizon 2035 EAR, Appendix A | The evaluation and appraisal appendix behind the Lehigh relevant plan amendments | |
Lee County 2025 State Legislative Agenda | The county’s Lehigh relevant infrastructure and funding priorities | |
Lehigh Acres Commercial Land Use Study, implementation report | The planning record on Lehigh’s platted lot problem and what was proposed about it |
Two records you should pull yourself rather than download from anyone: the effective FEMA flood panel for your exact parcel, from the FEMA Flood Map Service Center search page, and the estoppel certificate for the specific unit, which only the association can issue. Neither is something a real estate page can hand you, and both are the two documents most likely to change your number.
Selling in Savanna Lakes? Call Jesse McGreevy at (239) 898-6072. Buying in Savanna Lakes? Call Marc Comisar at (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
125,030 people live in Savanna Lakes, where the median age is 35.7 and the average individual income is $24,398. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Savanna Lakes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sashy’s Sweets, El Criollo Cuban Food, and 7-Eleven.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 0.5 miles | 0 reviews | 0/5 stars | |
| Dining | 0.97 miles | 2 reviews | 5/5 stars | |
| Dining | 1.02 miles | 6 reviews | 1.8/5 stars | |
| Dining | 1.1 miles | 3 reviews | 1/5 stars | |
| Dining | 1.1 miles | 54 reviews | 2.4/5 stars | |
| Dining | 1.17 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.27 miles | 21 reviews | 3.9/5 stars | |
| Dining | 1.27 miles | 0 reviews | 0/5 stars | |
| Dining | 1.28 miles | 0 reviews | 0/5 stars | |
| Dining | 1.49 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.67 miles | 0 reviews | 0/5 stars | |
| Active | 0.8 miles | 0 reviews | 0/5 stars | |
| Active | 0.97 miles | 0 reviews | 0/5 stars | |
| Active | 0.97 miles | 1 review | 5/5 stars | |
| Active | 1 miles | 2 reviews | 3/5 stars | |
| Active | 1.28 miles | 0 reviews | 0/5 stars | |
| Active | 1.38 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.61 miles | 0 reviews | 0/5 stars | |
| Beauty | 1 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.03 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.1 miles | 19 reviews | 3/5 stars | |
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Savanna Lakes has 37,669 households, with an average household size of 20.47. Data provided by the U.S. Census Bureau. Here’s what the people living in Savanna Lakes do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 125,030 people call Savanna Lakes home. The population density is 1,534 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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