Heritage Landing - Single-Family Homes

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

McGreevy and Comisar wrote this guide first for owners of the newer single-family homes at Heritage Landing who are weighing a sale, and second for buyers who want the record instead of a listing sheet: which of the 338 houses sold, for how much, on which street, on which lot width, under which bond line and on which side of a FEMA letter. Heritage Landing Single-Family Homes is a 338-home neighborhood of detached Lennar houses on two recorded plats inside the master-planned community of Heritage Landing in Punta Gorda, Florida. It is the younger of the community's two single-family neighborhoods, built from 2021 to 2025 on the Heritage Landing Phase II-A and Phase II-B plats, and it produced more recorded sales in the last year than any other single-family street grid inside the gate. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

The address needs one sentence of explanation, because it changes the tax bill, the flood map and the phone numbers you call. These homes carry a Punta Gorda 33955 mailing address, but they sit in unincorporated Charlotte County: the county values and taxes the house, draws the evacuation zones, issues building permits and supplies water and sewer, and every lot pays the Tern Bay Community Development District on the property tax bill. The City of Punta Gorda has no role.

This guide is built from the Charlotte County Property Appraiser's recorded, qualified sales and September 2026 parcel roll for all 338 homes; the Tern Bay Community Development District's adopted fiscal 2027 budget, its 2022 bond assessment methodology and roll, its June 2026 notice to homeowners and its 2026 minutes; six FEMA letters of map revision based on fill that name these lots by number; the county's posted elevation certificates; Lennar's own archived plan pages; the golf club's published rules; and the Southwest Florida MLS. If you own one of these homes and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the lot-width, bond and flood detail below tells you which house fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Heritage Landing Single-Family Homes

McGreevy and Comisar are the best realtor for Heritage Landing Single-Family Homes because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a price read built from all 41 recorded sales of the last year and a flood letter check of every lot.

If you're searching for the best realtor for Heritage Landing Single-Family Homes in Heritage Landing, Punta Gorda, whether you're ready to sell your Heritage Landing single-family 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.

That matters here for three reasons particular to these streets. First, the neighborhood is two products wearing one name. The Tern Bay Community Development District classifies every one of the 338 lots by width, and the district's own records put 210 of them in its Executive class (40 to 50 foot lots) and 128 in its Estate class (61 to 70 foot lots). An Executive home of about 2,200 square feet and an Estate home of about 2,800 square feet on a wider lake lot are different markets, with different bond lines, and a blended average prices neither one. Second, the portals miss half the record. Charlotte County recorded 41 qualified sales on these two plats in the last 12 months; the Southwest Florida MLS shows 14, because most of Lennar's closings never touched the MLS. Third, the details that move price here are on paper: the lot's CDD class and bond line, whether the house has a FEMA letter removing it from the high-risk flood zone (nine homes on Scarlet Oak Court do not), whether it has a pool, and how the golf club's rules treat the buyer.

Recent Heritage Landing Single-Family Homes track record (last 12 months): In the last 12 months Heritage Landing Single-Family Homes have seen 17 resales and 24 builder-direct sales in the Charlotte County Property Appraiser's recorded, qualified sales (recorded September 1, 2025 to September 9, 2026, the newest sale in the county file), 41 sales in all at a median of $460,000, from $350,000 to $960,000, for $20,486,900 in volume. The 17 resales carried a $530,000 median, the 24 builder sales a $446,350 median (an even count, so the median is the mean of $445,000 and $447,700), and the highest-priced sale of the year was $960,000 on River Birch Court in June 2026. On the Southwest Florida MLS, the 14 single-family closings on these streets in the 12 months to September 24, 2026 ran a $600,000 median, a 64-day median on market and a 96.1% median sale-to-list ratio. Neither the county file nor the MLS rows we hold record the listing office on each sale, so we state no represented-sale count; ask us and we will walk you through the sales on your street.

For Heritage Landing single-family sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. On these streets it has to answer the five questions every serious buyer asks: which CDD class and bond line the lot carries, whether the house has its own FEMA letter and elevation certificate, what the master association and golf club will charge (neither publishes it, so we get it on the estoppel before we list), how old the roof, pool equipment and impact openings are, and how the home compares with the builder's last prices on the same plan.

For Heritage Landing single-family buyers: the first question is the lot class, the second is the flood letter and the third is the club. We read the tax bill, the FEMA letter and the club rules for a specific address before you write an offer. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those questions for a specific house on River Birch Court or Cherry Blossom Way; we answer them below.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Heritage Landing single-family home? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072.

Buying a home in Heritage Landing Single-Family Homes? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

What Is It Like to Live in Heritage Landing Single-Family Homes as a Homebuyer?

Living in Heritage Landing Single-Family Homes means a detached Lennar house of 1,850 to 3,000 square feet, built from 2021 to 2025, on a court or loop off Heritage Landing Boulevard, usually backing onto a lake and often with a pool, inside a staffed gate with an 18-hole course and downtown Punta Gorda 17 minutes away.

Data updated: September 2026 (Charlotte County Property Appraiser roll dated September 10, 2026 and recorded sales to September 9, 2026; Tern Bay CDD records read September 29, 2026; FEMA and Charlotte County map services queried September 29, 2026).

Heritage Landing's attached homes, the terrace, veranda and coach buildings, line the front half of the boulevard. The single-family homes on these two plats sit farther in, on twelve named streets that branch off the boulevard and wrap around lakes and golf holes. What follows is daily life drawn from the county record, the district's documents and the club's own rules.

What are Heritage Landing Single-Family Homes?

They are the 338 single-family lots recorded as Heritage Landing Phase II-A (Plat Book 24, Pages 19A through 19S, 164 lots on the county roll) and Heritage Landing Phase II-B (Plat Book 25, Pages 13A through 13X, recorded as Instrument No. 3096200, 174 lots), in the Official Records of Charlotte County. FEMA's fill letters for the community cite both plats by book and page (FEMA LOMR-F 24-04-0949A; FEMA LOMR-F 25-04-1014A). The Charlotte County Property Appraiser carries all 338 as single-family residences in tax district 162, the Tern Bay district, with the short-legal designator HTL (Charlotte County Property Appraiser). A third plat, Heritage Landing Phase III, was recorded on August 24, 2026 in Plat Book 28, Page 33, but as of the September 2026 roll it holds no residential parcels (Charlotte County GIS, Subdivisions layer).

The other single-family neighborhood inside the gate is the older Tern Bay plat, 231 lots recorded in 2005 as Tern Bay Golf and Country Club Resort. It has its own guide, Tern Bay homes at Heritage Landing, and a section below compares the two directly.

The streets

By home count on the roll, the largest streets are River Birch Court (90 homes), Cherry Blossom Way (68), Redwood Court (53) and Redbud Lane (31), followed by 16 homes fronting Heritage Landing Boulevard itself, Basswood Court (15), Black Cherry Way (13), Bonsai Court (13), Sequoia Court (12), Bigleaf Terrace (11), Scarlet Oak Court (10) and Hackberry Court (6) (Charlotte County Property Appraiser roll, September 2026, our analysis). Nearly every street is a court or a loop, so through traffic is light. The Tern Bay CDD owns and maintains Heritage Landing Boulevard and the single-family streets; the chair told residents at the July 22, 2026 meeting that the district "did own Heritage Landing Blvd and the single family home roads," while the condominium and coach home access roads are parking easements dedicated to the master association (Tern Bay CDD agenda book, September 22, 2026, with July 22 minutes).

The houses, in one paragraph

The median home was built in 2023 or 2024 and carries 2,238 square feet of living area on the county roll, from 1,835 to 3,090. The roll dates 5 homes to 2021, 65 to 2022, 99 to 2023, 102 to 2024 and 67 to 2025. The county roll shows a pool at 230 of the 338 homes, 68 percent, and flags 239 lots as fronting a lake or pond (Charlotte County Property Appraiser roll, our analysis). Lennar's archived plan pages list concrete block and stucco construction, a tile roof, hurricane impact windows and sliding doors, a hurricane-rated garage door and an aluminum screened patio enclosure as standard features in the executive collection (Lennar, Isabella plan features, archived November 8, 2024).

A day on River Birch Court

A February morning might start with coffee on a screened lanai facing a lake, then a tee time at the club's 18-hole, par-71 course, which plays 7,122 yards from the back tees (Heritage Landing Golf and Country Club, Course). Visitors reach the house through the district's Entrance IQ gate system with a QR pass the owner sends from a phone. The district's September 2026 agenda book reports 1,931 residents registered in that system and 2,768 resident vehicles, with 70 percent of gate traffic from residents and 30 percent from visitors over nine months (Tern Bay CDD agenda book, September 22, 2026). Groceries and errands mean a drive north on Burnt Store Road, because the commercial tract at the entrance is still unbuilt.

Who owns here

On the September 2026 roll, 245 of the 338 homes, 72 percent, carry a Florida mailing address, a higher share than the community as a whole (56 percent in the hub's count). The rest lead with Michigan (19), New York (11), Illinois (9) and Ohio (9) (Charlotte County Property Appraiser roll, counts only; we publish no owner names). The single-family streets lean toward full-time owners more than the condominium buildings do, which matters for a seller: the likely buyer is often relocating, not buying a seasonal unit.

What these homes do not have

Five things buyers sometimes assume. No Manor lots: the district's middle width class, 51 to 60 feet, sits entirely on the older Tern Bay plat. No boat access: the lakes are stormwater ponds, and the community's only water access is a canoe and kayak launch into the preserve. No condominium association: these are fee-simple lots under the master homeowners' association, so Florida's condominium milestone inspection and reserve study rules do not apply to them. No designated golf-cart streets yet: the district told residents in March 2026 that "currently Heritage Landing does not have this designation" under the county's golf cart ordinance (Tern Bay CDD notice on revised county ordinances, March 2026). No new builder homes for sale: the county file shows no builder-direct deed on these plats since December 4, 2025.

Buying here, step by step

1. Identify the lot class. Ask for the tax bill; the Tern Bay CDD bond line tells you whether the lot is Executive ($1,564.65 for fiscal 2027) or Estate ($1,849.13), or whether the bond was prepaid.
2. Pull the FEMA letter for the lot. Six letters cover these plats; one of them is a denial for ten lots on Scarlet Oak Court. We match the lot number to the letter.
3. Read the elevation certificate. The county has posted one for 146 of the 338 homes; the seller may hold one for the rest.
4. Request the master association and golf club figures. Neither publishes dues; the estoppel certificate states them in writing.
5. Check the roof, pool and openings. These homes are young, which is a selling point for insurance; a wind mitigation report proves it.
6. Price against the right comparables. Same class, same era, pool or no pool, lake or golf view, from the county's recorded sales.

Selling on these streets? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Our Heritage Landing buyer guide covers the whole community.

Heritage Landing Single-Family Homes Market Snapshot: What Do the Homes Sell For?

Heritage Landing Single-Family Homes recorded 41 qualified sales in the last 12 months at a median of $460,000, from $350,000 to $960,000. The 17 resales ran at a $530,000 median and the 24 builder sales at $446,350. Executive-class homes sold at a $450,000 median; the six Estate-class sales at $602,500.

Data updated: September 2026 (Charlotte County Property Appraiser recorded, qualified sales, county index built September 29, 2026, newest county sale September 9, 2026, newest sale on these plats August 17, 2026; Southwest Florida MLS per-listing closed rows, pulled September 28, 2026).

In Charlotte County the county record leads, because Lennar's builder closings rarely reached the MLS. Every figure below is a DOR-qualified, improved sale over $1,000 recorded on one of the 338 lots, and "builder-direct" is our estimate: the first qualified sale of a home within a year of the year it was built. Medians state the count; with an even count, the median is the mean of the middle pair.

The 12-month record

Source: Charlotte County Property Appraiser public sale and parcel files, our analysis. We tracked every one of the 41 sales the county recorded on these two plats, sale by sale, and the full list is at the end of this section. The figures reconcile with our Heritage Landing community guide, which shows the same 41 sales and $460,000 median for "Heritage Landing single-family phases."

Executive against Estate

Source: Charlotte County Property Appraiser sales; lot class from the Tern Bay CDD Series 2022 assessment roll for Phase II-A and, for Phase II-B, our assignment by house size matched to the district's totals (explained in the lot-width section below). Six Estate sales is a thin sample; read the Estate median as a range marker, not a market rate.

Over the whole record, the gap is wider. Across all 156 qualified sales since the first closing in 2021, Executive homes sold at a median of $450,000 and Estate homes at $660,500, and the six Estate resales ever recorded sold at a median of $866,000.

Pool against no pool

In the last 12 months, the 23 sales of homes with a pool on the county roll carried a $515,000 median and $218.55 per square foot; the 18 without a pool carried $443,850 and $205.49. Across every Executive-class sale since 2021, pool homes sold at $487,600 and homes without a pool at $430,000 (Charlotte County Property Appraiser roll and sales, our analysis). Part of that gap is size and year, not the pool alone, but the direction is consistent.

The county's lake flag does not show the same premium. The 32 flagged lake lots that sold in the last year carried a $450,000 median, below the 9 unflagged sales at $600,000, because several of the unflagged sales were large Estate homes with golf views. On these streets a buyer pays for the view and the lot width more than for the word "lake."

The wider windows

Source: Charlotte County Property Appraiser recorded sales, our analysis. The county also shows deeds on these lots that are not DOR-qualified, including many of Lennar's first conveyances, so the qualified builder count understates how many homes Lennar closed. Every one of the 338 lots has at least one recorded deed.

Calendar-year record since 2021

Source: Charlotte County Property Appraiser recorded sales, our analysis. Counts under 10 are thin. The resale median fell from $730,000 in 2024 to $530,000 in 2026 largely because the mix changed: the first resales were large Estate homes on River Birch Court, and 2026's were mostly Executive homes on Cherry Blossom Way, Redbud Lane and River Birch Court.

The Lennar closeout year

In 2025 Lennar recorded 89 qualified builder sales on these plats at a $460,000 median, 59 of them Executive homes on River Birch Court, Basswood Court and Bonsai Court and 22 of them Estate homes on Redwood Court and Hackberry Court, while nine resales that year sold at $585,000 (county file). Resale sellers were competing with the builder down the street. The last builder-direct deed on these plats recorded on December 4, 2025, for a home at 14437 Heritage Landing Boulevard at $670,000, and every sale recorded in 2026 has been a resale. For a 2026 seller that is the single biggest change in the market: the house no longer competes with a new one on the same plan.

What Lennar asked, and what resale buyers pay

Lennar's archived executive-homes page, captured November 9, 2024, listed four executive plans with starting prices from $408,999 for the Victoria (2 bedrooms, 2.5 baths, 1,850 square feet) to $443,999 for the Maria (3 bedrooms, 3 baths, 2,247 square feet), and estate plans from $768,999 for the Napoli II (2,395 square feet) to $871,999 for the Bougainvillea II (2,799 square feet) (Lennar, Heritage Landing executive homes, archived November 9, 2024). Starting prices exclude lot premiums and options, and Lennar measures square footage differently from the county's living-area field, so these are anchors, not comparables. The resale record shows what buyers actually paid once the options, pool and landscaping were in: $520,000 for Executive resales and $735,000 for Estate resales in the last year.

Repeat sales on the same house

Six homes on these plats have two qualified sales in the county file, which shows how individual houses have moved:

Source: Charlotte County Property Appraiser recorded sales. A price change on a single house also reflects the pool, landscaping and options added after the builder sale, so these are not appreciation rates. The 15097 River Birch Court pair is the caution: a 2023 Estate purchase near the builder's peak resold $215,000 lower in 2026.

Ready to Sell or Buy a Heritage Landing Single-Family Home? Talk to the Team That Tested All 338 Lots

Heritage Landing Single-Family Homes, the 338 Lennar houses on the Phase II-A and II-B plats of Heritage Landing, recorded 17 resales in the last year at a $530,000 median while Lennar closed its last 24 builder sales at $446,350. A listing priced against its own lot class, pool and FEMA letter, with the estoppel in hand, has an advantage over one priced from a Heritage Landing average.

Selling a Heritage Landing single-family home? Get a free Heritage Landing home valuation, or Call Jesse direct at (239) 898-6072.

Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida and our Heritage Landing buyer guide before you tour.

Quarter by quarter, the last 12 months

Source: Charlotte County Property Appraiser recorded sales, our analysis. The fall 2025 quarters were Lennar's closeout; 2026's quarters are resales only.

Price bands, the last 12 months

Four sales recorded under $400,000, 22 in the $400,000s, 7 in the $500,000s, 6 in the $600,000s and 2 at $700,000 or more (county file). The $400,000s band was almost all builder sales of Executive homes; resales started at $420,000.

The top sales of the last 12 months

The highest recorded sale was $960,000 on June 1, 2026 for a 2022 Estate home of 2,811 square feet on River Birch Court, at $341.52 per square foot. Next came $735,000 for a 2022 Estate home of 2,957 square feet on River Birch Court in February 2026, and $670,000 for Lennar's last builder sale, a 2024 home on Heritage Landing Boulevard, in December 2025. On the MLS side, a River Birch Court home of 2,668 square feet closed at $775,000 on September 16, 2026, after the county file's cutoff (Southwest Florida MLS).

What the Southwest Florida MLS shows

The MLS labels these homes with the community's development name, Heritage Landing Golf and Country Club, not with the plat name, so we split the MLS rows by address. Of the 21 single-family MLS closings in Heritage Landing in the 12 months to September 24, 2026, 14 were on these plats and 7 on the Tern Bay plat (Southwest Florida MLS per-listing rows, pulled September 28, 2026).

The fastest was a four-bedroom home on Redbud Lane that went under contract in 4 days and closed December 26, 2025 at $450,000, above its $444,000 list price. The slowest took 158 days, a River Birch Court home that closed at $605,000 in January 2026 against a $639,950 list. Two of the 14 MLS rows are county builder-direct deeds (14437 Heritage Landing Boulevard and 15048 Redbud Lane), and six county resales have no MLS row in the window, because they sold privately or under a label the development search does not catch. The MLS rows do not carry the listing office, so neither dataset supports a count of sales by brokerage.

Why we lead with the county record

The county recorded 41 qualified sales on these plats in the year; the MLS shows 14. The difference is Lennar, whose buyers contracted directly with the builder. Days on market and sale-to-list exist only on the MLS, so we quote them from the 14 rows, labeled as such. For price, the county's 41 sales are the fuller record, and for a resale seller the 17 resales are the comparables that matter.

Every sale on these plats in the last 12 months

Source: Charlotte County Property Appraiser recorded, qualified sales, our analysis. Street, price and date only; we publish no buyer or seller names and no house numbers in this table. CDD class for Phase II-B lots is our assignment by house size, matched to the district totals.

How Did the Heritage Landing Single-Family Phases Come to Be?

Heritage Landing Single-Family Homes came from the third developer to hold this land. Lennar Homes took over a project first entitled in 1992 as Caliente Springs and marketed from 2004 as Tern Bay, renamed it Heritage Landing in 2019, recorded Phase II-A in 2021 and Phase II-B in 2022, and closed its last builder sale here in December 2025.

Caliente Springs and Tern Bay, 1992 to 2008

Charlotte County adopted the Caliente Springs development order in Resolution 92-29 on February 18, 1992, and the land later became the Tern Bay development of regional impact (Charlotte County, Resolution 92-29). The Florida Land and Water Adjudicatory Commission created the Tern Bay Community Development District over about 1,778.78 acres effective September 15, 2004 (Tern Bay CDD). The first single-family plat, Tern Bay Golf and Country Club Resort, recorded in 2005, and a 27-hole course opened in 2007 before the club closed in 2008 (Heritage Landing Golf and Country Club, Course). The land that became Phase II-A and II-B sat unplatted through that cycle.

Lennar and the rename, 2018 to 2019

Lennar Homes, LLC, successor in interest to Tern Bay CDD Acquisitions, LLC, petitioned the county to rename the project. Resolution 2019-134, recorded October 10, 2019, renamed the Tern Bay DRI the Heritage Landing DRI and raised the residential cap from 1,315 to 1,810 homes (Charlotte County, Resolution 2019-134). Resolution 2022-146 later set the mix at 810 single-family and 1,000 multifamily homes and extended buildout to February 14, 2042 (Charlotte County, Resolution 2022-146).

The Series 2022 bonds that built the streets

In February 2022 the district issued $31,120,000 of Series 2022 special assessment bonds to pay for the water, sewer, stormwater, irrigation and roadway work that serves Lennar's later phases. The district's Final Supplemental Assessment Methodology, dated February 15, 2022, lays out the plan: 210 Executive homes on 40 to 50 foot lots, 199 Manor homes on 51 to 60 foot lots and 128 Estate homes on 61 to 70 foot lots, plus the attached products, and a public-infrastructure program estimated at $31,550,000 (Tern Bay CDD agenda book, March 8, 2022, with the Final Supplemental Assessment Methodology and Series 2022 roll). That document is the reason every home here carries a bond line on its tax bill.

Phase II-A, 2021

Heritage Landing Phase II-A recorded in 2021 in Plat Book 24, Pages 19A through 19S. On the county roll it holds 164 single-family lots on Cherry Blossom Way, Redbud Lane, Black Cherry Way, Bigleaf Terrace, the south end of River Birch Court and 16 lots fronting Heritage Landing Boulevard. The first five homes date to 2021, on Cherry Blossom Way, and most of the phase was finished in 2022 and 2023 (Charlotte County Property Appraiser roll).

Phase II-B, 2022

Heritage Landing Phase II-B recorded in 2022 in Plat Book 25, Pages 13A through 13X, as Instrument No. 3096200. It holds 174 lots on the rest of River Birch Court, Redwood Court, Sequoia Court, Scarlet Oak Court, Hackberry Court, Bonsai Court and Basswood Court. Its homes date from 2023 to 2025, and Basswood Court's 15 homes, all built in 2025, are the youngest single-family homes in Heritage Landing (Charlotte County Property Appraiser roll).

December 2025: the last builder sale

The county file records Lennar's last builder-direct deed on these plats on December 4, 2025. Lennar's Heritage Landing web address now redirects to a regional page, though Lennar still held title to the golf course tract and several future-development tracts on the September 2026 roll. Lennar's July 2026 punch list, as the district's minutes describe it, still included Lake 8, road striping and drainage easements, and the district reports that "Lennar has also completed their remaining sidewalk repairs in Phase 2, and the District will now assume ongoing maintenance of all sidewalks" (Tern Bay CDD, FY2027 Notice to Homeowners).

August 2026: Phase III

A plat named Heritage Landing Phase III was recorded on August 24, 2026 in Plat Book 28, Page 33. The district's July 2026 minutes describe the board negotiating drainage easements over the golf course before its chair would sign a Lennar plat that was about to expire. As of the September 2026 roll, no house lot carries a Phase III legal description, and we have not read the plat sheets, so we do not say what Phase III creates. We watch the county file monthly for any new builder deed.

How Are the Heritage Landing Single-Family Streets Laid Out?

Heritage Landing Single-Family Homes sit on twelve streets that branch west and south off Heritage Landing Boulevard. Executive homes line Cherry Blossom Way, Redbud Lane, Black Cherry Way, Bigleaf Terrace, Bonsai Court, Basswood Court and parts of River Birch Court; Estate homes line Redwood, Sequoia, Scarlet Oak and Hackberry Courts and the rest of River Birch.

Data updated: September 2026 (Charlotte County Property Appraiser roll dated September 10, 2026; Tern Bay CDD Series 2022 roll).

Street by street

Source: Charlotte County Property Appraiser roll (September 2026) and the Tern Bay CDD Series 2022 roll, our analysis. II-B class is our assignment by house size, matched to the district totals.

Lakes, golf holes and the preserve

The county flags 239 of these 338 lots as fronting a lake or pond. Cherry Blossom Way has the fewest lake lots for its size, 24 of 68, because many of its homes back onto golf holes instead. The lakes are part of the district's stormwater system, which the district maintains; the June 2026 notice says the original Phase 1 ponds received littoral plantings and "the remaining lakes in Phase 2 are not required to have littoral plantings" (Tern Bay CDD, FY2027 Notice to Homeowners). West of the homes lies about 865 acres of saltwater wetland along Charlotte Harbor, held under the development order's preservation terms.

The Heritage Landing Boulevard homes

Sixteen Executive homes built in 2024 face Heritage Landing Boulevard itself, at addresses from 14365 to 14437. Ten of them sit in FEMA's shaded zone X on the current flood map, the only homes on these plats outside the high-risk zone by the map alone. The trade-off is a front door on the community's main road, with no lake behind.

Bridges and the main road

The district owns four timber bridges on the community's roads and began restoring them one at a time in late April 2026, after Lennar finished the final lift of asphalt, with an estimated five-month schedule and detours posted two weeks before each phase (Tern Bay CDD, bridge restoration letter, March 30, 2026). The district's June notice says the bridges will carry dusk-to-dawn walkway lighting.

Maps you can open

Charlotte County's GIS viewer shows each parcel's plat, flood zone, evacuation zone and any posted elevation certificate (Charlotte County GIS web layers). FEMA's flood map service center holds every letter of map change by case number (FEMA Flood Map Service Center). The district posted a district ownership map in September 2025 that shows which tracts it owns (Tern Bay CDD, District Ownership Map).

What Are the Homes Like in Heritage Landing Single-Family Homes?

Heritage Landing Single-Family Homes are one-builder Lennar houses of concrete block and stucco with tile roofs and impact openings, in two collections: Executive plans of about 1,850 to 2,250 square feet by Lennar's count on narrower lots, and Estate plans of about 2,400 to 2,800 square feet on wider lots, most with pools.

Sizes on the county roll

Executive-class homes carry 1,835 to 2,328 square feet of living area on the county roll, with a median of 2,203. Estate-class homes carry 2,382 to 3,090, with a median of 2,794. The most common living areas on the roll are 1,948 square feet (59 homes), 2,238 (51), 2,811 (36) and 2,046 (23), which is what one builder offering a handful of plans looks like on paper (Charlotte County Property Appraiser roll, our analysis).

The Executive plans

Lennar's archived executive-homes page for Heritage Landing listed four plans in November 2024 (Lennar, archived November 9, 2024):

Lennar also kept plan pages under the same collection for each of the four (Lennar, Maria plan page, archived February 19, 2025). A buyer comparing a resale should match the plan, not just the bedroom count: the Victoria and the Angelina are two-bedroom plans, while the Isabella and the Maria have three bedrooms.

The Estate plans

The same archived page data listed three estate plans tied to Lennar's estate-homes collection: the Napoli II (3 bedrooms, 2 and a half baths, 2,395 square feet, from $768,999), the Sunset (3 bedrooms, 3 baths, 2,650 square feet, from $797,999) and the Bougainvillea II (3 bedrooms, 3 baths, 2,799 square feet, from $871,999), the last two marked future release at the time. Three more plan names appear in the page's data without a Heritage Landing collection address we could confirm, so we do not list them.

What Lennar included

Lennar's archived feature list for the executive collection names hurricane impact windows and sliding glass doors, a hurricane-rated garage door, a tile roof, concrete block and stucco walls, an aluminum screen patio enclosure, a brick paver walkway, entry and patio, granite counters, a stainless appliance package with washer and dryer, an automatic irrigation system, a Ring video doorbell, a smart lock and a Z-Wave thermostat, and adds that buyers should see the purchase agreement "for actual features to be included in the home" (Lennar, Isabella included features, archived November 8, 2024). For a resale, the features that move insurance are the roof covering, the impact openings and the garage door, and the wind mitigation form, not the brochure, proves them.

Warranties

The same page lists Lennar's limited warranties: one year on workmanship, two years on mechanical systems and seven years structural. On a home finished in 2023, the structural term runs into 2030. Whether any remaining term passes to a resale buyer depends on the warranty document itself, so we ask the seller for it and for any open service requests before listing.

Pools and lanais

The county roll shows a pool at 230 of the 338 homes, with pool years from 2021 to 2025, which means most pools went in with the house. Estate homes are more likely to have one (106 of 128) than Executive homes (124 of 210). A screened lanai and pool facing a lake is the standard picture here, and in the last year pool homes sold at a median $71,150 above homes without one.

Garages, driveways and exteriors

Lennar's archived feature list includes a garage with a hurricane-rated door and keyless entry pad, and a brick paver walkway, entry and patio. Exterior changes, from paint colors to screen enclosures to fences, go through the master association's architectural review before a Charlotte County permit, covered in the rules section below.

What Is the Difference Between Executive and Estate Lots at Heritage Landing?

Heritage Landing Single-Family Homes come in two lot classes the Tern Bay CDD assigns by width: Executive lots of 40 to 50 feet and Estate lots of 61 to 70 feet. The class sets the Series 2022 bond line, $1,564.65 or $1,849.13 for fiscal 2027, and it tracks price: Estate sales ran about $150,000 above Executive in the last year.

Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; Series 2022 roll, February 2022; county roll and sales).

How the district classifies lots

The district's 2022 methodology assigns each single-family lot an equivalent-unit factor by width: 1.1 for Executive, 1.2 for Manor and 1.3 for Estate. At issuance that gave each class a share of the $31,120,000 bond: $25,680.42 per Executive lot, $28,015.00 per Manor lot and $30,349.59 per Estate lot, repaid with interest through 2052 (Tern Bay CDD, Final Supplemental Assessment Methodology, in the March 8, 2022 agenda book).

Which lots are which

We matched the district's February 2022 assessment roll, folio by folio, to the county roll. On Phase II-A, the district classed 138 lots as Executive (listed as 50-foot lots) and 25 as Estate (listed as 75-foot lots, all on River Birch Court), and one lot was not yet on that roll. Phase II-B was platted after the roll, so we assigned its 174 lots by house size: the 103 homes above 2,330 square feet on Redwood, Sequoia, Scarlet Oak, Hackberry and part of River Birch Court as Estate, and the 71 smaller homes as Executive. That split lands exactly on the district's totals of 210 Executive and 128 Estate. Every one of the district's 199 Manor lots is on the older Tern Bay plat, not here.

What each class pays the district, fiscal 2027

Source: Tern Bay CDD, Adopted Budget FY2027. The operating line is the same for every home in the district; only the bond line changes with the class. The district's operating roll counts 160 Estate units because it includes 32 older Tern Bay lots that pay the Series 2005A bond instead; the Series 2022 debt roll counts 128.

What each class sells for

In the last 12 months, 35 Executive homes sold at a $450,000 median and 6 Estate homes at $602,500 (county file). Per square foot of living area the classes are closer than the prices suggest, because Estate homes are about 600 square feet larger. The class tells a buyer the bond line; the size, pool and view set the rest of the price.

How to confirm a lot's class

Three ways, in order: the Series 2022 line on the Charlotte County tax bill ($1,564.65 means Executive, $1,849.13 Estate); the district manager's parcel lookup, which the district offers by parcel number (Tern Bay CDD, What We Do); and, for Phase II-A lots, the district's 2022 roll by folio. If the tax bill shows no Series 2022 line, the bond was prepaid.

Selling an Executive or Estate home? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072. Choosing between the two classes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Who Governs Heritage Landing Single-Family Homes?

Heritage Landing Single-Family Homes answer to three bodies: the Tern Bay Community Development District, a unit of local government that owns the streets, lakes and gates; Heritage Landing Master Association, Inc., the homeowners' association that enforces the deed restrictions; and Heritage Landing Golf Club, Inc. There is no separate neighborhood association and no condominium.

The Tern Bay Community Development District

The district is an independent special district under Chapter 190 of the Florida Statutes, with a five-member board of resident supervisors (Florida Statutes, Chapter 190). It is managed by PFM Management Services, LLC, meets at the Heritage Landing clubhouse at 14571 Heritage Landing Boulevard, and posts agendas seven days before each meeting; its next scheduled meetings are October 6 and October 21, 2026 (Tern Bay CDD, Board Meeting Information; Tern Bay CDD, Contact). For these homes it owns and maintains Heritage Landing Boulevard and the single-family streets, the lakes and storm inlets, the gates and the streetlights, and it has taken over sidewalk maintenance from Lennar in Phase 2. By law it has no zoning, land use or police powers (Tern Bay CDD, FAQs).

Heritage Landing Master Association

Heritage Landing Master Association, Inc. is an active Florida not-for-profit corporation, filed October 25, 2018, with a resident board and offices at 14601 Heritage Landing Boulevard on its 2026 annual report (Florida Division of Corporations, entity search). Membership is mandatory for a lot owner. The association enforces the recorded declaration and architectural rules. Its declaration, rules and budget are not published on a public page we could find, which is why a buyer relies on the disclosure summary and estoppel covered below.

Heritage Landing Golf Club

Heritage Landing Golf Club, Inc., filed October 26, 2018, adopts the club's rules and regulations, most recently amended May 9, 2024. Those rules define a membership as "one or two natural persons each of whom shall customarily reside and live together," plus dependent children under 21 "as set forth in the Declaration" (Heritage Landing Golf Club, Rules and Regulations). The club's recorded declaration, not a listing sheet, decides what a lot owner owes the club.

Charlotte County

The county zones the land (planned development under the Heritage Landing DRI), issues building permits, supplies water and sewer through Charlotte County Utilities, and enforces its golf cart and e-bike ordinances on these streets, which the district describes as public roads (Charlotte County, Building Construction permits; Charlotte County Utilities).

How the layers split the work for a single-family owner

Sources: Tern Bay CDD, About the District; July 22, 2026 CDD minutes; Florida Division of Corporations; golf club rules.

What Does It Cost to Own a Heritage Landing Single-Family Home? The Full Fee Stack

Owning a Heritage Landing single-family home means paying county property taxes, a Tern Bay CDD operating assessment of $1,356.09 for fiscal 2027, a Series 2022 bond line of $1,564.65 on an Executive lot or $1,849.13 on an Estate lot, master association dues and golf club charges. The CDD figures are public; the association and club amounts are not.

Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; FY2027 Notice to Homeowners, mailed June 17, 2026).

The layers, one table

How the operating line rose

The operating assessment was $377.44 per home in fiscal 2025, $800.00 in fiscal 2026 and $1,356.09 for fiscal 2027, with a notice cap of $1,750.00 (Adopted Budget FY2027). The bond lines did not change between fiscal 2026 and 2027, so for an Executive lot carrying the full bond, the district's share of the tax bill went from $2,364.65 in fiscal 2026 to $2,920.74 for fiscal 2027; for an Estate lot, from $2,649.13 to $3,205.22. The district's notice explains the change as its first full year running gate staffing, landscaping, stormwater and preserve work the developer had carried, with no reserve draw and a new $300,000 capital and hurricane reserve (FY2027 Notice to Homeowners).

What the operating line pays for

The fiscal 2027 general fund totals $2,139,313. The largest lines are landscaping and irrigation at $608,334, stormwater, lake and preserve work at $357,434, access control and the welcome center at $349,298, road and street services at $170,060 and administration at $233,094. For a single-family owner, that is the gate, the lake behind the house, the street in front of it and the sidewalk the district now maintains.

Property taxes

County taxes depend on the assessed value, exemptions and the millage the county, school board and other taxing authorities set each year, so we do not print a typical figure. Two Florida rules matter. A homestead owner's assessed value can rise no more than 3 percent a year or the change in the consumer price index, whichever is lower, and part of that savings can move to the next Florida homestead (Florida Statutes 193.155). And a buyer's first bill is based on the new assessed value, not the seller's, which Florida requires sellers to disclose in the contract (Florida Statutes 689.261).

What is not published, and how to get it

Neither the master association nor the golf club publishes its dues on a public page we could find. A buyer gets both in writing on an estoppel certificate, which a homeowners' association must issue within 10 business days of a request, for a fee capped at $250, plus $100 if expedited and up to $150 more if the account is delinquent (Florida Statutes 720.30851). Before the contract, the seller must also give the buyer the statutory disclosure summary for a mandatory homeowners' association (Florida Statutes 720.401). We request all of it at the start of every listing.

Selling a Heritage Landing single-family home? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Should You Pay Off the CDD Bond on a Heritage Landing Single-Family Home?

Heritage Landing Single-Family Homes carry a Series 2022 bond balance that an owner may prepay in full at any time without penalty, plus interest to the next eligible payment date. Most owners do not, because the balance transfers with the house and the annual line is fixed. The right answer depends on the payoff figure, your rate and your horizon.

What the district's methodology says

The Final Supplemental Assessment Methodology states that a lot's Series 2022 assessment "may be prepaid in full at any time and in such manner as more fully described in the related assessment proceedings of the District, without penalty, together with interest at the rate on the Series 2022 Bonds to the Interest Payment Date" that is more than 45 days after the prepayment (Tern Bay CDD, March 8, 2022 agenda book). The bonds carried an average coupon of about 3.95 percent at issuance.

How big the balance is

At issuance the district allocated $25,680.42 of principal to each Executive lot and $30,349.59 to each Estate lot. The bonds amortize, and the district projects $28,015,000 outstanding on September 30, 2027 against $31,120,000 at issue, so a lot's remaining principal is below its original share but still most of it (Adopted Budget FY2027). The exact payoff for a parcel comes only from the district manager.

Why some neighbors show no bond line

The district's FAQ says that "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes (Tern Bay CDD, FAQs). Two identical houses can therefore show different CDD totals on their tax bills. A buyer should read the actual bill for the actual parcel, and a seller whose bill shows no Series 2022 line should say so in the listing, because it is worth money to the buyer.

When prepaying can make sense for a seller

Rarely. A buyer takes over the annual line, and Florida requires the contract to disclose the district (Florida Statutes 190.048). Paying off the balance before listing converts an annual cost the buyer would have accepted into cash the seller may not recover in price. Where it can help is a cash buyer at the top of the Estate market who asks for a lower carrying cost; then it is a negotiating tool, priced from the district's payoff letter.

What Do the Deed Restrictions and Architectural Rules Allow in Heritage Landing Single-Family Homes?

Heritage Landing Single-Family Homes are governed by the master association's recorded declaration and architectural rules, which are not posted publicly. What is public: Florida law limits what an architectural committee may regulate, the stormwater permit requires lot owners to follow the approved drainage plans, and littoral shelves in the ponds may not be stripped.

What we could read, and what we could not

We could not find the master association's declaration, rules or architectural guidelines on a public page, and the county clerk's recorded copy is the authoritative version. We do not guess at fence heights, paint palettes or parking rules. Before a buyer signs, the seller provides the statutory disclosure summary, and on request the association provides its governing documents; we put them in every buyer's hands early.

What Florida law says an architectural committee may do

An association's architectural authority reaches only as far as the declaration or its authorized published standards state or reasonably imply, and it must apply those standards reasonably and equitably to every owner. It may not regulate the interior of a structure that is not visible from the parcel's frontage or an adjacent parcel (Florida Statutes 720.3035). Florida also voids certain developer-favoring clauses after turnover (Florida Statutes 720.3075).

The stormwater permit rules every lot owner inherits

The water management district permits that cover Heritage Landing's ponds require the deed restrictions to state that "each property owner within the subdivision at the time of construction of a building, residence, or structure shall comply with the construction plans for the stormwater management system," and the Phase I permit adds that "the removal of littoral shelf vegetation (including cattails) from wet detention ponds is prohibited unless otherwise approved by the District" (Tern Bay CDD agenda book, September 22, 2026, permit conditions). For a lake-lot owner, that means no regrading of the rear slope, no dock and no clearing of the shoreline without permission.

Permits for the house

Pools, screen enclosures, additions, fences, generators and roof replacements need master association approval first and then a Charlotte County building permit (Charlotte County, Building Construction permits). The CDD does not issue permits. A seller should gather both approvals for anything added after closing with Lennar.

Is Heritage Landing Single-Family Homes a 55+ Community?

Heritage Landing Single-Family Homes are not age-restricted in any document we read: the county's development orders, the district's records and the golf club's rules make no 55-and-older provision, and the club's membership definition expressly covers dependent children under 21. Buyers of any age may purchase.

The practical mix leans toward retirees and second-home owners, like most of the Burnt Store corridor, but the single-family streets have the highest share of Florida mailing addresses in the community, 72 percent, and Charlotte County Public Schools serve every lot. A buyer who needs an age-restricted community should look elsewhere; a buyer who wants one should not assume this is one.

Can You Rent Out a Heritage Landing Single-Family Home?

Heritage Landing Single-Family Homes can be leased within the master declaration's leasing rules, which are not published online, and the golf club's rules separately govern a tenant's golf privileges: at least 31 days, no more than 12 transfers in 12 months, forms filed 15 days ahead, and the owner's own club access suspended during the lease.

The golf club's tenant rule

The club's rules let a member in good standing transfer golf privileges to a tenant for a lease of at least 31 days, no more than 12 times in 12 months, with forms and the lease filed 15 days ahead and an administrative fee set by the board. During the transfer, the owner's own club privileges are suspended (Heritage Landing Golf Club, Rules and Regulations). That rule shapes the seasonal rental market: monthly winter rentals are possible, nightly rentals with golf are not.

The master association's rules

Any minimum lease term, approval step or cap on leasing sits in the master declaration. Florida law limits how an association may apply a new rental restriction to owners who owned before the amendment (Florida Statutes 720.306), so the recorded version and its amendment dates both matter. We read them before any investor buyer writes an offer.

Selling a home that is rented

A residential lease generally stays in force after a sale, so a buyer usually inherits the tenant on the lease's terms. We ask for the lease, the deposit record and the tenant's cooperation on showings before listing a rented home.

Are Pets Allowed in Heritage Landing Single-Family Homes?

Heritage Landing Single-Family Homes allow household pets under the master association's rules, whose limits are not published online; the golf club's rules bar pets from the club itself. Buyers with a large dog or several pets should read the master declaration's pet clause before writing an offer, and we pull it for them.

Florida law requires housing providers to accommodate a qualifying assistance animal even where a pet clause would otherwise apply (Florida Statutes 760.27). For owners, the practical rules are the familiar ones: leashes on the boulevard and sidewalks, cleanup on the district's common areas, and no pets on the course or in the clubhouse.

What Golf and Club Amenities Come With a Heritage Landing Single-Family Home?

Heritage Landing Single-Family Homes sit around Heritage Landing Golf and Country Club's 18-hole, par-71 course of 7,122 yards, remastered in 2019 by Gordon G. Lewis, with a clubhouse, pool, tennis, pickleball and fitness described by the club. Whether membership attaches to every lot, and what it costs, is set by the club's recorded declaration, which is not published online.

The course

The course plays 7,122 yards from the black tees, with a 73.9 rating and 130 slope, down to 4,363 yards from the red tees, on Champion Paspalum greens, tees and fairways (Heritage Landing Golf and Country Club, Course). Its local rules treat a ball that crosses a pond to the homeowner's side as out of bounds, which is the rule that protects the back yards on River Birch Court and Cherry Blossom Way (Local Rules).

Membership, as far as the record goes

We could not find the club's dues, initiation or capital contribution, or a statement of whether membership is mandatory for every lot, on a public first-party page. A CDD supervisor spoke of "the 800 golf members" at the July 22, 2026 meeting, which is most, but not all, of the 1,545 homes in the community. Listing and rental sites repeat figures and describe golf as included; we do not repeat them, because none cites a document. The club's declaration and its estoppel figures answer the question for a specific lot.

The clubhouse and amenities

The club and the district describe "a stunning resort style pool featuring gradual entry and lap lanes, a total of three restaurants including an outdoor pool café, two full service bars, tennis, pickleball, bocce ball, guard gated entry, fitness center, aerobics room, full service spa offering nails and massage" (Heritage Landing Golf and Country Club). The text dates from the sales era, so treat hours and court counts as questions for the club.

Carts, guests and the public

No personal golf carts are allowed on the course. Public guests may book two days ahead through the golf shop at (941) 347-2222, and member and tenant rates include Florida sales tax (Rates). The club also posts a public event calendar and describes its practice facilities on its facilities page.

Who owns the course

The September 2026 roll still titled the 333.14-acre golf course and clubhouse tract to Lennar Homes, LLC, and the club and district spent July 2026 negotiating drainage easements over the course. Buyers who care about the course's long-term ownership should ask the club for its turnover status. For other courses in the county, see our guide to golf in Charlotte County.

How Do Heritage Landing Single-Family Homes Handle Hurricanes and Flooding?

Heritage Landing Single-Family Homes are young block homes with impact openings in evacuation zone B. FEMA maps 328 of 338 lots in zone AE with a 9-foot base flood elevation and 10 in shaded zone X, but fill letters have removed most AE structures from the high-risk zone. Nine Scarlet Oak Court homes have a FEMA denial.

Data updated: September 2026 (FEMA National Flood Hazard Layer and letters of map change, read September 29, 2026; Charlotte County GIS evacuation and elevation certificate layers, queried September 29, 2026).

We tested every one of the 338 lots: the centroid of each county parcel polygon against FEMA's National Flood Hazard Layer, the county's letter-of-map-change layer and the county's evacuation zones, then read each FEMA letter that touched the plats. The result is below, lot by lot in our files and summarized here.

The flood map, lot by lot

Source: FEMA National Flood Hazard Layer, Charlotte County letter-of-map-change layer and the FEMA letters cited below, our analysis of all 338 parcels. "About 300" because a few lots near letter boundaries need the lot number read against the letter's table; we do that for every listing.

The fill letters that name these lots

• 24-04-0949A, January 4, 2024: Phase II-A lots 239 through 247 and 319 through 466, plus Tract MF. FEMA determined the structures "not located in the SFHA" and moved them to shaded zone X, with lowest adjacent grades of 9.0 to 10.0 feet (FEMA LOMR-F 24-04-0949A).
• 24-04-0951A, January 5, 2024, superseded by 25-04-1014A, December 27, 2024: Phase II-B Tract MF-1 and lots 248 through 318, 467 through 522, 532, 533, 540, 543 through 548 and 559 through 569; structures removed to shaded zone X (FEMA LOMR-F 24-04-0951A; FEMA LOMR-F 25-04-1014A).
• 25-04-4557A, June 25, 2025: described portions of lots 523 through 531, 534 through 539, 541 and 542 on Redwood Court, removed by metes and bounds, with a lowest lot elevation of 9.1 feet (FEMA LOMR-F 25-04-4557A).
• 24-04-1604A, January 8, 2024: a non-removal for lots 549 through 558. FEMA left the structures in zone AE, with a base flood elevation of 10.0 feet and a lowest adjacent grade of 9.0 feet (FEMA LOMR-F 24-04-1604A).
• 26-04-2334A, March 24, 2026: lot 553, 15115 Scarlet Oak Court, structure removed to shaded zone X (FEMA LOMR-F 26-04-2334A).

Every removal letter carries the same federal sentence: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." The underlying map revisions for the community, LOMR 23-04-1652P and 23-04-5839P, removed the old VE zone and set today's AE 9 (FEMA LOMR 23-04-1652P; FEMA LOMR 23-04-5839P).

What a letter means for an owner

A removal letter takes the house out of the federal flood insurance mandate for a federally backed loan, but the map color does not change, so an online lookup still shows AE. The letter is the document that matters, and it lists lots by number, not by address. When we list a home here we attach the letter and highlight the lot number, so the buyer's lender and insurer see it on the first day.

Scarlet Oak Court

The ten Estate homes on Scarlet Oak Court, built in 2023, sit on lots 549 through 558. FEMA's January 2024 determination left all ten in zone AE; the owner of lot 553 obtained a removal in March 2026. For the other nine, a lender may require flood insurance, and the premium depends on the home's elevation certificate under FEMA's Risk Rating 2.0 method (FEMA, Risk Rating 2.0). An owner there can ask a surveyor whether the lot 553 route is open to them; a seller should price and disclose accordingly.

Elevation certificates on file

Charlotte County posts elevation certificates with certificates of occupancy, and 146 of these 338 homes have one in the county's layer: 103 in Phase II-A and 43 in Phase II-B. Their recorded floor elevations run from 9.9 to 12.0 feet, with a median of 11.2 feet, but they mix two vertical datums (107 in NGVD 29, most of the rest in NAVD 88) and two map dates, so a buyer's insurer should read the certificate itself, not the median (Charlotte County GIS, Certificate of Elevation layer; example certificate for a Cherry Blossom Way home: county PDF).

Evacuation zone and wind

All 338 lots are in storm-surge evacuation zone B on the county's map (Charlotte County, Know Your Zone). The Florida Building Code's design wind speed for these homes, risk category II, is 160 mph on the county's wind layer. Lennar's archived feature list names impact windows and sliding doors, a hurricane-rated garage door, a tile roof and block construction.

The storm record

Hurricane Ian made landfall in Southwest Florida on September 28, 2022, while the first Phase II-A homes were new and most of Phase II-B was not yet built (National Hurricane Center, Hurricane Ian report). We found no first-party damage report for these streets from Ian, Helene or Milton. The district's June 2026 notice reports a full cleanout of 167 storm inlets after which residents reported that street flooding in heavy rain "has been fully resolved," which is maintenance, not a storm-resilience claim.

The 50 percent rule

In a FEMA special flood hazard area, a repair or improvement costing 50 percent or more of the structure's market value must bring the building into compliance with current flood rules, and Charlotte County's floodplain office applies it at permit time (Charlotte County Emergency Management, Flood). For homes this new, built to current elevations, the rule matters most after a major storm, not for a kitchen remodel.

The development order's storm terms

Charlotte County's development order requires the district to run a hurricane preparation program and requires the clubhouse to be built to American Red Cross publication 4496 standards with generators as a post-storm refuge, while noting it "will not be able to accommodate all residents" (Resolution 2019-134). Selling a home with a FEMA letter? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072. Buying on Scarlet Oak Court or anywhere else here? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Does Insurance Cost for a Heritage Landing Single-Family Home?

Insurance for a Heritage Landing single-family home turns on three papers: the wind mitigation form, the FEMA letter for the lot and the elevation certificate. These young block homes with impact openings and tile roofs earn wind credits, and most lots hold a FEMA removal letter, which makes flood coverage a lender choice, not a federal mandate.

Wind

Florida requires insurers to offer premium discounts for wind-resistant construction documented on the uniform mitigation form (Florida Statutes 627.0629). On a 2021 to 2025 Lennar home the credits usually come from the roof covering and deck attachment, roof-to-wall connections and opening protection, but only the inspector's form proves them. Florida's My Safe Florida Home program offers inspections and grants for eligible homesteaded owners when funded (My Safe Florida Home).

Flood

Under FEMA's Risk Rating 2.0, a flood premium is set by the home's own characteristics, including elevation and distance to water, not the zone alone. A home with a removal letter is not required by federal law to carry flood insurance for a federally backed mortgage, though a lender may still require it. A home without one, such as nine on Scarlet Oak Court, will usually need it with a mortgage.

Citizens and the private market

Citizens Property Insurance Corporation, the state's insurer of last resort, now requires flood coverage on many policies, phased in by dwelling value (Citizens Property Insurance). A buyer relying on Citizens should price flood coverage from the start, letter or not. Florida's Office of Insurance Regulation oversees rates and lists admitted carriers (Florida Office of Insurance Regulation).

What we put in the insurance file

For every listing: the wind mitigation form, the four-point report if a lender asks for one, the FEMA letter with the lot highlighted, the elevation certificate and the roof and pool permit history. A buyer's agent who can quote insurance in the first week keeps the contract together.

Which Schools Serve Heritage Landing Single-Family Homes?

Heritage Landing Single-Family Homes are zoned to East Elementary, Punta Gorda Middle and Charlotte High, all run by Charlotte County Public Schools. The assignment comes from the district's own attendance-boundary files, tested against every Heritage Landing parcel for our community guide.

Data updated: September 2026 (Charlotte County Public Schools boundary files; Florida Department of Education school grades, 2026).

Sources: Charlotte County Public Schools elementary boundaries and its middle and high counterparts; Florida Department of Education, School Grades. The district earned an A for 2026.

Families should confirm an address with the district's Boundary Locator, because assignment follows School Board Policy 5120 (Policy 5120). Searches for "Heritage Landing schools" often return St. Johns County schools that serve a different Heritage Landing near St. Augustine; they do not serve these homes. Florida SouthWestern State College's Charlotte campus is in Punta Gorda.

What Should You Know About Daily Life in Heritage Landing Single-Family Homes?

Daily life in Heritage Landing Single-Family Homes runs through the gate, the golf season and Burnt Store Road: visitors need a QR pass, golf carts are not yet allowed on the streets, low-speed vehicles are, the district maintains the street in front and the lake behind, and groceries, hospitals and the airport are a drive north.

The gate

The district moved the entrance to the Entrance IQ system in December 2025, with QR-code passes for visitors, license plate recognition, video of every entry and staffing by Allied Universal. Over its first nine months, the district reports 234,850 resident transponder reads, 90 percent of residents registered in the app and 80.7 percent of addresses with an active transponder (Tern Bay CDD agenda book, September 22, 2026; EntranceIQ assistance notice).

Golf carts, low-speed vehicles and e-bikes

Because the district's roads are public, Charlotte County's rules apply on them. The district told residents in March 2026 that the county's golf cart ordinance, updated February 25, 2026, allows carts only on roads the county designates, and "currently Heritage Landing does not have this designation." Low-speed vehicles, registered and insured, may use roads posted at 35 mph or less, and e-bikes may use streets and sidewalks at up to 15 mph on sidewalks, with helmets for riders 16 and under (Tern Bay CDD notice on revised county ordinances; Tern Bay CDD, golf cart overview; Florida Statutes 316.212).

Utilities, trash and mail

Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid waste through the county's service for the unincorporated county. The mailing address is Punta Gorda, FL 33955. The district's streetlights run under its agreements with FPL, most recently renewed in September 2026 (Tern Bay CDD, FPL streetlight agreement).

Wildlife

The district runs feral hog and cane toad programs with the U.S. Department of Agriculture, renewed on September 24, 2026 (Tern Bay CDD, USDA cooperative service agreement). Lake-lot owners see wading birds and, occasionally, alligators; the ponds are not for swimming.

Water restrictions and irrigation

Irrigation schedules follow the Southwest Florida Water Management District's orders, and the district postponed spring replacement plantings in 2026 because of them (Southwest Florida Water Management District). Each Lennar home was delivered with an automatic irrigation system, which an owner should set to the current schedule.

Drive times

Estimates from the clubhouse, computed with the open-source OSRM routing engine for our community guide on September 25, 2026, free-flowing traffic; homes on River Birch Court add a minute or two of internal driving. See Punta Gorda Airport, Southwest Florida International Airport, HCA Florida Fawcett Hospital and AdventHealth Port Charlotte.

Health care

Punta Gorda's own hospital closed after the 2024 hurricanes, and AdventHealth has announced a freestanding emergency department at Jones Loop Road and Mac Ever Street, with no construction date published (Gulfshore Business, September 8, 2025). For now, the nearest full hospitals are across the Peace River in Port Charlotte.

Parks and the harbor

West of the community is Charlotte Harbor Preserve State Park, and the district maintains a preserve path to a canoe and kayak launch. Boaters keep boats at Burnt Store Marina or in Punta Gorda.

What Is Being Built Near Heritage Landing Single-Family Homes?

Near Heritage Landing Single-Family Homes, the pipeline is a recorded but unread Phase III plat inside the gate, Lennar-titled future-development tracts, an unbuilt commercial tract at the entrance, a planned east-west road from Burnt Store Road to U.S. 41 without construction funding, and new subdivisions along the corridor.

Inside the gate

The development order allows 1,810 homes, and about 1,545 are built, so about 265 homes of entitlement remain, along with 111,500 square feet of retail, 20,000 of office and a 150-room hotel that exist only on paper (Resolution 2022-146). The September 2026 roll still titled Phase II tracts of 85.89, 65.43 and 44.43 acres to Lennar, labeled future development, and the Phase III plat recorded in August 2026. Any new homes near these streets would compete with resales, which is why we check the county file every month.

On Burnt Store Road

On September 24, 2024, the county commission adopted a preferred route for the Burnt Store Road east-west connector to U.S. 41; final design, right-of-way and construction are not funded (Charlotte County, Burnt Store Road East-West Connector). The county is expanding the Burnt Store Water Reclamation Facility, which serves the corridor (Burnt Store WRF Expansion), and its Burnt Store Area Plan lists the planned developments approved along the road (Burnt Store Area Plan).

The neighbors

Heritage Station, directly south on Calusa Drive, is a separate subdivision by Wilmington Land Company with its own homeowners' association, outside the Tern Bay district, and it recorded a Phase II plat in 2026 (Plat Book 28, Page 23, county subdivisions layer). Across Burnt Store Road, Taylor Morrison builds Esplanade at Starling under its own district. For the corridor's builders, see our guide to new construction in Punta Gorda. A resale seller here competes with those builders on price per square foot, and wins on a finished lot, a pool and a golf club.

How Do Heritage Landing Single-Family Homes Compare With the Rest of Heritage Landing?

Heritage Landing Single-Family Homes are the community's highest-volume product in the last year, with 41 recorded sales at a $460,000 median, second in price only to the older Tern Bay plat homes at $697,500. Against the attached products, they are larger, newer on average and priced well above the coach, veranda and terrace medians.

Data updated: September 2026 (Charlotte County Property Appraiser roll and recorded sales; the hub figures for the attached products and the Tern Bay plat are from the same county files, 12 months to August 31, 2026).

The benchmark table

Sources: Charlotte County Property Appraiser recorded, qualified sales and roll, our analysis; FEMA National Flood Hazard Layer. Our figure for these plats uses the full parcel test run September 29, 2026; the others come from our community guide's test of mapped parcels. Condominium buyers also pay condominium dues these homes do not.

Where these homes sit in the Heritage Landing market

On price per square foot of county living area, these homes ($213.68 in the last year) sit close to the community's overall $211.38, well below the Tern Bay plat's $314.01. That gap is the clearest pricing signal inside the gate: the older plat's homes are larger on average, sit mostly on the course and larger lakes, and have fewer comparable new homes around them, while these plats were still competing with Lennar's own closeout pricing into late 2025. For a buyer who wants a detached house with a pool behind a golf-club gate, these streets are the entry point; for a seller, the 2026 resale median of $530,000 is the number to beat.

The CDD bill across products, fiscal 2027

Every home pays the same $1,356.09 operating line. The Series 2022 bond lines run $995.68 for a terrace unit, $1,066.80 for a veranda unit, $1,209.04 for a coach home, $1,564.65 for an Executive lot here, $1,706.89 for a Manor lot on the Tern Bay plat and $1,849.13 for an Estate lot (Adopted Budget FY2027). An Estate owner here pays the highest bond line in the community.

Heritage Landing Single-Family Homes vs Tern Bay Homes at Heritage Landing: Which Should You Choose?

Heritage Landing Single-Family Homes and the Tern Bay homes are Heritage Landing's two detached-home neighborhoods. Choose these Phase II homes for the newest construction, a $460,000 median and a choice of Executive or Estate lots; choose the Tern Bay plat for larger Manor-class homes near the course, a $697,500 median and a longer resale record.

Data updated: September 2026 (Charlotte County Property Appraiser roll and recorded sales; Tern Bay CDD Adopted Budget FY2027; Southwest Florida MLS rows, pulled September 28, 2026).

Why this is the natural comparison

Both are detached single-family neighborhoods behind the same gate, under the same master association, golf club and district, with the same schools and the same drive to town. They differ in plat, age, lot class, bond line, flood picture and price. A buyer who wants a house rather than a condominium at Heritage Landing is choosing between these two, and our guide to Tern Bay homes at Heritage Landing covers the other side in depth.

The decision table

Sources: Charlotte County Property Appraiser roll and recorded sales; Tern Bay CDD Adopted Budget FY2027 and Series 2022 roll; Southwest Florida MLS per-listing rows (MLS medians for the Tern Bay plat rest on 7 closings and are thin); FEMA NFHL.

Who should choose these Phase II homes

Choose these streets if you want the newest detached homes in Heritage Landing, a pool home at a price the Tern Bay plat has left behind, a choice between a narrower Executive lot and a wider Estate lot, and a deep pool of comparables that makes pricing straightforward. Budget for the bond line of your lot's class, and read the FEMA letter for your lot number, especially on Scarlet Oak Court.

Who should choose the Tern Bay plat

Choose the Tern Bay plat if you want a larger home near the course, a neighborhood whose resale market has held near the top of the community, and fewer look-alike homes for sale at once. Expect a higher price per square foot, a smaller set of comparables, a few older 2006 and 2007 homes whose age matters for insurance, and a different flood picture, with some lots in zone D. Selling on either plat? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072. Touring both? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning a Heritage Landing Single-Family Home

Heritage Landing Single-Family Homes offer new block construction with impact openings, a pool on two of three lots, a staffed gate and an 18-hole course below the Tern Bay plat's prices. The trade-offs are a CDD bill near $2,900 to $3,200 a year, unpublished dues, lot-by-lot flood paperwork and a drive to hospitals.

The pros

• Newest detached homes in the community. Every house dates from 2021 to 2025, built by one builder to the current Florida Building Code.
• Insurance-friendly construction. Block and stucco, tile roofs, impact windows and doors and hurricane-rated garage doors, per Lennar's feature list.
• Pools. 230 of 338 homes have one on the county roll.
• FEMA letters. Most lots in zone AE have a removal letter naming them.
• Two lot classes. Executive lots for a lower price and bond line; Estate lots for size and view.
• A resale-only market since January 2026. No builder competing on the same plan down the street.
• A deep record. 156 qualified sales since 2021 make a well-supported price.

The cons

• The CDD bill. $2,920.74 for an Executive lot and $3,205.22 for an Estate lot for fiscal 2027, with the operating line up from $377.44 two years earlier.
• Unpublished dues. The master association and golf club amounts come only by estoppel.
• Flood paperwork. The map shows AE; the letter decides, and nine Scarlet Oak Court homes have a denial.
• Look-alike inventory. Several homes on the same plan can be for sale at once, so price and condition must stand out.
• Distance. About 26 minutes to the nearest hospital and 50 minutes to the Fort Myers airport, one road in and out.
• Open questions on the club. Lennar still held the course tract in September 2026, and membership terms sit in a declaration that is not online.
• No golf carts on the streets yet. The county designation is not in place. Ready to sell? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072. Ready to buy? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Heritage Landing Single-Family Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Heritage Landing Single-Family Homes listing agent, or thinking, 'I need someone to sell my Heritage Landing Single-Family Homes home...' you are selling into the first resale-only market these plats have had. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every listing here from the county record for your lot class.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Heritage Landing Single-Family Homes Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded, qualified sales to September 9, 2026; Southwest Florida MLS closings to September 24, 2026)

• Last 12 months, county recorded, September 1, 2025 to September 9, 2026: In the last 12 months Heritage Landing Single-Family Homes have seen 17 resales and 24 builder sales, 41 sales in all, total volume $20,486,900, median $460,000 (n = 41, odd), resale median $530,000 (n = 17, odd), median $213.68 per county living square foot.
• 24 months: 116 sales, median $480,000; 22 resales at $540,000.
• 36 months: 144 sales, median $485,000; 27 resales at $580,000.
• Days on market and sale-to-list, Southwest Florida MLS, these plats, 12 months to September 24, 2026: 14 closings, a 64-day median on market and a 96.1% median sale-to-list ratio, with 4 of the 14 under contract within 30 days.

Selling Here Is Different in Six Ways

• Your lot class is part of the price. An Executive home and an Estate home are separate markets; we price you against your own class.
• Your bond line is a selling point or a question. If your tax bill shows the Series 2022 line, we show it with the district's budget; if it shows none because the bond was prepaid, we say so in the first line of the listing.
• Your FEMA letter goes in the packet. For most lots it removes the federal flood mandate; we attach it with your lot number highlighted. If your lot is on Scarlet Oak Court, we get a flood quote before we list.
• Your buyer cannot look up the dues. We request the master association and golf club estoppel figures before we list, so the number is in the packet, not a surprise at contract.
• Look-alike homes compete. When two homes on the same plan are listed at once, condition, pool, view and price decide it; we show all four.
• The builder is gone. Since December 2025 no new home competes with yours on the same plan, which is the strongest selling fact these plats have had.

Timing, Estoppel and the Seller's Paperwork

In 2026 the resales on these plats clustered from January through June, as seasonal buyers arrive and close before summer. We assemble the paperwork before the first showing: the statutory disclosure summary for the master association (Florida Statutes 720.401), the estoppel request, the association and county permits for the pool, screen enclosure and any additions, the wind mitigation report, the FEMA letter and elevation certificate, the CDD disclosure the contract requires, and the Florida flood disclosure a seller must give at or before the contract (Florida Statutes 689.302).

What Is Your Heritage Landing Single-Family Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Heritage Landing home valuation. It takes about a minute, and Jesse follows up with the recorded sales that fit your home: same lot class, same plan size, pool or no pool, lake or golf view, adjusted for condition and upgrades. An automated estimate that blends these homes with the Tern Bay plat and the condominiums cannot do that. If you are still deciding whether to sell at all, our Heritage Landing seller guide walks through timing and costs.

Talk to Jesse direct: (239) 898-6072, text or call. Buying instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Is now a good time to sell a Heritage Landing single-family home?

For many owners, yes, because 2026 is the first year these plats have been resale-only. The 17 resales of the last year carried a $530,000 median, and no builder has closed a new home here since December 2025. Whether it is right for you depends on your lot class, your plans and what you would buy next; we run the numbers with you.

How do I price my home against the builder's old prices?

Use Lennar's last prices as a floor for context, not as comparables. Lennar's 2025 builder sales here recorded at a $460,000 median, often without pools or upgrades. Resale buyers paid $520,000 for Executive homes and $735,000 for Estate homes in the last year, for finished houses with pools and landscaping.

Does the CDD bill scare buyers away?

Not when it is shown clearly. A buyer who sees the $1,356.09 operating line, your bond line and what the district maintains is comparing like with like. We put the district's adopted budget and your tax bill in the listing packet.

Should I get a new elevation certificate before listing?

If the county already has one posted for your home, and 146 of the 338 do, start with that. If your lot is in a letter's list, attach the letter too. A new certificate is worth ordering if yours is missing or uses the older datum and your buyer will need flood insurance.

Who orders the estoppel certificate, and what does it cost?

The owner or the closing agent requests it from the master association, and the golf club provides its own figures. Florida caps a homeowners' association estoppel fee at $250, plus $100 if expedited and up to $150 more if the account is delinquent. The seller usually pays it in Charlotte County, as the contract provides.

What should I gather before listing?

Your tax bill with the CDD lines, the FEMA letter for your lot, your elevation certificate, the wind mitigation report, the permits for the pool, screen enclosure and any additions, your Lennar warranty documents, and any lease if the home is rented. We help you pull anything missing.

Your Local Real Estate Experts

Heritage Landing single-family owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. For this page we tracked every recorded sale on the Phase II-A and II-B plats since the first closing in 2021, sale by sale.

Before writing this guide they read the district's 2022 bond methodology and its fiscal 2027 budget, six FEMA letters that name these lots, the county's elevation certificates, the golf club's rules and Lennar's own plan pages.

The longer story of how the team was built is on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Heritage Landing Single-Family Homes guide: Jesse McGreevy, Sales Associate, who leads the team's listing and seller strategy, and Marc Comisar, Broker Associate, who leads buyer representation and negotiation. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Southwest Florida market that Heritage Landing sits in, from Punta Gorda south to Naples.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on these streets the credential that matters is the record we read first.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Our Clients Say

Marc Comisar is a top-reviewed Heritage Landing Single-Family Homes realtor, and every quote below is a five-star review left by a client on McGreevy and Comisar's Google Business Profile, reproduced in the client's own words. We publish no aggregate score and no star-rating widget.

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Sandra Decker, verified Google review

★★★★★ "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." Constanza Hernandez, verified Google review

★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Ian Matheson, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Heritage Landing single-family home? Get a free Heritage Landing home valuation, or Call Jesse direct at (239) 898-6072.

Buying one? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified through the Florida Department of Business and Professional Regulation's public licensee search, the authority of record for Florida real estate licensure.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube, McGreevy and Comisar on LinkedIn and McGreevy and Comisar on Facebook. For the wider picture, see our guide to Heritage Landing and our Punta Gorda guide. Our guides to Tern Bay homes, the coach homes, the veranda condominiums and the terrace condominiums cover the rest of the community.

Frequently Asked Questions, Buyer Edition

Heritage Landing Single-Family Homes buyers ask most about the CDD bill, the lot classes, the flood letters, golf membership and the price range. The short answers below come from the county record, the district's budgets and methodology, FEMA's letters and the golf club's rules; the sections above carry the detail and the sources.

What are Heritage Landing Single-Family Homes?

The 338 detached Lennar homes on the Heritage Landing Phase II-A and Phase II-B plats, built from 2021 to 2025 inside the gated Heritage Landing Golf and Country Club community in unincorporated Charlotte County, with a Punta Gorda 33955 address.

How are these homes different from the Tern Bay homes?

The Tern Bay plat, recorded in 2005, holds 231 older and generally larger homes on Manor-class lots near the course, with a $697,500 median in the last year. These Phase II homes are newer, come in Executive and Estate lot classes, and sold at a $460,000 median.

Which streets are part of this neighborhood?

River Birch Court, Cherry Blossom Way, Redwood Court, Redbud Lane, Basswood Court, Black Cherry Way, Bonsai Court, Sequoia Court, Bigleaf Terrace, Scarlet Oak Court, Hackberry Court and 16 homes on Heritage Landing Boulevard.

Is Heritage Landing in Punta Gorda?

It has a Punta Gorda mailing address but is in unincorporated Charlotte County, so the county, not the City of Punta Gorda, taxes, permits and serves it.

How much do these homes sell for?

In the 12 months to September 9, 2026, the county recorded 41 sales at a $460,000 median, from $350,000 to $960,000. Resales ran at $530,000; Executive-class homes at $450,000 and Estate-class homes at $602,500.

Are new homes still being built here?

No. The last builder-direct sale on these plats recorded December 4, 2025, and every 2026 sale has been a resale. A Phase III plat was recorded in August 2026, but it holds no house lots on the current roll.

What is the difference between Executive and Estate homes?

They are the Tern Bay CDD's lot-width classes: Executive lots are 40 to 50 feet wide, Estate lots 61 to 70 feet. Estate homes are larger, about 2,800 square feet against 2,200, and pay a higher bond line.

Are there Manor homes in this neighborhood?

No. All 199 of the district's Manor lots, 51 to 60 feet wide, are on the Tern Bay plat.

What are the CDD fees?

For fiscal 2027, $1,356.09 operating for every home, plus a Series 2022 bond line of $1,564.65 for an Executive lot or $1,849.13 for an Estate lot, both on the county tax bill.

Why do two similar houses show different CDD bills?

The district says a significant portion of the bond assessment was prepaid by the developer at closing on some homes, and an owner may prepay too. Read the tax bill for the actual parcel.

What are the HOA fees?

The master association does not publish its dues on a public page we could find. The seller's disclosure summary and the association's estoppel certificate state them in writing before closing.

Is golf membership included or required?

We could not verify it from a public document. The club's rules define membership "as set forth in the Declaration," so the recorded golf club declaration and the club's estoppel figures answer the question for a specific lot.

Can the public play the course?

Yes. Public guests may book two days ahead through the golf shop at (941) 347-2222.

Is this a gated community?

Yes. The district runs a staffed gate with QR visitor passes, license plate recognition and video of every entry.

Is it a 55+ community?

No. Nothing in the development orders, district records or club rules restricts age, and the club's membership definition covers children under 21.

Can I rent out my home?

Within the master declaration's leasing rules, which are not published online. A tenant can use the golf club only under the club's transfer rule: at least 31 days, no more than 12 transfers a year, owner privileges suspended during the lease.

Are pets allowed?

Household pets are allowed under the master association's rules, whose limits are not published online. Pets are not allowed in the club.

What flood zone are these homes in?

FEMA maps 328 of the 338 lots in zone AE with a 9-foot base flood elevation and 10 in shaded zone X. Most AE lots have a FEMA fill letter removing the structure from the high-risk zone.

Do I need flood insurance?

Federal law does not require it for a federally backed loan on a home with a removal letter, though a lender may still require it. The nine Scarlet Oak Court homes without a removal will usually need it with a mortgage.

Which homes have a FEMA denial?

Lots 549 through 552 and 554 through 558 on Scarlet Oak Court, under letter 24-04-1604A. Lot 553 was removed in March 2026.

Is there an elevation certificate for the home I like?

The county has posted one for 146 of the 338 homes. We check the county layer and ask the seller for any other.

What hurricane evacuation zone is it in?

Zone B for all 338 lots on Charlotte County's storm-surge map.

What schools serve these homes?

East Elementary, Punta Gorda Middle and Charlotte High, in Charlotte County Public Schools.

Can I drive a golf cart on the streets?

Not yet. The district says Heritage Landing does not have the county's golf cart designation. Registered low-speed vehicles may use roads posted 35 mph or less.

Who maintains the street and the lake behind my house?

The Tern Bay CDD owns and maintains Heritage Landing Boulevard, the single-family streets, the lakes and the storm system, and has taken over sidewalk maintenance in Phase 2.

Can I clear the vegetation at the edge of my lake?

Not without permission. The water management permit conditions prohibit removing littoral shelf vegetation from the ponds unless the water management district approves it, and lot owners must follow the approved stormwater plans.

How much do pool homes cost compared with homes without a pool?

In the last year, pool homes sold at a $515,000 median and homes without a pool at $443,850.

How long do homes take to sell?

The 14 MLS closings on these plats in the last year took a median of 64 days on market, and 4 went under contract within 30 days.

How far is downtown Punta Gorda?

About 17 minutes by car from the clubhouse, and about 22 minutes to Punta Gorda Airport.

Who owns the golf course?

The September 2026 county roll still titled the 333-acre course and clubhouse tract to Lennar Homes, LLC. Ask the club about turnover.

How do Heritage Landing Single-Family Homes compare with the coach homes?

A coach home at Heritage Landing is a two-story, four-unit condominium residence with a $400,000 median and condominium dues; these are detached homes on their own lots at a $460,000 median, with no condominium association.

Frequently Asked Questions, Seller Edition

Heritage Landing Single-Family Homes sellers ask most about price, speed, the CDD bond, the flood letter and what the buyer will need. The answers below use the county's 41 recorded sales of the last 12 months, the MLS rows for the same streets, the district's records and the statutes that govern a Florida sale.

Who is the best listing agent for Heritage Landing Single-Family Homes?

We think it is the agent who prices from the county's recorded sales for your lot class and hands buyers the CDD, flood and club paperwork up front. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and are the #1 Team in Southwest Florida since 2012.

What is my Heritage Landing single-family home worth?

It depends on your lot class, plan size, pool, view and condition. In the last year Executive resales sold at a $520,000 median and Estate resales at $735,000. Start with our free Heritage Landing home valuation and Jesse will follow up with the sales that fit.

How many of these homes sold in the last year?

The county recorded 41 qualified sales on the Phase II-A and II-B plats from September 1, 2025 to September 9, 2026: 24 builder sales and 17 resales.

What did resales sell for?

The 17 resales carried a $530,000 median, from $420,000 to $960,000, at a median of $246.44 per county living square foot.

Are prices dropping?

The resale median fell from $730,000 in 2024 to $530,000 in 2026, mostly because the mix shifted from large Estate homes to Executive homes. On the same house, most repeat sales since 2024 have risen; one 2023 Estate purchase resold $215,000 lower.

How long does it take to sell?

The 14 MLS closings on these streets in the last year took a median of 64 days on market. Four went under contract within 30 days, and the slowest took 158.

What sale-to-list ratio should I expect?

The median was 96.1 percent across the 14 MLS closings, and one sold above its list price.

What was the highest recent sale?

$960,000 for a 2022 Estate home of 2,811 square feet on River Birch Court, recorded June 1, 2026.

Does an Estate home sell for more than an Executive home?

Yes. Estate sales ran at $602,500 in the last year against $450,000 for Executive homes, and Estate resales at $735,000 against $520,000. Estate homes are also about 600 square feet larger.

How do I know whether my home is Executive or Estate?

Look at the Series 2022 line on your tax bill: $1,564.65 is Executive and $1,849.13 is Estate for fiscal 2027. The district manager can confirm by parcel number.

Does the CDD bond hurt my sale?

Not when it is shown clearly. Buyers here expect it, and every detached home in Heritage Landing carries a bond line unless it was prepaid. We show the operating and bond lines with the district's budget.

Should I pay off the CDD bond before I sell?

Usually not. The buyer takes over the annual line, and prepaying converts a cost the buyer would have accepted into cash you may not recover. It can be a negotiating tool with a cash buyer, priced from the district's payoff letter.

Does my buyer take over the CDD assessments?

Yes. The assessments stay with the property and are collected on the tax bill each year. Florida requires the district disclosure in initial sale contracts, and we include it in every contract.

How are CDD assessments prorated at closing?

They are part of the county tax bill, so they are prorated with property taxes under the contract's proration terms. Your closing agent computes it from the current bill.

Does my FEMA letter help my sale?

Yes. A removal letter lifts the federal flood insurance mandate for a federally backed loan, which widens your buyer pool and can lower the buyer's cost. We attach it with your lot number highlighted.

My home is on Scarlet Oak Court. What should I do?

Check your lot number. Nine lots there have a FEMA non-removal; lot 553 was removed in March 2026. Get a flood quote from your elevation certificate before listing, and ask a surveyor whether a new letter is possible.

Should I give buyers my elevation certificate?

Yes. It is the document an insurer uses to rate flood coverage, and the county has already posted one for 146 of these 338 homes.

What flood disclosure must I give?

Florida requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating any known flood damage, claims and federal assistance.

What is the HOA disclosure summary, and when must the buyer get it?

Florida requires a prospective buyer in a mandatory homeowners' association to receive a disclosure summary before signing the contract. If the buyer does not get it first, the buyer may void the contract within three days of receiving it.

Who orders the estoppel certificate, and what does it cost?

Your closing agent usually requests it from the master association. Florida caps the fee at $250, plus $100 if expedited and up to $150 more if the account is delinquent. The golf club provides its own figures.

Does golf membership transfer when I sell?

Membership terms are set by the club's recorded declaration, which is not published online. We read it and request the club's figures before listing, so your buyer knows exactly what the lot carries.

Does my Lennar warranty transfer to the buyer?

Lennar lists limited warranties of one year on workmanship, two years on mechanical systems and seven years structural. Whether any remaining term transfers depends on the warranty document, so we ask for it before listing.

Should I get a wind mitigation inspection before listing?

Yes. Your block construction, tile roof and impact openings earn insurance credits, but only the form proves them, and a buyer's quote depends on it.

Do buyers pay more for a pool?

In the last year, pool homes sold at a $515,000 median against $443,850 without one. Part of that gap is size and lot class, but the direction is consistent.

Do lake lots sell for more?

Not on the county's lake flag alone. In the last year flagged lake lots sold at a lower median than unflagged ones, because several unflagged sales were large Estate homes with golf views. The view and lot width matter more than the word "lake."

Can I sell my home while it is rented?

Yes. The lease generally stays in force after the sale, so we provide the lease, the deposit record and a showing plan, and we price for an investor or a buyer who can wait.

Can I sell if I live out of state?

Yes. About 28 percent of these owners have a mailing address outside Florida. We handle showings, inspections and closing remotely, and you can sign with a mobile notary or remote online notarization.

How do I sell an inherited home here?

The estate's personal representative or the heirs sell once the probate court or a trust gives them authority. We coordinate with the estate attorney, value the home as of the date of death if needed, and prepare it for market.

What are seller closing costs in Charlotte County?

Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, and in Charlotte County the seller customarily pays the owner's title insurance policy, plus the estoppel fees, recording and prorated taxes and assessments, as the contract provides (Florida Statutes 201.02).

Can I keep my homestead savings when I sell and buy again?

If you buy another Florida homestead within the statute's time limit, Florida's portability rule can move part of your capped-value savings to the new home. Apply with the new county's property appraiser.

When is the best time to list?

In 2026, 12 of the 13 resales on these plats recorded from January through June. We list for the winter arrivals and the spring market, with the paperwork ready before the first showing.

Should I sell now or wait for Phase III?

We cannot tell you what Phase III will bring, because its plat sheets are unread and no house lots are on the roll. What is certain today is that no builder competes with you on these streets. We watch the county file monthly and tell our sellers when that changes.

Should I list on the MLS or sell privately?

Six of the 17 resales of the last year had no MLS row in the window, so private sales happen here. The MLS reaches the buyers who search it; a quiet sale can suit some owners. We offer both, and we price either one from the county record.

Why hire McGreevy and Comisar to sell my home here?

Because we price from all 41 recorded sales of the last year, split by lot class and pool, and we put the CDD, flood, estoppel and club paperwork in front of buyers before they ask. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Heritage Landing Single-Family Homes fact on this page traces to a primary record, grouped by issuer and numbered continuously: the Tern Bay Community Development District, FEMA, Charlotte County and its Property Appraiser, the State of Florida, the golf club, the builder's own archived pages and other public institutions. No brokerage or listing portal is cited.

Tern Bay Community Development District

1. Tern Bay CDD home page
2. About the District
3. Board Meeting Information
4. Frequently Asked Questions
5. What We Do
6. Contact and Board of Supervisors
7. Links and prior-year documents
8. Adopted Budget, Fiscal Year 2027 (July 22, 2026)
9. Notice to Homeowners, FY2027 Assessment and Cap Notice (mailed June 17, 2026)
10. Agenda book, September 22, 2026, with the July 22, 2026 minutes, Entrance IQ analytics and water management permit conditions
11. Agenda book, March 8, 2022, with the Final Supplemental Assessment Methodology and Series 2022 assessment roll
12. Proposed Budget, Fiscal Year 2026, revised unit counts (April 1, 2025)
13. Adopted Budget, Fiscal Year 2026, Amendment 1 (December 2, 2025)
14. Community notice on revised Charlotte County golf cart and e-bike ordinances (March 2026)
15. Golf carts at Heritage Landing, overview (March 5, 2026)
16. Resident bridge maintenance letter (March 30, 2026)
17. District Ownership Map (September 26, 2025)
18. EntranceIQ assistance notice (December 9, 2025)
19. FPL streetlight agreement (September 2026)
20. USDA cooperative service agreement renewal (September 24, 2026)
21. Southwest Florida Water Management District stormwater pamphlet, posted by the district
22. Financial statements, unaudited, August 31, 2026

Federal Emergency Management Agency

23. LOMR-F 24-04-0949A, Heritage Landing Phase II-A (January 4, 2024)
24. LOMR-F 24-04-0951A, Heritage Landing Phase II-B (January 5, 2024)
25. LOMR-F 25-04-1014A, Heritage Landing Phase II-B (December 27, 2024)
26. LOMR-F 25-04-4557A, Redwood Court portions (June 25, 2025)
27. LOMR-F 24-04-1604A, non-removal, lots 549 to 558 (January 8, 2024)
28. LOMR-F 26-04-2334A, lot 553 (March 24, 2026)
29. LOMR 23-04-1652P, Heritage Landings LOMR
30. LOMR 23-04-5839P, Heritage Landings II LOMR
31. National Flood Hazard Layer map service
32. FEMA Flood Map Service Center
33. FEMA, Risk Rating 2.0

Charlotte County and its Property Appraiser

34. Charlotte County Property Appraiser, parcel and sales files
35. Charlotte County GIS web layers: parcels, plats, flood zones, letters of map change, elevation certificates, evacuation zones, wind speeds
36. Charlotte County elevation certificate, example for a Cherry Blossom Way home
37. Charlotte County, Heritage Landing DRI page
38. Charlotte County Resolution 92-29 (February 18, 1992)
39. Charlotte County Resolution 2019-134
40. Charlotte County Resolution 2022-146
41. Charlotte County, Building Construction permits
42. Charlotte County Utilities
43. Charlotte County Emergency Management, Know Your Zone
44. Charlotte County Emergency Management, Flood
45. Charlotte County, Burnt Store Area Plan
46. Charlotte County, Burnt Store Road East-West Connector
47. Charlotte County, Burnt Store Water Reclamation Facility Expansion
48. Charlotte County Tax Collector
49. Charlotte County Clerk, plats and condominiums search

State of Florida

50. Florida Division of Corporations, "Heritage Landing" entity search
51. Florida Statutes, Chapter 190, Community Development Districts
52. Florida Statutes 190.048, CDD disclosure in sale contracts
53. Florida Statutes 720.401, homeowners' association disclosure summary
54. Florida Statutes 720.30851, estoppel certificates
55. Florida Statutes 720.3035, architectural control
56. Florida Statutes 720.3075, prohibited clauses
57. Florida Statutes 720.306, meetings, amendments and rental restrictions
58. Florida Statutes 689.302, flood disclosure
59. Florida Statutes 689.261, property tax disclosure
60. Florida Statutes 193.155, homestead assessments and portability
61. Florida Statutes 627.0629, wind mitigation discounts
62. Florida Statutes 201.02, documentary stamp tax on deeds
63. Florida Statutes 316.212, golf carts on public roads
64. Florida Statutes 760.27, assistance animals in housing
65. My Safe Florida Home
66. Florida Office of Insurance Regulation
67. Citizens Property Insurance Corporation
68. Florida Department of Business and Professional Regulation, licensee search
69. Southwest Florida Water Management District
70. Florida State Parks, Charlotte Harbor Preserve State Park

Schools

71. Charlotte County Public Schools, elementary attendance boundaries
72. Charlotte County Public Schools, middle school attendance boundaries
73. Charlotte County Public Schools, high school attendance boundaries
74. Charlotte County Public Schools, Boundary Locator
75. Charlotte County School Board Policy 5120
76. Florida Department of Education, School Grades

Heritage Landing Golf and Country Club

77. Heritage Landing Golf and Country Club, home page
78. Course
79. Local Rules
80. Rates
81. Facilities
82. Event Calendar
83. Rules and Regulations, amended May 9, 2024

The builder

84. Lennar, Heritage Landing executive homes, archived November 9, 2024
85. Lennar, Isabella plan included features, archived November 8, 2024
86. Lennar, Heritage Landing estate homes, archived August 12, 2025
87. Lennar, Maria plan page, executive collection, archived February 19, 2025

Weather, health care, travel and news

88. National Hurricane Center, Hurricane Ian report
89. HCA Florida Fawcett Hospital
90. AdventHealth, ShorePoint Health Port Charlotte now AdventHealth Port Charlotte
91. Gulfshore Business, AdventHealth plans emergency facility in Punta Gorda (September 8, 2025)
92. Punta Gorda Airport
93. Southwest Florida International Airport
94. OSRM open-source routing engine
95. US Census Bureau Geocoder

Records cited in plain text

96. Southwest Florida MLS, per-listing closed rows for the Heritage Landing Golf and Country Club development, 12 months to September 24, 2026 (pulled September 28, 2026; member access).
97. Charlotte County Property Appraiser recorded, qualified sales and parcel roll dated September 10, 2026, county index built September 29, 2026 (our analysis of all 338 parcels).
98. Heritage Landing Phase II-A plat, Plat Book 24, Pages 19A through 19S, and Phase II-B plat, Plat Book 25, Pages 13A through 13X, Instrument No. 3096200, Official Records of Charlotte County.

Downloadable Documents

The official Heritage Landing Single-Family Homes documents below are published by the Tern Bay Community Development District, FEMA, Charlotte County, the golf club and the State of Florida, and each link opens the issuer's own copy. The master association's declaration and rules are not published online; the seller's disclosure summary and the association's estoppel certificate are the routes to them.

The six FEMA letters that name these lots are listed by case number under Sources, numbers 23 to 28.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Heritage Landing Single-Family Homes. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.